Summary Page
| Home Inspection Report | |
| Client(s): | Joe Homebuyer |
| Property address: | 123 Any St. Anytown, SC 29xxx |
| Inspection date: | Sunday, April 27, 2008 |
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 |
- 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:
- 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:
- 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.
- 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.
- One or more fence gates were difficult to latch. A qualified person should repair as necessary.
- 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.
- 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.
- 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:
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- Caulk was deteriorated around windows, around doors. A qualified person should repair or replace as necessary. For more information, visit:
- There is a hole in the soffit in back of house. Have qualified contractor repair as needed.
- 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:
- 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.
- 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".
- 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.
- 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.
- 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:
- 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.
- 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:
- Screen on attic fan is coming loose. This is a good place for rodents to enter the attic. Have qualified contractor repair as needed.
- Substandard repair on top of fake chimney. Have qualified contractor evaluate for leaks and repair as needed.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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:
- 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:
- 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.
- 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.
- 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
- 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:
- 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
- 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
- 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.
- 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.
- Wire in crawlspace is not being supported with wire staples. An electrical contractor should make repairs as needed.
- 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:
- 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.
- 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.
- Leaks were found in one or more waste fittings. A qualified plumber should evaluate and repair as necessary.
- 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.
- 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.
- Significant corrosion was found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace as necessary.
- 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.
- 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
- 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.
- 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.
- 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.
- 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
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- 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.
- The sink sprayer was inoperable. A qualified person should evaluate and repair as necessary.
- Some cabinet surfaces, drawers and/or doors showed minor damage.
- 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.
- The dishwasher is exposed under the cabinet. This should be covered. Have qualified contractor evaluate and repair as needed.
- 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.
- One or more leaks were found at water supply valves, lines for the clothes washer. A qualified plumber should evaluate and repair as necessary.
- The seal to the shower door at location #B was missing. A qualified person should repair or replace as necessary.
- 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.
- 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.
- 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:
- 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.
- 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)
- 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:
- 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:
- 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:
- 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:
- Some interior doors wouldn't latch, were difficult to latch. A qualified person should evaluate and repair as necessary.
- 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.
- Some interior doors were missing. A qualified person should repair or replace as necessary.
- Some interior door hardware, including locksets were damaged. A qualified person should repair or replace as necessary. (master bedroom)
- Lock mechanisms on some windows were missing, damaged. A qualified person should repair as necessary.
- 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.
- Trim was loose in some areas. A qualified person should repair as necessary.
- The caulk at some windows was deteriorated. A qualified person should evaluate and repair as necessary. For more information, visit:
- Floor guides are missing at all sliding closet doors.