Inspector's phone: (906) 396-6706
Inspector: Jim Keller
Property Inspection Report
| Client(s): | John Doe 1 |
| Property address: | 111 Any Street Anytown, MI |
| Inspection date: | Wednesday, March 08, 2017 |
This report published on Friday, January 05, 2018 9:38:16 AM CST
Pictures used in this report are for clarification purposes and do not necessarily show all cases of the same defect. Arrows and circles used to highlight pictures are colored so as to make them visible in the picture. The colors used do not signify different levels of severity of a defect.
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 |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | 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 InformationGrounds
Exterior and Foundation
Basement
Roof
Attic and Roof Structure
Garage or Carport
Pole building
Electric
Plumbing / Fuel Systems
Private Well
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings
Shut-offs, Disconnects and Useful Information
View summary
General Information
Report number: Sample1
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cold
Type of building: Single family
Buildings inspected: One house, One detached garage, Pole building
Age of main building: Built in 1980
Source for main building age: Municipal records or property listing
Occupied: No
1)
Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2)
Evidence of rodent activity was found in the form of feces in the basement and/or interior rooms. Consult 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:http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
3)
Microbial growths were found at one or more locations in the basement. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
 Photo 3-1 |
Grounds
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood, Chain link
Condition of retaining walls: Required repair, replacement and/or evaluation (see comments below)
Retaining wall material: Wood
Site profile: Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
4)
Flashing was missing from behind and above the deck and side porch ledger boards. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices. For more information, visit:http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
 Photo 4-1 |
 Photo 4-2 |
5)
The attachment method of the side decking to the main structure was substandard. Nails were used to fasten the ledger board. This may result in the deck separating from the building and is a potential safety hazard. Modern standards call for a ledger board to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit:http://www.reporthost.com/?LB
http://www.reporthost.com/?SD
6)
Construction of the stairs at the side deck was substandard and handrails were missing at the stairs with 4 risers. Recommend that a qualified contractor repair per standard building practices.
 Photo 6-1 |
 Photo 6-2 |
 Photo 6-3 Handrail should be installed where there are 4 or more risers
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7)
Graspable handrails were missing at stairs to the side decking and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
 Photo 7-1 |
 Photo 7-2 |
8)
Stair rails (stair guards) for the side decking stairs had gaps that were too large. This poses a fall hazard. Stair rails/guards should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below and should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
|
Photo 8-1 |
9)
Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
 Photo 9-1 |
 Photo 9-2 |
10)
Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the patio. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
 Photo 10-1 |
11)
The stairs attached to one or more decks, porches or landings appeared to be attached only with nails. Nails can loosen over time and the stairs can collapse. This is a potential safety hazard. Metal brackets, straps, ties, lag screws or bolts should be used to attach stairs to structures. Recommend that a qualified contractor repair per standard building practices.
12)
Fungal rot was found in decking boards, stair treads, and railing at one or more areas. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
 Photo 12-1 |
 Photo 12-2 |
 Photo 12-3 |
 Photo 12-4 |
 Photo 12-5 |
13)
A bolt was missing from the railing at the side deck. Recommend installing.
 Photo 13-1 |
 Photo 13-2 |
14)
Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit:http://www.reporthost.com/?PENOIL
http://www.reporthost.com/?DKMAIN
 Photo 14-1 |
 Photo 14-2 |
 Photo 14-3 |
15)
Some wooden timbers in the patio retaining wall were rotten. The retaining wall appeared to be serviceable, but recommend monitoring in the future. Further rot and/or deterioration may occur and the retaining wall may need repairs or replacement at some point.
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Photo 15-1 |
 Photo 15-2 |
 Photo 15-3 |
 Photo 15-4 |
Exterior and Foundation
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Unfinished basement
Foundation/stem wall material: Poured in place concrete
16)
Fungal rot was found at one or more sections of siding, trim and door frames. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced or repaired with an epoxy penetrant and filler designed for rot repair (which can be found at most hardware stores). For more information visit:http://www.hereandthere.org/oldhouse/fixing-decayed-wood.html.
 Photo 16-1 |
 Photo 16-2 |
 Photo 16-3 |
 Photo 16-4 |
17)
Untreated wood siding and/or trim was in contact with concrete or masonry at some areas of the exterior. Moisture collected between the two materials or wicking up into the wood is a conducive condition for wood-destroying organisms. Wood siding or trim should be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below it at building exteriors. Monitor these areas for rot or infestation in the future and repair if needed. Recommend that a qualified person repair per standard building practices. For example, by trimming siding or trim as needed.
18)
Soil was in contact with or less than 6 inches from siding or trim in some areas. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Where grading is not possible recommend installing flashing.
19)
Woodpecker damage was seen in some areas of the siding. The nature of the damage would seem to indicate that the woodpecker was foraging for food as opposed to simply "drumming" to establish his territory or to attract a mate. For information on woodpeckers and how to keep them away from the building see:http://msue.anr.msu.edu/news/woodpeckers_and_the_house_its_your_siding_versus_their_chipped_holes
 Photo 19-1 |
20)
One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
 Photo 20-1 |
21)
The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Basement
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Pier or support post material: Steel
Beam material: Steel
Floor structure above: Solid wood joists
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are also excluded from this inspection. Note that the inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
The inspector does not guarantee or warrant that water will not accumulate in the basement in the future. Access to the basement during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
22)
Basement handrailing had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
 Photo 22-1 |
 Photo 22-2 Example of a proper handrail return
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23)
Stair rails (stair guards) for the basement stairs were missing. This poses a fall hazard. Stair rails/guards should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below and should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
 Photo 23-1 |
24)
No fire block was found at one or more openings in the basement. Standard practice is to seal openings between the basement and the room above to prevent a chimney effect in the event of a fire. Recommend installing fire blocking per standard building practice.
 Photo 24-1 |
 Photo 24-2 |
 Photo 24-3 Floor register open to basement
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 Photo 24-4 Floor register open to basement
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25)
The ceiling height over the basement stairs was too low and poses a safety hazard, especially for tall people. While ceilings over stairs should be at least 6 feet 8 inches high, lower heights are common on older homes. Repairing to current standards in most cases would be difficult and costly, and in some cases not even possible. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
 Photo 25-1 |
Roof
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Gutter and downspout material: Plastic
Gutter and downspout installation: Partial
26)
The roof drainage system was incomplete. Gutters, downspouts and extensions were missing from one or more roof sections. Rainwater may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.
27)
Moss was growing on the roof in some areas. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:http://www.reporthost.com/?MOSS
 Photo 27-1 |
Attic and Roof Structure
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Enclosed soffit vents
Attic inspection method: Traversed
Location of attic access point #A: Bedroom closet
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-49
Garage or Carport
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof inspection method: Traversed
Roof type: Gable
Roof surface material: Asphalt or fiberglass composition shingles
Type: Detached, Garage
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): None
Condition of garage floor: Appeared serviceable
Condition of garage interior: Required repair or evaluation (see comments below)
Garage ventilation: Exists
Condition of detached garage or carport structure: Appeared serviceable
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Condition of roof structure: Appeared serviceable
28)
None of the extension springs supporting the garage vehicle doors had safety containment cables installed. These cables prevent injury to people located nearby when springs eventually break. This is a potential safety hazard. Recommend that a qualified contractor install cables where missing per standard building practices. For more information, visit:http://www.reporthost.com/?GDSC
 Photo 28-1 |
29)
Microbial staining was seen at one area of the garage wall and ceiling. Moisture readings in this area were not elevated at the time of the inspection. The attic area above the staining showed that repairs had been made to the roof sheathing. Recommend treating the drywall with a moldicide and monitoring the area in the future especially after periods of rain. If leaking is found recommend a qualified contractor repair as required.
 Photo 29-1 |
30)
Fungal rot was found at one or more door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced or repaired with an epoxy penetrant and filler designed for rot repair (which can be found at most hardware stores). For more information visit:http://www.hereandthere.org/oldhouse/fixing-decayed-wood.html.
 Photo 30-1 |
 Photo 30-2 |
 Photo 30-3 |
 Photo 30-4 |
 Photo 30-5 |
31)
The service door frame and threshold were loose. Recommend that a qualified person repair as necessary.
 Photo 31-1 |
 Photo 31-2 |
32)
Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
 Photo 32-1 |
 Photo 32-2 |
33)
The lock mechanism on the left garage vehicle door was inoperable or difficult to operate. Recommend that a qualified person repair as necessary so the door can be easily secured.
 Photo 33-1 |
34)
Significant gaps were found below or around one or more garage vehicle doors. Vermin and insects can enter the garage as a result. Recommend that a qualified person repair as necessary to eliminate or minimize gaps.
 Photo 34-1 |
35)
Weatherstripping at the sides and/or bottom of one or more garage vehicle doors was damaged. Recommend replacing or installing weatherstripping where necessary to prevent water and/or vermin intrusion.
 Photo 35-1 |
 Photo 35-2 |
 Photo 35-3 |
36)
Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Where grading is not possible recommend installing flashing.
 Photo 36-1 |
37)
Exposed fasteners for the chimney guy wires were missing sealant or had substandard sealant. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person apply approved sealant where necessary.
 Photo 37-1 |
 Photo 37-2 |
38)
The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
39)
Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
 Photo 39-1 |
40)
Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
41) Nail heads were exposed at one or more flashings. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
 Photo 41-1 |
 Photo 41-2 |
 Photo 41-3 |
42) Screws were missing from one or more single-wall metal stove pipe joints. This is a safety hazard due to the risk of the pipe coming apart. Three screws should be installed at each joint, at the flue collar and at chimney ends. Recommend that a qualified person repair per standard building practices.
 Photo 42-1 |
43) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
 Photo 43-1 |
Pole building
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached, Garage
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Required repair, replacement and/or evaluation (see comments below)
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Condition of detached garage or carport structure: Appeared serviceable
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Pole
Condition of roof structure: Appeared serviceable
Roof inspection method: Viewed from eaves on ladder
Roof type: Gable
Roof surface material: Metal panel
44)
The extension springs supporting the garage vehicle doors had no safety containment cables installed. These cables prevent injury to people located nearby when springs eventually break. This is a potential safety hazard. Recommend that a qualified contractor install cables where missing per standard building practices. For more information, visit:http://www.reporthost.com/?GDSC
45)
Cracks were seen in the fiberglass roof panels. Recommend replace or repair by a qualified contractor.
 Photo 45-1 |
46)
Trees were in contact with or were close to the building at one or more locations. Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
 Photo 46-1 |
47)
One of the garage vehicle doors had minor damage or deterioration.
 Photo 47-1 |
48)
Some sections of siding and/or trim were dented.
 Photo 48-1 |
49) Truss support posts were loose and not affixed to the footings below. Recommend repair by a qualified contractor.
 Photo 49-1 |
 Photo 49-2 |
Electric
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Living room
Location of sub-panel #B: Garage
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed:
Carbon monoxide alarms installed:
Smoke alarm power source(s): Battery
50)
None of the electric receptacles at the kitchen, bathrooms, garage, exterior and pole building had ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:- Outdoors (since 1973)
- Bathrooms (since 1975)
- Garages (since 1978)
- Kitchens (since 1987)
- Crawl spaces and unfinished basements (since 1990)
- Wet bar sinks (since 1993)
- Laundry and utility sinks (since 2005)
http://www.reporthost.com/?GFCI
51)
Panel #A was manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:http://www.reporthost.com/?FP1
http://www.reporthost.com/?FP2
http://www.reporthost.com/?FP3
 Photo 51-1 |
52)
Three circuit breakers in panel #A were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?DBLTAP
 Photo 52-1 |
 Photo 52-2 |
53)
Conduit installed outside was detached from its fitting. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
 Photo 53-1 |
 Photo 53-2 |
54)
One or more modern, 3-slot electric receptacles were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
 Photo 54-1 |
 Photo 54-2 |
55)
One electric receptacle had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend that a qualified electrician repair as necessary. For more information, visit:http://www.reporthost.com/?RPR
 Photo 55-1 |
56)
Light fixtures with fully exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.
 Photo 56-1 |
 Photo 56-2 |
57)
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.reporthost.com/?SMKALRM
58)
One or more electric receptacles had no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
 Photo 58-1 In garage
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 Photo 58-2 In basement
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59)
One or more light fixtures were missing components or damaged. Recommend repairing or replacing fixtures as necessary.
 Photo 59-1 |
 Photo 59-2 |
 Photo 59-3 |
60)
The legend for circuit breakers in panel #B was incomplete. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
 Photo 60-1 |
 Photo 60-2 |
61)
The front door's doorbell appeared to be inoperable. Recommend that a qualified person repair as necessary.
62)
Two thermostats were controlling a light and receptacles in a basement storage room. The thermostats were powered by being plugged into another receptacle. Recommend asking seller about this arrangement and its intended use.
 Photo 62-1 |
 Photo 62-2 Could not get power to this receptacle
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 Photo 62-3 |
63) Condition of inspected receptacles in the home is as follows:
Living room: 5 properly grounded, 2 with an open ground, 1 hot neutral reversed
Kitchen: 5 properly grounded, no GFCI at sink area
Dining area: 2 properly grounded
Bathroom #A: 1 properly grounded, no GFCI protection
Bathroom #B: 1 properly grounded, no GFCI protection
Hallway: 1 properly grounded
Bedroom 1: 5 properly grounded
Bedroom 2: 6 properly grounded
Plumbing / Fuel Systems
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Location of main water shut-off: Basement
Service pipe material: Copper
Supply pipe material: CPVC plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Basement
Private Well
Limitations: Private well water supplies are specialty systems and are beyond the scope of the standards of practice for home inspections. Comments in this report related to a private well are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified well specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible components are evaluated.
Condition of private water supply: Required repair, replacement and/or evaluation (see comments below)
Type of well: Drilled
Location of well: By garage
Condition of pump: Required repair, replacement and/or evaluation (see comments below)
Type of pump: Submersible
Condition of well equipment: Required repair, replacement and/or evaluation (see comments below)
Condition of pressure tank: Near, at or beyond service life
64)
The cap to the well casing was not a vermin-proof type. This is a potential source for contamination of the well water. A qualified person should repair or replace the cap as necessary.
 Photo 64-1 |
 Photo 64-2 |
65)
Exposed wires were found at the well casing. This is a shock hazard. Recommend that a qualified contractor repair as necessary.
|
Photo 65-1 |
66)
The well casing was shorter than 12 inches above the ground. This is a potential source for contamination of the well water. Debris or surface water may enter the well casing. The surrounding soil should be graded with a positive slope, down and away from the well casing, and so the casing rises at least 12 inches above grade to avoid contamination.
 Photo 66-1 |
67)
The well equipment's pressure gauge was damaged. Recommend that a qualified plumber or well specialist replace the gauge. The inspector was not able to fully evaluate the well equipment due to the gauge being defective.
 Photo 67-1 |
68)
The pump ran continuously when multiple fixtures were operated. Normally, pumps run for a few minutes at a time to refill the pressure tank, even with the water supply in use. Also, after running water for 15 to 20 minutes the pump stopped and the water pressure slowly dropped as the pressure tank emptied. The pressure switch contacts remained closed during this time. There may be a problem with the pressure switch, a worn pump or other problems. A qualified well contractor should evaluate and repair as necessary.
69)
The estimated useful life for most steel pressure tanks is 15-25 years. The pressure tank is beyond this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 69-1 |
Water Heater
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Near, at or beyond service life
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: A.O. Smith
Model number: SE52
Serial number: 87C-M-79-17219
Date of manufacture: 12/1979
70)
No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line per standard building practices.
 Photo 70-1 |
71)
While some water heaters can last for many years, the estimated useful life for most water heaters is 8-12 years. This water heater is beyond this age (38 years old) and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails.
Heating, Ventilation and Air Condition (HVAC)
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Electric heaters
General heating distribution type(s): None, individual heaters
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
Fireplaces, Stoves, Chimneys and Flues
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry, Metal, with clay liner
72)
Terracotta flue tiles in the masonry chimney were cracked or broken. This is a potential fire hazard because such cracks become wider when the chimney heats up and can allow exhaust gases to enter the building structure. Recommend that a qualified contractor evaluate, replace broken tiles and make other repairs as necessary.
 Photo 72-1 |
 Photo 72-2 |
73)
No spark screen or rain cap was installed at the chimney flue termination. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
 Photo 73-1 |
74)
A paint can lid was installed to seal a hole in the masonry chimney. The chimney's draft can be affected and/or combustion gases can leak around the lid. Recommend that a qualified contractor make permanent repairs as necessary. For example, by filling voids with masonry materials such as brick, mortar and/or concrete.
 Photo 74-1 |
75)
The garage chimney flue termination had a substandard spark screen. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Recommend that a qualified person install spark screens per standard building practices where missing.
 Photo 75-1 |
76)
Screws were missing from one or more single-wall metal stove pipe joints. This is a safety hazard due to the risk of the pipe coming apart. Three screws should be installed at each joint, at the flue collar and at chimney ends. Recommend that a qualified person repair per standard building practices.
 Photo 76-1 |
 Photo 76-2 |
77)
A wood stove was installed in the garage. This is a fire hazard due to the possibility of sparks and/or open flame igniting fuel vapors from vehicles or flammable liquids commonly stored in garages. Recommend removing the wood stove from the garage.
 Photo 77-1 |
78)
The brick chimney was moderately deteriorated. For example, cracks in the crown, loose or spalled bricks. Deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.
 Photo 78-1 |
 Photo 78-2 |
79)
Firebricks lining the basement wood stove were cracked, broken or missing. Recommend that a qualified person replace firebricks as necessary.
 Photo 79-1 |
 Photo 79-2 |
Kitchen
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Refrigerator
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop or oven: Appeared serviceable
Manufacturer: Hotpoint
Range, cooktop or oven type: Electric
Model #: RB536S1WH
Serial #: LL118168H
Date of manufacture: 06/1994
Type of ventilation: None visible
Condition of refrigerator: Appeared serviceable
Manufacturer: Maytag
Model #: PTB1753GRW
Serial #: 13500617ZZ
Date of manufacture: 12/2001
Condition of built-in microwave oven: N/A (none installed)
80)
A recall notice has been issued for the refrigerator due to possible electrical failure in the relay that turns on the refrigerator's compressor. This can cause overheating and pose a serious fire hazard. The recall notice can be seen at:https://www.cpsc.gov/recalls/2009/maytag-recalls-refrigerators-due-to-fire-hazard/
Recommend asking seller if this refrigerator has been repaired. If not recommend contacting Maytag toll-free at (866) 533-9817 anytime, or visit the firm's Web site at www.repair.maytag.com for more information.
81)
Countertops were damaged or deteriorated. Recommend repairing or replacing as necessary.
 Photo 81-1 |
82)
The kitchen sink drain pipe used an S-trap rather than a P-trap. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.Note that siphoning of water typically occurs after draining a sink full of water and, by running the faucet for several seconds after the water has drained, the trap will refill and function as intended.
 Photo 82-1 |
 Photo 82-2 |
83)
No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.
 Photo 83-1 |
84)
One of the sink drains was leaking. A qualified plumber should repair as necessary.
 Photo 84-1 |
 Photo 84-2 |
85)
Refrigerator shelving was damaged and repaired with duct tape.
 Photo 85-1 |
Bathrooms, Laundry and Sinks
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, Main floor
Location #B: 3/4 bath, Basement
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
Condition of Washer: Appeared serviceable
Manufacturer: Maytag
Model #: LAT9304AAE
Serial #: 13362785MS
Date of manufacture: 08/1995
Condition of Dryer: Appeared serviceable
Model #: LDE5004ACW
Serial #: A0119403HW
Date of Manufacture: 10/1993
86)
The bathroom with a shower or bathtub at location(s) #B didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
87)
The shower head at location #A leaked when operated and was damaged at location #B. Recommend that a qualified person repair as necessary.
 Photo 87-1 Bath #A
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 Photo 87-2 Bath #B
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88)
The laundry sink was loose or not securely attached to the wall or floor. Leaks may occur if plumbing supply or drain lines are moved. Recommend that a qualified person repair as necessary.
 Photo 88-1 |
89)
The laundry sink and Bath #A drain pipes used an S-trap rather than a P-trap. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. Recommend that a qualified plumber repair per standard building practices.
 Photo 89-1 |
 Photo 89-2 |
90)
The toilet at location(s) #B ran water continuously or didn't shut off after being flushed, and water leaked from the tank into the bowl. Significant amounts of water can be lost through such leaks. If this system uses a septic system, the septic system can be overloaded and cause significant and potentially expensive damage. A qualified person should repair or replace components as necessary.
91)
Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #A. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
92)
Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
 Photo 92-1 |
 Photo 92-2 |
93)
Gaps, no caulk, or substandard caulking were found between the shower enclosure and the floor at location(s) #B. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
94)
Water leaked from gaps at the shower door at location(s) #B when the shower was operated. Recommend that a qualified person repair as necessary.
 Photo 94-1 |
95)
The fill valve in the toilet at location #A did not operate properly or was inoperable. Recommend that a qualified person repair as necessary.
Interior, Doors and Windows
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Casement, Fixed
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall, Paneling
Ceiling type or covering: Drywall, Tiles
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile
96)
As is seen with many homes of this age, one or more bedroom windows had substandard egress by today's standard building practices. Adequate egress is important in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Bedroom windows had an opening size that was too small. This is a potential safety hazard. Standard building practices require that every bedroom have at least one egress window or an exterior entry door. Egress windows must comply with these requirements:- Minimum width of opening: 20 inches
- Minimum height of opening: 24 inches
- Minimum net clear opening at a grade floor egress windows: 5 square feet
- Minimum net clear opening of other egress windows: 5.7 square feet
- Maximum height of base of opening above grade or landing of grade floor egress windows: 44 inches
- Maximum height of base of opening above interior side floor: 44 inches
- Windows should open easily without the use of keys or tools
http://www.reporthost.com/?EGRESS
 Photo 96-1 |
 Photo 96-2 |
 Photo 96-3 |
97)
Storm doors were in need of repair. The door sweep on front storm needed adjustment, the side storm door was missing weatherstripping and wouldn't latch, and the storm door to the deck wouldn't latch, the weatherstripping was damaged, and the door closer was detached.
 Photo 97-1 |
 Photo 97-2 |
 Photo 97-3 |
 Photo 97-4 |
 Photo 97-5 |
98)
Condensation or staining was visible between multi-pane glass in Four windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
 Photo 98-1 |
 Photo 98-2 |
 Photo 98-3 |
99)
The open-close mechanism for one or more casement windows disconnected when closing the window. Recommend that a qualified person repair as necessary.
 Photo 99-1 |
 Photo 99-2 |
100)
One or more walls were damaged. Recommend that a qualified person repair as necessary.
101)
The door sweep at the front door was damaged. Recommend that a qualified person repair or replace as necessary.
 Photo 101-1 |
102)
Sliding glass doors and/or screens were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.
 Photo 102-1 |
 Photo 102-2 |
Wood Destroying Organism Findings
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: Yes
Visible evidence of past wood-destroying insects: Yes
Visible evidence of damage by wood-destroying insects: Yes
103)
Evidence of active and/or past infestation of carpenter ants was found in the form of live insects, dead insects or body parts, frass and/or galleries or holes in wood with . Recommend the following:- Correct any conducive conditions for wood-destroying organisms mentioned in this report.
- Consult with the property owner about any history of infestation.
- Have a state-licensed pest control operator evaluate further and treat as necessary.
 Photo 103-1 Support under side decking
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 Photo 103-2 Galleries and exit holes
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 Photo 103-3 |
 Photo 103-4 Galleries at door sill
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 Photo 103-5 Frass and dead ants in basement
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 Photo 103-6 Frass under basement stairs
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 Photo 103-7 Live carpenter ants
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 Photo 103-8 Live carpenter ants
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 Photo 103-9 Frass above suspended ceiling in basement (above patio door)
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 Photo 103-10 Elevated moisture readings in rim joist area (above basement patio door)
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 Photo 103-11 Frass above suspended ceiling in basement (above patio door)
|
Shut-offs, Disconnects and Useful Information
104)
 Photo 104-1 Main electric disconnect
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 Photo 104-2 Main water shut-off
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Thank you for choosing Keller Home Inspection, Inc. I’ve made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have any questions after reviewing it, please don’t hesitate to contact me. If you are satisfied, please tell your friends about me.
Please understand that all homes, regardless of their age, have some number of defects or issues to address or monitor. Home inspection reports by nature focus on defects and thus may seem negative in tone. Many or even most features of this property may be in excellent condition and of high quality and may have been deemed "adequate or acceptable" for purposes of this report. Therefore, many of the 545 plus items from the inspectors field notes list that were inspected/viewed or considered and were deemed adequate or acceptable, may not be specifically commented on in the written report. This is not meant to downplay this property's assets, but rather to focus attention on alerting you to the potentially important issues. These are those specific areas that need attention, evaluation, maintenance, or those items which may create safety concerns or possible major or costly repair and replacement expense.
This report will also contain items to alert or advise you of common things which a homeowner may want or need to know. These may include information on specific location of meters, shut-off switches, turn-off valves and other data which will help the owner better understand the items, systems or mechanics of the home.
This inspection complies with the National Association of Certified Home Inspectors' (NACHI) "Standards of Practice" and "Codes of Ethics" and in most cases meets or exceeds most other American and National standards of practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500.00 to repair, although minor defects may be noted in the report. Cosmetic items such as molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.
This report contains valuable information that is for your analysis now, as well as, specific maintenance details and reference information that will prove important to you for years to come.