homeguard inspections - rick mecham · homeguard inspections 1234 usa ... i am not a heat and air...

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HomeGuard InspectionsProperty Inspection ReportCover Page

1234 USA Dr, Murfreesboro TN, 0000Inspection prepared for: Jane Smith

Agent: Steve Richardson - Bob Parks Realty

Inspection Date: 5/7/2009 Time: 9 AM Age: 2005 Size: approx. 2009 sq ft

Weather: clear / 79 degreesHome faces south #1001-082

Inspector: David CervantezLicense #TN 460Murfreesboro, TN

Phone: 615-427-1832Email: [email protected]

www.murfreesborotnhomeinspector.com

HomeGuard Inspections 1234 USA Dr, Murfreesboro, TN

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A Home Inspection is a snapshot in time, on that given day. Conditions may change between thisinspection time and closing date so a pre-closing (walk through) inspection of all items isrecommended. I am not a heat and air or appliance technician and thus do not evaluate internalmechanisms. If a more detailed check is desired then a service specialist should be contacted.This inspection is visual and is based on our experience and understanding of common buildingmethods and materials. Our evaluation takes into consideration the normal wear of all properties.Hairline cracks in concrete, concrete block, stucco plaster and drywall are common and are not asignificant defect unless noted. Our evaluation of the roof is to determine if shingles are deterioratingor missing, therefore, subject to possible leaking. Roof decking is hidden from view; therefore, ourevaluation is not a guarantee against roof leaks. Gutters and downspouts should be kept clean.Caution: Even minor findings, if left unattended, can develop into significantly deficient problemsrather quickly. It is also possible that what appears visually as a minor finding may turn out to bemore serious on further evaluation. Therefore it is very important that all findings identified in theinspection report, not just those listed on this summary page, be evaluated, understood by allinterested parties and attended to as soon as possible.This home has, as all homes have, a number of observable assets and items of concern. Thesummary is not a complete listing of all the findings in this report and reflects the opinion of theinspector. For a full understanding of the condition of this home, a complete reading of this report willbe required. References to certain locations of the home are given as if you are looking at the homefrom the street, facing the home. This report is the exclusive property of this inspection company and the client(s) listed in the reporttitle. Use of this report by any unauthorized persons is prohibited.


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Report Summary

Report Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expenses to correct or items I would like to draw extraattention to. The summary is not a complete listing of all the findings in the report, and reflects theopinion of the inspector. Please review all of the pages of the report as the summary alone does notexplain all the issues. All repairs must be done by a licensed &bonded trade or profession. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.

GroundsPage 4 Item: 5 Patio and Porch

Deck• guardrails were missing on porch. This is a safety hazard.Standard building practices require that they:* Be installed where walking surfaces are more than 30 inchesabove the surrounding grade.* Be at least 36 inches in height* Not climbable by kids.* Not have gaps or voids that allow passage of a sphere equalto or greater than four inches in diameter.A qualified contractor should evaluate and repair, replace orinstall guardrails as necessary and as per standard buildingpractices.

Page 5 Item: 6 Stairs & Handrail • moss forming on front steps, from over flowing guttersPage 5 Item: 7 Grounds Electrical • outlets missing exterior covers at patio areaPage 7 Item: 11 Grading • Vegetation such as shrubs was in contact with or less than

one foot from the building exterior. Vegetation can serve as aconduit for wood destroying insects and may retain moistureagainst the exterior after it rains. Vegetation should be prunedand/or removed as necessary to maintain a one footclearance between it and the building exterior• grade slopes toward structure. The perimeter gradingsloped towards the building around front porch area. This canresult in water accumulating around the building foundation.Recommend grading soil so it slopes down and away from thestructure with a slope of at least 5% (10% or better is optimal)for at least 6 feet.

RoofPage 11 Item: 3 Gutter • Clean Gutters Debris had accumulated in one or more

gutters. This is a conducive condition for wood destroyinginsects since gutters may overflow and cause water to comein contact with the building exterior or make water accumulatearound the foundation. Gutters should be cleaned now and asnecessary in the future.• Substandard slope: gutters at patio area had a substandard slope so thatsignificant amounts of water accumulate in them rather thandraining through the downspouts. This can cause gutters tooverflow, especially when organic debris such as leaves orneedles have accumulated in them. A qualified contractorshould evaluate and make repairs as necessary, such ascorrecting the slope in gutters or installing additionaldownspouts and extensions if necessary.

Crawlspace


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Page 12 Item: 11 Ducting • insulation deterioratedPage 13 Item: 12 Crawlspace Area • scrap wood and cardboard under vapor barrierGaragePage 13 Item: 8 Garage Door's

Reverse Status•The auto-reverse mechanism on the vehicle door opener isinoperable / needs adjustment. This is a safety hazard,especially for small children. A qualified contractor shouldevaluate and repair as necessary. For more information ongarage door safety issues, visit:http://www.cpsc.gov/cpscpub/pubs/523.htmlhttp://www.ohdstl.com/safety.html

AtticPage 15 Item: 2 Duct Work • insulation missing in areasHeat/ACPage 18 Item: 6 Refrigerant Lines • Insulation for the outside condensing unit's refrigerant lines

is damaged, deteriorated and/or missing insulation in crawlspace area. This may result in reduced efficiency andincreased energy costs. A qualified heating and coolingcontractor should replace insulation as necessary.

Heat/AC #2Page 19 Item: 2 Thermostats • Thermostat wiring exposed and lying on floor of attic area.

Client may wish to have these wires wrapped and anchoredout of the way to prevent damage, especially if items are to bestored in this area

Page 20 Item: 4 Refrigerant Lines • Insulation for the outside condensing units refrigerant lines isdamaged, deteriorated and/or missing insulation in the atticarea. This may result in reduced efficiency and increasedenergy costs. A qualified heating and cooling contractorshould replace insulation as necessary.

Living RoomPage 24 Item: 9 Stairs & Handrail • lighting out

• loose fixtureLaundryPage 27 Item: 4 Dryer Vent • terminates under structure. The clothes dryer exhaust duct

terminated in the crawl space / attic / basement. Clothesdryers produce large amounts of moisture which should notenter structure interiors. Damage to building components mayresult. A qualified person should install, repair or replace asnecessary so the duct terminates outdoors, as per standardbuilding practices. For more information, visit:http://www.cpsc.gov/CPSCPUB/PUBS/5022.html• missing exterior cover


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Grounds

1. WASTE SYSTEMObservations:• house is on a public sewer system

2. Driveway and Walkway ConditionMaterials: concreteObservations:• appeared serviceable

3. Patio and Porch ConditionMaterials: same as main structureObservations:• functional

4. Patio EnclosureObservations:• none

5. Patio and Porch DeckObservations:• Good• guardrails were missing on porch. This is a safety hazard. Standard building practices require thatthey:* Be installed where walking surfaces are more than 30 inches above the surrounding grade.* Be at least 36 inches in height* Not climbable by kids.* Not have gaps or voids that allow passage of a sphere equal to or greater than four inches indiameter.A qualified contractor should evaluate and repair, replace or install guardrails as necessary and asper standard building practices.

Missing guard rail


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6. Stairs & HandrailObservations:• functional• moss forming on front steps, from over flowing gutters

Moss on steps

7. Grounds ElectricalObservations:• outlets missing exterior covers at patio area

outlets missing exterior covers at patio area

8. GFCIObservations:• test operated• reset in laundry room


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9. Fence ConditionMaterials: woodObservations:• loose boards• wood fencing needs to be maintained such as being sealed or stained every few years so that itmay serve the home owner for many years.

loose boards

10. Gate ConditionMaterials: woodObservations:• hard to operate and close• difficult to latch

11. GradingObservations:• recommend dirt and adding gutter extended drain pipe to take water away from house• Vegetation such as shrubs was in contact with or less than one foot from the building exterior.Vegetation can serve as a conduit for wood destroying insects and may retain moisture against theexterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a onefoot clearance between it and the building exterior• grade slopes toward structure. The perimeter grading sloped towards the building around frontporch area. This can result in water accumulating around the building foundation. Recommendgrading soil so it slopes down and away from the structure with a slope of at least 5% (10% orbetter is optimal) for at least 6 feet.


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Vegetation touching home Grade slopes towards home

12. PlumbingMaterials: AquapexObservations:• appears serviceable

13. Water PressureObservations:• 60 / good

14. Pressure RegulatorObservations:• none visible

15. Water Shut-off Valve ConditionLocation: at meter • rear of homeObservations:• appeared serviceable


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Electrical

1. Electrical Panellocation main service right side,exterior homeLocation sub panel laundryObservations:• functional

Main electrical panel #A Pic. for client info. only

2. Main Amp BreakerObservations:• 200 amp

3. Breakers in off positionObservations:• 1 / water heater

4. BreakersMaterials: copperObservations:• functional• GFCI Breaker Present• GFCI: Ground fault- Ground Fault Circuit Interrupter- an ultra sensitive plug designed to shut offall electric current. Used in bathrooms, kitchens, exterior waterproof outlets, garage outlets, and"wet areas". Has a small reset button on the plug.• AFCI breakers present and tested• AFCI: The “AFCI” is an arc fault circuit interrupter. AFCIs are newly developed electrical devicesdesigned to protect against fires caused by arcing faults in the home electrical system. Should betested every two months, by pushing reset button located on breaker. If power is lost to bedroomoutlets, the AFCI resets are located in the electrical panel. ( see picture for example ).


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Roof

AFCI resets

5. Cable FeedsObservations:• underground

1. Roof ConditionMaterials: same as main structureMaterials: asphalt shinglesObservations:• Appeared serviceable

2. FlashingObservations:• appears serviceable

3. GutterObservations:• recommend splash blocks on some gutters• downspout drained onto walkways. This may result in ice or moss forming on walkways, and maypose a fall hazard. A qualified person should evaluate and install or modify extensions asnecessary so rainwater isn't directed onto walkways.• Clean Gutters Debris had accumulated in one or more gutters. This is a conducive condition forwood destroying insects since gutters may overflow and cause water to come in contact with thebuilding exterior or make water accumulate around the foundation. Gutters should be cleaned nowand as necessary in the future.• Substandard slope: gutters at patio area had a substandard slope so that significant amounts of water accumulate inthem rather than draining through the downspouts. This can cause gutters to overflow, especiallywhen organic debris such as leaves or needles have accumulated in them. A qualified contractorshould evaluate and make repairs as necessary, such as correcting the slope in gutters or installingadditional downspouts and extensions if necessary.


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Drains on walkway example

example Mis aligned splash block

Substandard sloped gutter Debris in gutter


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Crawlspace

Debris in gutter

1. VentilationObservations:• functional

2. Vent ScreensObservations:• functional

3. Access PanelObservations:• hard to open and close

4. Post and GirdersObservations:• good

5. Sub FlooringObservations:• appears serviceable

6. Foundation WallsObservations:• Good

7. Cripple WallsObservations:• none

8. Anchor BoltsObservations:• not visible


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9. Foundation ElectricalObservations:• most n/a

10. Foundation PlumbingObservations:• appears serviceable• Good• Gaps existed at one or more openings around the exterior, such as those where outside faucets,refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed asnecessary to prevent moisture intrusion and entry by vermin.

caulking condition (example)

11. DuctingObservations:• insulation deteriorated

12. Crawlspace AreaObservations:• vapor barrier present• scrap wood and cardboard under vapor barrier


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Garage

1. ElectricalObservations:• appeared serviceable• tested• electrical sub panel #B present

2. GFCIObservations:• test operated• reset in laundry room

3. 220 VoltObservations:• none visible

4. Flooring ConditionObservations:• good

5. Garage Door ConditionMaterials: vertical door • sectional doorObservations:• functional

6. Garage Door PartsObservations:• functional

7. Garage Opener StatusObservations:• operated

8. Garage Door's Reverse StatusObservations:•The auto-reverse mechanism on the vehicle door opener is inoperable / needs adjustment. This isa safety hazard, especially for small children. A qualified contractor should evaluate and repair asnecessary. For more information on garage door safety issues, visit:http://www.cpsc.gov/cpscpub/pubs/523.htmlhttp://www.ohdstl.com/safety.html

9. Roof ConditionMaterials: same as the main structure

10. Fire DoorObservations:• functional


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Water Heater

11. WallsObservations:• appears serviceable

12. Anchor BoltsObservations:• not visible

13. windowsObservations:• functional

1. Age & Data InfoObservations:• Estimated age 2005• Model # M250S6DS5• Serial # CE7683827• Manufacturer - Bradford White

2. Number Of GallonsObservations:• 50 gallons

3. PlumbingMaterials: PVCObservations:• appeared serviceable

4. BaseObservations:• functional

5. Water Heater Conditiontype electriclocation garageObservations:• Appeared serviceable• operated

6. TPRVObservations:• functional

7. water tempObservations:• water temp - 104 degrees


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Attic

1. AccessObservations:• functional

2. Duct WorkObservations:• insulation missing in areas

3. ElectricalObservations:• light present• outlet present• tested

4. Insulation ConditionMaterials: fiberglass batts • loose fillDepth 12Observations:• appeared serviceable• Wall insulation was missing in one section of attic. This section of insulation should be reinstalledto assure better energy efficiency in the home. The access to this section of the attic is a small doorin the bedroom on the second floor, right rear corner of the home.


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5. Insulation R ValueObservation• 30

6. StructureObservations:• appears serviceable

7. VentilationObservations:• functional

8. Vent ScreensObservations:• functional

9. Attic flooringObservations:• Sign of past condensation leak was visible next to air handler in attic. Client should monitor thisarea especially during hot conditions. If moister appears on plywood flooring next to unit, a licensedHVAC contractor should evaluate and repair as needed.


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Heat/AC The heating, ventillation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventillation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Heater ConditionLocation exterior cabinettype electric • heat pumpObservations:• operated

2. ThermostatsObservations:• functional

3. FiltersLocation living roomObservations:• 16 x 30 x 1

4. Air SupplyObservations:• functional

5. RegistersObservations:• functional


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Heat/AC #2

6. Refrigerant LinesObservations:• Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/ormissing insulation in crawl space area. This may result in reduced efficiency and increased energycosts. A qualified heating and cooling contractor should replace insulation as necessary.

7. AC Compress Conditionfuel type electricLocation left side of homeObservations:• operated

8. Approx TonsObservations:• 3

9. Estimated AgeObservations:• 4

10. Manufacture NameObservations:• Goodman

11. Model & Serial NumbersObservations:• Model #GPH1330H21AB• Serial # 0606224744


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1. Heater ConditionLocation attictype electric • split system • heat pumpObservations:• operated

2. ThermostatsObservations:• functional• Thermostat wiring exposed and lying on floor of attic area. Client may wish to have these wireswrapped and anchored out of the way to prevent damage, especially if items are to be stored in thisarea

3. FiltersLocation upstairs hall area wallObservations:• functional• 14x30x1 (filter size)

4. Refrigerant LinesObservations:• Insulation for the outside condensing units refrigerant lines is damaged, deteriorated and/ormissing insulation in the attic area. This may result in reduced efficiency and increased energycosts. A qualified heating and cooling contractor should replace insulation as necessary.


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kitchen / eat-in area

5. AC Compress Conditionfuel type electricLocation exterior groundsObservations:• operated

6. Approx TonsObservations:• 2.5

7. Estimated AgeObservations:• 4

8. Manufacture NameObservations:• Goodman

9. Model & Serial NumbersObservations:• condensing unit• Model # GSH130241AA• Serial # 0606305581• air handler• Model # ARUF18241BA• Serial # 060615659

The kitchen is used for food preperation and often for entertainment. Kitchens tyically include astove, dishwasher, sink and other appliances.

1. LocationObservations:• Left side, rear of home


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2. CabinetsObservations:• functional

3. Ceiling ConditionMaterials: drywallObservations:• Good

4. CountersObservations:• Good

5. DoorsObservations:• functional

6. ElectricalObservations:• appeared serviceable

7. GFCIObservations:• GFCI present• tested

8. Floor ConditionMaterials: tileObservations:• good

9. PlumbingObservations:• Appeared serviceable

10. SinksObservations:• functional

11. Window ConditionMaterials: vinylObservations:• functional

12. refrigeratorObservations:• Appears serviceable - GE - M# GTS22WCPBRBB S# ML305085

13. MicrowaveObservations:• operated / GE - M# JVM1441BH04 S# HL903594B


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Dining Room

Living Room

14. Garbage DisposalObservations:• operated / GE - M# GFC320F00 S# DL411359S59

15. DishwasherObservations:• operatedQuite Power 1 - M# GLD4200L15BB S# ML791432B

16. cook top / ovenObservations:• operated• electric - GE - M# JBP66E0K3BB S# RL233654Q

1. LocationObservations:• Center, rear of home


3. ElectricalObservations:• serviceable• tested

4. Floor ConditionMaterials: hardwoodObservations:• appeared serviceable

5. Wall ConditionMaterials: drywallObservations:• Good



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1. LocationObservations:• Left front corner of home

2. Ceiling FansObservations:• operated


4. Door BellObservations:• operated



7. FireplaceMaterials: Living RoomMaterials: prefabricatedObservations:• electric• serviceable• tested

8. Smoke DetectorsObservations:• operated

9. Stairs & HandrailObservations:• functional• Drywall tape coming loose on right side, near top of stairs. A qualified drywall contractor shouldevaluate and make repairs as necessary.• lighting out• loose fixture


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Bedrooms

dry wall tape loose lighting out

loose fixture



The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.


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Bonus Room



3. ClosetsObservations:• functional



6. Smoke DetectorsObservations:• present• operated



1. locationObservations:• second floor, right front corner of home.



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Laundry







1. LocationObservations:• Center, rear of home

2. CountersObservations:• Good



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Bathrooms

4. Dryer VentObservations:• terminates under structure. The clothes dryer exhaust duct terminated in the crawl space / attic /basement. Clothes dryers produce large amounts of moisture which should not enter structureinteriors. Damage to building components may result. A qualified person should install, repair orreplace as necessary so the duct terminates outdoors, as per standard building practices. For moreinformation, visit:http://www.cpsc.gov/CPSCPUB/PUBS/5022.html• missing exterior cover

missing vent cover


6. GFCIObservations:• none


8. PlumbingObservations:• appeared serviceable

9. Wall ConditionMaterials: drywallObservations:• good


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1. CabinetsObservations:• functional

2. Ceiling ConditionMaterials: drywallObservations:• good

3. CountersObservations:• normal wear


5. ElectricalObservations:• serviceable

6. GFCIObservations:• test operated• reset in the 1/2 bathroom on first floor

7. Exhaust FanObservations:• operated

8. Floor ConditionMaterials: tileObservations:• appeared serviceable

9. HeatingObservations:• heat/air vent present

10. MirrorsObservations:• functional

11. PlumbingObservations:• appeared serviceable

12. ShowersObservations:• functional


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sitting area / office

13. Bath TubsObservations:• good

14. SinksObservations:• functional

15. ToiletsObservations:• functional

16. Wall ConditionMaterials: drywallObservations:• appeared serviceable

17. Window ConditionMaterials: stationaryObservations:• good / Master Bath

1. locationObservations:• second floor, top of stairs


3. ElectricalObservations:• tested



6. Window ConditionObservations:• none

homeguard inspections - rick mecham · homeguard inspections 1234 usa ... i am not a heat and air...

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