Iowa State Home Inspection's
Website: http://www.ishomeinspections.com
Email: dave@ishomeinspections.com
Phone: (515) 783-8241
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Property Inspection Report |
| Client(s): |
John and Jane Doe |
| Property address: |
123 Main Street
Your Town, Iowa |
| Inspection date: |
Sunday, April 06, 2008 |
This report published on 11/14/2008 3:28:13 AM CST
View summary page
Thank you for choosing Iowa State Home Inspection's. Experience and Integrity at work for your peace of mind.
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 pay attention to important information and concerns contained in this report. It is always recommended that a qualified contractor review, advise and estimate for all concerns within this report. Thank you.
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: | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Monitor | Recommend monitoring in the future |
 | 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
Roof and Ventilation
Walls Windows and Doors
Exterior and Landscaping
Attached garage
1st Bathroom
Main Bathroom
Master Bath
General Interior
Fireplace
Attic
Kitchen and Laundry
Heating
Air Conditioning
Domestic Water Heater
Electric Panel
Plumbing
Basement
Safety Concerns
Overview: Residential area
Report number: 003122
Present during inspection: Buyer, Realtor
Age of building: 30+
Type of building: Single family
Weather conditions: Cloudy
Temperature: Cool
Ground condition: Damp
Foundation type: Basement
Roof inspection method: Viewed from eaves on ladder, Viewed from ground
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Layers noted: Single Layer
Estimated age of Roof: older, near the end of it's life.
Roof Requires: Monitor regularly
Roof Penetrations: Chimney, Vent Pipes, Roof Vents
Gutter material: Aluminum
Downspout material: Aluminum
Chimney appears to be built: within the interior of house
Spark arrester/rain cap: noted
Chimney made of: Metal
Flue Liner: noted at top of chimney
Visible Roof Ventilation: 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)
Significant amounts of organic debris (leaves, needles, etc.) are on the roof. This condition can cause roof leaks and premature aging. Recommend cleaning roof.
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3)
While no roof leaks were visible at the time of inspection, the roof is nearing the end of it's life and should be monitored on a regular basis. Some areas show signs of uneven roof surfaces most likely caused by sagging roof decking. Monitor for leaks and repair/replace as needed.
Apparent wall structure: Wood frame
Wall Covering Material: Brick, Wood
General Condition of Covering: t-111 siding is buckled in areas. Brick siding has cracks that will need to be re pointed.
Trim: Wood
Trim Condition: Acceptable
Doors: Operated well
Windows: Storms, Screens, Some storms and screens are missing
Primary service type: Underground
Service size: 200 Amp Aluminum
Meter amperage (amps): 200
Service voltage (volts): 3 phase 120-240
4)
Areas of trim and siding are decayed and will need repair/replacement. Consult a qualified contractor for estimate of repair.
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5)
Siding is buckling. Areas of replacement are needed. Consult a qualified contractor for estimate of repair.
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6)
The brick fascia/siding along with the brick column by the garage needs to be repaired. Mortar has deteriorated. Trim is also missing. Consult a qualified contractor for estimate of repair.
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7)
Vegetation growing on or against 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 or within 2 feet of a structure should be removed and the structure inspected for damage.
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8)
200 amp electric service.
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Exterior of foundation walls: block
Exterior Foundation Exposure: Approximately 1 foot
Exterior foundation, observed: small cracks, deteriorated surfaces
Window Wells: Metal
Grading within 6 feet of house: About level
Grading beyond 6 feet of house: About level
Driveway material: Poured in place concrete
Driveway condition: large cracks
Walkway to front entry: concrete
Condition of walkway: Acceptable but has minor cracks or breaks
Deck Location: Rear of house
Deck material: wood
Steps down to grade: One step to grade
Visibility under deck: Two foot and clear view
Support column under deck: wood-Joist rotted
Condition of the support columns: Acceptable
9)
Wood frame around many exterior windows are decaying. Some have been repaired. Expect to replace windows in the near future. Consult a qualified contractor for evaluation and estimate of repair.
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10)
Driveway is cracked due to settling. The driveway will need replacing. Consult a qualified contractor for estimate of repair.
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11)
The rear deck has a floor joist that is rotted, providing no support. The remainder joists are bowing due to the lack of a center support. Recommend replacing all rotted wood and adding center support. Consult a qualified contractor for estimate of repair.
12)
Concrete slab on the side of garage has settled toward the house. This condition is causing rain water to drain against the foundation. Recommend replacing/removing the slab. Consult a mason for advise.
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13)
Areas of the block foundation need re pointing. Consult a mason for repair.
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14)
Replace window well covers.
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15)
One of, if not the most important part of the exterior landscape of the structure is the grade around the perimeter. Improper grade will cause water problems in the basement and will damage the foundation and in some cases the footings of the foundation. These areas in most cases are not visible to the eye. Always grade away from the house.
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16)
Exterior
17)
Main entry
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# of Bays: Two
Situated: Side by side
Visibility limited by: stored items
Floor: Concrete
Floor Condition: Small cracks
Walls: Wood Frame
Walls: Drywall covered
Automobile Doors #: One
Style: Overhead
Doors operated: easily
Rollers making clicking sound: No
Lift Cable: Good Condition
Is the overhead door balanced: Yes
Springs: Good Condition
Electric Car Door Openers: One
Operated: Yes, and operated properly
Photo electric device: noted
Non-Automobile doors to interior: Two
Interior door: Wood
Windows: None noted
Overhead: Closed in ceiling
Condition of Roof Underside: Old stains and repair
18)
Overhead garage door is decayed along the bottom. Several screws and braces are missing. Repair/replace as need. Consult and overhead door company for an estimate of repair.
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19)
The garage-house door is not made of metal, not fire-rated and not of solid-core construction. A metal fire rated door would be a better choice.
20)
Water stain and repair on garage ceiling.
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Bathroom 1: Partial
Location: Lower
Tub: None Noted
Jacuzzi noted in bath: No
Surround: other
Surround condition: Acceptable
Sink Type: Vanity
Toilet: flushed
Toilet Condition: Acceptable
Floor: Carpet
Floor Condition: Acceptable
Leaks: none noted
Caulking appears: Intact
Ventilation: Window
Number of outlets: One
Ground Fault Interrupter outlets: No
21)
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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Main Bathroom: Full
Location: Second floor hall
Shower: with tub
Tub: Built in
Jacuzzi noted in bath: No
Surround: Plastic
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: Intact
Ventilation: Window, Fan
Outlets: One
Ground Fault Interrupter Outlets?: No
22)
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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Bathroom 1: Full
Shower: Stall
Tub: None Noted
Jacuzzi noted in bath: No
Surround condition: Acceptable
Sink Type: Vanity
Toilet: flushed
Toilet Condition: Acceptable
Floor: Vinyl
Floor Condition: Acceptable
Leaks: none noted
Caulking appears: Intact
Ventilation: Window, Fan
Number of outlets: One
23)
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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Ceilings appear to be made of: Drywall
Ceiling Style: Flat, Sloped
Ceiling Condition: Good
Major Defects: None Noted
Mostly walls appear to be made of:: Drywall
Major defects were noted: No
Floor coverings are mostly: Wall to wall carpet
When bounced on: a normal amount of bounce was noted
Generally floors feel: Level
Mostly the doors are the following types: Hollow core
General door condition: Acceptable
Windows were mostly observed to be: Double hung, Casement
Insulated noted in: Most
Appear made of: Wood
Random Tested: Yes
Skylights: Appear fixed
Skylight leaks: none noted
Stairs: between living levels
Stairs condition: Acceptable
24)
General interior
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Fireplace Location: Den
Fireplace: Metal prefabricated
Inspected: Ash in bottom
Damper: Opened and closed
Flue Liner: Noted
25)
Recommend having the fireplace and chimney cleaned before use. Some firebrick has cracked and deteriorated. Consult a fireplace specialist for estimate.
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Attic access: Scuttle hole
How observed: Limited viewing, looked thru opening only
Roof system: truss system
Roof decking: plywood
Moisture penetration: Mold noted
Attic floor framing: wood
Attic floor system: catwalk down the middle
Attic Ventilation: Gable Vents-roof
Insulation material: Fiberglass loose fill
Insulation location: floor
26)
Mold was noted in the attic space. Attic needs additional ventilation. Recommend having a mold remediation company evaluate for best method of treatment. Consult a qualified contractor for estimate.
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Cabinets: Wooden
Opened and closed and found: seemed to function
Cabinets secure: yes
Counter Tops: Plastic Laminate
Securely fastened: yes
Kitchen Floor: Sheet Goods
Dishwasher: Noted
Operated Dishwasher: yes
Dishwasher age: midlife
Kitchen Sink: Plastic
Ran water and found: No leaks
Disposal: In Sink Erator
Refrigerator: Noted
Refrigerator in use during inspection: yes
Age: Older
Range type: Free standing
Age: Older
Operated and found: All burners working
Operated oven and found: gave off heat
Ventilation: Fan vented outside
Number of Regular outlets in kitchen: Four or more
Washing Machine: Noted
Location: basement
Observed: Connections for water and drain, Connections for electric
Operated: In use during inspection
Dryer: Noted
Dryer age: Older
Vented to: Exterior
Operated: In use during inspection
27)
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 System Brand Name: Trane
Apparent age of unit: Midlife
Heating system type: Forced hot air
System has # of Zones: One
Fuel Source: Electricity
Combustion Air Supply: Interior
When thermostats were turned on, the system: fired or gave heat
Flue pipes: Noted
Distribution system: Ductwork
Heat distribution: In most rooms
28)
Recommend that this system be serviced every 2 years in the future by a qualified heating and cooling technician.
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Central Cooling: Central Air
Brand name: Heil
Status: Operated
Approximate age of system: 20
A/C energy source: Electric
Air conditioning type: Split system
29)
Older A/C operated and provided 62 degree air at the time of inspection.
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Estimated age: Newer
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Brand: Whirlpool
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
30)
Newer hot water tank.
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Location of Main Panel: Basement
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): 200
Branch circuit wiring type: Non-metallic sheathed ("Romex")
Solid strand aluminum branch circuit wiring present: Can't verify
Double tapped breakers: No
Room for additional circuit breakers: No
Missing Circuit Breaker Covers: No
Grounding observed to:: Plumbing
Grounding connection feels: secure
31)
200 amp electric service.
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32)
Panel cover removed and inspected.
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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
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
33)
No visible plumbing leaks at the time of inspection.
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Basement: Readily accessible
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-Hidden from view
Basement floor: concrete, carpeting
Water stains observed on: none noted
General area dampness: dehumidifier noted
Ventilation: Windows
Pier or support post material: Bearing wall
Support columns condition: appear intact
Floor drainage: had safety covers
Sump pump: None noted
Floor structure above: Solid wood joists
Insulation material underneath floor above: Fiberglass roll or batt
Beam material: Solid wood
Windows: Metal
34)
There were no visible signs of water infiltration in the basement area. Due to the basement being mostly finished, an ultr-sound moisture meter was use. Less than 5% moisture was detected. Basement is considered dry.
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35)
Old water marks were noted on drywall. Not active at inspection. Continue use of a de-humidifier.
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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: No
36)
Recommend updating all smoke detectors with new.
All outlets near a water source (kitchen, bathrooms, garage, basement) should be GFI protected.
All houses, buildings and each unit in a multi-family house should have a carbon monoxide (C/O) detector. The detector should be mounted low toward the floor as carbon monoxide is heavier than air. Several C/O detectors are best. One near the heating system and hot water supply and one on each floor of the home. Again, mount C/O detectors low toward the floor.
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Thank you for using Iowa State Home Inspection's. Be sure to read the entire report and consult a qualified contractor about all concerns listed in this report. This report is not intended as a warranty of any system or structure in this report. Be sure to consult your real estate professional or your attorney about specific concerns within this report. Thank you.
