1631 N. Orchard Terrace
Mustang, OK 73064
Mustang, OK 73064
Inspector: Billy Clark
Lic. #282
Summary
| Client(s): | John and Jane Doe |
| Property address: | 2828 NE Hire Me St. Oklahoma City, OK 73111 |
| Inspection date: | Friday, December 2, 2022 |
This report published on Wednesday, February 8, 2023 5:41:02 PM CST
This page is here to summarize about the discrepancies found with the property.
 | Safety | Potential safety hazard |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a licensed technician |
 | Monitor | Recommend monitoring in the future |
 | Serviceable | Item or component is in serviceable condition |
 | Comment | For your information |
Grounds
1) Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:
A qualified person should repair, replace or install as necessary and as per standard building practices.
Back porch appeared to be at a height that would benefit from the safety of a railing installed.
Cost estimate: $500.00
Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:- Installed at stairs with three or more risers
- Sized and shaped so your hand can encircle them
- Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
- Continuous and extend for the entire flight of the stairs
- Located between 30 and 38 inches above the leading edge of the stair treads
A qualified person should repair, replace or install as necessary and as per standard building practices.
Back porch appeared to be at a height that would benefit from the safety of a railing installed.
Cost estimate: $500.00
Exterior / Foundation
2) Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
Cracks under wallpaper maybe consistent with the exterior settling cracks that were found.
Cost estimate: $350.00
Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.Cracks under wallpaper maybe consistent with the exterior settling cracks that were found.
Cost estimate: $350.00
3) It appears the northwest corner of the garage exterior may have improper drainage. The yard sloped towards the house and garage. The client should monitor after a heavy rain to see if water ponds around the garage. If so a French drain may need to be installed.
It appears the northwest corner of the garage exterior may have improper drainage. The yard sloped towards the house and garage. The client should monitor after a heavy rain to see if water ponds around the garage. If so a French drain may need to be installed.
4) Trees, bushes and vines should be removed from the exterior to prevent root growth damage to the foundation.
Cost estimate: $240.00
Trees, bushes and vines should be removed from the exterior to prevent root growth damage to the foundation.Cost estimate: $240.00
Roof / Attic
5) Most sections of the composition shingle roof surfaces were at the end of or beyond their service life and need replacing now. The client should consult with a qualified roofing contractor to determine replacement options and costs.
Cost estimate: $8,000.00
Most sections of the composition shingle roof surfaces were at the end of or beyond their service life and need replacing now. The client should consult with a qualified roofing contractor to determine replacement options and costs.Cost estimate: $8,000.00
6) Roof repairs were needed because many composition shingles had the following conditions: granules worn away, nail pops, curling, defective shingles and/or damage. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Roof repairs were needed because many composition shingles had the following conditions: granules worn away, nail pops, curling, defective shingles and/or damage. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Garage / Carport
7) One or more automatic door openers were inoperable. A qualified contractor should evaluate and repair or replace opener(s) as necessary.
Unplugged.
One or more automatic door openers were inoperable. A qualified contractor should evaluate and repair or replace opener(s) as necessary.Unplugged.
Electric
8) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in many areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:
This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.
Cost estimate: $750.00
Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in many areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:- Computer hardware
- Refrigerators
- Freezers
- Air conditioners
- Clothes washers
- Clothes dryers
- Dishwashers
- Kitchen food waste disposers
- Information technology equipment
- Sump pumps
- Electrical aquarium equipment
- Hand-held motor-operated tools
- Stationary and fixed motor-operated tools
- Light industrial motor-operated tools
- Hedge clippers
- Lawn mowers
This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices.
Cost estimate: $750.00
9) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen and/or bathroom(s). This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
Cost estimate: $380.00
One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen and/or bathroom(s). This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
Cost estimate: $380.00
10) A licensed electrician should evaluate the exterior street light attached to the back of the house. The light make a loud noise and may need replaced or terminated.
Cost estimate: $380.00
A licensed electrician should evaluate the exterior street light attached to the back of the house. The light make a loud noise and may need replaced or terminated.Cost estimate: $380.00
11) An old electrical mast and meter box is still present on the exterior. All wires have been terminated but equipment is exposed. Suggest the client think about removing such items.
An old electrical mast and meter box is still present on the exterior. All wires have been terminated but equipment is exposed. Suggest the client think about removing such items.
Plumbing / Fuel Systems
12) The client should be aware that Orangeburg pipe was used back in the 50's for waste line along with cast iron. Orangeburg becomes brittle over years and would need replaced. A licensed plumber should evaluate for repairs if needed.
The visible waste lines appear to be cast iron to the inspector.
The client should be aware that Orangeburg pipe was used back in the 50's for waste line along with cast iron. Orangeburg becomes brittle over years and would need replaced. A licensed plumber should evaluate for repairs if needed. The visible waste lines appear to be cast iron to the inspector.
Heating
13) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
Cost estimate: $250.00
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.Cost estimate: $250.00
Cooling / Heat Pump
14) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
Cost estimate: $250.00
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.Cost estimate: $250.00
Kitchen
15) Surface mold was found under the kitchen sink on the drywall. This area should be properly cleaned and treated with a primer paint.
Cost estimate: $150.00
Surface mold was found under the kitchen sink on the drywall. This area should be properly cleaned and treated with a primer paint.Cost estimate: $150.00
16) The appliances that were present are not new and should be recognized as such. The client may wish to replace.
The appliances that were present are not new and should be recognized as such. The client may wish to replace.
Bathrooms / Laundry / Sinks
17) The bathtub at location #A drained slowly. A qualified person should evaluate and repair as necessary.
Cost estimate: $180.00
The bathtub at location #A drained slowly. A qualified person should evaluate and repair as necessary.Cost estimate: $180.00
Interior Rooms / Areas
18) Many windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.
For egress purposes all bedroom windows should open easily.
Exterior window shutters for the east bedrooms should be operable or removed.
Cost estimate: $1,500.00
Many windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.For egress purposes all bedroom windows should open easily.
Exterior window shutters for the east bedrooms should be operable or removed.
Cost estimate: $1,500.00
19) Many interior doors were difficult to open or close, wouldn't latch and/or were misaligned. A qualified person should evaluate and repair as necessary.
Cost estimate: $240.00
Many interior doors were difficult to open or close, wouldn't latch and/or were misaligned. A qualified person should evaluate and repair as necessary.Cost estimate: $240.00
20) Some exterior door hardware, including locksets were loose. A qualified person should repair or replace as necessary.
Front door hardware.
Cost estimate: $180.00
Some exterior door hardware, including locksets were loose. A qualified person should repair or replace as necessary.Front door hardware.
Cost estimate: $180.00
21) Bedroom ceiling fan and light fixture did not function with the operation of the switch. Recommend a licensed electrician evaluate and repair if necessary.
Cost estimate: $245.00
Bedroom ceiling fan and light fixture did not function with the operation of the switch. Recommend a licensed electrician evaluate and repair if necessary.Cost estimate: $245.00
22) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Some minor stains were visible on walls that are indicative of a leak at the ceiling.
Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.Some minor stains were visible on walls that are indicative of a leak at the ceiling.
23) Kitchen window exterior wood paint is failing and needs repaired.
Cost estimate: $240.00
Kitchen window exterior wood paint is failing and needs repaired.Cost estimate: $240.00
24) Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
The cracks were felt under the wallpaper but not visually seen. If wallpaper is removed the client should be aware that multiple cracks may exist. Mainly above headers at windows and doors.
Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.The cracks were felt under the wallpaper but not visually seen. If wallpaper is removed the client should be aware that multiple cracks may exist. Mainly above headers at windows and doors.
25) Some flooring did not feel level when walked on in the hallways leading to bedrooms. The crawlspace showed no signs of sagging floors. This could be a result of worn down walking areas.
Some flooring did not feel level when walked on in the hallways leading to bedrooms. The crawlspace showed no signs of sagging floors. This could be a result of worn down walking areas.
26) Stains were found on the walls of the bedroom closet. No moisture was present and the area should be monitored.
The client should be aware that other things could be discovered during updates or remodel. The inspector is unable to see hidden items. The house was covered with wall paper which may be hiding cracks, holes or other stains.
Stains were found on the walls of the bedroom closet. No moisture was present and the area should be monitored.The client should be aware that other things could be discovered during updates or remodel. The inspector is unable to see hidden items. The house was covered with wall paper which may be hiding cracks, holes or other stains.
27) Bedroom obstructed by personal belongings.
Bedroom obstructed by personal belongings.
28) Switch on the dining room wall should be traced by a licensed electrician to determine what it functions.
Switch on the dining room wall should be traced by a licensed electrician to determine what it functions.