home inspection report€¦ · other comments – denote routine maintenance issues and advice,...

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Hutch’s Custom Homes 541-329-2094 49531 Hwy 101 Bandon,OR 97411 [email protected]

Home Inspection Report

Inspection Date: 5-16-17

Inspector: Steve Hutchinson

OCHI# 1979

Inspection Address: 19** **th Coos Bay, OR 97420

4 bedroom 2 bath

2473 ft.2

Built in 1964

Attached 2 car garage

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Dear Client,

Enclosed please find the inspection report for the above referenced address. Hutch’s Custom Homes has conducted this inspection in accordance with the Standards of Practice of the American Society of Home Inspectors (ASHI). A copy of the Standards of Practice is

attached.

The purpose of this inspection is to identify and disclose visually observable major deficiencies of the inspected systems at the time of the inspection only. The inspection and the report do not, and are not intended to, address code and regulatory compliance, the possible presence of, damage caused by, or danger from asbestos, radon gas, lead paint, urea formaldehyde, fungi, mold, mildew, wood-destroying insects or organisms such as termites or carpenter ants, pests, insects, soil contamination and other indoor and outdoor substances or pollutants.

The full scope and limitations of this inspection are addressed in the Pre-Inspection Agreement, which is part of this report.

The inspection report provides an evaluation of major systems and components, including Structural, Roofing, Exterior, Electrical, Heating, Cooling, Insulation/ Ventilation, Plumbing, and Interior Components of your home. For your convenience, the following conventions were used in the report:

Major Concerns – denotes a major or material defect that should be further investigated prior to settlement.

Safety Issue – denotes an observation, defect or recommendation that is considered an immediate safety concern and should be

further investigated prior to settlement.

Other Comments – denote routine maintenance issues and advice, repairs that should be anticipated or undertaken, and/ or an

area where further investigation and/or monitoring is needed. These items are also considered to be defects.

We appreciate the opportunity to be of service to you! Please feel free to call us if you have any questions or concerns regarding this inspection or report.

TABLE OF CONTENTS

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4 Report Overview

4 Report Terminology

6 Highlights/Summary

7 Scope of Inspection

8 Structural Components

9 Roofing System

15 Exterior Components

21 Electrical System

27 Heating System

28 Cooling / Heat Pumps

29 Insulation / Ventilation

32 Plumbing System

35 Interior Components

38 Maintenance Advice

REPORT OVERVIEW

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THE HOUSE IN PERSPECTIVE

This home has a bit of deferred maintenance and other issues. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. The improvements that are recommended in this report are not

considered unusual for a home of this age, type and location. Please remember that there is no such thing as a perfect home.

HOME ORIENTATION

For the purpose of this report, it is assumed that the house faces south (front door) .

WEATHER CONDITIONS

Wet weather conditions prevailed at the time of the inspection. The estimated outside temperature was 50 degrees F. Weather conditions leading up to the inspection have been relatively wet.

PRESENT AT INSPECTION

Individuals in attendance: Client(Ike)

REPORT TERMINOLOGY

For your convenience, the following terms have been used in this report.

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to

be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are

necessary.

-Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements. -

HIGHLIGHTS/ SUMMARY

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o The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary.

-Please refer to the body of this report for further details on these and other recommendations. –

MAJOR CONCERNS

• Major Concern: This house has an old Federal Pacific electrical panel.

o Recommend review by a qualified electrician. o It is equipped with Stab-lock breakers o These panels are notorious for having problems. o More info can be found online. o Here are the top two results.

o www.ismypanelsafe.com/fpe.aspx o www.angieslist.com/articles/are-federal-pacific-circuit-breaker-panels-safe.htm

SAFETY ISSUES

• Safety Issue: Consider adding GFCI protected outlets in the following areas(PG.21)

o All exterior outlets o Garage o Kitchen o Bathrooms o Laundry Room o Bar in downstairs family room

• Safety Issue: There is a conduit loose on the front of the house with exposed wiring. (PG.22)

• Safety Issue: The dryer outlet should be mounted properly(PG.22)

• Safety Issue: The baseboard heater in the lower level NE bedroom has missing covers leaving exposed wiring. (PG.22)

• Safety Issue: The outlet, in the bathroom closest to the front door, has an open ground. (PG.22)

o Consult an electrician for repair---Needs GFCI replacement anyway.

• Safety Issue: electrical water heater wiring should have plastic bushing(PG.22)

o The sheathing on the wiring could be compromised resulting in a shock hazard.

• Safety Issue: The dryer vent has become clogged and needs to be cleaned. (PG.29) o Dryer vents should be inspected and cleaned regularly.

• Safety Issue: There are questionable wiring practices in and around the panel. (PG.22)

o A qualified electrician should be consulted for these repairs.

REPAIR ITEMS

• Repair: There is moss growing on the roof in the gaps in the roofing

• Moss can get under shingles and cause them to lift, allowing moisture under them, potentially causing damage to underlayment, sheathing and finished surfaces below. (PG.10)

• DO NOT POWER WASH A ROOF • Repair: There is a “soft spot” in the ceiling near the front door.

o This corresponds with the finding of buckets, tarps and FLEXSEAL above. (PG.34)

• Repair: The shower handle, in the bathroom closest to the front door, is missing a part and must be used by gripping the base.

(PG.33)

• Repair: The fan, in the bathroom closest to the front door, is inoperable. (PG.30)

• Repair: It is recommended that a gutter downspout be turned out at least 5 ft. from any structure or connected to a storm water

drainage system. o This could lead to water intrusion into the home. (PG. 12)

• Repair: The gutters require cleaning to avoid spilling roof runoff around the building

o a potential source of water entry or water damage. (PG.12)

• Repair: The gutter downspout on the SE corner has become disconnected about two feet above the ground. (PG.12)

o This could lead to water penetration around base of home. (PG.12)

• Repair: Siding and Trim have issues in several areas (rot, failing caulking, popping nail heads) (PG.16)

http://www.ismypanelsafe.com/fpe.aspx

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o Recommend review by painting contractor and siding contractor for repairs.

• Repair: The rain cap(s) and flashings on the chimney need to be reviewed by a qualified roofer. (PG.10)

• Repair: The down draft vent for the range exhausts under the deck. (PG.28)

o The flap is missing.

• Repair The roof is missing drip flashing form the south peak of the gable all the way around the back of the house.

o This will cause premature rotting of both the fascia’s and sub sheathing. (PG.11)

• Repair: The old deck was cut off flush with the siding and the new ledger was bolted right over that area. (PG.17) o The flashing and waterproofing over, and around, the deck ledger are questionable. o There is possibility for water intrusion around these areas. o Consult a qualified siding contractor for repairs.

• Repair: The security light under the back deck is broken and should be replaced. (PG.23)

• Repair: The temperature/pressure relief valve and water heater drain pan are not properly drained to the exterior. (PG.32)

o The inlet lines are corroding. o Consult a qualified plumber for repairs.

• Repair: The gutter downspout on the NE corner needs to be connected to the underground drain system. (PG.14)

• Repair: The light switch in the SE basement bedroom is faulty and should be replaced. (PG.23)

• Repair: The cover on one of lights in the basement family room is broken. (PG.24)

• Repair: One of the garage door rollers is broken and should be replaced. (PG.17)

• Repair: The garage door needs to be adjusted. (PG.17)

• Repair: It is recommended that the automatic safety sensors for the garage door should be installed at no higher than 6 inches

from the floor. (PG.17)

• Repair: The mortar cap on the retaining wall on the NW corner of the house is broken and missing. (PG.19)

• Repair: the wood retaining wall on the NW corner of the home is failing and was poorly designed to withstand the amount of

backfill behind it. (PG.19) o It should be redesigned and repaired

IMPROVEMENT ITEMS

• Improve: The post piers for the back deck are not anchored to the ground in any way(PG.18)

o Generally, it is a good idea to have poured piers (that can’t have lateral movement) on a deck.

• Improve: Consider moving/adding smoke detectors to more locations. (PG.37)

o Recommended locations include:

▪ Every bedroom

▪ Outside each sleeping area

• DISCRETIONARY IMPROVEMENTS: Covering the gutters with a protective guard may help to avoid congestion with leaves and debris.

• Discretionary Improvements: Install new exterior lock sets upon taking possession of the home.

ITEMS TO MONITOR

• Monitor: The retaining wall on the south side of the property has a couple of typical cracks that should be noted and monitored.

o If they worsen, a structural engineer may need to be consulted for appropriate repairs. (PG.18)

• Monitor: Typical cracks in the driveway were observed. They should be monitored. (PG.19)

1165.7 Ft² living master bath d 2 dining kitchen 444.5 Ft² " 10' 4' 15'3"

THE SCOPE OF THE INSPECTION

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All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

-A copy of the STANDARDS OF PRACTICE are included in the pre-inspection contract, which is a part of this report. –

• This inspection is visual only.

• A representative sample of building components are viewed in areas that are accessible at the time of the inspection.

• No destructive testing or dismantling of building components is performed.

• Structural elements, wiring, plumbing and all other items and/or conditions behind walls, ceilings, floors, ceramic tile, carpet, soil and other finishes or coverings are disclaimed.

• The observations/recommendations in this report do not, and are not intended to: o address code and regulatory compliance o determine the possible presence of, damage caused by, or danger from:

• asbestos

• radon gas

• lead paint

• urea formaldehyde

• fungi

• mold

• mildew

• wood-destroying insects

• soil contamination

• other indoor and outdoor substances or pollutants.

• The full scope and limitations of this inspection are addresses in the Pre-Inspection Agreement.

• A copy of the Pre-Inspection Agreement is included in this report.

• It is the goal of the inspection to put a buyer in a better position to make a buying decision.

• The purpose of the inspection is to identify major defects (only) in readily accessible (open or openable by hand without the use of tools) and visually observable areas.

• Not all repairs and/or defects will be identified during the inspection or in this report.

• Items other than major defects that are listed and/or identified are offered for informational and maintenance purposes only.

• The inspection should not be considered a guarantee or warranty of any kind.

• Please refer to the pre-inspection contract and the Standards of Practice for a full explanation of the scope of the inspection.

STRUCTURAL COMPONENTS

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DESCRIPTION OF STRUCTURAL COMPONENTS

Foundation:

• Poured Concrete Foundation

• Crawlspace Configuration

• Block Foundation

• Walkout basement

Floor Structure: 2 x 10 w/ Post and Beam “pony” wall supports

Wall Structure:

• Wood Frame

• Concrete Block(basement)

Ceiling Structure:

• Wood Frame

Roof Structure:

• “Stick” Framed

STRUCTURAL COMPONENTS OBSERVATIONS

The construction of the home is typical for homes of this age. The materials and workmanship, where visible, are typical.

COMMENTS

LIMITATIONS OF STRUCTURAL COMPONENTS INSPECTION

As prescribed in your pre-inspection contract, this is a visual inspection.

• Assessing the structural integrity of a building is beyond the scope of a typical home inspection.

• A certified professional engineer is recommended where there are structural concerns about the building.

Inspection of the structural components was limited by, but not restricted to, the following conditions:

• Structural components concealed behind finished surfaces could not be inspected and therefore disclaimed.

• Only a representative sampling of visible structural components were inspected.

• Furniture and/or storage restricted access to some structural components.

• Concealed foundation walls could not be examined.

• Concealed floor cavities restricted the inspection of structural components.

• Insulation on the basement walls restricted the inspection of the foundation.

-Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. –

ROOFING SYSTEM

DESCRIPTION OF ROOFING SYSTEM

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Roof Covering:

•Asphalt Shingle

Roof Flashings:

•Metal

Chimneys:

• 1 masonry o Flashings need review o Flue looks good o Mortar looks good o Chimney cap needs review

Roof Drainage System:

•Aluminum gutters

•Downspouts discharge above & below grade

Skylights: none

Method of Inspection:

•Walked on roof

ROOFING SYSTEM OBSERVATIONS

• There is one layer of shingles.

• The roof coverings are considered to be in generally good condition.

• Average quality materials have been employed as roof coverings.

• Annual inspections and ongoing maintenance will be critical to the performance of the roofing system.

• The gutters need to be cleaned out

COMMENTS

Sloped Roofing

• Repair: There is moss growing on the roof in the gaps in the roofing

• Moss can get under shingles and cause them to lift, allowing moisture under them, potentially causing damage to underlayment, sheathing and finished surfaces below.

• DO NOT POWER WASH A ROOF

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• Repair: The chimney rain cap and flashings need to be evaluated by a qualified roofer.

• A chimney cap prevents water from entering the chimney. Moisture can enter the flue anytime it rains, without

a chimney cap. This can cause water to get inside the attic or house as it runs down the brickwork. The moisture

can damage your walls and ceiling

• A chimney cap can stop downdrafts from entering the home. Downdrafts can cause your home to fill with

smoke. Especially in windy areas, a chimney cap can be extremely beneficial in helping to make the home more

energy efficient. Cold blasts of air are prevented from entering into homes equipped with a chimney cap.

• When mesh netting is installed with the cap, animals are prevented from entering the chimney. Birds are drawn

to the warmth provided by a chimney and will build nests in uncapped chimneys, which causes serious

clogging. Other animals are also known to access uncovered chimneys, such as raccoons, snakes, and squirrels.

The animals often get stuck; and they sometimes die, which creates an awful odor. It’s dangerous to deal with a

wild animal, since they can carry various diseases, including the deadly rabies virus.

• Wire mesh on chimney caps are also spark deflectors, which can be extremely important in dry areas.

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• Repair The roof is missing drip flashing form the south peak of the gable all the way around the back of the house.

o This will cause premature rotting of both the fascia’s and sub sheathing.

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Gutters & Downspouts

• Repair The gutters require cleaning to avoid spilling roof runoff around the building

o a potential source of water entry or water damage.

• Repair: The gutter downspout on the SE corner has become disconnected about two feet above the ground.

o This could lead to water penetration around base of home.

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• Repair: It is recommended that a gutter downspout be turned out at least 5 ft. from any structure or connected to a storm water

drainage system. o This could lead to water intrusion into the home.

There is a hole in the ground where water has been eroding the dirt away. This is about 6 ft. up the wall in the laundry room wall. This water is going somewhere….

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Repair: The gutter downspout on the NE corner needs to be connected to the underground drain system.

•DISCRETIONARY IMPROVEMENTS: Covering the gutters with a protective guard may help to avoid congestion with

leaves and debris.

LIMITATIONS OF ROOFING SYSTEM INSPECTION As prescribed in the pre-inspection contract:

• This is a visual inspection only.

• Roofing life expectancies can vary depending on several factors.

• Any estimates of remaining life are approximations only.

• This assessment of the roof does not preclude the possibility of leakage.

• Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, etc.

• The inspection of the roofing system was limited by, but not restricted to, the following conditions:

o The entire underside of the roof sheathing is not inspected for evidence of leakage. o Evidence of prior leaks may be disguised by interior finishes. o Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

o Portions of the roof were observed from the ground.


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EXTERIOR COMPONENTS

DESCRIPTION OF EXTERIOR COMPONENTS

Wall Covering:

• Painted Cedar lap

• Painted Cedar Trim

Eaves, Soffits, and Facias:

• Painted wood trim and cedar ply soffit

Exterior Doors:

• Composite (front door)

• Vinyl Slider

Driveways:

• Concrete

Entry Walkways and Patios:

• Concrete

Porches, Decks, Steps, Railings:

• Wood Deck

Overhead Garage Doors:

• 1 Wood

• Automatic opener

Surface Drainage:

• Front: o Sloped

• Rear: Sloped

Retaining Walls:

• South property line

• Next to garage

EXTERIOR COMPONENTS OBSERVATIONS

• Windows are vinyl

• The exterior siding and trim is in average condition considering age, it needs maintenance and/or replacement in some areas

• The driveway and walkways are concrete and in good condition.

• The exterior of the home shows normal wear and tear for a home of this age.

COMMENTS

Exterior Walls

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• Repair: Siding and Trim have issues in several areas (rot, failing caulking, popping nail heads)

o Recommend review by painting contractor and siding contractor for repairs

Doors

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Garage

• Repair: One of the garage door rollers is broken and should be replaced.

• Repair: The garage door needs to be adjusted.

• Repair: It is recommended that the automatic safety sensors for the garage door should be installed at no higher than 6 inches

from the floor.

Lot Drainage

Decks:

• Repair: The old deck was cut off flush with the siding and the new ledger was bolted right over that area. o The flashing and waterproofing over, and around, the deck ledger are questionable. o There is possibility for water intrusion around these areas. o Consult a qualified siding contractor for repairs.

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• Improve: The post piers for the back deck are not anchored to the ground in any way

o Generally, it is a good idea to have poured piers (that can’t have lateral movement) on a deck.

Driveways:


If they worsen, a structural engineer may need to be consulted for appropriate repairs

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Retaining Walls:

• Repair: The mortar cap on the retaining wall on the NW corner of the house is broken and missing.

• Repair: the wood retaining wall on the NW corner of the home is failing and was poorly designed to withstand the amount of

backfill behind it.


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If they worsen, a structural engineer may need to be consulted for appropriate repairs

LIMITATIONS OF EXTERIOR COMPONENTS INSPECTION

As prescribed in the pre-inspection contract, this is a visual inspection only.

The inspection of the exterior was limited by, but not restricted to, the following conditions:

• A representative sample of exterior components was inspected rather than every occurrence of components.

• The following components are not inspected unless otherwise specifically agreed upon and documented in this report: o an assessment of geological conditions and/or site stability o Screening, shutters, awnings, or similar seasonal accessories o fences, recreational facilities outbuilding o seawalls, break walls, docks o erosion control and earth stabilization measures

-Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection-

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ELECTRICAL SYSTEM

DESCRIPTION OF ELECTRICAL SYSTEM

Size of Electrical Services:

•120/240 Volt Main Service

Service Size:

•200 Amps:

Service Type:

•Overhead

Conductors:

•Aluminum

Service Equipment & Main Disconnects:

•Main Service Rating 200 Amps •Breakers

Service Grounding:

•Copper

•Ground Rod Connection

Service Panel & Overcurrent Protection:

•Panel Ratings: 200 Amp

•Breakers

•Location: Garage

Sub-Panel(s):

Distribution Wiring:

• Copper Wiring Method: o Non-Metallic Cable "Romex" o Fabric sheathed wiring

Switches & Receptacles:

•Grounded Ground Fault Circuit Interrupters:

•None

Smoke Detectors:

•Present (in bedrooms)

ELECTRICAL SYSTEM OBSERVATIONS

• The panel is a Federal Pacific. They are known to have problems. Recommend an electrician evaluate. • The electrical system is older, various fixes are needed. • All outlets and light fixtures that were tested operated satisfactorily. (Except 1 in bathroom-see report) • Ground fault circuit interrupter (GFCI) devices are not present in the home.

•These devices are extremely valuable, as they offer an extra level of shock protection.

-Unsafe electrical conditions represent a shock hazard.-

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__Important Safety Notice: All electrical repairs listed in this report should be considered as important safety items as they present risk of fire or shock. These items should receive high priority for action. __

A licensed electrician should be consulted to undertake the repairs recommended below.

COMMENTS

Service / Entrance

Panel

• Major Concern: This house has an old Federal Pacific electrical panel.

o Recommend review by a qualified electrician. o It is equipped with Stab-lock breakers o These panels are notorious for having problems. o More info can be found online. o Here are the top two results.

o www.ismypanelsafe.com/fpe.aspx o www.angieslist.com/articles/are-federal-pacific-circuit-breaker-panels-safe.htm

Branch Wiring:

• Safety Issue: : electrical water heater wiring should have plastic bushing

o The sheathing on the wiring could be compromised resulting in a shock hazard.

• Safety Issue: There is a conduit loose on the front of the house with exposed wiring.

http://www.ismypanelsafe.com/fpe.aspx

24

• Safety Issue: The dryer outlet should be mounted properly

• Safety Issue: The baseboard heater in the lower level NE bedroom has missing covers leaving exposed wiring.

• Safety Issue: The outlet, in the bathroom closest to the front door, has an open ground.

o Consult an electrician for repair---Needs GFCI replacement anyway.

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• Safety Issue: Consider adding GFCI protected outlets in the following areas

o All exterior outlets o Garage o Kitchen o Bathrooms o Laundry Room o Bar in downstairs family room

• Safety Issue: There are questionable wiring practices in and around the panel. (PG.22)

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o A qualified electrician should be consulted for these repairs.

Switches

• Repair: The light switch in the SE basement bedroom is faulty and should be replaced.

Lights

Repair: The security light under the back deck is broken and should be replaced.

• Repair: The cover on one of lights in the basement family room is broken.

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LIMITATIONS OF ELECTRICAL SYSTEM INSPECTION


The inspection does not include:

• low voltage systems

• telephone wiring

• intercoms

• alarm systems

• TV cable

• Timers

• smoke detectors.

The inspection of the electrical system was limited by, but not restricted to, the following conditions:

• Electrical components concealed behind finished surfaces could not be inspected.

• Only a representative sampling of outlets and light fixtures were tested.

• Furniture and/or storage restricted access to some electrical components which may not be inspected.

• The ground clamp for the electrical service was not visible at the time of the inspection.


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HEATING SYSTEM

DESCRIPTION OF HEATING SYSTEM

Energy Source:

• Zoned Baseboard heating

• Manufacturer:

• Serial Number: ?

• Capacity:

• Man. Date :

• Location:

Vents, Flues, Chimneys:

• Distribution Methods:

o Ductless

HEATING SYSTEM OBSERVATIONS • The heating system is still functional.

• Because this is a ductless heating system, areas away from the heaters will remain cooler than those that are closer.

• The heating system is controlled by thermostats in each zone.

COMMENTS

Furnace

LIMITATIONS OF HEATING SYSTEM INSPECTION


The inspection was limited by, but not restricted to, the following conditions:

• The inspection of the heating system is general and not technically exhaustive.

• A detailed evaluation of the furnace heat exchanger is beyond the scope of this inspection.

• Due to the design of modern furnaces, only a very small view can be gained of the heat exchanger.

• A detailed inspection of the exchanger can only be undertaken by a heating technician.

• The adequacy of heat distribution is difficult to determine during a one-time visit to a home.

• The interior of flues or chimneys which are not readily accessible are not inspected.

• The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.

• Solar space heating equipment/systems are not inspected. • Although the heating system was operated, there are significant testing limitations at this time of year.

• Access to the attic furnace was somewhat restricted.


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COOLING/HEAT PUMP SYSTEMS

DESCRIPTION OF COOLING / HEAT PUMPS

Energy Source:

•240 Volt Power Supply

Central System Type:

•Air Cooled Central Air Conditioning: None

COOLING / HEAT PUMPS OBSERVATIONS

COMMENTS

Central Air Conditioning

LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION

As prescribed in your pre- inspection contract, this is a visual inspection only.

The inspection of the cooling/ heat pumps is limited in scope by (but not restricted to) the following conditions:

• Window mounted air conditioning units are not inspected.

• The cooling supply adequacy or distribution balance are not inspected.


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INSULATION/

VENTILATION

DESCRIPTION OF INSULATION / VENTILATION

Attic Insulation:

•Blow In Insulation Main Attic

Roof Cavity Insulation:

•Unknown

Exterior Wall Insulation:

•Unknown

Basement Wall Insulation:

Floor Cavity Insulation:

• R-19

Vapor Retarders:

Roof Ventilation:

•Soffit Vents

•Gable Vents

Exhaust Fan/vent Locations:

• Bathroom

• Dryer

• Kitchen

INSULATION / VENTILATION OBSERVATIONS

• This is a well-insulated attic.

COMMENTS

Attic / Roof

Crawl Space

Kitchen/Bath/ Laundry

• Repair: The down draft vent for the range exhausts under the deck.

o The flap is missing.

31

• Safety Issue: The dryer vent has become clogged and needs to be cleaned. o Dryer vents should be inspected and cleaned regularly.

• Repair: The fan, in the bathroom closest to the front door, is inoperable.

32

LIMITATIONS OF INSULATION / VENTILATION INSPECTION


The inspection of the insulation and ventilation was limited by, but not restricted to, the following conditions:

• Insulation/ventilation type and levels in concealed areas cannot be determined.

•No destructive tests are performed.

• Potentially hazardous materials cannot be positively identified without a detailed inspection and laboratory analysis such hazards include:

o Asbestos o fungal growth o Urea Formaldehyde Foam Insulation (UFFI) o This is beyond the scope of the inspection. o An analysis of indoor air quality is beyond the scope of this inspection.

• Any estimates of insulation R values or depths are rough average values.

• No access was gained to the roof cavity of the sloped ceilings.

• No access was gained to the wall cavities of the home.


33

PLUMBING SYSTEM

DESCRIPTION OF PLUMBING SYSTEM

Water Supply Source:

• Public

Pipe to House:

• Galvanized

Main Water Valve Location:

• In waterheater closet

Interior Supply Piping:

• Copper

Waste System:

• Public

Drain, Waste, & Vent Piping:

• ABS

Water Heater:

•Electric

•Manufacturer: AO Smith

•Approximate Capacity (in gallons): 50

•Serial Number: GA02-0380925-930

•Manufacture Date: 2002

•Location: Basement closet next to stairs

Fuel Shut-Off Valves:

Other Components:

PLUMBING SYSTEM OBSERVATIONS • The plumbing system has been updated as needed through the years.

• The water pressure supplied to the fixtures is reasonably good.

• The water heater temperature should be set such that accidental scalding is minimized. o Families with small children should be especially aware of this.

COMMENTS

Water Heater

• Repair: The temperature/pressure relief valve and water heater drain pan are not properly drained to the exterior.

o The inlet lines are corroding. o Consult a qualified plumber for repairs.

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• Repair: The shower handle, in the bathroom closest to the front door, is missing a part and must be used by gripping the base.

• Repair: These pipes need the insulation repaired. (Out by the pump house) During extreme cold these pipes could

freeze and burst.

.

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Fixtures

Waste / Vent

LIMITATIONS OF PLUMBING SYSTEM INSPECTION


The inspection of the plumbing system was limited by, but not restricted to, the following conditions:

• Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface were not inspected.

• Water quantity and water quality are not tested.

• Clothes washing machine connections are not inspected.

• Interiors of flues or chimneys which are not readily accessible are not inspected.

• Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report.

• Hose bibs that were shut off were not tested.

• The data plate for the water heater is missing.


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INTERIOR COMPONENTS

DESCRIPTION OF INTERIOR COMPONENTS

Wall and Ceiling Materials:

• Drywall

• Concrete block

Floor Surfaces:

• Wood

• Tile

• Laminate

• Carpet

Window Type(s):

• Vinyl

Doors:

• Wood-hollow Core

Kitchen:

• Electric Cooktop

• Microwave

• Dishwasher

• Refrigerator

• Exterior Venting

Laundry:

• Hot and Cold Water Supply

• Exterior Vent

• Appliances Installed

Fireplaces :

• Steel inserts o Wood burning o Steel fire box

INTERIOR COMPONENTS OBSERVATIONS

• On the whole, the interior finishes of the home are in fair condition.

• Typical flaws were observed in some areas.

• The floors of the home are level and walls are plumb.

COMMENTS

Walls & Ceilings

• Repair: There is a “soft spot” in the ceiling near the front door. o This corresponds with the finding of buckets, tarps and FLEXSEAL above.

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• Improve: Consider moving/adding smoke detectors to more locations.

o Recommended locations include:

▪ Every bedroom

▪ Outside each sleeping area

Discretionary Improvements: Install new exterior lock sets upon taking possession of the home. LIMITATIONS OF INTERIOR COMPONENTS INSPECTION


• Assessing the quality and condition of interior finishes is highly subjective.

• Issues such as o Cleanliness o cosmetic flaws o quality of materials o architectural appeal o and color are outside the scope of this inspection.

• Comments will be general, except where functional concerns exist.

• No comment is offered on the extent of cosmetic repairs that may be needed after removal of existing wall hangings and furniture.

The inspection of the interior was limited by, but not restricted to, the following conditions:

• Recent renovations and/or interior painting concealed historical evidence.

• The washing machine faucets are not tested.

• The appliances are inspected for basic operation only. o They are not inspected for cosmetic flaws, performance or the ability/accuracy of heating, cooling, etc.

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o They are also not inspected to ascertain whether the proper racks and/or accessories are present or in working order. o In addition, the self-cleaning feature of an oven cannot be tested during a home inspection.

• ALSO NOT INSPECTED: o Carpeting o window treatments o central vacuum systems o household appliances o recreational facilities(I.E. swimming pools, play structures) o paint o wallpaper o and other finish treatments

• Condensation or “fogging” between the panes of glass is an indication of failed seals in insulating glass units. o Not all windows with failed seals exhibit these symptoms at all times. o Also, dirty windows, window treatments, furniture, storage, etc. may hide evidence of failed seals in insulating glass.

-Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.-

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MAINTENANCE ADVICE

After taking possession of a new home, there are some maintenance and safety issues that should be addressed immediately.

The following checklist should help you undertake these improvements:

• Change the locks on all exterior entrances, for improved security.

• Check that all windows and doors are secure. o Improve window hardware as necessary. o Security rods can be added to sliding windows and doors.

• Consideration could also be given to a security system.

• Install smoke detectors on each level of the home. o Ensure that there is a smoke detector outside all sleeping areas. o Replace batteries on any existing smoke detectors and test them. o Make a note to replace batteries again in one year.

• Create a plan of action in the event of a fire in your home. o Ensure that there is an operable window or door in every room of the house. o Consult with your local fire department regarding fire safety issues and what to do in the event of fire.

• Examine driveways and walkways for trip hazards. o Undertake repairs where necessary.

• Examine the interior of the home for trip hazards. o Loose or torn carpeting and flooring should be repaired.

• Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.

• Review your home inspection report for any items that require immediate improvement or further investigation.

• Address these areas as required.

• Install rain caps and vermin screens on all chimney flues, as necessary.

• Investigate the location of the main shut-offs for the plumbing, heating and electrical systems.

• If you attended the home inspection, these items would have been pointed out to you.

REGULAR MAINTENANCE EVERY MONTH

• Check that fire extinguisher(s) are fully charged. o Re-charge if necessary.

• Examine heating/cooling air filters and replace or clean as necessary.

• Inspect and clean humidifiers and electronic air cleaners.

• If the house has hot water heating, bleed radiator valves.

• Clean gutters and downspouts. o Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. o Remove debris from window wells.

• Carefully inspect the condition of shower enclosures. o Repair or replace deteriorated grout and caulk. o Ensure that water is not escaping the enclosure during showering. o Check below all plumbing fixtures for evidence of leakage.

• Repair or replace leaking faucets or showerheads.

• Secure loose toilets, or repair flush mechanisms that become troublesome.

SPRING

• Examine the roof for evidence of damage to roof coverings, flashings and chimneys.

• Look in the attic (if accessible) to ensure that roof vents are not obstructed. o Check for evidence of leakage, condensation or vermin activity.

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o Level out insulation if needed.

• Trim back tree branches and shrubs to ensure that they are not in contact with the house.

• Inspect the exterior walls and foundation for evidence of damage, cracking or movement. o Watch for bird nests or other vermin or insect activity.

• Survey the basement and/or crawl space walls for evidence of moisture seepage.

FALL

• Look at overhead wires coming to the house. o They should be secure and clear of trees or other obstructions.

• Ensure that the grade of the land around the house encourages water to flow away from the foundation.

• Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.

• Clean windows and test their operation. o Improve caulking and weather-stripping as necessary. o Watch for evidence of rot in wood window frames. o Paint and repair windowsills and frames as necessary.

• Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report.

• Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.

• Test the Temperature and Pressure Relief (TPR) Valve on water heaters.

• Inspect for evidence of wood boring insect activity. o Eliminate any wood/soil contact around the perimeter of the home.

ANNUALLY

• Replace smoke detector batteries.

• Have the heating, cooling and water heater systems cleaned and serviced.

• Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secured.

• Examine the electrical panels, wiring and electrical components for evidence of overheating. o Ensure that all components are secure. o Flip the breakers on and off to ensure that they are not sticky.

• If the house utilizes a well, check and service the pump and holding tank. o Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as

needed).

• If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist.

o Preventative treatments may be recommended in some cases.

• Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. o Clean and lubricate hinges, rollers and tracks on overhead doors.

• Replace or clean exhaust hood filters.

• Clean, inspect and/or service all appliances as per the manufacturer’s recommendations.

-PREVENTION IS THE BEST APPROACH-

Although we’ve heard it many times, nothing could be truer than the old cliché:

“AN OUNCE OF PREVENTION IS WORTH A POUND OF CURE.” Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes. Please feel free to contact our office should you have any questions regarding the operation or maintenance of your home. Enjoy your home!

home inspection report€¦ · other comments – denote routine maintenance issues and advice,...

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