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| PROPERTY INSPECTION REPORT |
| Client(s): |
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| Property address: |
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| Inspection date: |
April 21st, 2005 | This report published on 4/21/2005 9:42:53 PM CDT
View summary page
MEMBER #202396
Michael L. Hust
USE BY OTHERS: The inspection and report are performed and prepared for the sole, confidential and exclusive use and possession of the Client(s) only. The report is not for use or to be relied upon by any third party. Receipt of this report by any purchasers of the property (other than the above listed Client) is strictly prohibited.
At your request, an inspection of the above mentioned property was performed. We are pleased to submit the following report. This report is a professional opinion based on a basic visual inspection of the accessible components of the property. We strongly urge you to review the entire report and review any items of concern with qualified personnel for any corrections or repairs before closing. In addition to those improvements recommended in the report, we recommend that you examine the portions of the property that are considered significant to you prior to closing.
Typically very little historical information is provided in advance of a property inspection. Please understand that there are limitations to this inspection. A property inspection is not an exhaustive technical evaluation and is limited in scope, intent and purpose and many components of the property are not visible during the inspection. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. While we can reduce your risks in purchasing a property, we cannot eliminate them, nor can we assume them.
Emphasis was placed on major problems and expenses. While some of the less important deficiencies may have been addressed, an all inclusive list of minor deficiencies is not provided. Additionally, some auxiliary items or systems are not considered part of the basic structural or mechanical elements of the property and are not within the scope of this inspection.
Each property has many identical components (electrical outlets, light switches, windows, etc.). We inspect a representative sample of these as specified in the American Society of Home Inspectors (ASHI) Standards. This means that some deficiencies which were detectable may go un-noted. We ask that you understand and accept this. As a result of these items and other repairs that are impossible to anticipate, we suggest a budget of roughly one to three percent of the value of the home be set aside every year for unforeseen repairs. In some years the expenditures will be less, in others more, but we have found this to be a good average figure.
Your attention is directed to your copy of the inspection agreement. It more specifically explains the scope of the inspection and the limits of liability in performing this inspection.
We thank you for your business...
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and shown in bold type. Items of concern follow descriptive information and are shown as follows:
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Safety |
A condition which is judged to be a significant risk of personal health or injury during normal day-to-day use. Corrective action is recommended. |
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Repair/Replace |
A specific notation is made that the corresponding system or component is in need of repair or replacement due to damage, deterioration, improper installation, or change in accepted construction standards. |
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Maintain |
Initial, ongoing, and or preventive maintenance is recommended or needed for the safe and or proper operation, improved energy efficiency, and or prolonged life of a system or component. Maintenance tasks may require qualified personal. |
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Evaluate |
Complete evaluation or confirmation of a condition was not or could not be made by inspector. Further evaluation or confirmation is needed/recommended. |
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Monitor |
Recommend monitoring reported system, component, and or condition for future repairs and or replacement. Budgeting for future repairs or replacement is advisable. | Concern items are sorted by the types listed above. Click here for a glossary of building construction terms.
Table of Contents
General Information
Site And Exterior
Laundry
Roof
Attic
Plumbing
Heating And Cooling
Electric Service
Interior
Fireplaces And Solid Fuel Burning Appliances
Kitchen
Bathroom
Water Heater
Report Number: TRA0421
Client Name: XXXXXXX
Property Address: XXXXXXXXXX
Inspector: Michael L. Hust
Inspector License: HB-0148 [NH Certified] Exp. Date 11/30/07
Date Of Inspection: April 21st, 2005
Time Started: 09:25
Inspection Fee $: 185.00 (paid in full)
Present At Inspection And/Or Part Of Inspection: Buyer, Buyer's Agent
Property Occupied: Yes - Inspection Was Limited - Boxes, Cloths, Furniture
Approximant Age Of Property: 17 Years
Approximant Square Footage: 1600
Type Of Property: Single Family Home
Weather Conditions: Dry
Approximant Temperature: Degrees F.80
For Inspection Reference Property Faces: North
The Following Items Are Excluded From This Inspection: Fencing And Gates, Refrigerator, Washers/Dryers, Detached Building
Limitations: This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to visible areas of foundation and/or exterior wall perimeters. This inspection is visual in nature and does not attempt to determine drainage performance of site. Decks and porches are often built close to the ground where limited viewing or access is available. These areas, as well as others too low to enter or in some other manner not accessible, are excluded from inspection and are not addressed in report.
Foundation Type: Slab On Grade
Foundation Material: Poured Concrete
Apparent Wall Structure: Wood Frame
Wall Covering: Fiberboard
Driveway Material: Poured Concrete
Sidewalk Material: Poured Concrete
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1) Damaged and/or deteriorated siding was noted at various locations. |
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2) Considerable damage was noted at east and south soffit/eave areas. |
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3) Hole noted in the siding at the southwest corner, under the soffit area. Recommend repairing as necessary to prevent vermin entry. |
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4) Tree at west side of home is located close to foundation. As tree grows larger over time it can compromise the foundation. Tree removal is recommended. Other trees are near the foundation also. These trees should be monitored over time and corrective action taken as needed. |
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5) Vegetation is in contact with exterior siding at numerous locations. This has caused siding damage and staining at various locations. Recommend pruning/trimming/removing vegetation so there is at least a one foot gap between vegetation and siding. |
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6) The paint finish is deteriorating at fascia boards and soffit areas. Recommend painting these areas to prevent future wood deterioration/damage. |
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7) One or more areas of exterior walls were not fully visible due to vegetation coverage and/or personal belongings. |
Limitations: Laundry appliances are not tested or moved during the inspection. Condition of walls and flooring concealed by appliances cannot be evaluated. Water supply valves serving washing machines are not physically operated due to possible leakage when turned. Drain line serving washing machines are not tested for leakage or clogging. Drain lines are subject to clogging and overflow without warning. Consult with seller for past performance.
Laundry Provisions Are Located: At Interior Of Home (i.e. Kitchen, Hallway, Laundry Room)
The Service Supplying The Dryer Connection Is: 240 Volt Electric
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8) The dryer vents into the gas water heater closet. This should be considered a fire hazard. This configuration also introduces a high level of moisture into the home which can lead to rust, mold, mildew, and/or moisture damage. Dryer vent should be routed to the exterior envelope of the home. |
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9) The 240 volt outlet serving dryer is not secured to wall. For safe use and operation, outlet should be properly secured to wall. |
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10) Laundry room water supply drain pan is rusted through at wall area. |
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11) Damaged wall surface was noted behind washer and dryer areas. |
Limitations: The roof inspection is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this condition is not present during inspection.
Roof Inspection Method: Walked
Roof Type: Gable
Roof Covering: Composition Shingles
Roofing layers: 1
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12) Various shingles are damaged at the west rake end (tree limbs). One shingle tab is missing near ridge at southwest area. |
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13) Gutters and downspouts are loose/sagging/damaged at various locations. |
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14) Recommend cleaning debris from roof top (i.e. leaves, pine needles). Large amount of debris on roof can cause leaks and premature failure of roofing material. |
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15) Tree limbs and/or vegetation is in contact with or in close proximity to roof. Recommend pruning limbs/vegetation away from roof. Limbs/vegetation should be trimmed back far enough to prevent contact with roof during high winds. |
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16) Old roof flashings (chimney, waste vent pipes) have been repaired with tar/caulk and are cracking/separating at one or more locations. Patching repairs are needed and should be considered as a temporary repair. When re-roofing is accomplished it is recommended that new flashings be installed. These flashing areas should be checked annually and maintained as needed. |
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17) One or more gutters and/or downspouts are blocked/debris filled. |
Limitations:: Attic insulation when installed obscures the view of many components, which in turn can prevent a complete visual inspection. Most insulation materials used in this region provide approximately R3 to R4 per inch of thickness. The excepted standard for attic insulation in this region is R38 which would require approximately 10 to 12 inches of insulation. Additional insulation should be considered if this level of insulation is not currently provided. Inadequate ventilation which could cause moisture related problems pose a threat in this region. Attics should be kept well ventilated. Avoid painting over or blocking with insulation; any attic vents, turbines, and or screens.
Inspection Method: Entered
Roof/Ceiling Structure Type: Wood Trusses
Insulation Material: Fiberglass, Cellulose
Insulation Depth: 6-8 Inches
Roof Ventilation: Appears Adequate
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18) Roll batt insulation located in the northeast attic area is installed upside down. The paper backing installed on the insulation is highly flammable (see warning on insulation) and should always face toward the interior of the home. With the paper backing facing up, it increases the likelihood of moisture being trapped in the insulation which will decrease its insulating factor. For enhanced safety and to reduce the likelihood of trapped moisture the insulation should be reinstalled properly. |
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19) Vent screen at front (north) gable end of attic is missing. These vent screens are designed to keep vermin (i.e. birds, wasp etc.) from entering attic area. |
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20) Insulation in the attic is substantially less than the R38 rating now recommended in this area by the Department of Energy. Upgrade of attic insulation may be desirable for better energy efficiency.
Insulation information |
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21) For increased energy efficiency, devising a means of insulating and weather-stripping both of the interior attic access areas is recommended. |
Limitations: This inspection addresses exposed piping only and is limited. The inspector is unable to determine the piping material, sizing and condition of piping contained in walls, below slab, below grade and covered by insulation in attic cavities. Waste and vent piping is primarily not visible and is difficult to diagnose, consult the seller for performance details (are pipes noisy, make unusual noises, do plumbing fixtures ever back up when other fixtures are operated). Main water supply valve(s), fixture & appliance shut-off valves, are not physically tested (turned) during the inspection. Pilot lights are not lit to confirm operation of wall heaters, furnaces, fireplaces etc. Verification of the existence of or condition of any well and/or septic system is not part of the inspection. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which can be costly to remedy.
Water Pressure (PSI): 58
Location Of Main Water Meter/Shut-Off Valve: Front Yard
Location Of Main Fuel Meter/Tank/shut-Off Valve: West Exterior Wall
Water Service/Supply Pipe Material: Plastic, Copper, Not Visible At Meter
Drain/Waste/Vent Pipe Materials: Plastic
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22) Broken sewer vent piping noted at the southwest attic/roof area (tree limb). |
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23) Box/enclosure housing the main water meter and shut-off valve is full of dirt (shut-off valve) not visible. This shut-off should be accessible in the event it is needed. New owner should become familiar with location and operation of this valve. |
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24) The gas supply to the property was not on at the time of the inspection. Items such as gas furnace, water heater, stove/cook top etc. could not be operated during inspection. Nor, could possible gas leaks be detected. |
Limitations: Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and dehumidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not light pilots. If pilot(s) are off, an operation inspection is not possible. It is suggested that all systems be activated and fully diagnosed prior to settlement. Safety devices are primarily automatic in nature and can not be tested during inspection. Gas furnaces have a national average life expectancy of 12 to 20 years. Electric furnaces have a national average life expectancy of 15 to 20 years, although the heating elements may require periodic replacement.
Particular attention is required at the cooling systems evaporator drain pan and drain line areas due to their location and general inaccessibility during a visual inspection. Proper operation of condensation drain lines and pans can not be fully evaluated due to time constraints of inspection. Performance of condensation drain lines and pans should be closely monitored during peek cooling seasons. Note: These lines can be come clogged without warning. The inspector does not perform pressure testing on coolant systems; therefore no representation is made regarding coolant charge or line integrity. Unit compressors have a national average life expectancy of 8 to 15 years.
Energy Source For Heating System: Natural Gas
Type Of Heating System: Forced Air
Location: Attic West
Energy Source For Air Conditioner: Electric
Air Conditioning Type: Split System - 2 1/2 Ton Unit
Location: West Exterior
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25) The heating system was inactive (gas was off) and therefore not operated. Gas heating systems can become unsafe if not properly checked/serviced prior to each heating season. Once gas service is applied to the property it is recommended that an operational and safety check be performed on the heating system. |
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26) The central air conditioner was not cooling properly. Recommend further evaluation, servicing and/or repairs by a license heating and air contractor. |
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27) Ceiling registers are missing/damaged at various locations. |
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28) The heating and air conditioning return plenum needs cleaning. It appears the unit has been ran for quite sometime without an air filter. Evaporator coils were not visible but probably need cleaning as well. |
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29) The refrigerant line insulation at the exterior central air conditioner is deteriorated/missing. For better energy efficiency new insulation should be installed on the refrigerant line. |
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30) The air plenum located next to evaporator coil in attic, need to be taped or sealed. Cool/warm air is escaping from this area. |
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31) Vegetation or other objects are overhanging and/or too close to exterior air conditioner unit. Improper clearance can cause premature failure, poor performance, which in return will cause poor energy efficiency. |
Limitations: Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. The grounding and bonding system is often not fully visible therefore the inspector cannot judge the full integrity of the grounding and bonding systems. Older systems may not provide adequate grounding/bonding (two-prong outlets), upgrading would be suggested for overall safety. Exterior display lighting is considered an ancillary system and is not inspected. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints.
Primary Service Type: Overhead
Primary Service Overload Protection Type: Circuit Breakers
Service Amperage (Amps): 100
Service Voltage (volts): 120/240 Single Phase
Location Of Main Service Panel/Main Disconnect(s): Living Room East Wall
Location Of Sub Panels: Living Room East Wall
Service Conductor Material: Aluminum
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32) The main disconnect breaker is "double tapped", where 2 or more wires are clamped in a circuit breaker terminal and the circuit breaker was only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing. Recommend having a licensed electrician evaluate and repair. |
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33) Oversized current protection and/or improper wire size was noted at the sub panel. A 30 AMP breaker is serving a #12 sized wire. This poses a possible fire hazard and should be further evaluated and repaired as needed by a licensed electrician. |
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34) The main electrical panel has accessible wiring/components due to one or more open circuit breaker slots. For enhanced safety recommend installing knock-out cover(s) at empty circuit breaker slots. |
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35) Overheating of electrical components (lower circuit breaker area) were noted at the main electrical panel. Lighting strikes, loose circuit beakers and unbalanced loads are but a few causes of overheating in electrical panels. |
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36) The main ground wire serving the homes electrical system is loose at the exterior ground rod. |
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37) Electrical circuits serving the bathroom, kitchen, and exterior outlets are not ground fault protected. For enhanced safety, recommend having ground fault circuit interrupter (GFCI) protection installed where missing. Where GFCI Protection Should Be Considered |
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38) Numerous electrical outlets and/or switch cover plates are missing. This poses a shock hazard and should be corrected. |
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39) Weatherproof enclosure is needed at the south exterior outlet. |
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40) Live exposed wiring terminations were noted at patio exterior light area. All exposed wiring terminations should be enclosed in appropriate fixture or an approved junction box. |
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41) Numerous electrical outlets throughout the home are inoperative/not responding. |
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42) One or more light bulbs are missing/burned out/not responding. Recommend installing a good light bulb to check circuit(s). If still no response further review and/or repairs will be needed. |
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43) The doorbell was found inoperative at the time of inspection. |
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44) Loose/damaged and/or missing light fixtures/ceiling fans were noted at numerous locations throughout the home. |
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45) Light switch and cover are missing behind refrigerator area. |
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46) The doorbell control/button at front door area is damaged. |
Limitations: The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not visible for inspected. Environmental hazards may be present that are not detected during this limited inspection. Consult a competent expert prior to closing transaction if you wish to determine environmental risks associated with this property.
Smoke Detectors Present: Yes
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47) One or more smoke detectors were found to be inoperative when tested. Recommend further evaluation by testing with new battery. If detector is still inoperative replacement will be needed. Upon ownership of property it would be advisable to replace all smoke detector batteries at the same time and annually thereafter. |
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48) An insufficient number of smoke detectors were installed at the property. It is recommended a smoke detector be installed in each hallway leading to bedrooms as well as having a detector installed in each bedroom/sleeping area. Upgrades should be considered for enhanced safety. More on smoke detectors and fire safety |
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49) The property has one or more gas operated appliances (water heater, furnace, fireplace, etc). For safety it is recommended a carbon monoxide detector(s) be installed in accordance with the manufacturer installation recommendations. |
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50) Numerous interior and exterior doors will not latch, lock, and/or have missing, loose, damaged hardware. |
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51) Window in the northwest bedroom has broken glass. |
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52) Vinyl floor covering in the kitchen is damaged/torn. Back entry has damaged brick at floor area. Carpet throughout the home is worn/torn at one or more locations. Repair/replacement my be desirable. |
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53) Ceiling areas above the bar and at east end of hallway is damaged. Repairs are recommended. |
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54) Front storm door has a broken handle and missing hardware. |
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55) Various interior walls and doors are damaged (holes). Loose door casings were also noted. |
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56) Moisture stains were noted at the master bedroom ceiling, northwest bedroom closet ceiling and its west wall area. |
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57) Window screens at one or more locations are damaged and/or missing. |
Limitations: All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Older homes may have an unlined chimney that would be considered unsafe compared to today's standards, requiring you to consider the installation of a flue liner. Testing for proper draw/draft is not part of this inspection, consult seller for system performance.
Fireplace Type: Masonry
Chimney Type: Masonry
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58) The chimney is 30 inches or wider and should have a "cricket" (a small ridged roof section just behind the chimney which sheds roof water around the chimney) installed. In order to reduce the likelihood of leaks it is recommended this area be kept clean of debris and area flashing be monitored and well maintained. Recommend installing a cricket when next roof is installed. |
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59) The damper serving the fireplace is missing. This device is normally closed during non operation to prevent drafts and conserve energy. Recommend installing glass door set to prevent drafts and conserve energy. |
Limitations: Inspection of stand alone refrigerators and built-in ice makers are outside the scope of the inspection. Self and/or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostatic accuracy are not tested during this inspection. No opinion is offered as to the adequacy of dishwasher operation. Portable dishwashers are not inspected, as they require connection to facilitate testing. Ranges, ovens, cook tops and refrigerators have a normal life of 15 to 20 years. Dishwashers and disposals have a normal life of 5 to 12 years. Appliances are not moved for inspection. Wear and appliance cleanliness is not usually commented on by the inspector.
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60) The kitchen spray wand leaks during operation. |
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61) Leaks were noted under right kitchen sink. |
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62) Oven control knob is missing. |
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63) Oven lower heating element is missing. |
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64) Oven light was inoperative when tested. |
Limitations: Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. Slow leaks can damage walls and flooring near the shower. Leaks often do not show except when the shower is in actual use. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper maintenance of tile, caulk, and grout in the bath areas is essential to prevent leaking.
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65) Cold side faucet in the master bathroom tub/shower dips continuously during operation. |
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66) The faucet assembly in the hall bath tub/shower has missing knob. |
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67) The faucet assembly in the master bath tub/shower has loose knob. |
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68) Both toilets in the home do not flush properly and/or runs continuously. |
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69) The toilet seat/lid and/or hinges are cracked/damaged/loose in the master bathroom. |
Limitations: Solar systems and circulation systems are not part of the inspection and should be thoroughly analyzed by a competent expert prior to settlement. Estimating remaining life is not part of this inspection. The national average life expectancy of a water heater is 8 to 12 years. Replacement of individual components may be required prior to the end of the service life. Consider important safety considerations such as water temperature issues and consider installing anti-scald fixtures.
Type: Natural Gas
Capacity (in gallons): 40
Location: Living Room Closet
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70) Inadequate air is being supplied to the gas water heater. The water heater is confined in a closet space. All gas appliances require adequate air (approximately 50 cubic feet per 1000 BTU) for combustion, dilution and ventilation. An inadequate supply of air can be hazardous (carbon monoxide). Closet housing the water heater needs to be properly vented to the attic or to the interior living space. |
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71) The exhaust vent serving the gas water heater is disconnected in attic area. The water heater also does not have a draft diverter installed. For safe operation of the water heater and to reduce the likelihood of carbon monoxide entering the property repairs are needed. |
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72) The water heater appears to be near or is at the end of its normal life expectancy. Water heaters have a normal life expectancy of approximately 8 to 12 years. Budgeting for future system replacement is advisable. Recommend servicing water heater by cleaning burner area of rust flakes and draining/flush water heater. This may help prolong life and increase energy efficiency of the unit. More Info |
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73) The water heater has developed corrosion at lower tank area. Recommend closely monitoring and repair/replace as needed. |
TO OUR CUSTOMERS
We would greatly appreciate your feedback, when you have time please answer a quick six question survey by inserting ASHI member number " 202396 " at this link: http://www.ashi.org/customers/survey.asp Authors of surveys are kept anonymous, with inspectors only viewing answer results. By being accurate with your answers in the survey, we will be able to better serve our future clients.
We thank you for the opportunity to serve your inspection needs. Our goal during the inspection process was to identify existing major problems that would affect a typical purchaser's buying decision. We strive to add significantly to your knowledge of the property, within the scope of the inspection. While we are not able to tell you everything possible about the property, the inspection results will put you in a much better position to make your buying decision.
Again, thank you for your business. If you have any questions about the property, the inspection and or the inspection report itself, please do not hesitate to give us a call now and or in the future.
Sincerely,
Michael L. Hust, President
Fidelity Property Inspection
800-248-8706
www.fidelitypi.com
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