Homepro Home Inspections

Website: http://www.firstchoiceinspections.net
Company email: yourhomepro@yahoo.com
Inspector's email: rpiinspections@yahoo.com
Phone: (803) 246-5568
2740 Rolling Hills Rd. 
Lancaster, SC 29720
Inspector: RPI Inspecting

 

Pre-Sale Inspection Report
Client(s): John Brown
Property address: 4255 House St
Columbia, SC 29206
Inspection date: Friday, July 27, 2007
This report published on 8/9/2007 7:12:14 AM EDT

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.
Our inspection is performed in accordance with the Standards of Practice of the South Carolina Home Inspection Licensure Board. Inspections done in accordance with these Standards of Practice are visual only and are not technically exhaustive. Client understands that the use of all disclosures contained in the report are specifically restricted to the transaction for which the inspection was performed, and that reliance upon the report by other parties, or for other transactions, is strictly prohibited and at the users own risk. However, the parties agree that should the inspector find a condition that in his opinion represents an immidiate danger to the current occupants, he/she may immediately release that information to said occupants.
This report reflects our professional and unbiased opinion as a generalist of the condition of the various components and systems of the premises designated for inspection as of the date and time of the inspection only.
Components or systems that are concealed or are inaccessible at the time of the inspection, bywalls, rugs of any kind, concrete slabs, furniture and accessories, boxes, low crawlspaces, insulation, ect., cannot be adequately inspected and accurately judged. Equipment, items, and systems will not be dismantled.
The client Assumes all the risk for conditions that are conceled from view or inaccessible to the inspector during the inspection, or for the cost of any further inspection of conditions by others that may be requested by the client.
This inspection offers no warantees, written or implied, of function or condition of the premises other than what exists at the time of the inspection.

Table of Contents
General information
Exterior
Roof
Plumbing and laundry
Crawl space
Bathrooms
 
General information Return to table of contents
Report number: 072720071
Structures inspected: Primary Residence
Type of building: Single family
Age of building: 35 + yrs
Property owner's name: Bill Gettle
Time started: 9:30 am
Time finished: 11 am
Inspection Fee: $250
Payment method: Check
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system

1) Safety, Comment - Structures built prior to 1979 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(s) 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 these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
    2) Comment - Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
     
    Exterior Return to table of contents
    Footing material: Poured in place concrete
    Foundation material: Concrete block
    Apparent wall structure: Wood frame
    Wall covering: Brick veneer
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete
    Exterior door material: Solid core wood
    3) Safety, Repair/Replace, Evaluate - Siding is damaged, deteriorated and/or missing in some areas. A qualified contractor should evaluate and repair or replace siding as necessary.

    Based on the appearance of the siding and the age of this structure, some, most or all of the exterior siding material may contain asbestos. The client(s) should be aware of this when considering repairs to or replacement of this siding, and consult with qualified testing labs and/or abatement contractors as necessary. For more information on asbestos in the home, visit http://www.cpsc.gov/cpscpub/pubs/453.html

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    4) Repair/Replace - One or more crawl space vents are below or near grade with inadequate wells. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. Significant amounts of water have undermined 1 or more piers in the crawlspace. Recommend evaluation and repair as needed. A qualified contractor should replace and/or repair wells where necessary.

    Photo 28       		 
    5) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

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    6) - Screen porch door is missing and needs replacement.

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    7) - There is a burn mark on the back of the house to the left of the screen porch. The origin is not known. Recommend evaluation and repair as needed by a quialified electrician.

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    8) - Brick veneer needs mortar point up in several areas around the exterior.

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    9) - Dryer vent cover is damaged and needs repair.

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    10) - Several bricks are missing from benieth the crawlspace door.

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    11) - The crawlspace door is damaged. Recommend repairing as needed.

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    Roof Return to table of contents
    Roof inspection method: Viewed from ground with binoculars
    Roof type: Gable
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: unknown
    Gutter & downspout material: None
    Roof ventilation: Adequate
    12) - The left rear of the roof shows damaged starter shingles and needs repair.

    Photo 8       		 

     
    Plumbing and laundry Return to table of contents
    13) - This defect falls into the catagory of plumbing and crawlspace.
    There is a significant ongoing leak under the rear master bath. This leak has caused severe damage to the subfloor and surroundings. The actual cause of the leak was not determined due to the grat extent of the moisture.
    Recommend evaluation by a plumbing/water damage repair company and appropriate repairs as soon as possible.

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    14) - The toilets in each bathroom are moderately to significantly loose at their base mounting point. This will eventually cause a leak at the wax seal and subsequent damage to the floor below. Recommend evaluation and repair as needed.

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    15) - Shower head missing from bath.

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    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Masonry, Steel
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: Yes
    16) Safety, Repair/Replace, Evaluate - One or more pier or foundation footings are undermined, where soil has either eroded out from underneath, or has been excavated too close to the footing. Structural engineers typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings, and then slope down no more steeply than 45 degrees. Otherwise soil may collapse from beneath the footing(s). A qualified structural engineer should evaluate and determine what repairs if any should be made. If repairs are prescribed, then a qualified contractor should perform them in accordance with the engineer's recommendations.
    17) Safety, Minor defect - Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

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    18) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
    19) Repair/Replace, Evaluate - Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, drains and/or sump pump(s) in the crawl space.
    20) Repair/Replace - The vapor barrier needs repair. Exposed soil was found in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:

  • The soil below the vapor barrier should be smooth and free from sharp objects.
  • Seams should overlap a minimum of 12 inches.
  • The vapor barrier should lap up onto the foundation side walls.

    Better building practices require that:

  • Seams and protrusions should be sealed with a pressure sensitive tape.
  • The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
    21) Comment - Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
    22) Comment - The crawl space is being used as a storage area. All stored items, especially cellulose-based items such as wood, cardboard or paper, should be removed to allow maximum ventilation and to avoid attracting wood destroying insects.

    Photo 22       		 
    23) - Steel jacks have been added to several areas of the house. The usual reason for these jacks is to accomidate for a floor joist span that is too great resulting in sagging, bouncing, or squeeking of the floor system. When done properly this is an acceptable form of repair.

    Photo 27       		 
    24) - The dryer vent pipe is disconnected and sagging. Recommend evaluation and repair as needed.

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    25) - A 4x4 brace with no jacks is resting on plumbing and HVAC lines and needs to be removed or properly supported.

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    Bathrooms Return to table of contents
    26) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

    Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • 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. Grounded circuits and receptacles should be installed in locations where such appliances will be used.

    Photo 17       		 
    27) - Toilet lid is cracked and will need replacement.

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    RPI Inspecting & Consulting Services
    2740 Rolling Hills Rd Lancaster, SC 29720
    803 246-5568