829 east 1650 north lehi, utah 84043 inspection prepared ... home... · onsite home inspections 829...

Notice to third parties: This report is the joint property of OnSite Home Inspections and the client(s) listed above. Unauthorized transfer to any third parties or subsequent buyers is not permitted. This report and supporting inspection were performed according to a written contract agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely upon the contents of this report, but instead to retain the services of the quali�ed home inspector of their choice to provide them with an updated report.

Notice to third parties: This report is the joint property of OnSite Home Inspections and the client(s) listed above. Unauthorized transfer to any third parties or subsequent buyers is not permitted. This report and supporting inspection were performed according to a written contract agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely upon the contents of this report, but instead to retain the services of the quali�ed home inspector of their choice to provide them with an updated report.

Inspector: Jensen Paterson, OnSite Home Inspections

Cover Page

829 East 1650 North Lehi, Utah 84043Inspection Prepared For: Angela Withers

Date of Inspection: 1/11/2019 Time: 9:00 AM

NACHI15080203Inspector: Jensen Paterson

OnSite Home Inspections 829 East 1650 North, Lehi, UT

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Inspection Details

Exterior Areas

Notes About Reading the Report: Text in GREEN denotes the type of material, location, or other property information. Text in BLUE denotes observations that the inspector does not deem to be significant, but need maintenance, repair,correction, or monitoring. Items in BLUE may develop into more significant concerns if not addressed. You may feel anitem in BLUE is significant or important to you, so read the entire report. Text in ORANGE denotes observations the inspector would like to draw extra attention to for further evaluation by acontractor or monitoring over time as weather changes and house components are used more. ORANGE also denotesan item that may have been repaired but there are still signs of damage from the incident and it cannot be determined if ithas been repaired properly because it is covered by the repair.-Text in RED denotes an observation that in the inspector's opinion is a safety hazard, needs immediate repair, could leadto more severe damage, is expensive to fix, needs further evaluation, or is otherwise significant. These RED items shouldgenerally be addressed during your due diligence period. You should read the entire report to understand allobservations and recommendations.

1. OccupancyObservations:• Occupied - Heavy amount of personal items observed. Any and all systems andcomponents not readily visible at the time of the inspection due to furniture and/or personalitems are excluded from the inspection and this report.

2. Utilities• All utilities were on at the time of the inspection.

1. Walkway ConditionObservations:• One or more walkways were cracked, settled, or had damaged surfaces. Recommendsealing to prevent further damage.

2. Driveway ConditionObservations:• One or more areas of the driveway were cracked, settled, or had damaged surfaces.Recommend sealing to prevent further damage.

3. Stairs/RailingObservations:• One or more steps were cracked, settled, or had damaged surfaces. Recommend sealing toprevent further damage.

4. Patio/PorchObservations:• One or more areas of the patio/porch were cracked, settled, or had damaged surfaces.Recommend sealing to prevent further damage.• Patio/porch was covered with snow at the time of the inspection. It was not fully inspected.


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5. Fence/Wall ConditionObservations:• One or more areas of fencing had minor damage. Recommend repair.

6. Siding ConditionType: Vinyl Siding, Brick Veneer SidingObservations:• One or more areas of cracked siding noted. Smaller settling cracks are normal.Recommend repair and monitoring. If cracks are larger it is recommended that they areevaluated and repaired as needed.• One or more areas of siding had minor damage. Recommend repair.• One or more areas of loose, damaged, or missing siding noted. Recommend repair toprevent further damage or water intrusion. There may be hidden damage if water has gottenbehind the siding.

Loose Siding

7. FoundationType:• Basement• Poured ConcreteObservations:• One or more areas of cracked foundation noted. Smaller settling cracks are normal.Recommend sealing and monitoring. If cracks are larger it is recommended that they areevaluated and repaired as needed.


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Cracked Foundation

8. GradingObservations:• Dirt/gravel level was at or above the basement windows. A depth of 4-6 inches from thedirt/gravel to the top of the concrete sill is ideal. Recommend digging out the dirt/gravel orinstalling a window well if one is not present to prevent water from entering the house.

Dirt/Gravel High or Level With the Windows

9. Exterior Door ConditionObservations:• One or more areas of exterior wood door/trim had chipped, worn, or no paint/stain.Recommend keeping the door/trim painted/stained to prevent water damage.• One or more exterior doors had minor damage. Recommend repair.• One or more exterior doors had missing, loose, or damaged weatherstripping. Recommendrepair.

10. Window ExteriorObservations:• One or more exterior windows had minor damage. Recommend repair.• One or more windows needed caulk maintenance. There may be hidden damage if water


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has gotten behind the window/trim. Recommend caulking to prevent water from getting intothe cracks.• One or more window frames/trim were loose, damaged, or missing. This may allow waterintrusion. Recommend repair or replacement.

Window Caulking Needed Damaged Main Floor Living Room ExteriorWindow Trim

11. Window Wells ConditionObservations:• One or more window wells did not have a cover. Individuals (especially children) may fallinto window wells and be injured. Recommend adding window well covers for safety and toprevent debris/leaves from falling into the window well.• One or more window wells had debris and/or leaves. This may cause water to not drainproperly and possibly enter the window. Recommend removal of any debris/leaves toimprove drainage.• One or more window well covers were obstructed so that they may be difficult to remove inthe event of an emergency. Recommend repair.

Obstructed Window Well Covers

12. Exterior Trim ConditionObservations:


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Garage

• One or more areas of exterior trim had minor damage. Recommend repair.

13. DownspoutsObservations:• One or more downspouts drained close to the house. This could result in water eroding thedirt and causing low areas in the grading and water ponding. Recommend installing adownspout extension to divert the water at least 4 feet away from the foundation.• One or more downspouts were buried. It could not be determined where they drained orthe condition of the drains.• One or more downspouts had minor damage. Recommend repair.

14. Vegetation ObservationsObservations:• Plants, bushes, and trees should not be in contact or close to the siding, windows,foundation, roof, fencing, AC unit, gas meter, electric meter, window wells, or attic.Recommend cutting and removing any plants, bushes, or trees/tree branches to preventdamage to the house, eliminate pathways for insects, and create easier access to utilitymeters and shutoffs.

1. Fire Separation Wall/CeilingObservations:• One or more areas of the garage walls/ceiling had damage/holes or missing/loose drywallmud/tape. Recommend repair to maintain fire separation between the garage and livingspace/attic.• Attic cover in the garage was not present, was not installed in a way that provides fireseparation, or was not made from a fire-rated material. Recommend installing an atticaccess with drywall that sits securely in place to create fire separation from the attic.

Garage Attic Access Cover Not Fire-Rated Loose Garage Ceiling Drywall

2. Fire DoorObservations:• The visible and readily accessible areas of the garage fire door were inspected.


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Roof

3. Garage OpenerObservations:• The outdoor keypad opener was not tested due to not having the code.

4. Garage DoorObservations:• One or more areas of the garage door had minor damage. Recommend repair.• One or more garage doors had missing, loose, or damaged weatherstripping. Recommendrepair.

The roof should be inspected annually and after heavy winds to ensure that the roof covering is ingood condition, especially if it is older. Although a home inspection cannot determine how long anyparticular system will last, you can view the Estimated Life Expectancies of several roof types athttp://www.nachi.org/life-expectancy.htm

1. Roof

Architectural Asphalt Shingles

2. Visibility75%Limited By: Solar Panels Covered the Roof

3. Inspected FromOn the Roof

4. Roof Covering ConditionType: Architectural Asphalt ShinglesObservations:• One or more areas of the roof covering had exposed nail/bolt heads. Recommend caulking.

5. Vents/FlashingsObservations:


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Attic

• One or more roof vents/flashings had exposed nail heads. Recommend caulking.• One or more vents/flashings had a gap. This may allow water to enter the attic andpossibly damage the structure and drywall. Recommend repair.

Gap in the Vent

6. GutterObservations:• Debris noted in the rain gutters. Recommend cleaning.

1. Attic

Attic With Fiberglass Insulation

2. AccessObservations:• A single batt of insulation can be added to the attic side of the attic access to increaseenergy efficiency.• Access cover/trim was damaged. Recommend repair or replacement.


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Interior Areas

3. Visibility50%Limited By: Insulation Covered the Joists - Not Safe to Walk In

4. Inspected FromIn the Attic

5. Sheathing/Framing ConditionObservations:• The visible and readily accessible areas of the roof sheathing were inspected.

6. Insulation ConditionType: Loose Fiberglass InsulationDepth: Insulation Averaged 6-8 Inches in DepthObservations:• Evidence of past leaking noted on one or more areas of the insulation. Tested dry at thetime of the inspection. There may be hidden damage that requires a more invasiveinspection that cannot be found during a normal home inspection. Recommend monitoringfor future leaks, having the item further evaluated, and having any issues repaired by aqualified contractor as needed. You may also refer to the seller's disclosures or ask theseller for more information.

Evidence of Past Leaking on the Insulation That Was Dry

7. VentilationObservations:• The visible and readily accessible areas of the attic ventilation were inspected.

There are several components in the Interior Areas section that may have minor damage or generalwear and tear. This is to be expected from buying a used item that has been lived in. These itemsare not all mentioned individually or at all if they are minor or cosmetic. If the inspector wants to drawattention to it there will be a picture. Examples may be small holes, worn cabinets, loose cabinethardware, minor damage to counter tops, walls, and ceilings, stained or worn flooring, missing doorstoppers, loose door hardware, cracked window sill tiles, window sill seam cracks, and dirty windowtracks.


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1. CabinetsObservations:• One or more cabinets had minor wear, damage, and loose or missing hardware.Recommend repair.• Evidence of past leaking noted on one or more cabinets. Tested dry at the time of theinspection. There may be hidden damage that requires a more invasive inspection thatcannot be found during a normal home inspection. Recommend monitoring for future leaks,having the item further evaluated, and having any issues repaired by a qualified contractoras needed. You may also refer to the seller's disclosures or ask the seller for moreinformation.• One or more interior under sink cabinets had damage which appeared to be the result ofleakage. There was discoloration indicating possible microbial growth. Confirmation wouldrequire laboratory analysis. The moisture meter showed no elevated levels of moisture inthe cabinet materials at the time of the inspection, indicating that the intrusion has not beenrecent. Recommend monitoring to avoid further damage to the home and the developmentof conditions which may encourage the growth of microbes such as mold. The cabinetshould be repaired or replaced as needed.

Kitchen Sink Under Cabinet With Microbial Growth

2. Counter TopsObservations:• One or more counter tops needed caulk maintenance. Recommend caulking to preventwater from getting into the cracks and damaging wood/drywall.• One or more counter tops were damaged. Recommend repair.• One or more counter tops did not have a splash guard. Recommend installing to preventwater damage to the wall and cabinet.

3. Wall ConditionObservations:• One or more interior walls had minor damage. Recommend repair.• One or more cracked walls noted. Smaller settling cracks are normal. Recommend sealingand monitoring. If cracks are larger it is recommended that they are evaluated and repairedas needed.

4. Ceilings ConditionObservations:• One or more interior ceilings had minor damage. Recommend repair.


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• Evidence of past leaking noted on one or more interior ceilings. Tested dry at the time ofthe inspection. There may be hidden damage that requires a more invasive inspection thatcannot be found during a normal home inspection. Recommend monitoring for future leaks,having the item further evaluated, and having any issues repaired by a qualified contractoras needed. You may also refer to the seller's disclosures or ask the seller for moreinformation.

Evidence of Past Leaking in the Garage Ceiling That Was Dry

5. Floors ConditionObservations:• One or more interior floors had minor damage, wear, stains, gaps, cracks, no finishflooring, were squeaky, etc. Recommend repair.• One or more floors squeaked when they were walked on. This may be due to it being anolder home, the subfloor not being secure, nails that missed the joists, or another condition.Recommend repair if desired.• Concrete floor cracking noted. Smaller settling cracks are normal. Recommend sealing andmonitoring. If cracks are larger it is recommended that they are evaluated and repaired asneeded.

Cracked Basement Concrete Floor

6. Doors


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Observations:• One or more doors had a missing or broken door stopper. Recommend installing toprevent damage to the wall.• One or more interior doors had minor damage. Recommend repair.• One or more doors did not latch properly or rubbed in the frame or on the flooring whenclosed. Recommend repair.

7. Window InteriorType: VinylObservations:• One or more windows had minor damage, seam cracks, dirty tracks, cracked sill tiles,broken/loose blinds or curtain rods, were slightly difficult to operate, etc. Recommendrepair.• Evidence of past leaking noted on one or more interior windows. Tested dry at the time ofthe inspection. There may be hidden damage that requires a more invasive inspection thatcannot be found during a normal home inspection. Recommend monitoring for future leaks,having the item further evaluated, and having any issues repaired by a qualified contractoras needed. You may also refer to the seller's disclosures or ask the seller for moreinformation.• One or more windows were difficult to operate. This may be due to dirty tracks, old metalor wood windows, loose springs, damaged/broken hardware or trim, or swelling vinyl.Recommend evaluation and repair.• One or more window frames/trim were loose/damaged. This may allow water intrusion.Recommend repair or replacement.

Evidence of Past Leaking at the GarageWindow Sills That Was Dry

Loose Window Trim

8. Stairs/RailingObservations:• The visible and readily accessible areas of the stairs/railing were inspected.

9. FoundationObservations:• One or more areas of cracked foundation noted. Smaller settling cracks are normal.Recommend sealing and monitoring. If cracks are larger it is recommended that they areevaluated and repaired as needed.


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Appliances

10. StructureObservations:• The visible and readily accessible areas of the structure were inspected.

There are several components in the Appliances section that may have minor damage or generalwear and tear. This is to be expected from buying a used item. These items are not all mentionedindividually or at all if they are minor or cosmetic. If the inspector wants to draw attention to it therewill be a picture. Examples may be dirty appliances, minor damage, rust, worn controls, mineralbuildup, and loose handles. The appliances should be maintained and inspected annually to ensureproper function, especially if the units are older. Although a home inspection cannot determine howlong any particular appliance will last, information regarding the Estimated Life Expectancies ofseveral items can be found at http://www.nachi.org/life-expectancy.htm

1. DishwasherObservations:• Dishwasher had mineral buildup/debris. Recommend cleaning.• No high loop noted at the dishwasher drain line. This is installed to prevent water at thesink drain or disposal from entering the dishwasher. Recommend reviewing the appliancemanual to see if it contains an air gap and if not, have a high loop installed in the drain line.

2. Garbage DisposalObservations:• Garbage disposal was rusted. Recommend repair or replacement if the rust is bad enough.

3. Cook TopType: ElectricObservations:• Cook top was worn. Recommend using the appropriate cleaner to prevent further wear.

4. OvenObservations:• Oven was dirty. Recommend cleaning, especially if there is a lot of food built up, to preventan oven fire.

5. MicrowaveObservations:• Microwave had minor damage/wear that did not appear to affect the function of themicrowave.• Microwave filter was dirty. Recommend cleaning.

6. RefrigeratorObservations:• Refrigerator had minor damage/wear that did not appear to affect the function of therefrigerator.

7. Washer HookupsObservations:• The visible and readily accessible areas of the washing machine hookups were inspected.

Definition

Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged.


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Heating/Cooling

8. Dryer HookupsType: GasObservations:• Lint buildup noted at visible portions of the dryer vent. Recommend cleaning.

The heating and cooling units are operated using normal controls. The heater and air conditioningunits, if present, should have yearly maintenance and inspections by a licensed qualified HVACtechnician to ensure proper function, especially if the units are older. Although a home inspectioncannot determine how long any particular system will last, I have provided information regarding theEstimated Life Expectancies of several items at http://www.nachi.org/life-expectancy.htm

1. Heater Details• **Type**• Gas Furnace• **Brand**• Rheem• **Dated**• October 1994

Furnace Dated October 1994

2. HeaterObservations:• The estimated life span of a furnace is 15-25 years. It is recommended that the furnace beevaluated by a qualified HVAC technician to determine if any repairs are needed, give amore accurate remaining life, and determine if replacement of any components are neededwith an accompanied bid for replacement. A full and complete furnace evaluation goesbeyond the home inspection standards of practice and the home inspector does not performsuch an evaluation. Planning and budgeting for replacement should be considered.


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Heater Ran at 103 Degrees

3. EnclosureObservations:• Heater enclosure and components were dirty. Recommend a clean and check.

4. Manual ShutoffObservations:• The visible and readily accessible areas of the air handler shutoff switch were inspected.

5. Cover ShutoffObservations:• The visible and readily accessible areas of the cover shutoff were inspected.

6. Exhaust Pipe ConditionObservations:• The visible and readily accessible areas of the exhaust pipe were inspected.

7. Return AirObservations:• One or more return air grills had accumulated dust. Recommend cleaning.


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Return Air Was at 76 Degrees

8. Combustion AirObservations:• The visible and readily accessible areas of the combustion air supply were inspected.

9. VentsObservations:• Debris noted inside one or more vents. Recommend cleaning to improve air flow.• One or more vent covers were loose. Recommend repair.

10. FiltersLocation: Right of the Air HandlerObservations:• MAINTENANCE: The air filter should be inspected at least monthly and replaced as neededwhen dirty. Remember that dirty filters are the most common cause of inadequate heating orcooling performance. Recommend replacing the filter the day you move in and keeping aschedule for replacement.

Air Handler Filter

11. Ductwork

Definition

The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low.


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Observations:• One or more areas of ductwork had duct tape, which will deteriorate. Recommendreplacing with the appropriate HVAC tape.

12. Thermostat ConditionLocation: HallwayObservations:• The visible and readily accessible areas of the thermostat were inspected.

13. Air Conditioning Details• **Brand**• Goodman• **Dated**• May 1996

AC Condenser Dated May 1996

14. Air ConditioningObservations:• Recommend clearing any dirt/debris away from the AC condenser.• AC condenser fins were damaged. This restricts air flow and causes the unit to runineffectively. Recommend repair.• The estimated life span of an air conditioner is 8-20 years. It is recommended that the airconditioner be evaluated by a qualified HVAC technician to determine if any repairs areneeded, give a more accurate remaining life, and determine if replacement of anycomponents are needed with an accompanied bid for replacement. A full and complete airconditioner evaluation goes beyond the home inspection standards of practice and thehome inspector does not perform such an evaluation. Planning and budgeting forreplacement should be considered.• Outside temperature was below 65 degrees. The AC condenser could not be tested due tothe cold weather or else damage to the unit could result from turning it on. Recommendasking the seller if the unit works properly and testing it when the temperature gets above65 degrees.


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Plumbing

AC Condenser Fin Damage Temperature Below 65 Degrees

15. Air Conditioning DisconnectType:• PullObservations:• The visible and readily accessible areas of the air conditioning disconnect were inspected.

16. Refrigerant Line ConditionObservations:• Insulation on the AC unit refrigerant line was missing/damaged. Recommend repair.• Gap where the refrigerant line enters the house. Recommend caulking.

1. Water SupplyType: PublicObservations:• The visible and readily accessible areas of the water service were inspected.

2. Main Water LineType: Copper MetalLocation: Basement WallObservations:• The visible and readily accessible areas of the main water line/shutoff were inspected.


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Main Water Shutoff With Pressure Regulator

3. Water Supply LineType: Copper MetalObservations:• Evidence of past leaking noted on one or more areas of water supply piping. Tested dry atthe time of the inspection. Recommend monitoring for future leaking and repairing asneeded. You may also refer to the seller's disclosures or ask the seller for more informationor have a qualified plumber evaluate the water supply piping before the end of your duediligence period and make repairs as needed.

4. Drain Piping ConditionType: ABS - Acrylonitrile Butadiene Styrene PlasticObservations:• Evidence of past leaking noted on one or more areas of drain piping. Tested dry at the timeof the inspection. Recommend monitoring for future leaking and repairing as needed. Youmay also refer to the seller's disclosures or ask the seller for more information or have aqualified plumber evaluate the drain piping before the end of your due diligence period andmake repairs as needed.• One or more drain pipes were installed improperly. Recommend repair.• One or more S-traps noted. This trap configuration may cause the water in the trap tosiphon dry, allowing sewer gas and odors to enter the house. There are different solutionsto fix the conditions and you should have a qualified plumbing contractor determine whichwould would be best for this location.

Definition

Acronym for acrylonitrile butadiene styrene; rigid black plastic pipe used only for drain lines.


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Improper Basement Bathroom Sink Drain Piping Installation

5. Hose BibsObservations:• The visible and readily accessible areas of the hose bibs were inspected.

6. Main Gas Valve ConditionLocation: Exterior NorthObservations:• The visible and readily accessible areas of the gas meter were inspected.

7. FaucetsObservations:• One or more sink faucet handles were loose. Recommend securing.• One or more sink faucet drain stoppers were missing or did not function properly.Recommend repair.

8. SinksObservations:• One or more sinks had minor damage, a worn finish, surface cracking, etc. Recommendrepair.• One or more sinks drained slow. Recommend clearing or adjusting the drain stopper.


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Slow Drain at the Master Bathroom Left Sink Slow Drain at the Basement Bathroom Sink

9. ToiletsObservations:• One or more toilets were dirty. Recommend cleaning.• One or more toilets had a loose seat/lid. Recommend securing.

10. ShowersObservations:• One or more shower diverters did not divert all of the water. Recommend repair.

11. BathtubsObservations:• One or more bathroom tubs had a missing or broken drain stopper. Recommend repair.• One or more bath tubs had minor damage or wear. Recommend repair.• One or more bath tubs had gaps or cracks that needed caulking. Recommend repair toprevent water from getting into the cracks. There may be hidden damage if moisture hasgotten behind the bath tub.• One or more bathroom tubs drained slow. Recommend clearing or adjusting the drainstopper.• Tub faucet/handle was loose in the wall. Recommend securing.


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Water Heater

Loose Main Floor Full Bathroom Tub Faucet inthe Wall

Slow Drain at the Main Floor Full BathroomTub

Slow Drain at the Master Bathroom Tub

The water heater is operated using normal controls. The water heater should have yearlymaintenance and inspections by a licensed qualified plumber to ensure proper function, especially ifthe unit is older. Although a home inspection cannot determine how long any particular system willlast, I have provided information regarding the Estimated Life Expectancies of several items athttp://www.nachi.org/life-expectancy.htm

1. Water Heater Details• **Type**• Gas• **Capacity**• 50 gallons• **Brand**• Premier Plus• **Dated**• March 2018


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Water Heater Dated March 2018

2. Water HeaterObservations:• The visible and readily accessible areas of the water heater were inspected.

3. Combustion AirObservations:• The visible and readily accessible areas of the combustion air supply were inspected.

4. Exhaust Pipe ConditionObservations:• The visible and readily accessible areas of the exhaust piping were inspected.

5. Expansion Tank/Valve ConditionObservations:• Leak noted at the expansion valve pipe/tank. This could indicate a component failure.Recommend repair.

Expansion Valve Pipe Leaked


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Electrical

6. Cold Water Shutoff ValveObservations:• The visible and readily accessible areas of the cold water shutoff were inspected.

7. Water Line ConditionObservations:• The visible and readily accessible areas of the water heater water lines were inspected.

8. TPR Valve ConditionObservations:• The visible and readily accessible areas of the temperature pressure relief valve wereinspected.

9. Earthquake StrapsObservations:• No earthquake strapping was present. Recommend installing to secure the water heater.

No Water Heater Earthquake Strapping

10. Drain ValveObservations:• The visible and readily accessible areas of the drain valve were inspected. It isrecommended that this valve be opened periodically to drain excess minerals and sedimentthat may settle at the bottom of the water heater tank.

1. Electric ServiceSize:• 100 AmpsObservations:• The visible and readily accessible areas of the electrical service were inspected.

2. OutletsObservations:


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• One or more outlet covers were missing, damaged, or loose. Recommend repair.• One or more outlets were loose. Recommend repair.• One or more outlets were painted. It did not appear to affect their function, but outletsshould not be painted. Recommend replacement.• One or more outlets were not GFCI protected. Recommend installing GFCI outlets. GFCIoutlets are required at the exterior (as of 1973), bathrooms (as of 1975), garage (as of 1978),kitchen within 6 feet of the sink (as of 1987), at all kitchen counter tops; not just within 6 feetof the sink (as of 1996), and near utility, garage, or laundry sinks (as of 2005).

Front Exterior Outlets Not GFCI Protected Garage Outlets Not GFCI Protected

3. SwitchesObservations:• One or more switch covers were cracked/damaged. Recommend repair.

4. Light FixturesObservations:• One or more light fixtures had minor damage, missing/broken covers, bulbs out, wereloose, etc. Recommend repair.

5. Ceiling FansObservations:• One of more ceiling fans were missing the pull chain. Recommend repair.• One or more ceiling fans were loose and/or shook when operated. Recommend repair.• One or more ceiling fans did not operate properly when tested. Recommend repair.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Master Bedroom Ceiling Fan Did Not Function

6. Safety DetectorsObservations:• It is recommended that the smoke/carbon monoxide detectors are tested often to ensureproper function.

7. Exhaust FansObservations:• One or more interior exhaust fans were dirty. Recommend cleaning to prolong the life ofthe motor.

8. Panel

Exterior of Main Electrical Panel Interior of Main Electrical Panel

9. Electrical Panel ConditionLocation: BasementObservations:• One or more breakers were not labeled. Recommend labeling so as to be able to determinewhich breakers control which outlets/fixtures.


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10. Panel WiringObservations:• One or more neutral terminals had more than one neutral wire. These should only have onewire tied into them. Recommend repair.

More Than One Neutral Wire

11. Breaker ConditionObservations:• One or more breakers were not in use.


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Report Summary

Report SummaryThe summary below consists of potentially significant findings. These findings can be a safetyhazard, improperly installed item, defective product, an item of significant expense ($500+), or anitem that, if not repaired, could lead to a significant expense (these are in RED). The summary mayalso contain items that the inspector would like to draw extra attention to for further monitoring orevaluation by a qualified person (these are in ORANGE). The summary is not a complete listing of allthe findings in the report. Please read your entire report as the summary alone does not explain all ofthe issues. All repairs should be done by a qualified person. It is recommended that you obtain acopy of all receipts, warranties, and permits for the work which is done.

Exterior AreasPage 2 Item: 6 Siding Condition • One or more areas of loose, damaged, or missing siding

noted. Recommend repair to prevent further damage orwater intrusion. There may be hidden damage if water hasgotten behind the siding.

Page 3 Item: 8 Grading • Dirt/gravel level was at or above the basement windows.A depth of 4-6 inches from the dirt/gravel to the top of theconcrete sill is ideal. Recommend digging out thedirt/gravel or installing a window well if one is not presentto prevent water from entering the house.

Page 4 Item: 10 Window Exterior • One or more window frames/trim were loose, damaged,or missing. This may allow water intrusion. Recommendrepair or replacement.

Page 4 Item: 11 Window WellsCondition

• One or more window well covers were obstructed sothat they may be difficult to remove in the event of anemergency. Recommend repair.

GaragePage 5 Item: 1 Fire Separation

Wall/Ceiling• Attic cover in the garage was not present, was notinstalled in a way that provides fire separation, or was notmade from a fire-rated material. Recommend installing anattic access with drywall that sits securely in place tocreate fire separation from the attic.

RoofPage 7 Item: 5 Vents/Flashings • One or more vents/flashings had a gap. This may allow

water to enter the attic and possibly damage the structureand drywall. Recommend repair.

Interior AreasPage 9 Item: 1 Cabinets • One or more interior under sink cabinets had damage

which appeared to be the result of leakage. There wasdiscoloration indicating possible microbial growth.Confirmation would require laboratory analysis. Themoisture meter showed no elevated levels of moisture inthe cabinet materials at the time of the inspection,indicating that the intrusion has not been recent.Recommend monitoring to avoid further damage to thehome and the development of conditions which mayencourage the growth of microbes such as mold. Thecabinet should be repaired or replaced as needed.


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Page 11 Item: 7 Window Interior • One or more windows were difficult to operate. This maybe due to dirty tracks, old metal or wood windows, loosesprings, damaged/broken hardware or trim, or swellingvinyl. Recommend evaluation and repair.• One or more window frames/trim were loose/damaged.This may allow water intrusion. Recommend repair orreplacement.

Heating/CoolingPage 13 Item: 2 Heater • The estimated life span of a furnace is 15-25 years. It is

recommended that the furnace be evaluated by aqualified HVAC technician to determine if any repairs areneeded, give a more accurate remaining life, anddetermine if replacement of any components are neededwith an accompanied bid for replacement. A full andcomplete furnace evaluation goes beyond the homeinspection standards of practice and the home inspectordoes not perform such an evaluation. Planning andbudgeting for replacement should be considered.

Page 16 Item:14

Air Conditioning • The estimated life span of an air conditioner is 8-20years. It is recommended that the air conditioner beevaluated by a qualified HVAC technician to determine ifany repairs are needed, give a more accurate remaininglife, and determine if replacement of any components areneeded with an accompanied bid for replacement. A fulland complete air conditioner evaluation goes beyond thehome inspection standards of practice and the homeinspector does not perform such an evaluation. Planningand budgeting for replacement should be considered.• Outside temperature was below 65 degrees. The ACcondenser could not be tested due to the cold weather orelse damage to the unit could result from turning it on.Recommend asking the seller if the unit works properlyand testing it when the temperature gets above 65degrees.

PlumbingPage 18 Item: 4 Drain Piping

Condition• One or more drain pipes were installed improperly.Recommend repair.• One or more S-traps noted. This trap configuration maycause the water in the trap to siphon dry, allowing sewergas and odors to enter the house. There are differentsolutions to fix the conditions and you should have aqualified plumbing contractor determine which wouldwould be best for this location.

Page 19 Item: 8 Sinks • One or more sinks drained slow. Recommend clearingor adjusting the drain stopper.

Page 20 Item:11

Bathtubs • One or more bathroom tubs drained slow. Recommendclearing or adjusting the drain stopper.• Tub faucet/handle was loose in the wall. Recommendsecuring.

Water HeaterPage 22 Item: 5 Expansion

Tank/ValveCondition

• Leak noted at the expansion valve pipe/tank. This couldindicate a component failure. Recommend repair.


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Page 29 of 29


Page 29 of 29

Page 23 Item: 9 EarthquakeStraps

• No earthquake strapping was present. Recommendinstalling to secure the water heater.

ElectricalPage 24 Item: 2 Outlets • One or more outlets were not GFCI protected.

Recommend installing GFCI outlets. GFCI outlets arerequired at the exterior (as of 1973), bathrooms (as of1975), garage (as of 1978), kitchen within 6 feet of the sink(as of 1987), at all kitchen counter tops; not just within 6feet of the sink (as of 1996), and near utility, garage, orlaundry sinks (as of 2005).

Page 24 Item: 5 Ceiling Fans • One or more ceiling fans did not operate properly whentested. Recommend repair.

Page 26 Item:10

Panel Wiring • One or more neutral terminals had more than oneneutral wire. These should only have one wire tied intothem. Recommend repair.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

829 east 1650 north lehi, utah 84043 inspection prepared ... home... · onsite home inspections 829...

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