Woodard Inspections & Services, LLC

Transcription

1 Property Inspection Report Inspector: Kevin Woodard, Woodard Inspections & Services, LLC Cover Page Inspection prepared for: Jane Doe Real Estate Agent: Support - Home Inspector Pro Date of Inspection: 4/2/2016 Time: 1:30 PM Age of Home: 1964 Size: 1300 Weather: 38 degrees Fahrenheit partly cloudy early a.m. snow Order ID: 10 Inspector: Kevin Woodard NACHI Pickerington, OH Phone: kwoodard84@gmail.com Woodard Inspections &Services LLC. NACHI (614)

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Areas Page 5 Item: 3 Siding Condition Siding repair near front door Page 5 Item: 4 Eaves & Facia Moisture damage, wood rot, observed. Recommend review for repair as necessary. Peeling paint observed, suggest scraping and painting as necessary. Grounds Page 8 Item: 1 Driveway and Uneven slabs at the driveway. Walkway Condition Sunken areas were observed with cracks and breaks. Page 10 Item: 2 Grading The exterior grading is improperly sloped towards the foundation. Water can intrude into the interior. Recommend creating the proper slope away from the foundation to allow for proper drainage. Page 10 Item: 5 Patio and Porch Deck Page 14 Item: 17 Fence Condition Unstable supports. Minor repairs noted Lag Screws show signs of moving (Improper attachment of ledger board) Retaining wall is leaning. Recommend review for repair or replacement as necessary. Foundation Page 15 Item: 3 Foundation Walls Variable sizes of cracks were observed at the visible foundation walls. Repairs can be expensive and further settling or damage. I beams were installed along garage wall. Recommend a Structural Engineer to provide a detailed analysis before the close of escrow on the structure. Roof Page 19 Item: 7 Gutter Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation. Perimeter Grading: Appears to slope towards building in areas. Recommend grading soil so it slopes down and away from the building to direct rainwater away. Water Heater Page 27 Item: 9 Plumbing Corrosion observed. Location: at hot water tank Garage Page 30 Item: 14 Garage Door's Reverse Status Interior Areas Page 35 Item: 10 Stairs & Handrail Bathroom 1 No eye beam system present. This appears to be an older unit when these safety features were not included with openers. We recommend upgrading to a newer model with all safety features included. A handrail is loose throughout Page 1 of 54

3 Page 43 Item: 5 Doors Door binds in jamb or floor. Page 44 Item: 12 Plumbing Faucet is leaking and handles are out of adjustment Recommend review for repair or replacement as necessary. Page 2 of 54

4 INTRODUCTION: We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report 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 repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 3 of 54

5 1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present and her parents Seller present Home Type: Single Family Home Split Level Style Occupancy: Occupied - Furnished Page 4 of 54

6 1. Doors 2. Window Condition 3. Siding Condition Exterior Areas Appeared in functional and in satisfactory condition, at time of inspection. Components appeared in satisfactory condition at time of inspection. No major system safety or function concerns noted at time of inspection. Trim areas need minor prep, priming and painting Siding repair near front door loose clamp on gutter into siding 4. Eaves & Facia Evidence of repairs observed, unable to determine the effectiveness of these repairs. In the inspectors opinion the trim is near the end of its useful life Loose trim cladding observed, suggest securing as necessary. Recommend review by a qualified professional for repair or replacement as necessary. Split Caulking and peeling paint noted. Moisture damage, wood rot, observed. Recommend review for repair as necessary. Peeling paint observed, suggest scraping and painting as necessary. Page 5 of 54

7 scrape/paint Peeling paint observed, suggest scraping and painting as necessary. 5. Exterior Paint loose flashing under deck pealing paint and foundation wall cracks Suggest caulking around doors and windows as necessary. Peeling paint observed, suggest scraping and painting as necessary. Page 6 of 54

8 6. Stucco Page 7 of 54

9 Grounds 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Concrete sidewalk noted. Improperly sloped towards foundation. Uneven slabs at the driveway. Sunken areas were observed with cracks and breaks. slopped towards garage cracks and missing at bottom Page 8 of 54

10 minor sloped entry way sidewalk gap between foundation/garage wall and home needs filled Page 9 of 54

11 2. Grading Low and settled grading was observed along the front flower bed. Water can intrude under porch and affect the foundation. Critters can also infest. Repair as needed. The exterior grading is improperly sloped towards the foundation. Water can intrude into the interior. Recommend creating the proper slope away from the foundation to allow for proper drainage. low laying are for water to pool 3. Vegetation Observations Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. 4. Gate Condition Materials: Aluminum 5. Patio and Porch Deck Unstable supports. Minor repairs noted Unstable supports. Minor repairs noted Lag Screws show signs of moving (Improper attachment of ledger board) Page 10 of 54

12 signs of settlement post showing beginning signs of rot deck joist damage and foundation wall lag bolts coming out leaves and debris along with patio furniture covered up several sections of the deck appears to be in functional order Page 11 of 54

13 6. Stairs & Handrail Spindles missing; safety hazard. debris and furniture in way 7. Grounds Electrical Page 12 of 54

14 8. GFCI 9. Main Gas Valve Condition Materials: North side. No Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection at the following locations: Bathrooms Outside Garages Crawlspace (at or below grade) Unfinished basements Kitchens Laundry rooms Within 6 feet of all plumbing fixtures Boathouses 10. Plumbing Materials: Copper piping noted. 11. Water Pressure 12. Pressure Regulator 13. Exterior Faucet Condition Location: North side of house. South side of house. Recommend upgrading to a frost proof type hose bibb to prevent possible damage due to cracking of water line in below freezing temperatures. 14. Balcony 15. Patio Enclosure 16. Patio and Porch Condition Materials: The patio/porch roof is the same as main structure. Asphalt shingles noted. Page 13 of 54

15 17. Fence Condition Materials: Block Fence leaning in areas. Retaining wall is leaning. Recommend review for repair or replacement as necessary. foundation wall leaning Page 14 of 54

16 1. Slab Foundation Foundation 2. Foundation Perimeter 3. Foundation Walls signs of porch settlement cracks in wall and slab on porch Variable sizes of cracks were observed at the visible foundation walls. Repairs can be expensive and further settling or damage. I beams were installed along garage wall. Recommend a Structural Engineer to provide a detailed analysis before the close of escrow on the structure. blocks shifting/bowing wall Page 15 of 54

17 Block sliding under deck foundation crack settlement cracks in Laundry settlement cracks in Laundry Page 16 of 54

18 4. Cripple Walls 5. Ventilation 6. Vent Screens 7. Access Panel 8. Post and Girders 9. Sub Flooring Beams are finished, unable to inspect. Unable to determine. Not fully visible for inspection due to lack of access to all areas. 10. Anchor Bolts 11. Foundation Electrical 12. Foundation Plumbing 13. Sump Pump 14. Ducting No sump pump installed/found during inspection Improper duct tape observed. HVAC tape is needed. Page 17 of 54

19 1. Roof Condition Roof build up of leaves near front 2. Flashing 3. Chimney 4. Sky Lights very minor algae buildup on back side of roof recommend cleaning Page 18 of 54

20 5. Spark Arrestor 6. Vent Caps build up around base 7. Gutter Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation. Perimeter Grading: Appears to slope towards building in areas. Recommend grading soil so it slopes down and away from the building to direct rainwater away. Page 19 of 54

21 with gutter guards Page 20 of 54

22 1. Walls Basement/Crawlspace 2. Insulation 3. Windows 4. Plumbing Materials Materials: Floor drains observed but not tested for proper operation. See Plumbing notes for downstairs bathroom, laundry room and hot water tank 5. Basement Electric 6. GFCI 7. Access Some outlets not accessible due to furniture and or stored personal items. It is recommended to avoid use of multiplier outlet plug ins ( converts 2 into 6 outlets ) There are no GFCI protected circuits in this house. This is a potential shock hazard. This was not required when this house was originally built. However, for your protection, I highly recommend a licensed electrician install GFCI protected circuits at your kitchen counters and in all the bathrooms. 8. Stairs 9. Railings 10. Slab Floor Common cracks noted. 11. Finished Floor Page 21 of 54

23 12. Drainage 13. Sump Pump 14. Framing Appears Functional. Some areas are not visible for inspection due to wall/ceilings covered which prevents review of structural members. Not fully visible for inspection due to lack of access to all areas. 15. Subfloor downstairs under steps on able to gain access Not fully visible for inspection due to lack of access. 16. Columns 17. Piers 18. Basement/Crawlspace Ductwork Page 22 of 54

24 Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: Location: basement new install tag 2. Heater Base Page 23 of 54

25 3. Enclosure 4. Venting 5. Gas Valves 6. Refrigerant Lines Missing insulation at A/C unit. 7. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. NOTE: Unit(s) not tested in the cooling mode. Operating AC when exterior temperatures below 65 could result in damage to the unit- See Limitations. 8. Air Supply 9. Registers The return air supply system appears to be functional degree airflow the furnace running The return air supply system appears to be functional. 10. Filters 11. Thermostats Location: Located inside heater cabinet. Digital - programmable type. Page 24 of 54

26 Page 25 of 54

27 1. Base Water Heater The water heater base is functional. 2. Heater Enclosure 3. Combusion 4. Venting 5. Water Heater Condition Heater Type: Gas 6. TPRV manufacture date gallon Appears to be in satisfactory condition -- no concerns. 7. Number Of Gallons 40 gallons 8. Gas Valve Appears functional. Page 26 of 54

28 9. Plumbing Materials: Copper Most of the piping is concealed and cannot be identified. Corrosion observed. Location: at hot water tank 10. Overflow Condition Materials: PVC 11. Strapping previous or slow leak near hot water tank Page 27 of 54

29 1. Roof Condition 2. Walls Garage No major system safety or function concerns noted at time of inspection. Personal items in garage block complete inspection of all floor, wall and ceiling areas. I Beams installed to support/prevent further exterior wall movement 3. Anchor Bolts note steel I beams in wall 4. Floor Condition Materials: Bare concrete floors noted. Common cracks noted. Minor damage noted. Page 28 of 54

30 5. Rafters & Ceiling 6. Electrical surface cracks where observed unable to see entire garage floor Wood Joists noted only partial sections were exposed and able to be viewed Some outlets not accessible due to furniture and or stored personal items. Loose receptacle Outlet pulling out of wall in downstairs room on the east wall All original knob and tube wiring appears to still be in use 7. GFCI GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. Page 29 of 54

31 Volt 9. Exterior Door 10. Fire Door Appeared functional, at time of inspection. Operated When Tested small amounts of damage to the entry door 11. Garage Door Condition Materials: One 7' Newer steel door 12. Garage Door Parts The garage door appeared functional during the inspection. 13. Garage Opener Status Screw drive opener noted. 14. Garage Door's Reverse Status Garage vehicle door auto-reverse was not tested because age of opener could not be determined No eye beam system present. This appears to be an older unit when these safety features were not included with openers. We recommend upgrading to a newer model with all safety features included. Page 30 of 54

32 15. Ventilation 16. Vent Screens Gable louver vents noted. Ridge exhaust venting noted. Under eave soffit inlet vents noted. 17. Cabinets 18. Counters 19. Wash Basin Page 31 of 54

33 1. Electrical Panel Electrical Location: Main Location: Southwest corner of home Panel cover screw(s) missing. Original Wiring coming into the box appeared to be in good condition within the box Unable to determine status or exact location of grounding to each breaker and or plug. We recommend hiring a Licensed Electrician to verify the grounding. 2. Main Amp Breaker unknown 3. Breakers in off position 1 4. Cable Feeds There is an overhead service drop noted. Page 32 of 54

34 5. Breakers Loose outlet pulling out of the wall Materials: Could not determine the type of branch circuit wiring in the home. 6. Fuses Page 33 of 54

35 Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Bar 2. Cabinets 3. Ceiling Fans 4. Closets Operated normally when tested, at time of inspection. The closets we're all very full, pushing the door off track guides and were not able be to fully inspected 5. Door Bell Door needs guide and adjusted in hallway Operated normally when tested. 6. Doors Page 34 of 54

36 7. Electrical Some outlets not accessible due to furniture and or stored personal items. 8. Security Bars 9. Smoke Detectors 10. Stairs & Handrail Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. A handrail is loose throughout 11. Window-Wall AC or Heat Loose Railing 12. Ceiling Condition Materials: There are drywall ceilings noted it's several settlement cracks throughout 13. Patio Doors Page 35 of 54

37 14. Screen Doors 15. Wall Condition Materials: Drywall walls noted with several settlement cracks throughout Loose wall paneling is noted and unable to move large objects to view entire wall 16. Fireplace loose panel down stairs loose wall paper 17. Window Condition Materials: Vinyl framed double hung window noted. Vinyl framed single hung window noted. Page 36 of 54

38 1. Locations Master Bedroom 2. Cabinets 3. Ceiling Fans 4. Closets 5. Doors 6. Electrical Some outlets not accessible due to furniture and or stored personal items. 7. Fireplace 8. Floor Condition Flooring Types: Carpet is noted. 9. Security Bars 10. Smoke Detectors 11. Wall Condition There were no smoke detectors present in the bedroom(s). Materials: Drywall walls noted. 12. Window-Wall AC or Heat Page 37 of 54

39 13. Window Condition 14. Ceiling Condition 15. Patio Doors Materials: Vinyl framed single hung window noted. 16. Screen Doors Page 38 of 54

40 Bedroom 1 The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations 2. Cabinets 3. Ceiling Fans 4. Closets 5. Doors 6. Electrical Some outlets not accessible due to furniture and or stored personal items. Smoke detectors missing in bedrooms. Installation recommended. 7. Fireplace 8. Floor Condition Flooring Types: Carpet is noted. 9. Security Bars 10. Smoke Detectors There were no smoke detectors present in the bedroom(s). 11. Wall Condition Page 39 of 54

41 12. Window-Wall AC or Heat 13. Window Condition 14. Ceiling Condition 15. Patio Doors Materials: Vinyl framed single hung window noted. 16. Screen Doors Page 40 of 54

42 1. Locations Bedroom 2 2. Cabinets 3. Ceiling Fans 4. Closets 5. Doors 6. Electrical Some outlets not accessible due to furniture and or stored personal items. 7. Fireplace 8. Floor Condition Flooring Types: Carpet is noted. 9. Security Bars 10. Smoke Detectors There were no smoke detectors present in the bedroom(s). 11. Wall Condition 12. Window-Wall AC or Heat Page 41 of 54

43 13. Window Condition 14. Ceiling Condition 15. Patio Doors Materials: Vinyl framed single hung window noted. 16. Screen Doors Page 42 of 54

44 1. Locations 2. Cabinets 3. Ceiling Condition Bathroom 1 Locations: Downstairs Half bathroom Materials: There are drywall ceilings noted. Minor peeling paint around register 4. Counters 5. Doors Door binds in jamb or floor. 6. Electrical 7. GFCI 8. Exhaust Fan door rubs pipe and floor damage GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. Page 43 of 54

45 9. Floor Condition Materials: Vinyl squares (tiles) are noted Common cracks noted. 10. Heating 11. Mirrors 12. Plumbing 13. Security Bars flooring damage Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition. Faucet is leaking and handles are out of adjustment Recommend review for repair or replacement as necessary. 14. Showers 15. Shower Walls 16. Bath Tubs Page 44 of 54

46 17. Enclosure 18. Sinks **DRAINS** 19. Toilets 20. Window Condition textured glass (does not need exhaust fan since it has a window) Page 45 of 54

47 1. Locations 2. Cabinets 3. Ceiling Condition Bathroom 2 Locations: Main Floor Bathroom Materials: There are drywall ceilings noted. 4. Counters 5. Doors 6. Electrical 7. GFCI 8. Exhaust Fan 9. Floor Condition GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. The bath fan was operated and no issues were found. Destination of vent pipe could not be determined. Materials: Ceramic tile is noted. Damaged grout observed, suggest regrouting as necessary. Cracked tiles noted. Page 46 of 54

48 10. Heating 11. Mirrors 12. Plumbing 13. Security Bars 14. Showers The security bars were operated and were functional. functional 15. Shower Walls 16. Bath Tubs 17. Enclosure Tub Had to quickly turn on and off due to personal items stored in the tub at time of inspection. Page 47 of 54

49 18. Sinks 19. Toilets 0bserved as functional and in good visual condition. 20. Window Condition Page 48 of 54

50 1. Locations 2. Cabinets Laundry Locations: Downstairs for a furnace room in 1/2 bath 3. Counters 4. Dryer Vent 5. Electrical 6. GFCI 7. Exhaust Fan previous dryer vent not abandon correctly GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. 8. Gas Valves Page 49 of 54

51 9. Wash Basin 10. Floor Condition 11. Plumbing DRAINS: please see notes for half bath downstairs Materials: Vinyl squares (tiles) are noted Common cracks noted. Worn fixtures are noted and broken or missing supports 12. Wall Condition loose bracket Materials: Drywall walls noted along with block with settlement cracks throughout cracks Page 50 of 54

52 13. Ceiling Condition Materials: There are drywall ceilings noted peeling around the register and near a pipe 14. Security Bars 15. Doors Door binds in jamb or floor. Drainage pipe in way 16. Window Condition Materials: Vinyl framed double hung window noted. Page 51 of 54

53 1. Access Attic (Main House) Access at hallway closet ceiling and unable to be accessed due to shelving + size of opening 2. Structure Unable to fit in access 3. Ventilation 4. Vent Screens Under eave soffit inlet vents noted. Ridge exhaust venting noted. Gable louver vents noted. Vent screens noted as functional. 5. Duct Work 6. Electrical 7. Attic Plumbing Page 52 of 54

54 8. Insulation Condition 9. Chimney 10. Exhaust Vent Page 53 of 54

55 Glossary Glossary Term A/C GFCI PVC Definition Abbreviation for air conditioner and air conditioning A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines. Page 54 of 54