rkr home inspections, llc · rkr home inspections, llc rei 7-2 (8/09) page 2 of 40 items identified...

RKR Home Inspections, LLCProperty Inspection Report

Cover Page

Inspection prepared for: Sample Report Date of Inspection: 7/8/2013

Age of Home: 2000 Weather: 93 degrees, sunny

Inspector: Raymond RichardsLicense # 20519

5910 Sunnyside Ct., Richmond, TX 77469Phone: 281-787-1668

Email: [email protected]

RKR Home Inspections, LLC

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PROPERTY INSPECTION REPORTPrepared For: Sample Report

(Name of Client)

Concerning:(Address or Other Identification of Inspected Property)

By: Raymond Richards, License # 20519 7/8/2013(Name and License Number of Inspector) (Date)

PURPOSE, LIMITATIONS AND INSPECTOR / CLIENT RESPONSIBILITIES

This property inspection report may include an inspection agreement (contract), addenda, and otherinformation related to property conditions. If any item or comment is unclear, you should ask theinspector to clarify the findings. It is important that you carefully read ALL of this information.

This inspection is subject to the rules (“Rules”) of the Texas Real Estate Commission (“TREC”),which can be found at www.trec.state.tx.us.

The TREC Standards of Practice (Sections 535.227-535.233 of the Rules) are the minimumstandards for inspections by TREC-licensed inspectors. An inspection addresses only thosecomponents and conditions that are present, visible, and accessible at the time of the inspection.While there may be other parts, components or systems present, only those items specifically notedas being inspected were inspected. The inspector is not required to move furnishings or storeditems. The inspection report may address issues that are code-based or may refer to a particularcode; however, this is NOT a code compliance inspection and does NOT verify compliance withmanufacturer’s installation instructions. The inspection does NOT imply insurability or warrantabilityof the structure or its components. Although some safety issues may be addressed in this report, thisinspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potentialhazards.

In this report, the inspector will note which systems and components were Inspected (I), NotInspected (NI), Not Present (NP), and/or Deficient (D). General deficiencies include inoperability,material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation.Comments may be provided by the inspector whether or not an item is deemed deficient. Theinspector is not required to prioritize or emphasize the importance of one deficiency over another.

Some items reported as Deficient may be considered life-safety upgrades to the property. For moreinformation, refer to Texas Real Estate Consumer Notice Concerning Recognized Hazards, formOP-I.

This property inspection is not an exhaustive inspection of the structure, systems, or components.The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of therisk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspectionanticipate future events or changes in performance due to changes in use or occupancy. It isrecommended that you obtain as much information as is available about this property, including anyseller’s disclosures, previous inspection reports, engineering reports, building/remodeling permits,and reports performed for or by relocation companies, municipal inspection departments, lenders,insurers, and appraisers. You should also attempt to determine whether repairs, renovation,remodeling, additions, or other such activities have taken place at this property. It is not theinspector’s responsibility to confirm that information obtained from these sources is complete oraccurate or that this inspection is consistent with the opinions expressed in previous or futurereports.

Promulgated by the Texas Real Estate Commission (TREC) P.O. Box 12188, Austin, TX 78711-2188, 1-800-250-8732 or (512) 459-6544 (http://www.trec.state.tx.us).


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ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS ORTAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THESELLER TAKE ANY ACTION. When a deficiency is reported, it is the client’s responsibility to obtainfurther evaluations and/or cost estimates from qualified service professionals. Any such follow-upshould take place prior to the expiration of any time limitations such as option periods. Evaluationsby qualified tradesmen may lead to the discovery of additional deficiencies which may involveadditional repair costs. Failure to address deficiencies or comments noted in this report may lead tofurther damage of the structure or systems and add to the original repair costs. The inspector is notrequired to provide follow-up services to verify that proper repairs have been made.

Property conditions change with time and use. For example, mechanical devices can fail at any time,plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roofleaks can occur at any time regardless of the apparent condition of the roof, and the performance ofthe structure and the systems may change due to changes in use or occupancy, effects of weather,etc. These changes or repairs made to the structure after the inspection may render informationcontained herein obsolete or invalid. This report is provided for the specific benefit of the clientnamed above and is based on observations at the time of the inspection. If you did not hire theinspector yourself, reliance on this report may provide incomplete or outdated information. Repairs,professional opinions or additional inspection reports may affect the meaning of the information inthis report. It is recommended that you hire a licensed inspector to perform an inspection to meetyour specific needs and to provide you with current information concerning this property.

ADDITIONAL INFORMATION PROVIDED BY INSPECTORWe appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process. Should youhave any questions about the general condition of your home in the future, we would be happy toanswer them. There is no fee for telephone consulting. Our fees are based on a single visit to theproperty. If additional visits are required for any reason, additional fees may be assessed.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. The inspection is not a "Code Certification". This report will identify deficient items asdirected by the Texas Real Estate Commission. The basis for a deficiency will be the TexasReal Estate Commission Standards of Practice and the International Residential Code for Oneand Two Family Dwellings. Older homes will be inspected based on the same standards sothe potential buyer can compare the condition of the older to home to the current standards.Please understand there are limitations to this inspection. Many components of the home arenot visible during the inspection. Malfunctioning of old or used equipment may occur in anymoment of time even after the inspection. All repairs, if any must be performed by a qualified,licensed repairman. This inspection can reduce the risk of purchasing this home, but cannoteliminate it, nor can RKR Home Inspections LLC assume it or the president/owner RaymondRichards. The inspector will NOT hold any further responsibility beyond the date of theinspection as to the condition or function of the item inspected. The inspector cannot be heldresponsible for damages, cost expense, repair or liabilities or any other default to thisinspection. THE INSPECTOR'S LIABILITY FOR ANY INADVERTENT ERRORS OR OMISSION ISSTRICTLY LIMITED TO THE INSPECTION FEE CHARGED FOR THE INSPECTION. Theinspector will perform his duties in accordance with the requirements and provisions of theTexas Real Estate Commission and will truthfully report the conditions of the items inspectedor noted during the time of the inspection. Even the most comprehensive inspection can not


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be expected to find every condition you may consider important in the home. Along with theimprovements recommended in this report, we recommend you budget for unexpectedrepairs. On average, we have found that setting roughly one percent aside of the value ofyour home annually is sufficient to cover unexpected repairs. This report is confidential andis prepared just for you our client.Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non-GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-GFCI outlets within 6’ of wet areas are thus protected. Also,note that most electricians agree that smoke detectors are good for about 5 years, and the breakersin your panel box have an expected life of about 20 years. Therefore, if this home was built before1990, consider having the panel box and breakers evaluated by a licensed electrician, as anoverheated breaker can result in a structural fire. If your home does not have a carbon monoxidedetector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic,Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensedelectrician, as these older types of panels and breakers have been known to overheat and causehouse fires.Heat: The heating, ventilation, 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, ventilation 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 willtest the heating and air conditioner using the thermostat or other controls. A more thoroughinvestigation of the system, including the heat (“firebox”) exchanger, should be conducted by alicensed HVAC service person every year. Failure to do so may result in carbon monoxide escapingthrough cracks in a heat exchanger or flue pipe, resulting in death.As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (seewww.gaf.com for roof info). Always ask the seller about the age and history of the roof. On anyhome that is over 3 years old, experts recommend that you obtain a roof certification from anestablished local roofing company to determine its serviceability and the number of layers on theroof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas oftendo not have gutters and downspouts, as there is a concern that snow or ice cascading off the roofmay tear gutters from the house. Likewise, be advised that such cascading may cause personalinjury or even death. If this house has a metal roof, consult with qualified roofers or contractorsregarding the advisability of installing a damming feature which may limit the size and amount ofsnow / ice sliding from the roof. Grading and drainage are probably the most significant aspects of a property, simply because of thedirect and indirect damage that moisture can have on structures. More damage has probablyresulted from moisture and expansive soils than from most natural disasters. Also, there should begutters and downspouts with splash blocks that discharge away from the building. We havediscovered evidence of moisture intrusion inside structures when it was raining that would not havebeen apparent otherwise. In addition, we recommend that downspouts do not terminate over pavedareas such as walks or driveways, as they can contribute to icy slip and fall hazards in winter.Minor settlement or “hairline” cracks in drives, walks or even foundations are are normal to propertiesof any age. They should, however, be monitored for expansion and sealed as necessary. Note that any siding, but especially composition or hardboard siding must be closely monitored. Aclassic example is the older style Louisiana Pacific siding, where the failure and deteriorationprovided grounds for a class action lawsuit. Even modern composition siding and, especially, trim, isparticularly vulnerable to moisture damage. All seams be must remain sealed and paint must beapplied periodically (especially the lower courses at ground level). It is imperative that continuedmoisture be kept from it, especially from sprinklers, rain splash back or wet grass. Swelling anddeterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation,branches abrading the roof and siding, and leaves providing a pathway for moisture and insects intothe home.Although rails are not required around drop-offs less than 30”, consider your own personal needs

http://www.gaf.com/


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and those of your family and guests. By today’s standards, spindles at decks and steps should bespaced no more than 4” apart for the safety of children.Open window wells should have either grates or, preferably, a weatherproof shield installed overthem. This will keep rain and snow from building up inside the well and possibly leaking into thehome, as well as minimizing your liability from children and non-residents falling inside them. Anegress ladder should also be installed within the well, especially at below-grade bedrooms. This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested.Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew,wallpaper and paint to peel, and other problems. The home inspector will identify as many issues aspossible but some problems may be undetectable due to problems within the walls or under theflooring. Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping isgenerally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.

http://www.cpsc.gov


I=Inspected NI=Not Inspected NP=Not Present D=Deficient

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I. STRUCTURAL SYSTEMS

X 1. Foundations

Type of Foundation(s): Slab FoundationComments:• No warranties or guarantees are implied as to the future integrity of thefoundation or its components. The residence was supported by a concrete slab-on-grade foundation. The function of a foundation is limited to remain plainenough under imposed loads and variable soil support conditions so that thesuperstructure does not experience unacceptable distress. Generally foundationmovement observed in our geographical area is typically the result of:

1. Soil movement with inadequate foundation design consideration.2. Improper execution of the foundation design.3. Improper preparation of the site prior to concrete placement.4. Plumbing leaks under the slab.5. Expansive soils.

Material: The structure has a concrete slab foundation. The type and amount ofsteel reinforcing in the slab(s) cannot be determined by visual inspection.However, it is most likely conventionally reinforced with steel spaced uniformlythroughout the slab. Grade beams under load bearing portions of the houseprovide the homes foundation. The grade beams are deeper than the rest of theslab and they may contain additional steel reinforcement. The roof framing issupported by interior and exterior bearing walls and beams. This is the standardmethod of construction of homes in this area and age range.

Every property owner should conduct a yearly survey of the foundation andperform any preventative maintenance necessary to improve drainage andminimize the effects of landscaping and existing vegetation on the foundation.Conditions can change yearly for the life of the foundation.

We do not inspect under carpet for cracks, it is not unusual to find hairline cracksin the foundation due to settling. No determination regarding the future integrityof this structure is made or inferred. This inspection and report is strictly limitedto my observations of the readily visible portions of the structure, all non visibleitems are specifically excluded. The present of geological fault lines and all nonvisible items items are specifically excluded.

The foundation appears to be performing as its intended purpose at the time ofinspection. Part of the corner of the foundation has chipped off in the back of thehome. This is corner pop from thermal expansion, the crack should be patched.this is not a a structural concern. Trees should be monitored to not affect thefoundation. Trees overtime grow and the roots pull moisture from the soil underneath the foundation.



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X X 2. Grading & Drainage

Comments: Soils in this area, generally, are expansive clays. Due to dry weatherconditions, typically experienced during the summer, it is important to maintainrelatively uniform moisture content in the soil along the perimeter of thefoundation. Excessive variation in the moisture could result in foundation flexing.

The simplest remedy to soil shrinkage and resulted foundation stress is touniformly water the soil around the foundation liberally enough to soak the soil toa depth and width of about two feet from the slab. A good indicator to waterplants along the foundation that look dry. This soaking should be done regularlyin an amount sufficient to supplement the natural rainfall. Average rainfall is app.45 inches per year, or about one inch per week. Caution should be exercised towater uniformly as excessive moisture can result in expansion. Specialiststypically caution against the placement of trees and vegetation with large rootsystems, within five feet of the foundation due to possible adverse affects.

For your information: Rain should promptly drain from the lot without pondingwithin ten feet of the house. Current code(R401.3) requires that, "the grade awayfrom foundation walls shall fall a minimum of six inches within the first ten feet."Exceptions: where lot lines, walls, slopes or other physical barriers prohibit sixinches of fall within ten feet, drains or swales shall be provided to ensuredrainage away from the structure. Grading and drainage at other areas of theproperty are not a part of this inspection. • The recommended clearance betweenbrick and the soil is 4". In the flower bed on the front part of the home the soil istoo high. See pictures The grade should slope away from the foundation 6" forthe first 10 feet.

There was ponding water to the right of the A/C unit. The grade should bemaintained positive so that water drains away from the foundation. See picture.

The A/C concrete pad should be 3" above grade all the way around it.

The gutters have screens on them. On the right side of the home they havedebris that needs to be removed for proper drainage. See picture.

The gutter on the left side of the home has debris that needs to be removed forproper drainage. See picture.

The drive way and side walks are uneven and are a possible trip hazard. Seepictures.

The downspout on back of the home needs a splash block to have water flowaway from the foundation.

There is a sprinkler head on the left side of the home that is surrounded by bricks.It is eroding soil against the foundation. See picture.



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X X 3. Roof Covering Materials

Type(s) of Roof Covering: Asphalt shinglesViewed From: Ground, binocularsComments:• Roof was covered with asphalt composition shingles.Asphalt shingles must be installed according to the manufacturer’srecommendations, which often vary from one manufacturer to another, and alsobetween different shingle models produced by the same manufacturer. Becauseof the many different installation requirements for the different types of shingles,confirmation of proper installation requires inspection by a qualified specialist andexceeds the scope of the General Home Inspection. Although I will inspect theroof to the best of my ability, The General Home Inspection does not include theuse of destructive testing or research. I disclaim responsibility for confirmingproper installation and condition of shingles and other roofing componentsincluding, but not limited to, underlayment, flashing and fasteners. Confirming byvisual inspection any claims of asphalt shingle compliance with any standards liesbeyond the scope of the General Home Inspection.

• This inspection is not meant to determine the remaining life of the roof covering,age of the roof covering, identify latent hail damage, determine the number oflayers of roof covering material, or provide an exhaustive list of previous repairsand locations of water penetrations/leakage. Roof covering life expectancies canvary depending on several factors (i.e. sun, wind, rain, etc.). The visual inspectionof the roof covering thus does not preclude the possibility of leakage. The roofcovering will be viewed from the ground if the inspector may damage the roofcovering or cannot safely reach or stay on the roof surface.

• "Flashing" is a general term used to describe sheet metal fabricated into shapesused to protect areas of the roof from moisture intrusion. Typical areas ofinstallation include roof and wall penetrations such as vent pipes, chimneys,skylights and areas where dissimilar roofing materials or different roof slopesmeet.

• The asphalt composition shingles covering the roof appeared to be in generallyserviceable condition at the time of the inspection. Any exceptions will be listed inthis report.

• The roof is in very good condition overall. There were two places where ashingle is lifted possibly due to a raised nail head. See pictures. This should becorrected by a qualified roof contractor.

On the back of the home there is debris on the roof that needs to be removed.There is a big tree in the back yard that has some dead branches that couldpotentially fall on the roof during a high wind or storm. Recommend to removebranches that could damage the roof. See pictures.



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X X 4. Roof Structure & Attic

Approximate Average Depth of Insulation: Insulation is 10 inches deepApproximate Average Thickness of Vertical Insulation:Comments:• Viewed From: Attic

Attic frame doors needs foam insulation. Attic doors needs foam board insulationto energy efficiency. See pictures.• Attic access is limited to the floored area at the attic entrance. The inspectorwill not walk on ceiling joists or other dangerous, unprotected surfaces.

• The insulation around the fireplace flue needs to be pushed away from the flue.See picture.

The walkway to the HVAC unit has a few unstable boards and there needs to bea stable 30" by 30" floor workspace for the water heater. See picture.

The canned lighting fixtures in the attic have insulation around and touching thefixtures. Insulation needs to be 3" away from all of the canned lighting to avoid apotential fire. See pictures for an example.

The attic door framing was installed with screws. It also should be nailed with 16dnails.



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X X 5. Walls (Interior and Exterior)

Wall Materials: Exterior walls are made of brick. Interior walls are made of woodComments: See pictures. There are several areas that need to be caulked andpainted to prevent water infiltration into the brick walls and siding.

A home inspector does not check walls for wood destroying insects. Recommendto have a termite inspector evaluate home for such wood destroying insects..Structural components concealed behind finished surfaces could not beinspected and only a representative sampling of visible components wereinspected. Observations of the surface coatings like paint and wall paper arecosmetic observations and are excluded from this report. Issues such acleanliness, cosmetic flaws, quality of materials, architectural appeal and colorwere outside the scope of this inspection.

This inspection does not include a search for water intrusion and should not beconsidered a mold or environment inspection. This type of inspection can beperformed at the buyer's option.. The inspector is not qualified to detect the presence of Chinese Drywall. Theissue of Chinese Drywall and its potential problems is outside the scope of theinspection report.. The interior walls are textured and painted and there are nosigns of unusual cracking or settlement cracking was noted.. What begins as asmall crack in your home's brick veneer/siding can potential be a major concern.As wind driven rain works its way into the cracks and fissures in the brick/siding,water can get inside walls causing moisture in drywall which can potentially leadto mold, cause paint to peal, and foster damaging dry rot in the structure. It isrecommended to take care of siding problems as they occur. Some repairs likecaulking cracks in brick and siding are for the most part easy to handle yourself.Some however should be handled by qualified contractors. It depends upon thematerials involved and the skills of the individual.. Recommend to caulk and paintany areas that could let water into the walls of the home. See pictures.

The metal lentils above the garage doors and windows need the rust removedand repainted.



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X 6. Ceilings & Floors

Ceiling & Floor Materials: Ceiling is made of drywallComments:

X X 7. Doors (Interior & Exterior)

Comments: The door jam on the left side of home needs to be caulked andpainted to preserve door jam from rotting.

The threshold for the french doors in the front of the home needs to be sealed sowater does not go under the threshold to the interior carpet. The home was beingpower washed at the time of the inspection and the carpet became wet due towater coming under the threshold.



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X X 8. Windows

Window Types: Windows are made of alluminumComments: There are several areas around windows where the caulking hasmildew and needs to be recaulked. See pictures.

The seal in the window above the french doors has come loose from the top ofthe window. See pictures.



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X 9. Stairways (Interior & Exterior)

Comments:

X X 10. Fireplace/Chimney

Locations:Types: Fireplace is prefabricatedComments: The gas fireplace should be evaluated by a qualified technician, perseller the gas fireplace would not operate.



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II. ELECTRICAL SYSTEMS

X 11. Porches, Balconies, Decks, and Carports

Comments:

X 12. Other

Materials:Comments:



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X X 1. Service Entrance and Panels

Panel Locations: Electrical panel is located in the garage on the left side. •Electrical panel is located on the left side of the building.Materials & Amp Rating: Aluminum wiring to main breaker • A Square D breakerpanel with a 150 amp main is provided.Comments:• This inspection is of visual components only. It does not evaluate the systemunder full load/demand or compliance with current codes.

• The following (see pictures) need to be evaluated and repaired by a licensedelectrician:

ARC fault breakers are not provided for all the non-appliance circuits. The homewas constructed prior to the adoption of the standards requiring such devices,however, the lack of arc fault breakers is a recognized hazard. Code E3902.12requires all branch circuits that supply 120-volt, single phase, 15-and 20-ampereoutlets installed in family rooms, dining rooms, living rooms, parlors, libraries,dens, bedrooms, sun rooms, recreations rooms, closets, hallways, and or similarrooms shall be protected by a combination type arc-fault circuit interrupterinstalled to provide protection of the branch circuit. This prevents a fire if an outletstarts to arch shutting the power supply to the outlet off. Recommend a licenseelectrician to evaluate the breaker panel and repair as necessary.

The service wires going into the electrical panel for the main breaker need antioxidant paste, appears the paste was not present at time of inspection. This isrequired for aluminum wiring. See picture.

There are double tapped neutrals on the neutral bus bar. There should be onlyone neutral wire per screw on the neutral bus bar. Two neutral wires could comeloose and arc which could possibly cause a fire. See picture.



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X X 2. Branch Circuits, Connected Devices, and Fixtures

Type of Wiring: The branch circuit wiring is made of non-metallic cable withcopper conductors.Comments: Accessible receptacles were tested and appear to be properlygrounded and phased., Smoke detectors were tested using the "test" button onthe device and were not "smoke tested" using ASTM standards. Creating suchtest conditions are impractical during an inspection and are beyond the scope ofthis inspection., Light fixtures appear to be operating normal., The following ( seepictures) need to be evaluated and repaired by a licensed electrician:

The electrical panel lacked AFCI breakers ( arch fault ) for living areas, familyrooms, dens, hallways, closets, sun rooms, recreation rooms, libraries, andbedrooms. Current code (E3902.12) requires the outlets in these areas to beconnected to AFCI breakers to prevent a fire from starting if electrical archingshould occur. Recommend a licensed electrician to correct.

The GFCI outlet on the right side of the garage did not test correctly. Outletshould be evaluated and replaced if necessary by a licensed electrical contractor.

There are two outlets in the garage on the left side by the closet door that are notGFCI outlets. These need to be GFCI outlets.

There are two GFCI outlets below the electrical panel in the garage. The one onthe right has an open ground.



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III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS



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X X 1. Heating Equipment

Type of System: AC is located on the left side of the home. Rheem AirConditioner Model #RAMB-060JBZ 12/2000 manufacture date.Energy Source: Natural gas- forced air unit by Rheem.Comments:• Full evaluation and integrity of the heat exchanger requires dismantling of thefurnace, and is beyond the scope of a visual inspection. Gas heating is checkedby opening the access panel and looking in the burner chamber. No assessmentis made as to the computability of the interior and exterior components. Electricheating is checked by looking at visible connections, and by putting athermometer in the supply register to evaluate the temperature over a five minuteperiod. The temperature should meet or exceed 105 degrees (F) to beconsidered as functioning properly.The unit tested at 111 degrees.• The gas supply pipe to the furnace lacked a drip leg (sediment trap). A licensedHVAC contractor should evaluate and repair.



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X X 2. Cooling Equipment

Type of System: AC is located on the left side of the home. Rheem AirConditioner Model #RAMB-060JBZ 12/2000 manufacture date.Comments: The air filters should be replaced every month. Please verify that theHVAC equipment has been serviced recently, preferably in the last year. Neglectof annual servicing for the HVAC equipment may not allow the systems to provideand maintain maximum efficiency and may lessen the serviceable life span.

The inspector did not program digital-type thermostats or controls or operatesetback features on thermostats or controls. The inspector did not inspect thepressure of the system coolant or determine the presence of leaks in the system.

Most A/C systems are designed for a maximum exterior temp of 95 degrees.When the exterior temp is higher than 95 degrees the A/C is operating past itsdesigned limit and the unit will tend to run continuously in an attempt to removeheat. At best case a 20 degree differential is all that can be expected betweeninterior and exterior temperatures. Systems are supposed to be designedfollowing a manual J load calculation by a state licensed HVAC contractor.

See pictures below. The temperature differential from the return air and supply airwas in the normal operating range at the time of inspection which is 15 to 20degrees differential. However, the two registers in the living room test at 72, a 3degree differential.. The visual inspection of the cooling equipment does notinclude internal parts that require dissembling of the unit to visually inspect. Thecondition of the cooling equipment is based on the performance of the systemwhen tested and those components that are visually accessible at the time ofinspection. Full evaluation of components requiring dismantling of the equipmentis beyond the scope of a visual inspection.

. Additional information should be obtained prior to the end of the option period onprevious maintenance and repairs/replacements to the system. It is highlyrecommended that the HVAC system is further evaluated prior to the end of theoption period by a qualified HVAC specialist. A firm repair estimate should beobtained for all repair or service work needed on the system.

. The A/C drain pan had rust in it. It appears the primary drain line might havebeen stopped up at some point. A HVAC contractor should make sure drain linesare free and clear for proper drainage.

The two registers in the living room are not cooling properly. The return air was75 degrees and the registers were 72 degrees. Recommend a licensed HVACcontractor to evaluate and repair if necessary. The air differential test was normalthrough out the rest of the home. See pictures.

The A/C line going into the home needs the insulation repaired. See pictures.



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IV. PLUMBING SYSTEMS

X 3. Duct System, Chases, and Vents

Comments:



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X 1. Water Supply System and Fixtures

Location of Water Meter: Left front side of the home.Location of Main Water Supply Valve: Inside the garage on the left side in thewall.Comments:• Home water supply pressure was within the acceptable limits of 40 pounds persquare inch (PSI) and 80 PSI at the time of the inspection. Static Water PressureReading: 60

• This inspection is of exposed and visible plumbing only. Water potability,improper use of materials, operation of main or branched shut-off valves is notcovered in this inspection. Any plumbing component under ground, under thefoundation, in the foundation, enclosed in the walls, not completely visible to theinspector or inaccessible for any reason should not be considered inspected. Allplumbing components are inspected within the limitations of a visual inspectiononly. Shower and tub enclosures, and shower pans are inspected within thelimitations of a visual inspection. Extensive leak detection or removal of floorcoverings is not performed. The inspector cannot comment to the effectiveness orlongevity of previous repairs.

• The gas piping in the home is made of black steel piping and is routed throughthe home. The piping is not fully visible and its condition cannot be fullyinspected. A gas pressure test on the piping system will identify gas leaks in thepiping system. This testing is performed by a licensed plumber and is outside thescope of this inspection.



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X X 2. Drains, Wastes, and Vents

Comments: The garbage disposal should have its own P-trap to keep gases frombacking up into the disposal.

The toilet in the master bedroom is not secured to the floor properly. A licensedplumber should secure the toilet to the floor.



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X X 3. Water Heating Equipment

Energy Source: Water heater is gas poweredCapacity: 2-40 gallon natural gas Bradford White Model # MI403S6 EN12, Ansi Z21.10.1C-1998Comments:• Water heaters have a life expectancy of 7 to 12 years. One cannot predict withcertainty when replacement will become necessary. These water heaters areoperating normal at the time of inspection, but are beyond the normal life of atypical water heater.

FOR YOUR INFORMATION: Manufactures recommend testing the water heatertemperature and pressure relief valve routinely to ensure that waterways areclear and the device is free of corrosion deposits. Manufacturers also stronglyrecommend that a qualified plumbing contractor remove the T&P valves over 3years of age and inspect them for corrosion or sediment build up and propercondition. It has been our experience that valves, which have not been properlymaintained or are in excess of 3 years of age do not reseat themselves or maylater begin to leak. The danger of a defective T&P valve is that water in a closedsystem (water heater tank) and under pressure has a much higher boiling point,which varies with pressure. Hot water should be maintained at 120 degrees forhygiene and energy saving concerns. The water tested at 111 degrees, needs tobe adjusted to 120 degrees. Anything over 120 degrees can been to hot for theskin and scalding could occur. The tank should be flushed once a year in anattempt to remove some of the build-up.

The drain pans should be clear of debris.• The following (see pictures) need to be evaluated and repaired by a licensedplumber:

The water heaters appear from the Ansi rating to be original from 1998. Thewater heaters are beyond the normal life expectancy. See picture, there are rustspots on top of the water heaters. Recommend a licensed plumber to evaluateand replace the water heaters if necessary.

The flues for the water heaters were disconnected. This needs to be correctedimmediately by a licensed plumber. Exhaust gases leaking in to the attic aredangerous and are harmful to breath in. See pictures.

The T&P(temperature and pressure valves) appear to be original and should bereplaced. They should be replaced every 3 years. The one on the right did nottest correctly.



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V. APPLIANCES

X 4. Hydro-Massage Therapy Equipment

Comments:

X 1. Dishwasher

Comments: Dishwasher operated normally.

X 2. Food Waste Disposer

Comments: Garbage disposal operated normally.

X 3. Range Exhause Vent

Comments:• Cook top fan appears to function as intended.

X X 4. Ranges, Cooktops, and Ovens

Comments: The oven did not operate normally, tested at 350, 300 was thereading which is not within the +/- 25 degree range.

X 5. Microwave Oven

Comments: Microwave operated normally.

X 6. Trash Compactor

Comments:



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VI. OPTIONAL SYSTEMS

X 7. Mechanical Exhaust Vents and Bathroom Heaters

Comments: Bath fans appear to be functioning as intended.

X 8. Garage Door Operator(s)

Door Type: Sectional doorComments: The garage door opener appears to functioning as intended.

X 9. Doorbell and Chimes

Comments: Doorbell was tested at the front door and appears to be functioningas intended.

X 10. Dryer Vents

Comments: Dryer vent is functional.

X 1. Lawn and Garden Sprinkler Systems

Comments:

X 2. Swimming Pools, Spas, Hot Tubs, and Equipment

Type of Construction:Comments:



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X 3. Outbuildings

Materials:Comments:

X 4. Outdoor Cooking Equipment

Energy Source:Comments:

X 5. Gas Supply Systems

Comments: The gas piping in the home is made of black steel piping and isrouted through the home. The piping is not fully visible and its condition cannotbe fully inspected. A gas pressure test on the piping system will identify gas leaksin the piping system. This testing is performed by a licensed plumber and isoutside the scope of this inspection.

X 6. Private Water Wells (A coliform analysis is recommended)

Type of Pump:Type of Storage Equipment:Comments:

X 7. Private Sewage Disposal (Septic) Systems

Type of System:Location of Drain Field:Comments:

X 8. Whole-House Vacuum Systems

Comments:

X 9. Other Built-in Appliances

Comments:


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Report SummaryReport Summary

On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, asthey relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks.The complete list of items noted is found throughout the body of the report, including NormalMaintenance items. Be sure to read your entire report! For your safety and liability, we recommendthat you hire only licensed contractors when having any work done. If the living area has beenremodeled or part of an addition, we recommend that you verify the permit and certificate ofoccupancy. This is important because our inspection does not tacitly approve, endorse, orguarantee the integrity of any work that was done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of thereport may also be a concern for you; be sure to read your Inspection Report in its entirety.Note: If there are no comments in RED below, there were no CRITICAL system or safety concernswith this property at the time of inspection. Maintenance Advice: Regular Maintenance Every Month -Check that fire extinguisher(s) are fully charged. Re-charge if necessary.-Examine heating/cooling air filters and replace or clean as necessary.-Inspect and clean humidifiers and electronic air cleaners.-Clean gutters and down spouts. Ensure that down spouts are secure, and that the discharge of thedown spouts is appropriate for water to run off away from the foundation.-Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk.Ensure that water is not escaping the enclosure during showering. -Check below all plumbingfixtures in cabinets for evidence of leakage. -Repair or replace leaking faucets or shower heads. -Secure loose toilets, or repair mechanisms that become troublesome. -Test smoke detectors, theyshould be in all bedrooms and hallways, replace batteries as necessary. Spring and Fall -Examinethe roof for evidence of damage to roof covering, flashings and chimneys. -Look in the attic (ifaccessible) to ensure that roof vents are not obstructed. Check for evidence of leakage,condensation or vermin activity. Level out insulation if necessary. -Trim back tree branches andshrubs to make sure they are not touching the house. -Inspect the exterior walls and foundation forevidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity. -Survey the basement and/or crawl space walls for evidence of moisture seepage. -Look at overheadwire coming to the house. They should be secure and clear of trees or other obstructions. -Ensurethat the grade of the land around the house encourages water to flow away from the foundation. -Inspect driveways, walkways, decks, porches, and landscape components for evidence ofdeterioration, movement of safety hazards. -Clean windows and test their operation. Improvecaulking and weather stripping as necessary. Watch for evidence of rot in wood frame windows.Repair and paint window sills and frames as necessary. -Test all ground fault circuitinterupters(GFCI) devices, as identified in the inspection report. -Shut off isolating valves for theexterior hose bibs in the fall, if below freezing temperatures are anticipated. -Test the Temperatureand Pressure Relief Valve (TRP) on water heaters. -Inspect for evidence of wood boring insectactivity. Eliminate any wood/soil contact around the perimeter of the home. -Test the overheadgarage door opener, to ensure that the auto reverse mechanism is responding properly. Clean andlubricate 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. Annually -Have the heating, cooling and water heater systems cleaned and serviced. -Have the chimneysinspected and cleaned. Make sure the rain caps and vermin screens are secured. -Examineelectrical panels, wiring and electrical components for evidence of overheating. Ensure that allcomponents are secure. Flip the breakers on and off to ensure that they are not sticky. - If the houseutilizes a well, check and service the pump and holding tank. Have the water quality tested. If theproperly has a septic system, have the tank inspected (and pump as needed). -If your home is in an


Page 37 of 40REI 7-2 (8/09)

area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by alicensed specialists. Preventative treatments may be recommended in some cases.STRUCTURAL SYSTEMSPage 7 Item: 2 Grading &

Drainage • The recommended clearance between brick and the soil is4". In the flower bed on the front part of the home the soil istoo high. See pictures The grade should slope away from thefoundation 6" for the first 10 feet.

There was ponding water to the right of the A/C unit. Thegrade should be maintained positive so that water drainsaway from the foundation. See picture.

The A/C concrete pad should be 3" above grade all the wayaround it.

The gutters have screens on them. On the right side of thehome they have debris that needs to be removed for properdrainage. See picture.

The gutter on the left side of the home has debris that needsto be removed for proper drainage. See picture.

The drive way and side walks are uneven and are a possibletrip hazard. See pictures.

The downspout on back of the home needs a splash block tohave water flow away from the foundation.

There is a sprinkler head on the left side of the home that issurrounded by bricks. It is eroding soil against the foundation.See picture.

Page 12 Item: 3 Roof CoveringMaterials

• The roof is in very good condition overall. There were twoplaces where a shingle is lifted possibly due to a raised nailhead. See pictures. This should be corrected by a qualifiedroof contractor.

On the back of the home there is debris on the roof that needsto be removed. There is a big tree in the back yard that hassome dead branches that could potentially fall on the roofduring a high wind or storm. Recommend to remove branchesthat could damage the roof. See pictures.

Page 13 Item: 4 Roof Structure &Attic

• The insulation around the fireplace flue needs to be pushedaway from the flue. See picture.

The walkway to the HVAC unit has a few unstable boards andthere needs to be a stable 30" by 30" floor workspace for thewater heater. See picture.

The canned lighting fixtures in the attic have insulation aroundand touching the fixtures. Insulation needs to be 3" awayfrom all of the canned lighting to avoid a potential fire. Seepictures for an example.

The attic door framing was installed with screws. It alsoshould be nailed with 16d nails.


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Page 16 Item: 5 Walls (Interior andExterior)

Recommend to caulk and paint any areas that could let waterinto the walls of the home. See pictures.

The metal lentils above the garage doors and windows needthe rust removed and repainted.

Page 18 Item: 7 Doors (Interior &Exterior)

The door jam on the left side of home needs to be caulkedand painted to preserve door jam from rotting.

The threshold for the french doors in the front of the homeneeds to be sealed so water does not go under the thresholdto the interior carpet. The home was being power washed atthe time of the inspection and the carpet became wet due towater coming under the threshold.

Page 18 Item: 8 Windows There are several areas around windows where the caulkinghas mildew and needs to be recaulked. See pictures.

The seal in the window above the french doors has comeloose from the top of the window. See pictures.

Page 19 Item: 10 Fireplace/Chimney The gas fireplace should be evaluated by a qualifiedtechnician, per seller the gas fireplace would not operate.

ELECTRICAL SYSTEMSPage 21 Item: 1 Service Entrance

and Panels• The following (see pictures) need to be evaluated andrepaired by a licensed electrician:

ARC fault breakers are not provided for all the non-appliancecircuits. The home was constructed prior to the adoption ofthe standards requiring such devices, however, the lack of arcfault breakers is a recognized hazard. Code E3902.12requires all branch circuits that supply 120-volt, single phase,15-and 20-ampere outlets installed in family rooms, diningrooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreations rooms, closets, hallways, and or similarrooms shall be protected by a combination type arc-faultcircuit interrupter installed to provide protection of the branchcircuit. This prevents a fire if an outlet starts to arch shuttingthe power supply to the outlet off. Recommend a licenseelectrician to evaluate the breaker panel and repair asnecessary.

The service wires going into the electrical panel for the mainbreaker need anti oxidant paste, appears the paste was notpresent at time of inspection. This is required for aluminumwiring. See picture.

There are double tapped neutrals on the neutral bus bar.There should be only one neutral wire per screw on theneutral bus bar. Two neutral wires could come loose and arcwhich could possibly cause a fire. See picture.


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Page 22 Item: 2 Branch Circuits,ConnectedDevices, andFixtures

The following ( see pictures) need to be evaluated andrepaired by a licensed electrician:

The electrical panel lacked AFCI breakers ( arch fault ) forliving areas, family rooms, dens, hallways, closets, sun rooms,recreation rooms, libraries, and bedrooms. Current code(E3902.12) requires the outlets in these areas to beconnected to AFCI breakers to prevent a fire from starting ifelectrical arching should occur. Recommend a licensedelectrician to correct.

The GFCI outlet on the right side of the garage did not testcorrectly. Outlet should be evaluated and replaced ifnecessary by a licensed electrical contractor.

There are two outlets in the garage on the left side by thecloset door that are not GFCI outlets. These need to be GFCIoutlets.

There are two GFCI outlets below the electrical panel in thegarage. The one on the right has an open ground.

HEATING, VENTILATION AND AIR CONDITIONING SYSTEMSPage 24 Item: 1 Heating Equipment • The gas supply pipe to the furnace lacked a drip leg

(sediment trap). A licensed HVAC contractor should evaluateand repair.

Page 25 Item: 2 Cooling Equipment The A/C drain pan had rust in it. It appears the primary drainline might have been stopped up at some point. A HVACcontractor should make sure drain lines are free and clear forproper drainage.

The two registers in the living room are not cooling properly.The return air was 75 degrees and the registers were 72degrees. Recommend a licensed HVAC contractor toevaluate and repair if necessary. The air differential test wasnormal through out the rest of the home. See pictures.

The A/C line going into the home needs the insulationrepaired. See pictures.

PLUMBING SYSTEMSPage 29 Item: 2 Drains, Wastes,

and VentsThe garbage disposal should have its own P-trap to keepgases from backing up into the disposal.

The toilet in the master bedroom is not secured to the floorproperly. A licensed plumber should secure the toilet to thefloor.


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Page 31 Item: 3 Water HeatingEquipment

• The following (see pictures) need to be evaluated andrepaired by a licensed plumber:

The water heaters appear from the Ansi rating to be originalfrom 1998. The water heaters are beyond the normal lifeexpectancy. See picture, there are rust spots on top of thewater heaters. Recommend a licensed plumber to evaluateand replace the water heaters if necessary.

The flues for the water heaters were disconnected. Thisneeds to be corrected immediately by a licensed plumber.Exhaust gases leaking in to the attic are dangerous and areharmful to breath in. See pictures.

The T&P(temperature and pressure valves) appear to beoriginal and should be replaced. They should be replacedevery 3 years. The one on the right did not test correctly.

rkr home inspections, llc · rkr home inspections, llc rei 7-2 (8/09) page 2 of 40 items identified...

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