Website: http://www.reporthost.com/tricohi
Email: tricohi@bellsouth.net
Phone: (843) 819-5190
Inspector: John Redick
SC RBI 2348

 

Home Inspection Report
Client(s):	Joe Homebuyer
Property address:	123 Any St. Anytown, SC 29xxx
Inspection date:	Sunday, April 27, 2008

This report published on 5/26/2008 6:48:38 PM EDT

View summary page

All components designated for inspection in the South Carolina LLR and InterNACHI's Standards of Practice are inspected, except as may be noted in the "Limitation" section at the beginning of each section of this report.

This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Thank you for using Trico Home Inspection.

John M. Redick
SC license# 2348

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
	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
	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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas

General Information

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report number: 123 Any St.
Time started: 8:40 AM
Time finished: 12:15 PM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: yes
Weather conditions: Clear, Partly cloudy
Temperature: Warm
Ground condition: Dry
Inspection fee: $230.00
Payment method: Check
Type of building: Single family
Buildings inspected: 1
Age of building(s): 42 years
Source for building age: Client
Occupied: No, Furniture or stored items were present
Front of building faces: Northwest
Main entrance faces: Northwest

1) Structures built prior to 1980 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 should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Evidence of rodent infestation was found in the form of feces, poison in one or more areas including the attic. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
http://www.cdc.gov/rodents/prevent_rodents/seal_up.htm
http://www.cdc.gov/rodents/prevent_rodents/trap_up.htm
http://www.cdc.gov/rodents/prevent_rodents/clean_up.htm

3) Some wall and floor surfaces were obscured by furniture, stored items, and paper covering the floor and couldn't be fully evaluated.

4) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 11   danger

5) The driveway had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.

Photo 12   cracked driveway

Photo 13   cracked driveway

6) One or more fence gates were difficult to latch. A qualified person should repair as necessary.

Photo 1   Gate would not close to latch

7) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

Photo 3   vegitation close to house

8) Trees were in contact with or were close to the building in one or more areas. Damage may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 4   tree close to house

9) All areas of the deck substructure were inaccessible due to lack of access from limited height. These areas couldn't be evaluated and are excluded from the inspection. This deck is near end of service life.

Photo 2   Deck near end of life

10) No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

11) Rot or water damage was found at one or more sections of soffits, fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced. Could be caused by a roof leak.

Photo 6   wood rot

12) Rot or water damage was found at one or more sections of the floor substructure, including floor decking, joists, beams. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 39   leak from washer

13) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.

14) Insulation in the attic was damaged, apparently by rodents (burrow holes, feces, urine stains, etc.). The client may want to have insulation replaced for sanitary reasons or to prevent odors.

15) The crawl space access hatch was deteriorated, fit poorly. A qualified person should repair, replace or install as necessary to prevent water and vermin intrusion.

Photo 9   deteriorated door for crawlspace

16) Some crawl space vent screens were missing, damaged. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

Photo 10   screen missing on vent

17) Caulk was deteriorated around windows, around doors. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

18) There is a hole in the soffit in back of house. Have qualified contractor repair as needed.

Photo 8   hole in soffit

19) The pull-down attic stairs in the attached garage ceiling were not fire-rated. This ceiling should have a one-hour fire rating to slow or prevent the spread of fire from the attached garage to attic spaces above the living areas. A qualified contractor should evaluate and make modifications to these stairs as necessary so they have a one hour fire rating. Other options include removing them or replacing them with commercially made, fire-rated stairs. Examples of possible solutions include:

Installing 5/8 inch Type X sheetrock on the lower surface of the stair door and eliminating gaps around the edges of the door.

Removing the stairs and installing a traditional hatch made with 5/8 inch Type X sheetrock.

Installing a Battic Door and installing sheetrock over it as described at their website, http://www.batticdoor.com

Replacing these stairs with fire-rated stairs such as Calvert USA Fire resistant commercial aluminum folding attic stairs, http://www.calvertusa.com

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20) The attic access hatch over the attached garage was not fire-rated. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. A hatch should be installed with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.

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21) Some sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".

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22) Roof repairs were needed because some composition shingles had the following conditions: loose shingles, granules worn away, nail pops. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 41   nail pops

Photo 45   raised shingle

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23) Some roof flashings were substandard. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary. This is a fake chimney. It is used to cover the flue pipe for the gas furnace. It can be removed when the roof is replaced and have the flue pipe vented at the back of the house.

Photo 43   repair

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24) The ceiling insulation's R rating was significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

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25) Insulation in the attic was damaged, apparently by rodents (burrow holes, feces, urine stains, etc.). The client may want to have insulation replaced for sanitary reasons or to prevent odors.

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26) The attic access hatch was damaged or deteriorated. A qualified person should replace or repair the hatch to prevent heated interior air from entering attic. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

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27) Screen on attic fan is coming loose. This is a good place for rodents to enter the attic. Have qualified contractor repair as needed.

Photo 44   screen coming undone

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28) Substandard repair on top of fake chimney. Have qualified contractor evaluate for leaks and repair as needed.

Photo 42   repair

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29) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Garage / Carport

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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Wood, Glass
Garage vehicle door type: Sectional, Sliding
Number of vehicle doors: 1
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists, window
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.

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30) The walls, ceilings between the attached garage and interior living spaces had gaps, missing or substandard surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

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31) The walls, ceilings between the attached garage and interior living spaces had gaps, missing or substandard surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

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32) The garage-dwelling door posed a fire risk because a window was installed in it, eliminating its fire rating. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified contractor should replace this door with a fire-rated door.

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33) Weatherstrip around or at the base of the garage-dwelling door was deteriorated. A qualified person should repair or replace as necessary to prevent vehicle fumes from entering living spaces.

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34) Weatherstrip at the sides and/or bottom of one or more vehicle doors was damaged. It should be replaced where necessary to prevent water and vermin intrusion.

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35)   Man door going into back yard from garage has substandard repairs. Have qualified contractor repair or replace as needed.

Photo 7   substandard repair

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36)   There appears to be slight bow over garage door. Have qualified contractor evaluate and make sure lintle will not need to be repaired.

Photo 17   slight bow

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37)   It appears the trim at the top of garage door is missing. Have qualified contractor install new piece of trim.

Photo 18   needs paint

Electric

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Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120/240
Service amperage (amps): 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 100
System ground: Ground rod(s) in soil
Condition of sub: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Master bedroom closet
Location of main disconnect: Breaker at top of main service panel
Branch circuit wiring type: Nonmetallic sheathed, Unable to determine
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: Not determined
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Battery

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38) One or more overcurrent protection devices (circuit breakers or fuses) in panel # were "double tapped", where 2 or more wires were 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.

Photo 19   double tap

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39) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in many areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

Computer hardware

Refrigerators

Freezers

Air conditioners

Clothes washers

Clothes dryers

Dishwashers

Kitchen food waste disposers

Information technology equipment

Sump pumps

Electrical aquarium equipment

Hand-held motor-operated tools

Stationary and fixed motor-operated tools

Light industrial motor-operated tools

Hedge clippers

Lawn mowers

This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.

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40) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, garage, exterior. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

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41) The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.

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42) One or more bushings were missing from where wires enter holes in panel #A. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.

Photo 20   no gromet

Photo 21   no gromet

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43) Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

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44) Smoke detectors were missing batteries in the following locations: hallways leading to bedrooms. A qualified person should replace smoke detectors or make repairs as necessary. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html

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45) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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46) 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

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47) The electric service to this property appeared to be rated at substantially less than 200 amps, and may be inadequate for the client's needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.

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48) The legend for overcurrent protection devices (breakers or fuses) in panel #A was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

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49) Wire in crawlspace is not being supported with wire staples. An electrical contractor should make repairs as needed.

Photo 36   Not the way to hang wire

Photo 37   wire not stapled

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50)   One or more smoke detectors didn't respond when tested. A qualified person should evaluate and replace smoke detectors, replace batteries or make repairs as necessary. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html

Plumbing / Fuel Systems

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Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: front yard
Water service: Public
Water pressure (psi): 92 psi
Service pipe material: Copper, Not determined
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron, Copper
Condition of fuel system: Appeared serviceable
Location of main fuel shut: right side of house

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51) Copper water supply pipes in buildings 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:

Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.

Install appropriate filters at points of use.

Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.

Use bottled or distilled water.

Treat well water to make it less corrosive.

Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead/index.html

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52) The water supply pressure was greater than 80 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 more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure 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 for lower pressures.

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53) Leaks were found in one or more water supply pipes, valves. A qualified plumber should evaluate and repair as necessary. The valves for the washer leak and may be the leak that is seen under the house.

Photo 40   more from washer

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54) Leaks were found in one or more waste fittings. A qualified plumber should evaluate and repair as necessary.

Photo 38   possible leak

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55) All water supply pipes in the crawl space were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

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56) The inspector was not able to find the main water shut-off valve. The client should consult with the property owner to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.

Water Heater

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Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 18 years
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: State
Model: PRV 40 NDR56
Location of water heater: Shelf in garage over washer
Condition of venting system: Appeared serviceable

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57) Significant corrosion was found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace as necessary.

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58) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Heating

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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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Required repair, replacement and/or evaluation (see comments below)
Location of heating system: Attic
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Was not able to verify make or model of furnace. It was located in an awkward configuration.
Last service date: Not Sure
Model: Not Sure
Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Location of air filters: Behind return air grill

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59) Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.

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60) Rodent evidence was visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are infested with vermin, e.g. (rodents or insects)". Rodent infestation may also be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html

For more information on rodent clean up and prevention, see the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up.

Photo 34   rodent nest

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61) Some of the insulation on distribution ducts in the attic was damaged. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.

Photo 34   rodent nest

Photo 35   damaged insulation

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62) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

Photo 29   cloged filter

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63) The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace. The client should be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.

Cooling / Heat Pump

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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Location: condensing unit in backyard - furnace and ductwork in attic.
Type: Split system
Estimated age: 8-12 years
Approximate tonnage: 2.5 ton
Manufacturer: intertherm
Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)
Condition of controls: Appeared serviceable
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)

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64) Rodent evidence was visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are infested with vermin, e.g. (rodents or insects)". Rodent infestation may also be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html

For more information on rodent clean up and prevention, see the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up.

Photo 34   rodent nest

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65) The air handler's condensate tray was deteriorated. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 33   leak

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66) The condensate drain line was leaking. Equipment damage, or water damage to surrounding structures may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 33   leak

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67) Some of the insulation on distribution ducts in the attic was damaged. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.

Photo 34   rodent nest

Photo 35   damaged insulation

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68) Insulation for the outside condensing unit's refrigerant lines was missing in areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

Photo 30   missing insulation

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69) One or more air supply registers were loose or installed in a substandard way. Repairs should be made as necessary so registers are securely attached, flush with the surface they are installed on, and otherwise correctly installed.

Photo 31   register not flush

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70) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

Photo 29   cloged filter

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71) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. The inspector was unable to determine the age of this system. The client should be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

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72) because of lack of walkways, I could not access furnace and coil witch is part of the AC system. I recommend having a qualified HVAC contractor evaluate the entire system.

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73) Both the heat and air appeared to work under normal controls.

Kitchen

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Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: N/A
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: N/A
Condition of trash compactor: N/A

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74) The sink sprayer was inoperable. A qualified person should evaluate and repair as necessary.

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75) Some cabinet surfaces, drawers and/or doors showed minor damage.

Photo 15   cabinet door does not latch

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76) No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.

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77) The dishwasher is exposed under the cabinet. This should be covered. Have qualified contractor evaluate and repair as needed.

Photo 14   No board covering dishwasher

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78) The estimated useful life for most kitchen appliances is 10 to 15 years. The following appliances appeared to be this age and/or their useful lifespan and may need replacing at any time: dishwasher. Recommend budgeting for replacements in the near future.

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79) Some items were obscured by stored items or dishes and couldn't be fully evaluated, including: counters, area below sink(s), flooring, was covered by paper.

Bathrooms / Laundry / Sinks

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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Hallway
Location #B: Master bedroom
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 toilets: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

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80) The inspector was unable to verify that the glass used in one or more windows by the bathtub at location #A, B was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices require that approved safety glass be used in enclosures for bathtubs, showers, spas, saunas and steam rooms, and in windows where the bottom edge of the window is less than 60 inches above the drain inlet or standing surface. Wire-reinforced glass is not acceptable. A qualified contractor should evaluate and replace glass if necessary, and as per standard building practices.

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81) One or more leaks were found at water supply valves, lines for the clothes washer. A qualified plumber should evaluate and repair as necessary.

Photo 39   leak from washer

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82) The seal to the shower door at location #B was missing. A qualified person should repair or replace as necessary.

Photo 16   seal on shower missing

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83) The bathroom with a shower at location #A, B didn't 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.

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84) The window at location #A, B won't open, is difficult to open. Ventilation may be inadequate as a result. A qualified person should repair as necessary.

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85) No clothes dryer exhaust duct was installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

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86) No exhaust fan was installed in the laundry area. Exhaust fans in wet areas prevent moisture from accumulating, and causing mold growth and/or damage to building components. They are especially important in the relatively airtight houses that have been built recently. A qualified contractor should install an exhaust fan as per standard building practices. Recommend that a switch with a built-in timer be installed to control it.

Interior Rooms / Areas

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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; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Type of windows: Wood, Single pane, Single hung
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Wood, Tile, linoleum
Condition of flooring: Appeared serviceable

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87) The inspector was unable to verify that the glass used in one or more exterior doors was approved safety glass. Glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass", jalousie windows or glazing smaller than a three inch opening are used. A qualified contractor should evaluate and replace glass if necessary, and as per standard building practices. (door entering garage)

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88) One or more bedroom windows had inadequate egress due to the following conditions: opening size was too small, too high from the floor. This is a safety hazard in the event of a fire. Standard building practices require that every bedroom have at least one window as follows:

Minimum width of opening: 20 inches

Minimum height of opening: 24 inches

Minimum net clear opening, ground Floor: five square feet

Minimum net clear opening, other than ground Floor: 5.7 square feet

Maximum sill height above floor: 44 inches

Windows should open easily without the use of keys or tools

And for window wells:

Minimum net clear area of nine square feet

Minimum horizontal projection and width of 36 inches

Wells with a vertical depth greater than 44 inches require a permanent ladder or steps usable with the window in the fully open position

Where windows are to high, at a minimum, the client should keep something that serves as a ladder below the window at all times, but recommend replacing or modifying too-high windows as per standard building practices. For all other cases, a qualified contractor should evaluate and repair or make modifications as necessary. For more information, visit:
http://www.truss-frame.com/window-egress.html
http://www.taunton.com/finehomebuilding/pages/h00100.asp

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89) The inspector was unable to verify that the glass used in windows was approved safety glass where required. Window glazing that is not approved safety glass located in areas subject to human impact is a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:

Windows with a pane larger than nine square feet, having a bottom edge closer than 18 inches to the floor and a top edge higher than 36 inches above the floor within 36 inches, horizontally, of a walking surface

Windows that are both within a 24 inch arc of a door and within 60 inches of the floor

Glazing in walls enclosing stairway landings or within five feet of the bottom and top of stairways where the bottom edge of the glass is less than 60 inches above the floor

Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2 inch wide protective bar on the accessible side of the glass placed 34 to 38 inches above the floor may serve as an acceptable substitute for safety glass.

A qualified contractor should evaluate and replace glass or make modifications if necessary and as per standard building practices.

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90) Ceilings in this structure had ceiling texture possibly installed prior to 1980. This material was deteriorated in some areas. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. Because of the deterioration or damage, the client should have the texture material tested for asbestos by a qualified lab. If asbestos is found, then the client should consult with a qualified industrial hygienist or asbestos abatement specialist regarding options for removal, abatement and/or repair. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

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91) 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:
http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
http://www.cpsc.gov/CPSCPUB/PUBS/5055.html

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92) Some interior doors wouldn't latch, were difficult to latch. A qualified person should evaluate and repair as necessary.

Photo 24   door would not latch

Photo 26   door would not latch

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93) Some windows that were built to open wouldn't open, were difficult to open and close. A qualified person should evaluate and repair as necessary.

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94) Some interior doors were missing. A qualified person should repair or replace as necessary.

Photo 27   door missing

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95) Some interior door hardware, including locksets were damaged. A qualified person should repair or replace as necessary. (master bedroom)

Photo 23   door latch loose

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96) Lock mechanisms on some windows were missing, damaged. A qualified person should repair as necessary.

Photo 32   missing lock

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97) Substandard repairs were found in one or more wall sections. Recommend asking the property owner about the repairs, and having a qualified person repair as per standard building practices.

Photo 46   substandard repair

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98) Trim was loose in some areas. A qualified person should repair as necessary.

Photo 28   trim loose from wall

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99) The caulk at some windows was deteriorated. A qualified person should evaluate and repair as necessary. For more information, visit:
http://www.oldhouseweb.com/stories/Detailed/12216.shtml

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100) Floor guides are missing at all sliding closet doors.

Photo 22   no track

Photo 25   no track

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101) Screens in many windows were not installed.

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Home inspectors are not required to report on the following: Life expectancy of any component or system; The cause of the need for a repair; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pest such as wood damaging organisms, rodents, or insects; or cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Home Maintenance Check List

Monthly:

1. Clean dishwasher filter(if provided), usually at lower spray arm.
2. Purge garbage disposal by first filling kitchen sink with clean water, then turn on food disposer until water is drained through.
3. Change/clean air conditioning return filters monthly. This will help keep your air cleaner and system running more efficiently. Clogged air filters will make your system operate longer than required, thereby increasing your monthly bills.
4. Wash refrigerator/freezer interior walls and door liner with solution of 1 quart warm water: 2 tablespoons of baking soda, and wipe dry.
5. Vacuum and clean all return air ducts/grills.
6. Inspect lighting fixtures and replace blown light bulbs.
7. Clean clothes drier lint traps and or ducts to reduce fire risk.
8. Clean toaster oven crumb tray.

Quarterly:

1.Inspect exterior doors to ensure they are weather tight. Adjust or replace weather stripping as needed.
2. Service doors(incl. garage doors) and drawers, clean and lubricate latches, hinges and guides.
3. Inspect and repair exterior caulking around windows, doors, and siding.
4. Replace/clean central heating system(furnace) filters.
5. Re-tighten knobs on kitchen cabinets, don't overtighten.



Semi-Annually:

1. Have heating and air conditioning systems inspected and serviced by licensed contractor.
2. Inspect and test smoke alarms and carbon monoxide detectors and replace back up batteries.
3. Check (GFCI)ground fault interrupted circuits. Test if grounded and correct polarity.
4. Inspect and maintain proper drainage around home. Clean gutters and down-pipes and ensure water is flowing away from your home.
5. Inspect home for rodent droppings or other pests. Have home treated as needed.
6. Test sump pump for reliable operation, especially before any rainy season.
7. Wash fan housing and metal filter connected to range hood exhaust fans. These can be safely washed by placing them inside the dishwasher.
8. Vacuum coils behind refrigerator/freezer to remove dust, this will improve efficiency of unit.
9. Tap off a bucket of water from the hot water heater until it runs clean.



Annually:

1. Inspect and repair settling cracks (if necessary).
2. Inspect and lubricate garage door tracks.
3. Inspect exterior paint for cracking and wear. Repaint or seal as needed.
4. Drain and refill water heater.
5. Trip main breaker on electric panel.
6. Inspect all electric cords and replace if necessary.
7. Inspect attic for water damage, birds, and rodents.
8. Inspect all electrical cords and replace if necessary.
9. Inspect basement for moisture/mold and wood rot.
10. Inspect attic for signs of roof leaks or water damage, bird nests, rodent or squirrel nests, and clean if necessary.
11. Change water filters and have water softeners serviced.
12. Inspect roof flashings, chimney caps, shingles(for mold and damage) and caulking for possible damage.
13. Pressure wash deck, walkways and driveway.
14. Reseal wood decks with preservative and inspect and secure nails that may be protruding out. Nails have a tendency to pop out after very cold weather conditions.
15. Clean or replace oil filter(oil fired burner only).
16. Inspect outside electrical service feeder for exposed bare wires and tree interference.
17. Inspect basement/crawl space area for signs of termites and/or other wood-boring insects.
18. Use hose to wash off dirt from coil and fan in heat pump/condenser locate outside of house.
19. Inspect all hoses(and replace if necessary) connected to laundry washer unit.
20. Clean and seal ceramic tile grout lines in bathrooms/toilets/kitchen.
21. Check caulking at tub and shower, and replace if necessary.
22. Wash and blow clean bathroom exhaust fan grill and fan blades.
23. Wash windows(exterior and interior), screens, seals and ledges. Repair if necessary.
24. Clean and lubricate sliding glass door tracks and window tracks.
25. Check stucco joints around doors and windows.
26. Inspect the dishwasher's motor motor spin seal, and replace if necessary.
27. Inspect laundry washer water fill hoses for cracks, blisters, corroded fittings and leaks.
28. Place beeswax or paraffin on built-in kitchen cabinets that have wooden guides.
29. Inspect for creosote deposits in the fireplace flue liner, these are black or brown residue of combustion that collects on the inner surfaces. If the build up is more than 1/8 inch, remove it.
30. Vacuum around the gas hot water heater(especially near furnace) to remove dirt and grime.



Tips for clogged drains:

Keeping the Drains Clear:
1. By pouring a pot of hot water down the drain once a week will melt away any fat or grease that may have built up in the drain line or P-trap.
2. If you have a clogged drain, just pour a 1/2 cup of baking soda and 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes, then pour a pot of hot water down the drain. This will break down fats and also keep the drains smelling fresh.
3. Every six months, keep your drains clean by using a copper sulfide or sodium hydroxide-based drain cleaner, or other recommended drain cleaner available from your local store.



Other safety tips:

Ensure that you know where the following items are located:
1. Emergency contact telephone numbers.
2. Fire extinguishers and water hose pipes.
3. Heating gas/fuel main shutoff valve.
4. Main electrical disconnect circuit breaker(breaker box/service panel).
5. Main drain line clean-out.
6. Main water shut off valve.
7. All window and door exits.

In addition to the above, carry out the following monthly safety checks:
Some of these items may have already be included in the home maintenance list, but these monthly safety checks are advisable for safety reasons:
1. Test ground fault circuit interrupter receptacles(GFCI's).
2. Test smoke and carbon monoxide alarms, replace batteries if necessary.
3. Inspect and lubricate (if necessary) all emergency exits, including windows and doors.
4. Inspection of heating unit and water heater for visual integrity.



Home appliance estimated life spans:

1.Dishwasher water valves: 3-7 years
2.Range and oven: 18-20 years
3.Garbage disposal: 10 years
4.Microwave: 10 years
5.Refrigerator: 18-20 years
6.Laundry washer: 14 years
7.Laundry drier: 14 years
8.Refrigerator/Freezer: 18-20 years
9.Central air conditioner system: 15 years
10.Window mounted air conditioning system: 8 years
11.Bathtub/Sink: 50 years
12.Garage door opener: 10 years
13.Laundry water fill hoses: 3-5 years
14.Trash compactor: 10 years