This report published on Tuesday, March 29, 2022 7:49:43 AM EDT
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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
Safety concern
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 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 https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Inspection fee: 325.00
Payment method: Invoiced
Type of building: Single family
Number of residential units inspected: 1
Age of building(s): Built 1974
Source for building age: Client
Occupied: No
1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection.
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Outbuildings
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt, Poured in place concrete
Condition of exterior stairs: Appeared serviceable
Exterior stair material: Masonry
2) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl, Brick veneer
Foundation type: Crawlspace
Foundation material: Concrete block
Beam material: Built up wood
Floor structure: Solid wood joists
Condition of crawl space: Required repair and/or evaluation (see comments below)
Crawl space inspection method: Traversed
Insulation material underneath floor above: None visible
Vapor barrier present: No
3) Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client should review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
Photo 3-1 Photo 3-2
4) One or more exhaust duct end caps were damaged. A qualified person should evaluate and repair as necessary.
Photo 4-1
5) No vapor barrier was installed in the crawl space. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the building from the soil. A qualified person should install a vapor barrier as per standard building practices.
Photo 5-1 Photo 5-2
Photo 5-3 Photo 5-4
6) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
Photo 6-1
7) Minor cracks or deterioration were found in one or more sections of brick veneer. Recommend filling cracks to prevent water intrusion.
Photo 7-1 Photo 7-2
8) Mold/mildew stains were visible on some sections of floor substructure. At a minimum, recommend installing a vapor barrier in the crawlspace. Client should consider having an evaluation by a qualified contractor specializing in crawlspace moisture issues.
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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Hipped
Roof ventilation type: Enclosed soffit vents, Mechanical vents with turbine
Age of roof surface(s): Recently re-coated
Condition of metal and/or tile roof surface materials: Appeared serviceable
Metal, tile or panel roof surface material: Metal
Gutter and downspout installation: None
Condition of attic: Required repair and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling insulation material: Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-25
Roof ventilation: Appears serviceable
10) Attic access stairs(at the porch) were unsafe due to the following conditions: deteriorated. A qualified person should evaluate and repair or replace the stairs as necessary.
Photo 10-1 Photo 10-2 Loose hardware
11) Visible areas of metal roof panels appeared serviceable. Maintenance was needed at some fasteners due to a few loose screws at various areas.
Photo 11-1 Photo 11-2
Photo 11-3 Photo 11-4
Photo 11-5 Photo 11-6
Photo 11-7 Photo 11-8
Photo 11-9 Photo 11-10
12) The ceiling insulation installed in the attic appeared to have an R rating that's slightly less than current standards (R-38). Client should consider adding more insulation for better energy efficiency.
Photo 12-1 Photo 12-2
Photo 12-3
13) Visible areas of roof structure appeared serviceable.
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Hall
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: 10/11(water heater)
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Carbon monoxide alarms installed: No, recommend install
14) One or more overcurrent protection devices (circuit breakers or fuses) in panel #A were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
Photo 14-1
15) Some electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
One receptacle at the screened porch
Photo 15-1
16) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), garage and/or exterior. 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
17) One or more exterior electric receptacles were being used for appliances or systems that are constantly in use, and were not equipped with "in-use" receptacle covers for wet locations. This is a safety hazard due to the risk of shock and fire. "In use" covers should be installed where necessary.
Photo 17-1
18) Smoke detectors were missing from bedrooms and/or from hallways leading to bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
19) Substandard wiring was found at the attic and/or crawl space. For example, unterminated wires, exposed splices and/or missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
Photo 19-1 Photo 19-2
Photo 19-3 Photo 19-4
20) One or more light globes and/or covers were missing and should be replaced as necessary.
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut: At the well
Water service: Private
Service pipe material: Plastic
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Galvanized steel, CPVC
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Plastic
21) Major corrosion was found in some water supply valves. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.
Photo 21-1 Appears to be the valve the refrigerator
22) One or more sections of water supply pipes were loose or had substandard support. A qualified person should evaluate and repair as necessary, and as per standard building practices.
Photo 22-1
23) Hanger straps for waste lines in one or more locations were broken. This can result in poorly sloped and/or fallen pipes. A qualified person should evaluate and repair as necessary.
Photo 23-1
24) Recommend having the septic tank pumped if it was last pumped more than 5 years ago.
25) A water softener system was installed on the premises. No evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Estimated age: 24 years old
Energy source: Electricity
Capacity (in gallons): 40
Manufacturer: A.O. Smith
Location of water heater: Hall closet
26) 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. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.
Photo 26-1
27) A water heater was installed in finished living spaces and had no catch pan and drain installed. Client should consider having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.
28) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Appeared serviceable
Type: Packaged unit, Heat pump
Estimated age: 18 years old
Approximate tonnage: 3.5 tons
Manufacturer: Trane
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
Location of air filters: Behind return air grill
29) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
30) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be beyond this age.
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, nor 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.
Condition of fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Location #A: Family room
Fireplace type: Masonry
Fuel type: Wood
Condition of chimneys: Appeared serviceable
Chimney type: Masonry
31) The firebox at location #A showed moderate evidence of deterioration, including cracked and/or deteriorated mortar and/or bricks. A qualified contractor should evaluate and repair as necessary.
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
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 dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
32) Significant corrosion was found at one or more water supply valves for the sink. Corroded valves may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.
Photo 32-1
33) Caulk was deteriorated around the sink. A qualified person should repair as necessary.
Photo 33-1
34) The light in the exhaust hood was inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified person if necessary.
35) The estimated useful life for most kitchen appliances is 10 to 15 years. The following appliances appeared to be at and/or beyond this age and/or their useful lifespan and may need replacing at any time: dishwasher, refrigerator, range and/or range hood. Recommend budgeting for replacements in the near future.
36) Some items were obscured by stored items or dishes and couldn't be fully evaluated, including: counters and/or area below sink(s).
37) The refrigerator ice maker was in the "off" position. The inspector was unable to evaluate this component.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Hall bathroom
Location #B: Master bathroom
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 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: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Condition of laundry facilities: Appeared serviceable
240 volt receptacle for laundry equipment present: Yes
38) The exhaust fan at location #A was noisy. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.
39) Significant corrosion was found at one or more water supply valves for the sink at location #A and B. Corroded valves may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.
Photo 39-1 Photo 39-2
40) The toilet at location #A "runs" after being flushed, where water leaks from the tank into the bowl. A qualified plumber should evaluate and repair or replace components as necessary.
41) Significant corrosion was found at the water supply valve for the toilet at location #A and B. Corroded valves may be near or beyond their service life. A qualified plumber should evaluate and repair or replace as necessary.
42) The sink drain stopper mechanism at location #C was inoperable. A qualified person should repair or replace as necessary.
43) Caulk was deteriorated around the sink at location #A. A qualified person should repair as necessary.
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. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. 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: Wood
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Multi-pane
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Paneling
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Laminate
44) One or more screen doors were misaligned. Recommend that a qualified person evaluate and repair or replace as necessary.
At the screened porch.
45) Some exterior door hardware, including handles were damaged. Recommend that a qualified person repair or replace as necessary.
Photo 45-1
46) One or more interior doors were damaged. Recommend that a qualified person replace or repair doors as necessary.
Photo 46-1
47) Fixtures such as towel hangers were damaged. Recommend that a qualified person repair or replace as necessary.
Photo 47-1
48) Vinyl, linoleum or marmoleum flooring in one or more areas was loose. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
49) Carpeting in one or more areas was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
Photo 49-1
50) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
51) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.
52) Floor guides were missing at one or more sliding closet doors.
53) Some interior door hardware (knobs) were loose. Recommend that a qualified person repair or replace as necessary.
54) One or more window screens were damaged or deteriorated. Recommend replacing window screens as necessary.
Photo 54-1
55) Minor blemishes were found in walls/ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair of these for aesthetic reasons.
Photo 55-1
56) 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.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Dining room. Laundry room.
Photo 56-1 Photo 56-2
57) One or more hinged exterior doors had no deadbolt lock installed and relied solely on the entry lockset for security. Recommend installing locksets on exterior doors where missing for added security.
Limitations: 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. The client should have qualified lab test the well water for bacterial contaminants. A qualified well specialist should evaluate the well and perform a yield test.
Condition of private water supply: Appeared serviceable
Location of well: Back yard
Condition of pump: Appeared serviceable
Type of pump: Submersible
Condition of well equipment: Appeared serviceable
Condition of pressure tank: Appeared serviceable
58) The estimated useful life for most well pumps is 15 to 20 years.
Photo 58-1
This is a visual inspection only. Any repairs or remodeling may reveal defects that were not visible at time of inspection. Thank you for your business.
