JM Rodkey, Co., Inspections

Transcription

1 Cover Page Home Inspection Report, Orange MA Inspection prepared for: Inspection Date: 5/20/2011 Time: 9:00 am - 11:00 am Age: 2010 Size: 1,768 sqft Weather: Overcast, Ground Damp, 60 degrees, Previous day rain SAMPLE REPORT of a NEW HOME CONSTRUCTION Inspector: John Rodkey Amherst, MA Phone: Inspections@JMRodkey.com John Rodkey, MA HI Lic.727, ASHI Gold Certified , US Gov. E-Quip Favorable

2 OBJECTIVES and METHODS of INSPECTION The home inspection is conducted to give you an objective profile of the property as to the best of our ability, and within the Massachusetts Standards of Practice for Home Inspections. For a good understanding, you should read the entire report, including the written material, maintenance suggestions and comments on each page. It is expected that you will evaluate the information based herein based on your specific situation and needs, and make decisions accordingly. The information in this report is based on the visual inspection of the property on the day of the inspection as allowed by the Standards of Practice of Massachusetts home inspections. This is a visual, non destructive investigation. Homes are complex constructions with infinite variables that can and will affect its performance in ways we cannot predict. However, we expect this report to give you a profile of its behavior based on the visual inspection, There is no destructive probing or dismantling of any components or systems. We cannot see through walls, enter crawl spaces, attics or other areas that are not designed for safe passage. We cannot fully determine how the property, its systems or components will respond in all situations. The inspection cannot predict the future life expectancy, or sudden failure of any components. The inspection is not an insurance policy, a home warranty or guarantee of performance. Be aware that this is not an assessment of building or electrical codes. Each municipality establishes their own building codes. These entities should be consulted if there is a questions of code compliance. We are not responsible for repairs necessary to bring a building into compliance with local building codes. This report does not guarantee the absence of wood boring insects. It is a visual, non destructive investigation for evidence of past or present wood boring insect activity. We are not responsible for insect damage that was concealed or not accessible at the time of the inspection. No evaluation will be made regarding air, soil, lead, water, asbestos, formaldehyde, lead paint, molds, radon, piping outside the foundation or gas fittings or regulators. Only those components specifically mentioned in this report have been inspected and any other components not inspected are not part of this report and as such we make no statement regarding the condition of these inspected areas. You should evaluate and act on any comments before continuing with the purchase and sale of the property. This report is exclusive to you and is not transferable. JM Rodkey, Co. will retain the report if the inspection fee has not been paid at the time of the inspection or other arrangements for payment have not been agreed upon. Legend: S = Component use is consistent with its original purpose but may show signs of normal wear or deterioration. A= May require replacement or repair within a few years U= Component requires repair now. NA = Does not apply to this inspection H= Component is not visible using reasonable effort. Basis of inspection: This report is based on observations of the condition of the inspected building and components at the listed date and time of the inspection. JM Rodkey, Co or Friendly Inspection Services does not give any warranty or guaranty. This report is made using the best of our ability and judgment. Recommended action: All categories listed as U should be evaluated by trades people, repaired, or acted upon before the completion of the sale. Page 1 of 33

3 . 1. Roof Condition Roof Type of Roof: Gable Materials: Asphalt laminated shingles Visual/Binocular inspection from ground Some moss observed. 2. Roof Penetrations Some moss observed. Type: Plumbing vent Visual/Binocular inspection from the ground 3. Roof Flashing 4. Gutters/Downspout Areas Flashed: Plumbing stack Observations: Visual/binocular inspection from ground Gutter type: None 1. Siding Condition Siding type: Vinyl Exterior Areas 2. Eaves & Facia Visual/binocular inspection from ground Page 2 of 33

4 3. Soffits Visual/binocular inspection from ground 4. Corner Boards and Trim 5. Paint 6. Exterior Faucets Lower sections of door jambs that are exposed to weather are showing signs of wear. Door jambs should be given a new coat of painted. Freeze-resistant faucet observed Hoses should be disconnected in winter to prevent freezing 7. Exterior Electrical Freeze-resistant faucet observed 8. Exterior Lighting 9. Entryway Doors & Windows Page 3 of 33

5 10. Stairs and railings Location & type: Front of house has a concrete step Railings and guardrails not present. Recommend installing Pre-cast steps are sloping towards the house. This will direct water to the structure and risk deterioration of the wood. They can be reset and sloped away from the house. Consult a licensed contractor Railings and guardrails not present. Recommend installing Pre-cast steps are sloping towards the house. 11. Window wells 12. Exhaust Vents Type: None Pre-cast steps are sloping towards the house. Materials: Bathroom vent Dryer vent Furnace vent Observations: Bathroom soffit vent is directing exhaust against the building instead of away from the structure. Dryer duct needs cleaning. Page 4 of 33

6 Bathroom soffit vent is directing exhaust against the building instead of away from the structure. Dryer duct needs cleaning. 1. Driveway / walkway Driveway: Asphalt Walkways: Concrete Grounds 2. Retaining walls Type: Block 3. Grading Grade at foundation should conduct water away from house at a slope of 6" over a 10' length Drip line needs grading for proper drainage Drip line needs grading for proper drainage Page 5 of 33

7 4. Plantings 5. Patio Type: Asphalt Asphalt has been laid on grade with the basement walk-out door. In heavy weather this is likely to allow for excess rain and snow to wash into the basement. As long at this area is protected by the overhanging deck, this should not be a problem. 6. GFCI 1. Deck/porch Location Location: Rear of house Decks and Porches 2. Decking 3. Framing Materials: Wood Materials: Wood Joist hangers observed in place Deck is sloped towards the structure. This is an indication that of frost movement lifting the piers and posts. Recommend monitoring for further movement. Deck is sloped towards the structure. This is an indication that of frost movement lifting the piers and posts. Recommend monitoring for further movement. Page 6 of 33

8 4. Posts Materials: Wood Posts in contact with soil; recommend clearing soil away from posts to prevent premature deterioration Post connector to concrete pier is corroded. This will compromise its strength. Recommend monitoring for further deterioration and/or replacing. Posts not squarely positioned over piers. Post is not plumb suggesting either earth or deck movement. Recommend monitoring for further movement. Posts in contact with soil; recommend clearing soil away from posts to prevent premature deterioration Post connector to concrete pier is corroded. This will compromise its strength. Posts not squarely positioned over piers. 5. Connection to Structure Materials: Lag Screws Post is not plumb suggesting either earth or deck movement. Recommend monitoring for further movement. Page 7 of 33

9 6. Stairs and Railings Stair stringers separating from wood hangers. Recommend installing metal stair hanger. Improper handrail; a hand rail customarily is no larger than 2" diameter. Railings loose; recommend securing with through bolts Consult a licensed contractor Stair stringers separating from wood hangers. Recommend installing metal stair hanger. Improper handrail; a hand rail customarily is no larger than 2" diameter. Railings loose; recommend securing with through bolts 1. Siding Condition Siding type: Vinyl Garage Attached 2. Foundation & floor Foundation wall type: Concrete Page 8 of 33

10 3. Sills Wood sills 4. Walls, ceilings / firewalls Type: Wood frame walls Fire wall complete Fire door present 5. Garage Window 6. Electrical Type: Double hung GFCI present and operating properly 7. Garage doors & opener Type of door: Automatic door opener present Electric eye override present Down force override present Down force override needs adjustment. It has a tendency to bind the door before activating. Consult a licensed contractor 8. Exterior Door Water penetration observed at the door. The cause could not be determined. It may be related to damaged weather stripping, or the door simply being left open during the recent rain. Recommend you consult with the Seller for more information. Water penetration observed at the door. 9. Rafters & Ceiling 10. Roof Condition Type of roof: Gable Materials: Asphalt laminated shingles Page 9 of 33

11 11. Gutters/Downspout Gutter type: None Basement/Foundation 1. Foundation walls 2. Basement floor Type of foundation: Concrete Hairline, shrinkage crack observed on right side of structure. Partly hidden by interior finish Floor type: Concrete Gap between floor and wall is not caulked. This can be a penetration point for radon and moisture. Partially hidden by interior finish 3. Basement windows 4. Columns 5. Girders 6. Sills 7. Floor joists 8. Subfloor Double hung, slider Type: Concrete filled steel Partially hidden by interior finish Type: Wood Partially hidden by interior finish Type of sills: Wood Hidden by insulation Hidden by interior finish Type of joists: Wood Partly hidden by interior finish Type of subfloor: Composite oriented strand board sub-flooring material Mostly hidden by insulation Mostly hidden by interior finish 9. Water Penetration and Dampness Water Penetration? No Effloresence? No Observations: Basement was dry at time of inspection Partially concealed by interior finish Page 10 of 33

12 10. Sump Pump and Dehumidifier Sump Pump Present? No Dehumidifier Present? Yes 11. Mold Presence of Mold? None observed 12. Electrical 13. Exterior door Utility Shut-offs It is helpful to know where the shut-off are for all utilities so you can quickly cut power, water or fuel at its source if a problem develops. 1. Electrical Shut-off Materials: At electrical service panel 2. Water Shut-off Materials: At well equipment 3. Fuel Shut-off Materials: At fuel tank Page 11 of 33

13 Fuel Shut-off at tank Insulation While insulation levels have no immediate health and safety effects, it will impact the cost and comfort of a home. Missing or ineffective air/vapor barriers and ventilation do effect health and safety by governing the building s ability to get rid of moisture without damaging the structure.. 1. Attic Insulation Type: Blown fiberglass Fiberglass batts Thickness and Vapor Barrier: Vapor retarder present against conditioned surface 10" Observations: Less insulation observed over master bedroom closet area. Appears to be at or near R Basement Area Insulation 3. Wall Insulation Less insulation observed over master bedroom closet area. Type: Insulated against conditioned space Thinkness and Vapor Barrier: Vapor retarder present against conditioned surface Hidden; unable to inspect. Page 12 of 33

14 Electrical Service 1. Service Entry Cable Type of Service: Underground service Inspected meter and meter box on exterior of home. Type of Cable: Multi-strand aluminum Observations: Corrosion inhibitor observed at service panel connection 2. Main Service Panel 3. Main Panel Breakers/Fuses Capacity: 200 amp 120 / 240 volt Location: Basement Aluminum cable rated panel Corrosion inhibitor observed Grounds and commons on the same bus Type: Circuit breakers Amperage: 15 Amp, 20 Amp, 30 Amp, 40 Amp Aluminum wire rated 4. Main Panel Number of Breakers/fuses 5. Main Panel Branch Circuit Wiring 6. System Ground 30 breakers Panel appears to be at or near its capacity. Conductor materials: NM Wiring type: Copper: solid Copper: Multi-strand 1. Thermostats 1 Zone Heat/AC 2. Heating system Heating system type: Oil fired hot air Distribution method: Aluminum ductwork 3. Flue Pipe and Damper Power assisted exhaust Intake air fan for the power exhaust appears close to insulation. This may constrict the ability of the unit to mix proper amounts of air with the exhaust. Recommend cutting back the insulation to create unobstructed air flow. Page 13 of 33

15 Intake air fan for the power exhaust appears close to insulation. 4. Filters Location: At furnace Thermography illustrating appropriate cooling of the exhaust flue before exiting through the wall. 5. Fuel Tank 6. Duct Work Oil tank in basement Shut off at tank Materials: Aluminum Insulation: Insulated 1. Water Supply Piping 2. Waste Pipe and Vent Plumbing Water Supply: Plastic water service supply pipe Type of Branch Pipe: Copper Plastic Waste Pipe: Plastic Vent Pipe: Plastic 1. Make Make: Kenmore Water Heater 2. Water Capacity Rated capacity: 78 gallons Page 14 of 33

16 3. Water Heater Type: Electric Location: Basement utility room 4. T&P Valve and Vacuum Breaker 5. Heater Enclosure T & P valve and vacuum breaker observed in place 6. Discharge Pipe Type: Copper 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Interior Spaces Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Carpet, Hardwood, Vinyl Type of window: Casement, Double hung 5. Doors 6. Closets 7. Electrical Loose receptacle in hallway Page 15 of 33

17 8. Exterior door Loose receptacle in hallway Worn weather stripping in places 9. Basement stairs 10. Stairs & Handrail 11. Smoke Detectors 12. HVAC Smoke and carbon monoxide detectors will be inspected by fire dept. prior to transfer of property Heat source: Diffusers 1. Ceiling Condition 2. Wall Condition Laundry Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Page 16 of 33

18 3. Floor Condition Type of flooring: Vinyl 4. Doors 5. Electrical 6. Dryer Vent 7. Cross connections 8. Plumbing Cross connections? No 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Basement Rooms Type of ceiling: Gypsum wallboard, Suspended ceiling Type of walls: Gypsum wallboard Type of floors: Hardwood type Type of windows: Casement, Sliding 5. Doors 6. Closets Page 17 of 33

19 7. Electrical 8. HVAC 9. Exterior door Heat source: None Door jamb needs to be painted Door jamb needs to be painted 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Kitchen Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Vinyl Type of window: Casement Page 18 of 33

20 5. Closets 6. Water temperature Water temperature: 100 degrees 7. Sink observations 8. Plumbing Double trap Consult a licensed plumber 9. Counters Double trap 10. Cabinets 11. Electrical 12. GFCI Page 19 of 33

21 13. HVAC Heat source: Diffusers 14. Cook top condition 15. Oven & Range 16. Vent Condition 17. Dishwasher Type: Microwave with recirculating fan Drain loop needs to be elevated to counter height Consult a licensed plumber 18. Refrigerator 19. Exterior door Sliding door Drain loop needs to be elevated to counter height Living Room Page 20 of 33

22 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Hardwood Type of window: Double hung Broken sash balances Consult a window company or manufacturer 5. Electrical 6. HVAC Heat source: Diffusers Return air present. Broken sash balances 1. Ceiling Condition Dining Room Type of ceiling: Gypsum wallboard Page 21 of 33

23 2. Wall Condition 3. Floor Condition 4. Window Condition Type of walls: Gypsum wallboard Type of flooring: Hardwood Type of window: Double hung 5. Electrical 6. HVAC Heat source: Diffusers Return air present. 1. Ceiling condition 2. Wall condition 3. Floor condition 4. Window condition 1/2 Bath Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Vinyl Type of window: Double hung 5. Door condition 6. Sinks Water temperature: 100 degrees Page 22 of 33

24 7. Plumbing condition 8. Counter condition 9. Cabinet condition 10. Toilet condition 11. Electrical condition 12. GFCI 13. Bath exhaust fan 14. HVAC 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 2nd Floor Bath Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Vinyl Page 23 of 33

25 4. Window Condition Type of window: Double hung 5. Doors 6. Sinks Water temperature: 99 degrees 7. Plumbing 8. Counters 9. Cabinets Joint separating. 10. Tub / Shower 11. Shower walls Water temperature: 99 degrees Joint separating. Water may feel a little cool. Recommend raising temperature slightly at the water heater, but NOT over 110 degrees. Type: Fiberglass tub / shower unit Page 24 of 33

26 12. Toilets 13. Electrical Gap between receptacle and cover. Consult a licensed electrician to install properly sized spacer 14. GFCI Gap between receptacle and cover. 15. Exhaust Fan 1. Ceiling Condition 2. Wall Condition 3. Floor Condition Master Bath Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Vinyl Page 25 of 33

27 4. Window Condition Type of window: Double hung 5. Doors 6. Sinks Water temperature: 97 degrees 7. Plumbing 8. Counters 9. Cabinets 10. Tub / Shower 11. Shower walls Water temperature: 97 degrees Type: Fiberglass shower unit 12. Toilets 13. Electrical 14. GFCI 15. Exhaust Fan See comment under "Exterior Areas/Exhaust Vents" Page 26 of 33

28 16. HVAC 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Basement Bedrooms Type of ceiling: Suspended ceiling Type of walls: Gypsum wallboard Type of floor: Hardwood type type of windows: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: None 1. Ceiling Condition 2. Wall Condition Master Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Page 27 of 33

29 3. Floor Condition 4. Window Condition Type of flooring: Carpet Type of window: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Diffusers Return air present. 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Front Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Carpet Type of window: Double hung 5. Doors Page 28 of 33

30 6. Closets 7. Electrical 8. HVAC Heat source: Diffusers Return air present. 1. Ceiling Condition 2. Wall Condition 3. Floor Condition 4. Window Condition Rear Bedroom Type of ceiling: Gypsum wallboard Type of walls: Gypsum wallboard Type of flooring: Carpet Type of window: Double hung 5. Doors 6. Closets 7. Electrical 8. HVAC Heat source: Diffusers Return air present. Page 29 of 33

31 1. Access Type of access: Scuttle Attic Visual inspection from access point Attic not designed to be walked in The scuttle is a thin 1/4" board with loose R-30 fiberglass bats laying over it for insulation. Recommend a more thoroughly insulated scuttle access. 2. Attic Electric 3. Attic structure Attic Light Yes Observations: Light bulb is missing Framing type: Rafter, Collar ties, Ceiling joists Sheathing material: Plywood 4. Attic Plumbing 5. Ventilation 6. Duct Work Type: Ridge vent, Soffit venting Insulated flex-duct efficiency could be increased is additional insulation was blown over the tops of them. Consult a licensed contractor Insulated flex-duct efficiency could be increased is additional insulation was blown over the tops of them. 7. Flashing Locations: Vent pipes Page 30 of 33

32 8. Mold like material 9. Water penetration None visible or accessible Page 31 of 33

33 Report Summary Report Summary Roof Page 2 Item: 1 Roof Condition Some moss observed. Exterior Areas Page 3 Item: 5 Paint Door jambs should be given a new coat of painted. Page 4 Item: 10 Stairs and railings Railings and guardrails not present. Recommend installing Pre-cast steps are sloping towards the house. This will direct water to the structure and risk deterioration of the wood. They can be reset and sloped away from the house. Consult a licensed contractor Page 5 Item: 12 Exhaust Vents Bathroom soffit vent is directing exhaust against the building instead of away from the structure. Dryer duct needs cleaning. Grounds Page 5 Item: 3 Grading Drip line needs grading for proper drainage Decks and Porches Page 6 Item: 3 Framing Deck is sloped towards the structure. This is an indication that of frost movement lifting the piers and posts. Recommend monitoring for further movement. Page 7 Item: 4 Posts Posts in contact with soil; recommend clearing soil away from posts to prevent premature deterioration Post connector to concrete pier is corroded. This will compromise its strength. Recommend monitoring for further deterioration and/or replacing. Posts not squarely positioned over piers. Post is not plumb suggesting either earth or deck movement. Recommend monitoring for further movement. Page 8 Item: 6 Stairs and Railings Stair stringers separating from wood hangers. Recommend installing metal stair hanger. Improper handrail; a hand rail customarily is no larger than 2" diameter. Railings loose; recommend securing with through bolts Consult a licensed contractor Garage Attached Page 9 Item: 7 Garage doors & Down force override needs adjustment. It has a tendency to bind the opener door before activating. Consult a licensed contractor Page 9 Item: 8 Exterior Door Water penetration observed at the door. The cause could not be determined. It may be related to damaged weather stripping, or the door simply being left open during the recent rain. Recommend you consult with the Seller for more information. Heat/AC Page 14 Item: 3 Flue Pipe and Damper Intake air fan for the power exhaust appears close to insulation. This may constrict the ability of the unit to mix proper amounts of air with the exhaust. Recommend cutting back the insulation to create unobstructed air flow. Interior Spaces Page 16 Item: 7 Electrical Loose receptacle in hallway Kitchen Page 19 Item: 8 Plumbing Double trap Consult a licensed plumber Page 20 Item: 17 Dishwasher Drain loop needs to be elevated to counter height Consult a licensed plumber Living Room Page 21 Item: 4 Window Condition Broken sash balances Consult a window company or manufacturer Page 32 of 33

34 2nd Floor Bath Page 24 Item: 10 Tub / Shower Water may feel a little cool. Recommend raising temperature slightly at the water heater, but NOT over 110 degrees. Page 25 Item: 13 Electrical Gap between receptacle and cover. Consult a licensed electrician to install properly sized spacer Attic Page 30 Item: 1 Access The scuttle is a thin 1/4" board with loose R-30 fiberglass bats laying over it for insulation. Recommend a more thoroughly insulated scuttle access. Page 30 Item: 6 Duct Work Insulated flex-duct efficiency could be increased is additional insulation was blown over the tops of them. Consult a licensed contractor Page 33 of 33