John Doe 1234 Main St. Anywhere,IL

Transcription

1 John Doe 1234 Main St. Anywhere,IL Page 1

2 January 21, 2016 Client: John Doe Property Address: 1234 Main St. Anywhere, USA At your request, a visual inspection of the above referenced property was conducted by Illinois Inspection Consultants on the above date. This inspection report reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. Illinois Inspection Consultants does not expressly or impliedly warrant or guarantee its inspection, inspection report, or the condition of the property, in whole or in part, except for the limited warranty attached hereto. This report is not an insurance policy, nor a warranty service. An earnest effort was made on your behalf to discover all visible defects. The following is an opinion report, expressed as a result of the inspection. This inspection was performed using the State of Illinois Standards of Practice and Code of Ethics. Please take time to review the standards of practice and the limitations contained in the inspection agreement, both of which are part of this report. REPORT SUMMARY The following items are those which Illinois Inspection Consultants feels will need attention in the immediate or not too distant future. We recommend further evaluation of these items by a licensed professional and repair or replace as needed. While many of the problems are not beyond the abilities of the person who would consider themselves "handy", those which involve electricity or any difficult or substantial amount of work should be left to the expertise of licensed professionals. INSPECTION CONDITIONS OTHER INFORMATION: COMMENTS: There are signs of mice in the crawl. Recommend having a complete evaluation of the home by a licensed pest professional. EXTERIOR - FOUNDATION - BASEMENT WALLS: CONDITION: I recommend installing metal flashing at the concrete cap to the brick and the wall joint to aroid water infiltration. Currently caulking has been used. There are cracks in the brick and mortar above a crack in the foundation at the SE wall. There are also numerous cracks in the brick and mortar at the rear, just west of the slider door. These are all an indication of structural movement. Recommend further evaluation by a foundation professional and repair as needed. BASEMENT/CRAWL SPACE: CRAWL SPACE CONDITION: Staining was observed: Evidence of prior water penetration is noted- Seen at a crack at the east wall and at the rear wall. Recommend further evaluation and repairs. There is a dead mouse in the crawl. It appears that it came in at the gaps around the AC refrigerant lines. Non metallic cable was used for electrical wiring in the crawl. It should be wired in conduit. BASEMENT CONDITION: Staining was observed: Evidence of prior water penetration is noted- Seen at the bottom of the doors, trim and framing throughout, including below the stairs. There are also rust stains on the carpet. Inquire to owner as to when this problem occurred, the cause of the problem and if any remedies have been done. Recommend further evaluation and repairs by a foundation professional. Patio stones have been attached to the foundation at the rear exterior. Unsure of the reason. Recommend further evaluation. ROOF SYSTEM Page 2

3 ATTIC AND INSULATION: ELECTRICAL: Nonmetallic cable has been used. Should be rewired in conduit. EXPOSED FLASHINGS: TYPE AND CONDITION: There is missing metal flashing at the south side of the chimney at the roof joint. This will allow water infiltration. A licensed roofing contractor should be called to make further evaluation and repairs as needed. GARAGE - CARPORT TYPE: LOCATION: Two car. Attached. FLOOR: CONDITION: The floor is cracked and has dropped. There is a low area near the entry. Recommend further evaluation and repair. GARAGE DOOR(S): CONDITION: Opener is powered with an extension cord that runs through the ceiling. This is a safety and fire hazard. Also, extension cords are for temporary use only. Unit should be plugged directly into outlet. BATHROOM BATHROOM AREA: BATH LOCATION: 1st Floor. Hall. Full. CONDITION OF SINK: The following problems were noted at the drain: Sink stopper mechanism leaks at the east sink. Recommend repairs. TUB/SHOWER AND WALLS: There are some loose wall tile at the soap dish. This is an indication of water infiltration. Recommend further evaluation and repairs. There are areas of cracked grout. Caulking and/or re-grouting is needed to prevent water intrusion. BATHROOM AREA: BATH LOCATION: 1st Floor. Master bedroom. Full. TUB/SHOWER AND WALLS: There are cracks in the grout. Caulking and/or re-grouting is needed to prevent water intrusion. WINDOWS: Broken glass at one sash. BATHROOM AREA: BATH LOCATION: 1st Floor. Hall. Half. CONDITION OF SINK: The following problems were noted at the drain: There are pinhole leaks in the drainpipe. Recommend replacement. INTERIOR ROOMS: TYPE: Finished basement. Page 3

4 WINDOWS: One window has a cracked glass. Both windows do not close and seal tightly. Recommend repairs. STAIRS & HANDRAILS: CONDITION: The lower portion of railing is missing at the basement stairs. Recommend installing a railing for safety. SMOKE / CARBON MONOXIDE DETECTOR: COMMENTS: No carbon monoxide detector is in place. As of , public Act requires every dwelling unit in Illinois to be equipped with at least one carbon monoxide alarm within 15 feet of every room used for sleeping purposes. KITCHEN - APPLIANCES - LAUNDRY KITCHEN: LOCATION: 1st floor. KITCHEN SINK: CONDITION: Leakage is present at: the drain pipe to the south sink. Recommend repair. INTERIOR COMPONENTS: COUNTERS AND CABINETS: The top of the inside of the cabinet above the stove is delaminated. Possibly from a water leak. Inquire to owner as to when this problem occurred, the cause of the problem and if any remedies have been done. SWITCHES/FIXTURES/OUTLETS: All kitchen outlets are not GFCI protected as they should be. Once one is GFCI protected, they all should be. Recommend installing GFCIs at all outlets for safety. ELECTRICAL SYSTEM ELECTRICAL PANELS: MAIN PANEL LOCATION AND NOTES: Panel has improper clearances. Requires 3 ft. clearance in front of panel for access. The clothes dryer is sitting in front of the panel. INSPECTOR NOTES: Multiple wires are connected to a single lug on a circuit breaker where only one wire should be connected. At circuit #11. Have a licensed electrician make further evaluation and corrections as needed. Unused openings in the panel are missing covers. There is tape in its place. This is a shock and fire hazard. The circuit breaker for the air conditioner is rated for 50 AMPS. The label on the air conditioner states that the maximum allowable breaker size is 40 AMPS. Recommend replacing the breaker with the proper size. CONDUCTORS: BRANCH WIRING: Wiring method is non metallic cable at the front exterior. This is an improper wiring method. It should be wired in metal conduit. HEATING - AIR CONDITIONING HEATING SYSTEM: LOCATION OF UNIT: Basement. APPROXIMATE AGE: Page 4

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6 Report Index RADON SCREENING 7 INSPECTION CONDITIONS 13 GROUNDS 16 EXTERIOR - FOUNDATION - BASEMENT 20 ROOF SYSTEM 28 GARAGE - CARPORT 31 BATHROOM 34 INTERIOR 38 KITCHEN - APPLIANCES - LAUNDRY 42 ELECTRICAL SYSTEM 46 PLUMBING 50 HEATING - AIR CONDITIONING 53 Page 6

7 RADON SCREENING RADON SCREENING Screening Info: Report Date: Client: John Doe Screening address: 1234 Main St. Anywhere, IL. Foundation Type: Basement, Crawl. Radon Professional: Greg Owens. State of Illinois License #: RN Type of Screening Device Used: Continuous Radon Monitors use an electronic detector to accumulate and store information related to the periodic average concentration of radon gas or radon decay products. They are activated and left on site for a period of not less than 48 hours. Number of Screening Locations: Two continuous radon monitors. In accordance with IEMA regulations, screening measurements are made on each different type of foundation of the home. One radon monitor was placed on each different foundation type. Start Date: Start Time: 10:05AM. Stop Date: Stop Time: 11:05AM. Results: Honeywell Serial #: Location: Finished basement Results: 1.7pCi/l Honeywell Serial #: Location: Master bedroom on crawl Results: 1.9pCi/l. Page 7

8 Results Recommendations: Although no level of radon is considered absolutely safe, the State of Illinois Emergency Management Agency action level is 4.0 pci/l. Results below this level are considered within the acceptable range. The State of Illinois recommends retesting for radon every 2 years. Duplicate Sampling Taken: No. High Winds Noted During The Sampling Period: No. Highs winds are described as sustained winds of 30 MPH or more. High winds can impact the test results. Rain Noted During Screening Period: None or minimal rain or snow during the screening period. Was the Exposure Time Over 48 Hours: Yes. Closed House Conditions: Yes, the structure appears to have been in a closed condition for at least 12 hours prior to the start time of the measurement period. A closed-house condition means that all windows shall be kept closed for a period of 12 hours prior to and during the measurement period and all entry or access doors also be kept closed except for normal entry and egress. Non-Interference Agreement: Yes, There was a non-interference agreement signed at time of start of the measurement period. Radon Test In Progress Sign Posted: Yes, a radon test in progress sign was posted in a conspicuous area of the structure. This notice also contained a listing of the testing conditions. Windows Sealed: The windows and non-essential doors were sealed or tagged. Window or Door Seals Disturbed: None of the installed window seals were disturbed. Visible Conditions That May Affect Results: None. TEST LIMITATIONS: There is uncertainty with any result due to statistical variations and other factors such as daily and seasonal variations in radon concentrations due to changes in the weather and operation of the dwelling as well as possible interference with the necessary test conditions that may or may not influence the test results. Page 8

9 SCHEMATIC Vent Pipe/Fittings PVC: Yes. EXISTING MITIGATION SYSTEM Page 9

10 Vent Pipe Labeled: Only at the suction point. Not at other locations. I recommend labeling all pipes. Type of System Active soil depressurization Mitigation contractor: No Radon Contractor phone number: Page 10

11 Does Vent Pipe Extend Above Roof Edge? No, the vent stack is not installed correctly with the end extended above the roof line. This is a health hazard as the radon vents out in a breathing zone. This was an allowable installation method at one time. Recommend repairs to meet todays standards. Vent Pipe Adequate Clearance From Windows and Adjacent Building: Yes, pipe appears to terminate at least 10 feet from an operable window and at least 2' above the window and/or from adjacent building. Visible Openings or Breaks In Piping, Fittings: The pipe is taped at the joint by the furnace. Possible leaks. Recommend repairs. Page 11

12 Pressure Monitor Present and Accessible (In active systems only): There is no manometer in place. The U Tube has been removed per the owner. There should be a manometer on active systems. Recommend replacement by a licensed radon mitigator. Basement Floor to Vent Pipe Sealant Yes, sealant is in tact at the pipe and floor joint. The sump pit cover is not sealed. Sump pit covers should be sealed when a radon mitigation system is in place. Recommend sealing the cover. Vent Pipe Noted In Crawl Space: A vertical or horizontal vent pipe penetration is present in a (full or partial) crawl space. There is no suction pulled from the crawlspace. Page 12

13 INSPECTION CONDITIONS DATE OF INSPECTION: February 1, TIME OF INSPECTION: 10:00 AM. CLIENT NAME: John Doe. PHONE #: INSPECTION LOCATION: 1234 Main St. CLIENT & SITE INFORMATION: CITY/STATE/ZIP: Anywhere, IL. WEATHER: Clear. SOIL CONDITIONS: Frozen. Snow covered. APPROXIMATE OUTSIDE TEMPERATURE: 15F. CLIMATIC CONDITIONS: Page 13

14 MAIN ENTRY FACES: North. ESTIMATED AGE OF HOUSE: 48 Years. BUILDING TYPE: 1 family. STORIES: 1 SPACE BELOW GRADE: Basement, Crawl space. BUILDING CHARACTERISTICS: WATER SOURCE: Public. SEWAGE DISPOSAL: Public. UTILITIES STATUS: All utilities on. UTILITY SERVICES: OTHER INFORMATION: AREA: Suburb. HOUSE OCCUPIED? Yes. CLIENT PRESENT: Yes. PEOPLE PRESENT: Selling agent. COMMENTS: There are signs of mice in the crawl. Recommend having a complete evaluation of the home by a licensed pest professional. Greg Owens Illinois Home Inspector License # INSPECTOR: REPORT LIMITATIONS This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored Page 14

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16 GROUNDS 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 only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. TYPE: Asphalt. CONDITION: The drive has settled, creating a lip at the garage slab. Tripping hazards. Cracks noted are typical. DRIVEWAY: Page 16

17 TYPE: Concrete. Concrete tile. CONDITION: Normal wear. Surface raised/settled. Tripping hazards. Repair recommended. West walk: Sloped toward building. May cause drainage problems during rainfall. SIDEWALKS: CONDITION: Maintained. LANDSCAPING: Page 17

18 SITE: Grade at foundation needs correction. Evidence of poor drainage. Pitch slope of soils away from foundation. Slope should fall away from the foundation at a minimum of 1 inch per foot and extend at least 3 feet away from the foundation. This will help avoid water infiltration. GRADING: Page 18

19 TYPE: Wood. CONDITION: Some skirting is missing. One railing is leaning. Snow covered - limited view. DECKS/BALCONY: CONDITION: Normal wear. EXTERIOR STAIRS/STOOPS/PORCHES: Page 19

20 EXTERIOR - FOUNDATION - BASEMENT Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. MATERIAL: Wood siding. Brick. Stone. CONDITION: Some areas need caulk. I recommend installing metal flashing at the concrete cap to the brick and the wall joint to aroid water infiltration. Currently caulking has been used. There are cracks in the brick and mortar above a crack in the foundation at the SE wall. There are also numerous cracks in the brick and mortar at the rear, just west of the slider door. These are all an indication of structural movement. Recommend further evaluation by a foundation professional and repair as needed. WALLS: Page 20

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22 MATERIAL: Wood. Metal. CONDITION: The aluminum trim at the garage entry is dented from vehicles hitting it. Normal wear. Some areas need caulk. TRIM: MATERIAL: Wood. Single pane. Storm windows are present. CONDITION Needs paint and caulk. Glazing is needed. Some screens are torn. WINDOWS: MATERIAL: Brick. CONDITION: Normal wear. CHIMNEY: Page 22

23 FOUNDATION TYPE: Concrete. ACCESSIBILITY: Exterior views were obstructed due to ground, shrubs and vegetation. Basement is finished. Viewing was restricted due to being finished. Crawl was entered. Crawl space viewing is limited- due to insulation. BASEMENT/CRAWL SPACE: Page 23

24 CRAWL SPACE CONDITION: Staining was observed: Evidence of prior water penetration is noted- Seen at a crack at the east wall and at the rear wall. Recommend further evaluation and repairs. There is a dead mouse in the crawl. It appears that it came in at the gaps around the AC refrigerant lines. There are water stains in the crawl from previous leaks from a bathroom. Currently dry. Page 24

25 Non metallic cable was used for electrical wiring in the crawl. It should be wired in conduit. BASEMENT CONDITION: Staining was observed: Evidence of prior water penetration is noted- Seen at the bottom of the doors, trim and framing throughout, including below the stairs. There are also rust stains on the carpet. Inquire to owner as to when this problem occurred, the cause of the problem and if any remedies have been done. Recommend further evaluation and repairs by a foundation professional. Page 25

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27 Patio stones have been attached to the foundation at the rear exterior. Unsure of the reason. Recommend further evaluation. BEAMS: Acceptable. Beams are not fully visible. FLOOR JOISTS: Acceptable. This item is not fully visible. COLUMNS/SUPPORTS: Acceptable. Area is not fully visible. BASEMENT FLOOR AND DRAINAGE: Normal wear. Minor settlement cracks noted, not significant at this time. The sump pump is functional. Recommend installing a sump pump battery backup system. The sump pump discharges at the front walk. Poor location as this will cause ice on the walk. Recommend relocating the discharge pipe. Page 27

28 ROOF SYSTEM The foregoing 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 situation is not present during the inspection. ATTIC AND INSULATION: ACCESSIBILITY AND CONDITION: Attic is partially accessible. Truss framing. Attic was entered. No walk boards are provided. Ventilation is provided. ELECTRICAL: Nonmetallic cable has been used. Should be rewired in conduit. Page 28

29 INSULATION TYPE AND CONDITION: Fiberglass blown. There are areas of missing insulation. Recommend additional insulation in the attic area. DEPTH AND R-FACTOR: 8-9 inches. R-19 at best. ROOF: STYLE: Gable. TYPE: Asphalt. ROOF ACCESS: Viewed from ground due to height/pitch/weather/type. View was obstructed by snow and ice. ROOF COVERING STATUS: Approximate age: Design Life: Layers: Unknown Normal wear. Older roof, at design life. There is a large amount of ice in some locations on the roof. This can be caused by heat loss into the attic, lack of insulation, and or ventilation issues. Recommend repairs to eliminate the ice build up. Page 29

30 TYPE AND CONDITION: View was obstructed by snow and ice. There is missing metal flashing at the south side of the chimney at the roof joint. A licensed roofing contractor should be called to make further evaluation and repairs as needed. EXPOSED FLASHINGS: TYPE & CONDITION: Metal There is debris in the gutters. Recommend cleaning for proper water drainage. Limited visibility due to snow. Route or extend downspouts away from the building. This will help keep water away from the foundation. GUTTERS & DOWNSPOUTS: Page 30

31 GARAGE - CARPORT Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. LOCATION: Two car. Attached. TYPE: CONDITION: The floor is cracked and has dropped. There is a low area near the entry. Recommend further evaluation and repair. Floor is not fully visible, due to stored items. FLOOR: Page 31

32 CONDITION: Normal wear. Walls are not fully visible, due to stored items. FIRE WALL: MATERIAL: Number of doors: One. Composite. CONDITION: Opener is powered with an extension cord that runs through the ceiling. This is a safety and fire hazard. Also, extension cords are for temporary use only. Unit should be plugged directly into outlet. Number of openers: One. Automatic door opener(s)- operational. Electronic eye for safety reverse is functional. Automatic reverse pressure feature is operational. GARAGE DOOR(S): Page 32

33 MISCELLANEOUS: GFCI is not present. Recommend adding one to protect outlets. Page 33

34 BATHROOM BATH LOCATION: 1st Floor. Hall. Full. CONDITION OF SINK: The following problems were noted at the drain: Sink stopper mechanism leaks at the east sink. Recommend repairs. Unprofessional workmanship. A rubber pipe was used as a drain pipe to one sink. Counters/cabinets show of general deterioration. BATHROOM AREA: Page 34

35 CONDITION OF TOILET: Acceptable. TUB/SHOWER PLUMBING FIXTURES: Normal wear. The following problems were noted at the tub/shower drain: No stopper in place. TUB/SHOWER AND WALLS: There are some loose wall tile at the soap dish. This is an indication of water infiltration. Recommend further evaluation and repairs. There are areas of cracked grout. Caulking and/or re-grouting is needed to prevent water intrusion. BATH VENTILATION: Consider installing an exhaust fan to provide additional ventilation. ELECTRICAL: Acceptable. GFCI is present. WINDOWS: Normal wear. DOORS: Normal wear. WALLS AND CEILING: Normal wear. Typical cracks. FLOORS: There are cracked tile. HEAT/AIR DISTRIBUTION: Acceptable. BATHROOM AREA: BATH LOCATION: 1st Floor. Master bedroom. Full. CONDITION OF SINK: Normal wear. Drain is acceptable. Counters/cabinets show of general deterioration. CONDITION OF TOILET: Acceptable. TUB/SHOWER PLUMBING FIXTURES: Normal wear. Drain is acceptable. Shower head is acceptable. TUB/SHOWER AND WALLS: Shower walls are acceptable. There are cracks in the grout. Caulking and/or re-grouting is needed to prevent water intrusion. BATH VENTILATION: Consider installing an exhaust fan to provide additional ventilation. Page 35

36 ELECTRICAL: Acceptable. GFCI is present. WINDOWS: Broken glass at one sash. DOORS: Normal wear. WALLS AND CEILING: Normal wear. FLOORS: Normal wear. HEAT/AIR DISTRIBUTION: Acceptable. BATH LOCATION: 1st Floor. Hall. Half. CONDITION OF SINK: The following problems were noted at the drain: There are pinhole leaks in the drainpipe. Recommend replacement. Counters/cabinets show of general deterioration. BATHROOM AREA: CONDITION OF TOILET: The tank is very slow to refill. BATH VENTILATION: Consider installing an exhaust fan to provide additional ventilation. ELECTRICAL: Acceptable. GFCI is present. WINDOWS: Normal wear. DOORS: Normal wear. Page 36

37 WALLS AND CEILING: Normal wear. FLOORS: Normal wear. HEAT/AIR DISTRIBUTION: Acceptable. Page 37

38 INTERIOR 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 inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. Not all windows were inspected, only a random sampling was performed. No storm windows were inspected or operated during this inspection. 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. Fireplace design and soot/creosote buildup prevents view of chimney liner/cracks. TYPE: 1st Floor Dining room, Family room, Bedrooms. WALLS/CEILINGS: Normal wear. Nail pops. Typical settling cracks. WINDOWS: Normal wear. FLOOR/FINISH: Normal wear. DOORS: Normal wear. ELECTRICAL: Acceptable. HEAT/AIR DISTRIBUTION: Acceptable. ROOMS: TYPE: Finished basement. ROOMS: Page 38

39 WALLS/CEILINGS: There are numerous cut ceiling tile to allow water supply pipes to run across the ceiling. WINDOWS: One window has a cracked glass. Both windows do not close and seal tightly. Recommend repairs. FLOOR/FINISH: Normal wear. There are some stains. DOORS: Normal wear. ELECTRICAL: Acceptable. Page 39

40 HEAT/AIR DISTRIBUTION: There is a limited number of HVAC vents in place. There are a couple of portable electric heaters that the current owners are using. MAIN ENTRY DOOR: Normal wear. OTHER EXTERIOR DOORS: Normal wear. The rear slider door and sill is not level, as seen from the exterior. I am unsure of the cause. DOORS: INTERIOR DOORS: Normal wear. Page 40

41 WINDOWS: TYPE & CONDITION: Wood. Single pane. A representative sampling was taken. Windows as a grouping are generally operational. CONDITION: The lower portion of railing is missing at the basement stairs. Recommend installing a railing for safety. STAIRS & HANDRAILS: LOCATION - TYPE - CONDITION: None. FIREPLACE/WOOD BURNING DEVICES: SMOKE / CARBON MONOXIDE DETECTOR: COMMENTS: No carbon monoxide detector is in place. As of , public Act requires every dwelling unit in Illinois to be equipped with at least one carbon monoxide alarm within 15 feet of every room used for sleeping purposes. Smoke alarm(s) responded to test button operation. We suggest additional smoke alarms be installed in appropriate locations. Page 41

42 KITCHEN - APPLIANCES - LAUNDRY Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing. Water filtration systems were not inspected. LOCATION: 1st floor. KITCHEN: CONDITION: Leakage is present at: the drain pipe to the south sink. Recommend repair. Faucet is acceptable. KITCHEN SINK: RANGE/COOK TOP AND OVEN: TYPE/CONDITION: Separate oven: Brand: Caloric. cook top: Brand: Caloric. Gas. Older model appliances. Acceptable. Page 42

43 TYPE AND CONDITION: External. Older model appliances Acceptable. VENTILATION: TYPE AND CONDITION: Brand: Kitchen Aid. Free-standing. Acceptable. REFRIGERATOR: CONDITION: Brand: Maytag. Older model appliance. Acceptable. DISHWASHER: CONDITION: Unit is an older model. Acceptable. GARBAGE DISPOSAL: COUNTERS AND CABINETS: The top of the inside of the cabinet above the stove is delaminated. Possibly from a water leak. Inquire to owner as to when this problem occurred, the cause of the problem and if any remedies have been done. INTERIOR COMPONENTS: Page 43

44 WALLS/CEILINGS: Normal wear. Minor cracks noted. FLOORS: Normal wear. DOORS: Normal wear. SWITCHES/FIXTURES/OUTL ETS: All kitchen outlets are not GFCI protected as they should be. Once one is GFCI protected, they all should be. Recommend installing GFCIs at all outlets for safety. HEAT/AIR DISTRIBUTION Acceptable. LOCATION: 1st floor. CONDITION: Plumbing is acceptable. Gas service pipe is provided. Not tested. Dryer venting is provided. Laundry sink is provided. Limited views below the sink due to items. LAUNDRY: WALLS/CEILINGS: Normal wear. INTERIOR COMPONENTS: Page 44

45 FLOORS: Wear noted. DOORS: Normal wear. SWITCHES/FIXTURES/OUTL ETS: Acceptable. WASHER AND DRYER: CLOTHES WASHER: Brand: Maytag. Clothes inside unit. Could not test. Recommend installing an overflow-leak pan below the washer in case of leaks. CLOTHES DRYER: Brand: Maytag. Gas. Acceptable. Page 45

46 ELECTRICAL SYSTEM 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 seen. Branch wiring is only viewed and inspected inside the electrical panel. No outlet or switch covers were removed. Aluminum wiring requires periodic inspections and maintenance by a licensed electrician. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke alarms should be installed inside each bedroom. There should also be at least one on each floor in a central location. Carbon monoxide detectors should be installed within 15 feet of each bedroom. Smoke alarms and carbon monoxide detectors were tested only by the test button and should be tested monthly. Intercom and alarm systems were not inspected. All outlets and switches were not tested. Random testing only was performed. SERVICE: TYPE AND CONDITION: Underground. 100 Amps. 120/240 volt. Circuit breakers. Acceptable. MAIN PANEL LOCATION AND NOTES: 1st floor. Panel has improper clearances. Requires 3 ft. clearance in front of panel for access. The clothes dryer is sitting in front of the panel. ELECTRICAL PANELS: Page 46

47 INSPECTOR NOTES: Multiple wires are connected to a single lug on a circuit breaker where only one wire should be connected. At circuit #11. Have a licensed electrician make further evaluation and corrections as needed. Unused openings in the panel are missing covers. There is tape in its place. This is a shock and fire hazard. The circuit breaker for the air conditioner is rated for 50 AMPS. The Page 47

48 label on the air conditioner states that the maximum allowable breaker size is 40 AMPS. Recommend replacing the breaker with the proper size. ENTRANCE CABLES: Aluminum- OK. CONDUCTORS: Page 48

49 BRANCH WIRING: Wiring method is non metallic cable at the front exterior. This is an improper wiring method. It should be wired in metal conduit. Copper. Wiring method is rigid metal conduit. Wiring method is flexible metal conduit. Acceptable. SWITCHES & OUTLETS: CONDITION: Exterior outlets are nonfunctional or controlled by an inside switch. Incandescent lights in closet areas are considered a fire/safety hazard, as globes break and bare light bulbs are a heat source which could ignite stored flammable materials under certain conditions. Consider replacing all incandescent lights in closet areas with cool burning fluorescent types. A representative sampling of switches and outlets was tested. As a whole, outlets and switches throughout the house are in acceptable condition. Ground Fault Circuit Interrupter (GFCI) outlets are recommended for installation at exterior, garage, bath rooms & kitchen outlets. Page 49

50 PLUMBING Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. All piping hidden in walls, floors or ceilings are also excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. Wells, softeners, treatment systems, septic systems are not part of this inspection. MATERIAL: Copper. CONDITION: Water shutoff is located south. Acceptable. Valve not tested. MAIN LINE: MATERIAL: Copper. CONDITION: Acceptable. Lines are not fully visible. SUPPLY LINES: Page 50

51 WASTE LINES: MATERIAL: Copper. Cast Iron. CONDITION: Acceptable. Plumbing vents are acceptable. Lines not fully visible. HOSE FAUCETS: OPERATION: The east faucet handle is missing. Unable to test. Sample operated, are acceptable. Frost proof type. DO NOT LEAVE HOSE CONNECTED TO FAUCET DURING COLD WEATHER THIS MAY CAUSE THEM TO FREEZE AND CAUSE DAMAGE. TYPE: Gas. BRAND: GE. WATER HEATER: AGE: Age in years: 2 Design life:12. SIZE: 60 Gallon. LOCATION: Basement. Utility room. CONDITION: Acceptable. Pressure relief valve noted, not tested. Flue vent intact. A water shutoff valve is installed. Gas water heater burners and burner assemblies were not inspected. WATER HEATER- NO OVERFLOW PAN PRESENT: Water heater is located at an interior area and is not provided with an emergency overflow pan. These pans with their drain lines act to prevent damage to carpeting and furnishings, should the unit begin leaking. Oftentimes installations more than a few years of age are not equipped with such pans. They are a good idea however, and should be installed at the time of water heater replacement. Page 51

52 FUEL SYSTEM: METER/TANK LOCATION-CONDITION: Shutoff located at exterior. Shutoff is located at: West side. System is acceptable. Page 52

53 HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. 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 de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. 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 is sometimes costly to remedy. LOCATION OF UNIT: Basement. SYSTEM TYPE: Forced Air. HEATING SYSTEM: Page 53

54 BRAND: Lennox. FUEL TYPE AND NOTES: Natural Gas. Unit has a standing pilot light. CAPACITY OF UNIT: 137,000 BTU. APPROXIMATE AGE: Approximate age in years: 35 Design life:15-18 years Beyond design life. BURNERS/HEAT EXCHANGERS: Unit is dirty and rusty. The heat exchanger portion of this unit is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. We recommend further evaluation by a heating contractor to verify the condition of the heat exchanger. Page 54

55 PUMP/BLOWER FAN: System lacks cleaning. Fan is dirty. COMBUSTION AIR: Acceptable. VENTING: Metal. Acceptable. AIR PLENUM: Acceptable. AIR FILTERS: The filter is not being held in place properly and is buckled. Air is bypassing it. Page 55

56 NORMAL CONTROLS: Acceptable. GENERAL SUGGESTIONS: Suggest cleaning/servicing/further evaluation. AIR CONDITIONING: TYPE: Central. Electric. OUTSIDE TEMP. WAS BELOW 65 DEGREES. UNABLE TO TEST UNIT AT THIS TIME. Exterior unit is not level. This can cause fan bearing failure due to a lack of lubrication. Recommend leveling. BRAND: Goodman. POWER SOURCE: 220 Volt. Electrical disconnect present. 40. COMPRESSOR AGE: Approximate age in years: 13 Design life:12-15 years At design life. CAPACITY OF UNIT: 3 Ton. SYSTEM CONDITION: Due to age, I recommend servicing system and checking refrigerant level. Page 56

57 CONDENSATE LINE: Condensate line installed. The drain line is a garden hose. Recommend replacing with a PVC pipe. TYPE: Sheet metal. DUCTS/AIR SUPPLY: Acceptable. Most of ductwork is hidden from view. DUCTWORK: WHOLE HOUSE FAN: AUXILIARY EQUIPMENT: Page 57