home inspection report...foundation with a maximum soil grade six inches below any wood materials....

Home Inspection Report19-3996 Elepio St

Prepared for:The Prospective Buyer

Inspection Date12/20/2010

Prepared by: #207557

Inspector: Jake Bierman

Report: 101220 Address: 19-3996 Elepio St

© Bierman Home Inspection, Inc Confidential - for client use only. Use by any unauthorized persons is prohibited.



This report is the exclusive property of Bierman Home Inspection and the client whose nameappears herewith and its use by any unauthorized persons is prohibited.

INSPECTION REPORT DATACLIENT INFORMATION:

CLIENT NAME(S): Mary Elsener & Les Chibang. MAILING ADDRESS: CITY/STATE/ZIP: Volcano, HI 96785. PHONE #: C:557-0959.E-MAIL [email protected]; [email protected].

INSPECTION SITE INFORMATION:INSPECTION SITE: 19-3996 Elepio St. CITY/STATE/ZIP: Volcano, HI 96785.BUILDING TYPE: Single Family Home.APPROX. SIZE: 1400-1600 Square Feet.MAIN ENTRY FACES: West.OCCUPANCY STATUS: Occupied.

INSPECTION INFORMATION:FILE #: 101220.DATE/ START TIME OFINSPECTION:

12/20/2010, 08:00 AM.

WEATHER/TEMP: Overcast, 70-80 degrees F.PEOPLE PRESENT: Seller.DELIVER REPORT TO CLIENTS: Home.

GROUNDSWALLS AND TRIM:

MATERIAL: Manufactured wood siding (e.g. LP siding, Oriented Strand Board (OSB),T-111 plywood, or equivalent). Wood trim.

CONDITION: Siding appears serviceable. Trim appears serviceable. Spot painting andcaulking (typical homeowner maintenance) of siding and or trim to protectthe structure from the weather is suggested.

DRIVEWAY:TYPE: Crushed rock.CONDITION: Driveway is in good condition.

LANAI:

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LOCATION AND TYPE 1: Front of building. Wood, Open design.CONDITION 1: Appears serviceable, Handrails are not present

or missing and should be installed as a form offall protection.

COVER TYPE 1: Same as structure (see roofing section of this report).EXTERIOR STAIRS/STOOPS:

LOCATION AND CONDITION 1: Front of building. Stairs are in serviceablecondition. Handrails are not present and arerecommended for installation as a form of fallprotection.

LOCATION AND CONDITION 2: Rear of building. Stairs are in serviceablecondition. Minor rot noted to handrail. Handrailis serviceable but eventual replacement will beneeded.

LANDSCAPING:VEGETATION: Vegetation is currently well maintained. Keep

plants trimmed away from the home in the futureas they continue to grow. A six inch minimumdistance from the home is recommended forvegetation growth.



GRADING: An ideal situation is that your slope should fall away from the structure at aminimum of 1/2 inch per foot and extend at least 10 feet away from thefoundation with a maximum soil grade six inches below any wood materials. Gentle slope. Grade at foundation appears serviceable.

OTHER INFORMATION: High voltage wire is present underthe base of the home to keep outone particular dog. At the time ofthe inspection the wire wasunplugged. Ensure that it isunplugged if you go under thehome.

HOSE FAUCETS:TYPE: Anti siphon type.OPERATION: Spigots operated normally. Upgrading gate

valve spigots to anti siphon spigots aresuggested since you have a self contained waterstorage system.

KITCHEN - APPLIANCES - LAUNDRYKITCHEN SINK:

TYPE: Stainless Steel.CONDITION: Sink is in good condition. Faucet is operational. Drain line is operating

properly. Hand sprayer is functional.RANGE/COOK TOP AND OVEN:

TYPE: Freestanding. Gas operated appliance. The gas operated system haselectric ignition of gas burners.

CONDITION: Unit is operational.VENTILATION:

TYPE: Internally ventilated type (external ventilation is recommended as anupgrade).

CONDITION: Fan is operational.REFRIGERATOR:



TYPE: Electric operated. Automatic defrost. Automatic ice or water dispensingfeature is present.

CONDITION: Refrigerator operated normally at the time of inspection. Automatic ice orwater dispensing feature is operating normally.

OTHER BUILT-IN COMPONENTS:GARBAGE DISPOSAL: Unit is operational. No adverse conditions noted to wiring.

Maintenance note: Since the garbage disposal is connected to thecesspool system limited use of the disposal is suggested. A large amount ofsolid material introduced into a closed system can lead to unnecessarymaintenance issues or possible failure. Things that should not go into thesystem are bones, grease, and fats. Significant amounts of vegetablematter can be composted instead of sending it down the drain. The lesssolid matter that is introduced into the system, the easier the breakdownprocess will be.

MICROWAVE: Appears serviceable. Increasing the spacebetween the microwave and the range isrecommended.

INTERIOR COMPONENTS:COUNTERS AND CABINETS: Counters are Formica (plastic laminate).

Counters are tile. Counters appear to be in goodcondition. Cabinets appear serviceable withminor wear noted (e.g. chips, scratches, stains,adjust as desired).

SWITCHES/FIXTURES/OUTLETS:

Outlets over the counter tops are GFCI protected.

LAUNDRY:DISCLAIMER: Laundry appliances are not moved during the inspection and the condition of

any walls or flooring hidden by them cannot be judged. Water supply valvesserving the washing machine are not operated. Water supply valves may besubject to leaking if turned due the infrequency of use.



LOCATION: Rear entry area.

WASHER: Washer appears to run through its operating cycle normally. Electrical outletis grounded.

DRYER (GAS): Gas service pipe is provided. Plumbing for the service line was unable to becompletely seen but no adverse condition are suspected. A dryer vent isprovided, and in good visual condition.

DRYER (ELECTRIC): Viewing of the outlet was not possible but no adverse conditions aresuspected (last time I was here it was fine).

VENTILATION Because of the availability of free air movement for this area ventilation isnot an issue. If in the future you find this area enclosed or having a reducedair flow additional ventilation may be needed to prevent excessive moisturein this area.

INTERIORMAIN ENTRY DOOR:

MAIN ENTRY DOOR: Door integrity is good. Dead bolt is operational. Door hardware isserviceable. No door bell is present at this location (common for Hawaii).

EXTERIOR DOORS:INSPECTION NOTE: Exterior doors are checked from the interior in a clockwise direction

throughout the perimeter of the home with the main entry door being in the12 O'clock position.

EXTERIOR DOOR #1: Standard side/rear door. Door integrity is good. Dead bolt is operational. Door hardware is serviceable.

INTERIOR DOORS:INSPECTION NOTE: Interior and closet doors are inspected individually. As they do not affect the

habitability of the home and are not considered for personal security; theyare rated as a group.



INTERIOR DOORS: Cosmetic damage noted to some doors(scratches, dents, small holes). Door hardwareis operational.

CLOSET DOORS: Overall the closet doors appear to be in good condition. The hardware forthe doors is serviceable.

WINDOWS:TYPE: Installed windows are constructed from wood. The types of windows

installed are sliding, casement, and fixed. The windows do not haveinsulated glass installed (common for our climate).

CONDITION: A representative sampling was taken. Windowsas a grouping are generally operational. Thelatching devices or operation hardware onvarious windows could use some adjustment butoverall condition is good. Screens are damagedor missing at various window locations (notinstalled). Correct as desired.

SKYLIGHTSTYPE: The skylights installed are constructed of glass with metal casing. These

skylight do not have the ability to open.CONDITION: Skylights appear to be in good condition. Due to

the age of the home there may be some unseendamage present around the skylight area. Thiswould most likely be from past leaking. Nocurrent leaking was seen at the time of theinspection.

INTERIOR WALLS:MATERIAL & CONDITION: Drywall. Wood planks. General condition appears serviceable. Typical

lived in use and wear noted. Stored items or furnishings prevent fullinspection of interior walls.

CEILINGS:TYPE & CONDITION: Wood. General condition appears serviceable.

FLOOR COVERINGS:TYPE & CONDITION: Carpet. Vinyl/Linoleum. Typical damage and deterioration common to the

age of the materials is noted. Worn areas and traffic paths are noted. Stains are noted in various areas of the floor covering. Linoleum tiles are



installed in wet locations (i.e. bathroom, kitchen, laundry). I do notrecommend the installation of this type of tile because of the individual gapsthat are between each tile may allow water to penetrate into the sub flooring.Since the areas which the tiles are installed are considered wet locations I

recommend that a less permeable surface be installed in the future. Storeditems or furnishings prevent full inspection.

STAIRS & HANDRAILS:MAIN/MIDDLE CONDITION: Interior stairs are serviceable. Stair handrail is serviceable.

FIREPLACE/WOOD BURNING DEVICES:UNIT #1 Living Room. Prefabricated metal insert is installed. The fuel source for this

unit is wood. Damper is operational. Annual cleaning by a certified chimneysweep is always recommended.

SMOKE / FIRE / CO ALARMS:COMMENTS: Alarms did not properly respond to test button operation. Battery

replacement is first recommended. If this should fail to correct the problemreplacement of the alarm is recommended. Additional alarms arerecommended for installation. At a minimum I recommend that alarms beinstalled in each bedroom and the common area outside of each bedroom.

BATHROOMSBATHROOM #1

BATH LOCATION: Hall. SINK: Sink functions normally. Drain is operational.

Overflow drain is inoperative. Clear the overflowdrain so that it functions properly.

COUNTERS AND CABINETS Counters are in serviceable condition. Cabinets are operational.TOILET: Operates normally.TUB/SHOWER FIXTURES: Spigot and valves are operational. Shower head

is operational. Drain is functioning properly. Thespigot pictured has hot and cold lines reversed.



TUB/SHOWER: Tub and shower areas appear to be watertight.Pay attention and monitor the corners of the tileenclosure. Hairline cracks may allow moisture toenter behind the wall of the shower area. Awindow is present in the shower area. I do notrecommend windows within the showerenclosure due to the higher possibility ofdamage within the wall area due to moisture

entry. As a solution you may wish to install glass block in lieu of the window.At the present time no moisture was detected behind the surround at thislocation. If the window is to remain in place it needs to be well caulked andsealed at all times to prevent moisture entry.

VENTILATION: Adequate ventilation is present for the bathroom area. The window is themeans of ventilation for this area.

BATHROOM AREA: Linoleum tiles are present (See note in the Interior, Flooring section of thisreport).

GFCI PROTECTION: GFCI is installed correctly and is operational. Trip device is located at the:Socket location.

BATHROOM #2BATH LOCATION: Utility room. SINK: Sink functions normally. Drain is operational.COUNTERS AND CABINETS Cabinets are operational.TOILET: Operates normally.VENTILATION: Adequate ventilation is present for this area. The window is the means of

ventilation for this area.BATHROOM AREA: Linoleum tiles are present (See note in the Interior, Flooring section of this

report).GFCI PROTECTION: GFCI is installed correctly and is operational. Trip device is located at the:

Socket location.

ELECTRICAL SYSTEMSERVICE:

TYPE AND CONDITION: The entrance cables enter the home fromoverhead. 110/220 Volt service noted. Entrancecables and weather head appear to be in goodcondition. Seal the mast head flashing at theroof to prevent leaking.



MAIN ELECTRICAL PANEL:PANEL LOCATION AND RATING: The main electrical panel is located at the utility area. The panel is rated for

100 Amps. Circuit breakers are used in this panel.PANEL CONDITION AND NOTES Panel appears to be in proper working condition.

MAIN BREAKER: The main disconnect is located at the exteriorwestern portion of the building.

GROUNDING: Grounding system is present.CIRCUIT BREAKERS: Circuit and wire sizing are correct so far as

visible.

CONDUCTORS:BRANCH WIRING: Copper. Nonmetallic-Sheathed Cable (NMC) type wiring is used. General

condition of the wiring appears to be serviceable and installed in aprofessional manner.

SWITCHES & OUTLETS:CONDITION: A representative sampling of switches and

outlets was tested. As a whole, outlets andswitches throughout the house are in serviceablecondition. There is one switch in the homewhich I could not identify (marked with blue tapewith no writing in the loft). I recommend that youinquire with the owner about the non operationalswitch.



GFCI outlets are not installed on all of theexterior outlets. Ground Fault Circuit Interrupter(GFCI) outlets are recommended for installationat all exterior locations.

There are two switches with bluetape which have writing. Theseoperate the outlet pictured.

ROOF SYSTEMATTIC AND INSULATION:

ACCESSIBILITY: No attic area is present in this home. This area is unavailable for inspectionand is not included in this inspection report.

FRAMING AND SHEATHING: Rafter beams, 2-4 or 2-6 Tongue and groove boards are used. Noabnormal conditions noted.

ROOF:STYLE: Gable, Hip.ROOF ACCESS: Walked on roof.ROOF COVERING: Composition shingles.



ROOF COVERING STATUS: A few nails areprotruding throughthe roof andcorrection (sealing) isrecommended. Damaged shinglesare noted. Althoughno leaking wasdetected at the timeof inspection youshould a anticipatethe need to repairareas of the roof inthe future as thehome continues toage. I would alsosuggest that youinstall a metal roofsince this home is oncatchment system. Irecommend that youhave the roof bid outso you can planaccordingly. Plusnow is a good timefor construction bidssince competition ishigh.



EXPOSED FLASHINGS: Metal, Roofing tar orsealant. Damage isnoted at the electricalmast and repair isrecommended. Skylight and chimneyflashing have had nocorrections (they areimproperly installed)but do not appear tobe leaking. Keep aneye on penetrationlocations becausethey are usually thefirst areas to leak onall types of roofs.



GUTTERS & DOWNSPOUTS: Sufficient gutters are installed to aid in the removal of water away from thestructure.

CHIMNEY:MATERIAL: Metal.CONDITION: Appears serviceable. An annual cleaning by a certified chimney sweep is

recommended and may be required by your insurance company.

PLUMBINGMAIN LINE:

MATERIAL: Plastic. The main line is 3/4 inch diameter or larger. This is therecommended size line for current construction practices.

CONDITION: Due to the infrequency of use the main shutofffor the home is not operated during theinspection. The main water shutoff is located atthe northern exterior of the building. Although notoperated the valve appears to be in functionalcondition. Water pressure within the homeappears to be adequate (shower, sink, and toiletall on at the same time while maintaining areasonable operational volume). Some minorleaking was noted but correction is notrecommended at this time.



OTHER NOTES: Lean how to maintain your filtration system. Itwill take care of you if you take care of it.

WATER CATCHMENT SYSTEMRECOMMENDEDIMPROVEMENTS:

Becoming familiar with proper water storage should be high on your list ofthings to learn. I suggest that you visit this web site athttp://www.harvesth2o.com/hawaii.shtml andhttp://www.ctahr.hawaii.edu/oc/freepubs/pdf/RM-12.pdf Reference the PDFfile mentioned above.

WATER HEATER:TYPE: Gas.SIZE: This is an "in line" system where water is heated on demand. There is no

hot water storage.LOCATION: Exterior.

CONDITION: Unit is operational. A water shutoff valve isinstalled. The way the vent tilts downward is nota correct installation but no adverse conditionswere noted due to this. If you have theopportunity to improve this do so. The bestsolution would be to vent this device above theroof line.

SOLAR: Installation of a solar water heating system is suggested since you currentlydo not have one. I have a solar system on my home and easily save about

http://www.harvesth2o.com/hawaii.shtml



$100 per month on electric bills. The State of Hawaii and HELCO both offerrebates and programs to make solar hot water affordable and just too easynot to pass up. If you would like to have the name of reputable plumberwhom I trust please contact me.

FUEL SYSTEM:METER/TANKLOCATION-CONDITION:

LPG/Oil tank located at the eastern portion ofthe property. Fuel tank appears to be properlyinstalled and in good condition.

SUPPLY LINES:MATERIAL: Copper, Plastic.CONDITION: No leakage is noted, but monitor in the future.NOTE ON COPPER SERVICELINES:

Copper plumbing can sometimes developpinhole leaks due to the reaction of chemicals inthe water to the copper when on a catchmentsystem. Monitoring of your water supply is thebest method of leak prevention to maintain aneutral Ph. Checking your visible plumbing forsmall drips on an annual basis is also suggestedto catch small problems before they can causedamage.

WASTE LINES:MATERIAL: Plastic. CONDITION: No leaking was observed during the inspection. Plumbing vents are

operating properly.WASTE WATER REMOVAL SYSTEM

CESSPOOL CONDITION Due to the underground nature of the cesspool system this part of theplumbing is unable to be evaluated. No abnormal conditions were noted atthe time of the inspection.

NOTES: Photograph shows my estimated location of thecesspool.



CRAWL SPACE/ BASEMENTSTRUCTURAL:

TYPE/ACCESSIBILITY: Crawlspace. Access is available to all areas below the main floor structure.FOUNDATION: Concrete Piers. Foundation appears to be stable and in good condition.PIERS, POSTS AND BEAMS Posts and beams appear to be properly carrying the required loads of the

home.FLOOR STRUCTURE: Appears serviceable.

SYSTEMS:INSULATION: No insulation is present (this is common for our climate).VAPOR BARRIER: No vapor barrier is present. This is also common for Hawaii since most of

our crawl areas are open to the exterior.VENTILATION: Adequate ventilation is present for the substructure.



The following items are considered areas of concern. In my opinion these items may require immediate attention. But itis your responsibility to read the entire report to discern the importance of other minor defects.

Maintenance Issues To Be Addressed Now or Safety ImprovementsGROUNDS

LANAI:CONDITION 1: Appears serviceable, Handrails are not present or missing and should be installed as a form of fall protection.

EXTERIOR STAIRS/STOOPS:LOCATION AND CONDITION 1: Front of building. Stairs are in serviceable condition. Handrails are not present and are recommended for installation as aform of fall protection.

LANDSCAPING:OTHER INFORMATION: High voltage wire is present under the base of the home to keep out one particular dog. At the time of the inspection the wirewas unplugged. Ensure that it is unplugged if you go under the home.

ELECTRICAL SYSTEMSERVICE:TYPE AND CONDITION: The entrance cables enter the home from overhead. 110/220 Volt service noted. Entrance cables and weather head appear tobe in good condition. Seal the mast head flashing at the roof to prevent leaking.

SWITCHES & OUTLETS:CONDITION: GFCI outlets are not installed on all of the exterior outlets. Ground Fault Circuit Interrupter (GFCI) outlets are recommendedfor installation at all exterior locations.

ROOF SYSTEMROOF:ROOF COVERING STATUS: A few nails are protruding through the roof and correction (sealing) is recommended. Damaged shingles are noted. Althoughno leaking was detected at the time of inspection you should a anticipate the need to repair areas of the roof in the future asthe home continues to age. I would also suggest that you install a metal roof since this home is on catchment system. Irecommend that you have the roof bid out so you can plan accordingly. Plus now is a good time for construction bids sincecompetition is high.

EXPOSED FLASHINGS: Metal, Roofing tar or sealant. Damage is noted at the electrical mast and repair is recommended. Skylight and chimneyflashing have had no corrections (they are improperly installed) but do not appear to be leaking. Keep an eye on penetrationlocations because they are usually the first areas to leak on all types of roofs.

Things That Are Not Imperative But Really Should Be Taken Care OfKITCHEN - APPLIANCES - LAUNDRY

OTHER BUILT-IN COMPONENTS:MICROWAVE: Appears serviceable. Increasing the space between the microwave and the range is recommended.

INTERIORWINDOWS:



CONDITION: A representative sampling was taken. Windows as a grouping are generally operational. The latching devices or operationhardware on various windows could use some adjustment but overall condition is good. Screens are damaged or missing atvarious window locations (not installed). Correct as desired.

BATHROOMSBATHROOM #1TUB/SHOWER FIXTURES: Spigot and valves are operational. Shower head is operational. Drain is functioning properly. The spigot pictured has hot andcold lines reversed.

TUB/SHOWER: Tub and shower areas appear to be watertight. Pay attention and monitor the corners of the tile enclosure. Hairline cracksmay allow moisture to enter behind the wall of the shower area. A window is present in the shower area. I do not recommendwindows within the shower enclosure due to the higher possibility of damage within the wall area due to moisture entry. As asolution you may wish to install glass block in lieu of the window. At the present time no moisture was detected behind thesurround at this location. If the window is to remain in place it needs to be well caulked and sealed at all times to preventmoisture entry.

ELECTRICAL SYSTEMSWITCHES & OUTLETS:CONDITION: A representative sampling of switches and outlets was tested. As a whole, outlets and switches throughout the house are inserviceable condition. There is one switch in the home which I could not identify (marked with blue tape with no writing inthe loft). I recommend that you inquire with the owner about the non operational switch.

Ongoing Maintenance, Future Considerations, and Lesser IssuesGROUNDS

WALLS AND TRIM:CONDITION: Siding appears serviceable. Trim appears serviceable. Spot painting and caulking (typical homeowner maintenance) ofsiding and or trim to protect the structure from the weather is suggested.

EXTERIOR STAIRS/STOOPS:LOCATION AND CONDITION 2: Rear of building. Stairs are in serviceable condition. Minor rot noted to handrail. Handrail is serviceable but eventualreplacement will be needed.

HOSE FAUCETS:OPERATION: Spigots operated normally. Upgrading gate valve spigots to anti siphon spigots are suggested since you have a self containedwater storage system.

INTERIORFLOOR COVERINGS:TYPE & CONDITION: Carpet. Vinyl/Linoleum. Typical damage and deterioration common to the age of the materials is noted. Worn areas andtraffic paths are noted. Stains are noted in various areas of the floor covering. Linoleum tiles are installed in wet locations(i.e. bathroom, kitchen, laundry). I do not recommend the installation of this type of tile because of the individual gaps thatare between each tile may allow water to penetrate into the sub flooring. Since the areas which the tiles are installed areconsidered wet locations I recommend that a less permeable surface be installed in the future. Stored items or furnishingsprevent full inspection.



FIREPLACE/WOOD BURNING DEVICES:UNIT #1 Living Room. Prefabricated metal insert is installed. The fuel source for this unit is wood. Damper is operational. Annualcleaning by a certified chimney sweep is always recommended.

SMOKE / FIRE / CO ALARMS:COMMENTS: Alarms did not properly respond to test button operation. Battery replacement is first recommended. If this should fail tocorrect the problem replacement of the alarm is recommended. Additional alarms are recommended for installation. At aminimum I recommend that alarms be installed in each bedroom and the common area outside of each bedroom.

BATHROOMSBATHROOM #1SINK: Sink functions normally. Drain is operational. Overflow drain is inoperative. Clear the overflow drain so that it functionsproperly.

PLUMBINGWATER HEATER:CONDITION: Unit is operational. A water shutoff valve is installed. The way the vent tilts downward is not a correct installation but noadverse conditions were noted due to this. If you have the opportunity to improve this do so. The best solution would be tovent this device above the roof line.

SOLAR: Installation of a solar water heating system is suggested since you currently do not have one. I have a solar system on myhome and easily save about $100 per month on electric bills. The State of Hawaii and HELCO both offer rebates andprograms to make solar hot water affordable and just too easy not to pass up. If you would like to have the name of reputableplumber whom I trust please contact me.

SUPPLY LINES:NOTE ON COPPER SERVICE LINES: Copper plumbing can sometimes develop pinhole leaks due to the reaction of chemicals in the water to the copper when on acatchment system. Monitoring of your water supply is the best method of leak prevention to maintain a neutral Ph. Checkingyour visible plumbing for small drips on an annual basis is also suggested to catch small problems before they can causedamage.

Some of these items may require further evaluation and repair by licensed tradespeople. Obtain competitive estimates for these items. Other minor items are also noted in the following report and should receive eventual attention, but none of them affect the habitabilityof the house and their correction is typically considered the responsibility of the purchaser. The majority are the result of normal wearand tear.

home inspection report...foundation with a maximum soil grade six inches below any wood materials....

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