Arena Home Inspections

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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:

	Safety	Poses a risk of injury or death
	Major Defect	Correction likely involves a significant expense
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Monitor	Recommend monitoring in the future
	Serviceable	Item or component is in servicable condition
	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
Exterior
Detached garage or carport
Roof
Electric service
Water heater
Heating and air conditioning
Attic
Plumbing and laundry
Crawl space
Interior rooms

General information

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Report number: AHI092508
Time started: 1300
Time finished: 1533
Occupied: No
Age of building: 1979
Type of building: Single family
Weather conditions: Clear
Temperature: Warm 80 F at start
Ground condition: Dry
Main entrance faces: South
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system

Exterior

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Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Brick veneer LP Type Siding
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete

1) One or more ground fault circuit interrupter (GFCI) receptacles didn't trip with the inspector's test instrument. Recommend having a qualified, licensed electrician evaluate and repair or replace receptacles or the wiring to the receptacles as necessary.

2) One or more trip hazards were found in the driveway due to cracks and/or settlement. Recommend having a qualified paving contractor repair or replace driveway section(s) as necessary to eliminate trip hazards.

3) The clothes dryer exhaust duct vent cap has significant amounts of lint and/or debris build up. This is a safety hazard due to the risk of fire. Since it is propped open, birds, insects, and rodents can also pass through the open vent. Recommend cleaning exhaust duct and cap now and annually, or more often if needed, in the future. Some chimney sweeps or heating and cooling duct cleaners perform this service. For more information, visit http://chimneykeepers.com/dryerclean.html

4) One or more crawl space vent screens are missing, damaged or deteriorated. Recommend replacing damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4" minimum gaps.

5) Front Post Cap - detached - secure to post

6) Vegetation (trees, shrubs and/or vines) are in contact with the structure's exterior. This is a conducive condition for wood destroying insects and organisms. Vegetation can serve as a conduit for insects and may retain moisture against the exterior after it rains. Recommend pruning or removing vegetation as necessary so there's at least a one foot gap between all vegetation and the structure's exterior.

7) Left Side Vent - unable to fully open due to beehives - clean as needed

8) Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.

9) This home is clad with Louisiana Pacific (LP) wood fiber siding. It's known to deteriorate and/or fail prematurely due to moisture penetration. Failure is typically visible in the form of cracking and delamination, especially at the bottom edges of the lap siding, and swelling. A class action lawsuit has been filed regarding this ( http://www.lpsidingclaims.com/ ), but the deadline for filing has passed.

The siding on this structure looks to have been properly maintained. Louisiana Pacific's recommended repair process for this siding includes sealing the bottom edges with "Permanizer Plus", a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. These paints 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.

For more information, visit:
Pittsburgh Paints, PRIMERS -THE FOUNDATION FOR A TOP QUALITY JOB
Failing LP Siding Help Page

10) Detached Garage - outlet is loose & not GFCI - repair & replace with GFCI outlet

11) The garage vehicle doors do not operate properly. Recommend having a qualified garage door contractor evaluate and repair or replace openers as necessary.

12) Detached Garage - vehicle door weatherstripping is deteriorated - replace

13) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris is 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. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.

14) Caulk is missing or deteriorated in some areas. Recommend caulking where necessary.

15) Left Side Gutter Downspout (roof) - is deteriorated - repair/replace

16) Gutters - organic debris in some places - clean as needed

17) One or more smoke detectors are not working. Recommend changing the batteries in all the smoke detectors now and annually in the future. For more information on smoke detectors, please review the U.S. Consumer Product Safety Commission Document #5077 Test All Smoke Alarms (Detectors) and Annually Replace Batteries
Develop and Rehearse an Escape Plan.

18) Water Heater - highly recommend replacing solid door with fully louvered door to allow adequate combustion air availability

19) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older. Recommend budgeting for a replacement in the near future.

20) Upstairs HVAC - left side burner flame is migrating into unprotected front zone - have HVAC technician repair/replace

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

22) The estimated useful life for forced air furnaces is 15 to 20 years. This furnace (upstairs unit) appears to be at this age or older and may need replacing at any time.

23) Recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician now & annually in the future.

24) This system is equipped with washable filter(s). Recommend washing these filter(s) every 3-6 months in the future.

25) Upstairs HVAC Room - batt insulation facing is combustible and should not be left exposed - repair/replace

26) Vapor barrier is missing. Recommend installing 6 mil polyethylene with seams overlapped at least 24" so no soil is exposed in the crawlspace.

27) First Floor - carbon monoxidemonitor is missing battery - recommend changing battery & testing - replace unit if needed

28) Stairs - recommend installing proper handrail on left side

29) No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible in the kitchen or bathrooms. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks as per standard building practices.

30) One or more guardrails are loose and/or wobbly in some areas. This is a safety hazard. Recommend having a qualified contractor make repairs as necessary, such as installing new fasteners or additional fasteners and/or installing additional railing components as necessary so they're securely attached.

31) Cover plate(s) are missing from one or more electric receptacle boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard and poses a risk of both fire and shock. Recommend installing cover plates over receptacle boxes where missing.

32) Screen(s) missing in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend installing screens.

33) Window(s) stuck shut and can't open. Recommend repairing window(s) so they open easily.

34) One or more doors don't latch when closed. Recommend making repairs as necessary such as adjusting latch plates or lockset mechanisms.

35) One or more doors bind in their jambs. Recommend making repairs as necessary so they close easily.

36) Some Windows do not stay open properly - repair as needed

37) First Floor Bathroom - light fixture loose - repair

38) Upstairs Closet Doors - detached from track - repair/replace

39) Window(s) broken. Recommend replacing glass.

40) Fireplace/Chimney Flue - recommend cleaning now & every 2 years in the future

41) Kitchen Faucet - base is loose - repair & seal

42) Caulk below tub at floor is deteriorated. Recommend removing old caulk and applying a new bead of tub-tile caulk where tub meets flooring to prevent water damage to floor materials.

43) Upstairs Hall Light - missing cover - replace

44) First Floor Bathroom - missing rubber door stop tip - replace

45) Fireplace - clean inner hearth now & when ashes block gas vents

Photo 4   Driveway - settlement tripping hazard - repair/replace	Photo 5   Driveway - settlement tripping hazard - repair/replace
Photo 6   Front Post Cap - detached - secure to post	Photo 7   Front Entrance
Photo 8   Front Porch	Photo 9   Front Porch GFCI Outlet - does not trip/reset - replace
Photo 10   Exterior - caulk as needed	Photo 11   Front View
Photo 12   Gutters - clean as needed	Photo 13   Left Side View
Photo 14   Crawl Space Vents - multiple screens are missing/deteriorated - install to reduce insect/rodent intrusion	Photo 15   Left Side Hose Bibb - loose & air gap - caulk/seal as needed
Photo 16   Electric Meter/Service Entrance	Photo 17   A/C Units
Photo 18   A/C Unit #1 info	Photo 19   A/C Unit #2 info
Photo 20   Left Side - caulk/seal as needed	Photo 21   Left Side - caulk/seal as needed
Photo 22   Left Side - Crawl Space Vent Cover detached - repair/replace	Photo 23   Exterior - caulk is missing/deteriorated - caulk as needed
Photo 24   Exterior - siding is original (1979) LP type siding - this siding has been known to fail from moisture intrusion - the siding on this house has been maintained well - some areas need paint/caulk to seal properly	Photo 25   Rear View
Photo 26   Right/Rear View	Photo 27   Exterior - recommend trimming brush at least 12" from structure to help prevent moisture & insect intrusion
Photo 28   Right/Rear - GFCI outlet is loose & has no cover - repair	Photo 29   Rear - Dryer Vent is clogged at opening - clean out to ensure flap door closes when not in use, to prevent insect/rodent/bird intrusion & lint fire hazrd
Photo 30   Crawl Space Vents - multiple screens are missing/deteriorated - install to reduce insect/rodent intrusion	Photo 31   Exterior - caulk as needed
Photo 32   Right Side View	Photo 33   Gas Meter/Service Entrance
Photo 34   Exterior - caulk as needed	Photo 35   Detached Garage
Photo 36   Detached Garage - trees are overhanging roof - trim as needed	Photo 37   Detached Garage - weatherstripping is deteriorated - replace
Photo 38   Detached Garage - Left Side View	Photo 39   Detached Garage - Rear View
Photo 40   Detached Garage - outlet is loose & not GFCI - repair & replace with GFCI outlet	Photo 41   Detached Garage - left side door opener is not functioning - repair/replace
Photo 42   Detached Garage - right side door opener is not functioning properly (not closing all the way) - repair/replace	Photo 43   Detached Garage - Attic
Photo 44   Left Side Vent	Photo 45   Left Side Vent - unable to fully open due to beehives - clean as needed
Photo 46   Main Crawl Space	Photo 47   Main Crawl Space
Photo 48   Main Crawl Space	Photo 49   Main Crawl Space
Photo 50   Main Crawl Space	Photo 51   Main Crawl Space HVAC
Photo 52   Main Crawl Space HVAC burners	Photo 53   Main Crawl Space HVAC - Ruud Quiet 80 model
Photo 54   Main Crawl Space HVAC - installed 8-16-06	Photo 55   Main Crawl Space
Photo 56   Main Crawl Space	Photo 57   Crawl Space #2
Photo 58   Crawl Space #2	Photo 59   Crawl Space #2
Photo 60   Crawl Space #2	Photo 61   Front Door
Photo 62   Front Door - binds in jamb - repair	Photo 63   Note: Storm Windows installed in multiple windows
Photo 64   Door to Breezeway #1 - unable to test - missing key	Photo 65   Door to Breezeway #2 - unable to test - missing key
Photo 66   Some Windows do not stay open properly - repair as needed	Photo 67   Fireplace
Photo 68   Fireplace/Chimney Flue - recommend cleaning now & every 2 years in the future	Photo 69   Fireplace - clean inner hearth now & when ashes block gas vents
Photo 70   Kitchen	Photo 71   Kitchen Stove
Photo 72   Kitchen Oven	Photo 73   Kitchen Faucet - base is loose - repair & seal
Photo 74   Water Heater - highly recommend replacing solid door with fully louvered door to allow adequate combustion air availability	Photo 75   Water Heater info - note: unit is 14 years old - most water heaters have a useful life of 8-12 years - recommend budgeting for replacement
Photo 76   Dining Room Window #1	Photo 77   Dining Room Window #1 - cracked - replace
Photo 78   Multiple Windows - missing screens - install as needed	Photo 79   Dining Room Window #2
Photo 80   Dining Room Window #2 - cracked - replace	Photo 81   Multiple Windows - painted/stuck shut - repair
Photo 82   First Floor Bathroom - light fixture loose - repair	Photo 83   First Floor Bathroom - missing rubber door stop tip - replace
Photo 84   Bathrooms - electrical outlets should be GFCI - replace	Photo 85   Master Bedroom - crack in wall appears to be from normal settling - minor issue - repair as needed
Photo 86   Multiple Interior Doors - do not latch properly - repair	Photo 87   First Floor - smoke alarm does not work - recommend changing battery & testing - replace unit if needed
Photo 88   First Floor - carbon monoxide monitor is missing battery - recommend changing battery & testing - replace unit if needed	Photo 89   Multiple Interior Doors - do not latch properly - repair
Photo 90   Main Electrical Panel	Photo 91   Service Disconnect (150 amps)
Photo 92   Main Electrical Panel Interior	Photo 93   Kitchen - electrical outlets should be GFCI (except for refrigerator) - replace
Photo 94   Kitchen - electrical outlet loose - repair	Photo 95   Stair Rail (bottom) - loose/wobbly - repair
Photo 96   Stair Rail (top) - loose/wobbly - repair	Photo 97   Upstairs Hall Light - missing cover - replace
Photo 98   Upstairs Closet Doors #1	Photo 99   Upstairs Closet Doors #1 - detached from track - repair/replace
Photo 100   Multiple Interior Doors - do not latch properly - repair	Photo 101   Upstairs HVAC Room - batt insulation facing is combustible and should not be left exposed - repair/replace
Photo 102   Batt Insulation Warning Label	Photo 103   Upstairs HVAC
Photo 104   Upstairs HVAC - left side burner flame is migrating into unprotected front zone - have HVAC technician repair/replace	Photo 105   Upstairs HVAC info
Photo 106   Upstairs HVAC - condensate drain appears to have leaked at one time - does not appear active - evaluate & monitor	Photo 107   Upstairs Door - binds in jamb - repair
Photo 108	Photo 109   Bathrooms - caulk as needed
Photo 110   Upstairs Bedroom - stain on ceiling #1	Photo 111   Upstairs Bedroom - stain on ceiling #1 - no moisture present - appears old/inactive
Photo 112   Upstairs Bedroom - stain on ceiling #2	Photo 113   Upstairs Bedroom - stain on ceiling #2 - no moisture present - appears old/inactive
Photo 114   Attic Room (upstairs - right side)	Photo 115   Attic Room (upstairs - right side) - insulation facing also exposed - repair/replace
Photo 116   Upstairs Closet Doors #2	Photo 117   Upstairs Closet Doors #2 - detached from track - repair/replace
Photo 118   Upstairs Bedroom - missing electrical cover plate - replace	Photo 119   Multiple Interior Doors - do not latch properly - repair
Photo 120   Attic	Photo 121   Stairs - recommend installing proper handrail on left side
Photo 122   Right/Rear - foundation crack - minor issue - patch as needed	Photo 123   Shed
Photo 124   Shed - doors show wood rot at bottom - repair/replace	Photo 125   Shed - doors bind at pavement - repair/replace
Photo 126   Roof - shingles are about 15 years old - which is near their useful life - recommend budgeting for replacement in the next few years	Photo 127   Roof
Photo 128   Roof	Photo 129   Roof - recommend caulk as needed
Photo 130   Roof	Photo 131   Roof
Photo 132   Roof	Photo 133   Left Side Gutter Downspout (roof) - is deteriorated - repair/replace