Iowa State Home Inspection's

Website: http://www.ishomeinspections.com
Email: dave@ishomeinspections.com
Phone: (515) 783-8241

 

House Facks Report

Client(s): Mr. and Ms. John/Jane Doe
Property address: Main Street
USA
Inspection date: Saturday, January 19, 2008
This report published on 4/29/2008 8:31:08 AM CDT

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Thank you for choosing Iowa State Home Inspection's.

This inspection was performed by NACHI Certified Home Inspector Dave Reynolds, and was conducted under the highest standards in our profession and in compliance with the Standards of Practice set forth by The National Association of Certified Home Inspectors.

Please review the report and discuss all concerns with your realtor and/or attorney. Always contact a qualified contractor for advise with concerns within this report.

If you have any questions regarding this report please call Dave Reynolds at (515) 783-8241

 
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:
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor 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
Roof and Ventilation
Walls Windows and Doors
Exterior and Landscaping
Detached garage
Outbuilding
Main Bathroom
General Interior
Attic
Kitchen and Laundry
Heating
Air Conditioning
Domestic Water Heater
Electric Panel
Plumbing
Basement
Safety
 
General information Return to table of contents
Overview: Residential area
Report number: 1302
Inspector's name: Dave Reynolds
Present during inspection: Buyer, Owner
Occupied: No
Age of building: 50
Type of building: Single family
Weather conditions: Clear
Temperature: Cold
Ground condition: Frozen-snow covered
Foundation type: Basement
 
Roof and Ventilation Return to table of contents
Roof inspection method: Viewed from eaves on ladder
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Layers noted: Multiple layers
Estimated age of Roof: End of its useful life
Defects Observed: Cupping
Roof Requires: Replacement-Consult a qualified contractor.
Roof Penetrations: Vent Pipes, Roof Vents
Gutter material: Aluminum
Downspout material: Aluminum
Chimney appears to be built: within the interior of house-Not used
Visible Roof Ventilation: Gable Vents, Roof Vents

1) Trees are overhanging roof and are within 10 feet of roof vertically. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.

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2) There are multiple layers of roofing material on this house. Although there are no visible leaks, the roof is at the end of it's life and will need replacing. Consult a roofer for evaluation.

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3 layers of roofing material
  
 
Walls Windows and Doors Return to table of contents
Apparent wall structure: Wood frame
Wall Covering Material: Vinyl
General Condition of Covering: Good
Trim: Vinyl
Trim Condition: Good
Doors: Operated well
Windows: Screens, Vinyl
Primary service type: Overhead
Overhead wires threatened: No
Service size: 100 Amp Aluminum
Meter amperage (amps): 200
Drip loop present: yes
Service voltage (volts): 3 phase 120-240
3) Snow was blown against the house and was inside the window frames. This could cause moisture to get between the siding and wood frame resulting in decay. Recommend blowing snow away from the house.

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4)   100 amp electric service to the house.

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Exterior and Landscaping Return to table of contents
Exterior of foundation walls: block
Exterior Foundation Exposure: Approximately 1 foot
Exterior foundation, observed: small cracks
Grading within 6 feet of house: About level
Grading beyond 6 feet of house: About level
Driveway material: Poured in place concrete
Driveway condition: small cracks
Walkway to front entry: concrete
Condition of walkway: Good and poses no tripping hazard
Trees & Shrubs too close to house: In the front of the house
Fences felt: secure
5) There is an outlet to the right of the front steps that should be replaced. It is hanging loose and should be wired with outdoor UF wire. Consult an electrician for replacement.

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6) Vegetation growing close to or on a building can cause serious problems in a home. Vegetation will hold moisture that can and will cause mold and rot if not removed. It will cause deterioration to brick and mortar along with all concrete type products. Mold, rot and deteriorated surfaces may be hidden. ALL vegetation growing on a structure should be removed and the structure inspected for damage. All shrubs should be trimmed at least 2 feet from the structure.

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7) Snow covered ground prohibits a thorough inspection of the driveway, grade, walkway's, patio and surrounding areas of the house.
8)   Exterior

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9)   Front entry and driveway

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Detached garage Return to table of contents
Roof inspection method: Viewed from ground-Snow covered
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles-Multiple layers
Gutter material: Aluminum
Downspout material: Aluminum
Apparent wall structure: Wood frame
Exterior wall covering: Composition wood clapboard
Exterior door material: Solid core steel
Auto door type: overhead
# of Bays: Two
Is the overhead door balanced: Yes
Rollers making clicking sound: No
Springs: Good Condition
Lift Cable: Good Condition
Doors operated: easily
# of Electric Openers: One
Automatic Reverse: Operated as designed
Photo Electric Device: Yes
Floor: concrete
Condition of the floor: Some small cracks
Interior wall covering: Drywall
# of Windows: One
Windows made of: Wood
Overhead: closed in ceiling
10) Trees are overhanging roof and are within 10 feet of roof vertically. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.

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11) There are multiple layers of shingles on the roof. Monitor this roof and expect to replace. When the roofer looks at the house roof have them evaluate garage roof. Old leaks were noted.

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Old leak-some decay.
12) Garage heater was not functioning. Power was off. The exhaust vent is to close to flammables. Control covers were missing. Recommend having a heating specialist evaluate the system before use.

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13)   General garage and attic

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Outbuilding Return to table of contents
Roof inspection method: Viewed from ground
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Apparent wall structure: Wood frame
Overhead: open framing
14) There is some decay around the old chimney opening and the slab has settle in one corner. The roof will need replacing. Consult a contractor for advise.

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Main Bathroom Return to table of contents
Main Bathroom: Full
Shower: with tub
Tub: Built in
Jacuzzi noted in bath: No
Surround: Ceramic tile
Surround Condition: Acceptable
Number of sinks?: One
Sink Type: Vanity
Toilet: flushed
Toilet Condition: Acceptable
Floor: Vinyl
Floor Condition: Acceptable
Leaks: none noted
Caulking appears: Mildewed
Ventilation: Fan
Outlets: One
Ground Fault Interrupter Outlets?: No
15) No ground fault circuit interrupter (GFCI) outlets installed. GFCI outlets help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI outlets, especially over counter tops and around sinks.

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16) Mildew noted in shower area. Caulk as needed.

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General Interior Return to table of contents
Ceilings appear to be made of: Drywall
Ceiling Style: Flat
Ceiling Condition: Appears recently painted
Major Defects: None Noted
Mostly walls appear to be made of:: Drywall
Condition: Appears recently painted
Major defects were noted: No
Floor coverings are mostly: Wall to wall carpet, Hardwood
When bounced on: a normal amount of bounce was noted
Generally floors feel: Level
Mostly the doors are the following types: Wood
General door condition: Acceptable
Windows were mostly observed to be: Double hung
Insulated noted in: All
Appear made of: Vinyl
Random Tested: Yes
Stairs: to basement
Stairs condition: Acceptable
17) The house wiring is mostly original. Most outlets are 3 prong, however, most have open grounds. Recommend having outlets grounded. Consult an electrician.

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18)   General interior

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Attic Return to table of contents
Attic access: Scuttle hole
How observed: Limited viewing, looked thru opening only
Roof system: rafters
Roof decking: wood plank
Moisture penetration: none noted
Attic floor framing: wood
Attic floor system: catwalk down the middle
Attic Ventilation: Gable Vents-Roof vents
Insulation material: Cellulose loose fill
Insulation location: floor
19) Exhaust fan has no duct and terminates in attic. Recommend installing a duct with minimum R8 insulation and vent cap on roof. Recommend securely attaching the duct to the vent cap so all exhaust air is vented outside.

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20)   Attic

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Kitchen and Laundry Return to table of contents
Cabinets: Wooden
Opened and closed and found: seemed to function
Cabinets secure: yes
Counter Tops: Plastic Laminate
Securely fastened: yes
Kitchen Floor: Laminate (Pergo)
Dishwasher: Noted
Operated Dishwasher: no
Dishwasher age: newer
Kitchen Sink: Porcelain over metal
Ran water and found: No leaks
Disposal: In Sink Erator
Refrigerator: None Noted
Range:: Noted
Range type: Free standing
Operated and found: All burners working
Oven: Part of stove
Operated oven and found: gave off heat
Ventilation: Fan recirculates air within the room
Number of GFCI outlets in Kitchen: 0
Number of Regular outlets in kitchen: Four or more
Washing Machine: Noted
Location: basement
Observed: Connections for water and drain, Connections for electric
Dryer: Noted
Vented to: Exterior
Power: Electric
21) No ground fault circuit interrupter (GFCI) devices (outlets or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for outlets, over counter tops and around sinks.

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Heating Return to table of contents
Heating System Brand Name: Rheem
Apparent age of unit: Newer
Heating system type: Forced hot air
System has # of Zones: One
Fuel Source: Gas
Combustion Air Supply: Exterior
When thermostats were turned on, the system: fired or gave heat
Flue pipes: Noted
Distribution system: Ductwork
22) Recommend that this system be serviced every year in the future by a qualified heating and cooling technician.

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Air Conditioning Return to table of contents
Central Cooling: Central Air
Status: Not operated due to air temperature below 65 degrees. Operation could cause damage. No readily visible problem noted.
A/C energy source: Electric
Air conditioning type: Split system
23)   A/C not operated

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Domestic Water Heater Return to table of contents
Estimated age: Older
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Brand: Kenmore
Safety relief valve: was noted
Safety extension: was noted
Supply shut off valve: Noted
Drain discharge to:: Floor
Rust or Corrosion: was not noted
Tested hot water: Hot water was received at faucets
24)   Hot water tank appears to be 11 years old.

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Electric Panel Return to table of contents
Location of Main Panel: Basement
Location of Sub Panel: Garage
Location of main disconnect: Breaker at top of main panel
Primary service overload protection type: Circuit breakers
Service conductor material: Aluminum
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed ("Romex")
Solid strand aluminum branch circuit wiring present: No
Double tapped breakers: Yes
Room for additional circuit breakers: Yes-one
Missing Circuit Breaker Covers: No
Grounding observed to:: Exterior ground rod
Grounding connection feels: secure
25) One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal and the circuit breaker was only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing. Recommend having a licensed electrician evaluate and repair.

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26) Most wiring in a home or apartment is hidden behind walls or in attics under insulation. While the inspector will make make every attempt to determine what type wiring is used, only visible wiring is noted and inspected.
27) Recommend having outlets grounded.
 
Plumbing Return to table of contents
Water service: Public
Main entry pipe material: Copper
Location of main water meter: Basement
Location of main water shutoff: Next to meter
Interior supply pipes: Copper, Unknown
With multiple fixtures running observed: Acceptable decrease in flow
Waste System Pipes: Plastic, Cast Iron
Main waste line clean outs: noted
Vent pipe observed on roof: Yes
Vent pipe connection to plumbing observed: yes
28) There were no visible plumbing leaks at the time of inspection.

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Basement Return to table of contents
Basement: Readily accessible
Basement: Full
Viewed by: walked throughout
Foundation walls: hidden from view
Could not see foundation walls because of: drywall
Ceiling framing: Hidden from view
Interior of foundation wall: block
Observed on interior wall: Most hidden
Basement floor: concrete
Water stains observed on: floor
General area dampness: Some staining on utility room floor
Pier or support post material: Block
Support columns condition: appear intact
Floor drainage: had safety covers
Sump pump: None noted
Floor structure above: Solid wood joists
Beam material: Solid wood
Windows: Vinyl
Chimney in basement: Un-used
29) The foundation should be inspected on a regular basis. While most concrete, block and stone foundations will develop cracks over time, cracks that open or show movement are a sign of problems. If the beginning of foundation problems are caught early, it could be a substantial cost savings.
30) Outlet cover was missing.

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31) There are some white stain on the foundation wall and floor in the utility room. There was no standing water. This should be monitored.

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32) There were signs of past termite damage. Home owner stated treatment was performed. Recommend obtaining proof of treatment and continue a treatment program. Areas of the sill and rim joist were repaired. Have yearly inspections.

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33)   Most of the basement was finished.

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Safety Return to table of contents
Ground Fault Interrupter (GFI): Not noted
GFI tested: Using testing plug, Using test button
Smoke detectors present: Yes
Smoke Detectors are located on each floor.: Yes
Carbon Monoxide Detectors: Yes
34) This home was built before 1978, when laws were enacted in the US preventing the use of lead paint in residential structures. Lead paint may be present, and is a known safety hazard, especially to children but also to adults. It may cause brain damage and retarded mental and physical development, among other things. The paint found in and around this structure appeared to be intact and and most likely encapsulated by more recent layers of paint that's not lead-based. However, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
35)   Smoke and carbon monoxide detectors noted.

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Thank you for choosing Iowa State Home Inspection's. Please feel free to contact us at anytime with question's regaurding your new home.

Thanks,

Dave Reynolds
Owner/Inspector
Iowa State Home Inspections
(515) 783-8241