New Hope Inspections, LLC Property Inspection Report

Transcription

1 Cover Page Property Inspection Report Inspection prepared for: Chris Bell Real Estate Agent: - Date of Inspection: 3/20/2017 Time: 12:00pm Age of Home: 57 Size: 1,499 Weather: Clear Inspector: Joel Biggs 320 Arbor Rd, Monroe, GA Phone: newhopeinspections@gmail.com

2 Report Summary Report Summary The summary below consists of potentially significant findings. Findings that can be considered safety hazards will be reported in red text. Deficiencies requiring a major expense will be reported in blue text. Other items that we would like to draw attention to will be reported in green text. 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. Roof Page 7 Item: 2 Roof Condition Serviceability of roof is questionable; it should be evaluated and repaired as necessary by a professional roofing contractor. Some shingles damaged. Page 9 Item: 4 Chimney Chimney not properly flashed, many intrusions visible to interior of structure. Page 9 Item: 5 Vent Condition Vent boots should be replaced. Interior Areas Page 10 Item: 2 Ceiling Condition Mold like stains present on the ceiling in white front room Page 11 Item: 3 Floor Condition Moisture damage on floor in purple room. Low spot in floor where it meets the fireplace Page 11 Item: 7 Electrical Light is not properly installed. Fixture is hanging by wiring. Multiple rooms have open grounds on electrical outlets. Most likely due to the age of the structure. Page 12 Item: 10 Fireplace Fireplace not in use. Cover over flue. Kitchen Page 13 Item: 3 Sinks/Plumbing Water off to structure. Unable to test. Attic Page 13 Item: 2 Structure Evidence of past leaking noted. Cracked decking in places. Rotten wood. Near chimney in attic. Recommend repairs and monitoring for future leaking. Page 14 Item: 6 Electrical Electrical Box Covers missing or damaged, which is a safety hazard. Electrical Page 15 Item: 1 Electrical Panel Exposed wire ends in panel box. Wires should be capped whether live or not. Due to age of dwelling there are multiple ungrounded outlets. Recommend upgrading. Spliced & taped wires in crawlspace. See crawlspace tab for pics. Some GFCI outlets were not operational at the time of inspection. We recommend a full review of electrical by a licensed electrician to ensure safe operation. Recommend inquiring with seller about the status of the breakers on interior wall in back room and exterior wall on right side of dwelling. Page 16 Item: 4 HVAC System Branch Wiring Type/Condition Aluminum strand and Copper branch service wiring noted Old style braided insulated lines present. Page 1 of 21

3 Page 16 Item: 2 Heater Condition Gas off to unit. No data plate visible. Blower is operational. Water Heater Page 18 Item: 4 Water Heater Condition Tank appears to be in satisfactory condition. Unable to test. Water off to structure. Basement/Crawlspace Page 18 Item: 4 Subfloor Evidence of damage due to moisture observed, repairs needed. Page 2 of 21

4 Inspection Details 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 if you did not do a walk-through with us, 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. 1. Attendance In Attendance: Client present 2. Home Type Home Type: Detached Single family, one story home zoned commercial Ranch Style 3. Occupancy Occupancy: Vacant Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 1. Driveway and Walkway Condition Materials: Asphalt driveway noted. Concrete sidewalk noted. IMPROVE: Typical cracking was observed at the concrete surfaces. Recommend sealing cracks. Monitor: Surface deterioration observed at the front concrete walk. Portions of the asphalt driveway has heavy cracking and displacement. Contact a driveway specialist to provide an estimate for replacing. 2. Grading Spalling and common cracks. No major system safety or function concerns noted at time of inspection. Common driveway cracks Page 3 of 21

5 3. Main Gas Valve Condition Materials: Rear of structure. The gas service is off to the structure. The inspector cannot inspect this system. 4. Exterior Faucet Condition Main gas valve. Gas is off. Location: Front and rear of structure. Missing/broken handle noted at time of inspection, repairs recommended. 5. Exterior GFCI Rear faucet missing handle. Recommend all external light fixtures have bulbs replaced. Some did not turn on when switches were tested. GFCI at right side of exterior not responding to test. Ask seller about functionality. Rear light not responding to switch Breaker on. GFCI not responding to test Page 4 of 21

6 6. Patio and Porch Deck Appeared functional at time of inspection. 7. Stairs & Handrail Appeared functional at time of inspection. 8. Porch Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. 9. Vegetation Observations Prune or remove any plants, moss or bio-growth that are in contact or proximity to home to eliminate pathways of wood destroying insects and to prevent moisture intrusion into the foundation or exterior walls of the structure. Trim vegetation back from dwelling. Exterior Areas Vegetation in contact with roof. This section describes the exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from ground level. 1. Exterior Trim Materials, Condition Areas of eaves, fascia, and soffit have evidence of wood rot observed. Monitor and make repairs or replace as necessary. Recommend sealing/caulking/painting exterior trim to preserve the structure's building materials Page 5 of 21

7 Wood rot on soffit 2. Siding Condition Tree is in contact with roof fascia trim. Materials: Brick veneer noted. Composition wood siding noted. Caulk and seal all gaps, cracks and openings. Some siding deterioration noted. Have repaired as necessary. Recommend caulking to preserve life of posts Recommend sealing hole on ramp to entry door Siding rot Damaged siding. Damaged siding. Clogged gutters. 3. Window Condition Damaged siding. Suggest caulking and refinishing of doors and window frames as necessary. Page 6 of 21

8 Recommend caulking around windows. Recommend painting. Recommend caulking 4. Doors Recommend caulking Appeared in functional and in satisfactory condition, at time time of inspection. Roof As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. 1. Style Gable roofing system(s) noted 2. Roof Condition Materials: Asphalt shingles noted. Exposed nails on roofing material. Recommend sealing all fastener heads. Serviceability of roof is questionable; it should be evaluated and repaired as necessary by a professional roofing contractor. Some shingles damaged. Page 7 of 21

9 Improper sealant on roof holes. Exposed nail heads and rusted vent stack Another view of damaged/ rusted gas vent Rusted raceway and flange Debris on gutters and roof Exposed nail heads. 3. Flashing Damaged shingle. Damaged shingle Leaking roof vent In adequate flashing and siding damage at car port roof. In-adequate flashing and damaged siding Missing drip edge. Page 8 of 21

10 4. Chimney No chimney cap visible from inspection level. Recommend replacing. Recommend monitoring this area regularly. Chimney not properly flashed, many intrusions visible to interior of structure. Rusted flashing/ deteriorated sealant. Flashing deterioration at chimney Flashing not properly sealed. 5. Vent Condition Vent boots should be replaced. Make shift spark arrestor on flue. Recommend adding new. Rusted vent/ exposed fasteners/ deteriorated boot. 6. Gutter Damaged/ Rusted gas vent Maintenance Tip: Keep gutters cleared of organic debris to prevent downspouts from being clogged causing overflow at gutters, ensure that all downspouts have extensions/splash blocks to carry water away. Bent gutter. Recommend replacing. Page 9 of 21

11 Recommend cleaning roof and gutters from debris. Bent gutter Gutters need to be cleaned. Clogged gutters Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways,bedrooms, living spaces, dining areas, 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. 1. Doors All entry doors are functioning. 2. Ceiling Condition Materials: There are drywall ceilings noted. The drywall is patched in areas. Water stains on ceiling in wash room at rear of property. Mold like stains present on the ceiling in white front room Page 10 of 21

12 Moisture stains on ceiling. 3. Floor Condition Drywall patch on ceiling in purple room. Materials: Sheet vinyl flooring is noted. Hardwood flooring is noted. Moisture damage on floor in purple room. Low spot in floor where it meets the fireplace Mold like biogrowth on ceiling. Moisture damage noted on hardwood floor in purple room 4. Ceiling Fans All fans operated normally when tested, at time of inspection. Low spot near fireplace 5. Wall Condition Materials: Drywall walls noted. 6. Window Condition Materials: Vinyl framed single hung window(s) noted. A representative number of windows were tested. All functioned properly at the time of inspection. 7. Electrical Missing outlet covers. See pictures. GFCI has open ground in room with sliding patio door and in purple room GFCI not operational at White front room. Light is not properly installed. Fixture is hanging by wiring. Multiple rooms have open grounds on electrical outlets. Most likely due to the age of the structure. Page 11 of 21

13 Open ground near sliding patio door Missing cover Light not functioning from switch. Fixture hanging by wiring. Open ground purple room Open ground 8. Closets The closet(s) are in serviceable condition. 9. Smoke Detectors Not operational. Recommend adding operational smoke detectors. 10. Fireplace Locations: **LOCATION(S)** Living Room Materials: Masonry fireplace(s) noted. Fireplace not in use. Cover over flue. Kitchen Page 12 of 21

14 The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, cabinets, sink and other appliances. 1. Cabinets Appeared functional. 2. Counters Plastic laminate tops noted. 3. Sinks/Plumbing Water off to structure. Unable to test. Attic This report describes the method used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present. 1. Access Pull Down Ladder located in: hall 2. Structure Rafter roofing system noted Cracks / hole(s) in roof sheathing, shingled over. Evidence of past leaking noted. Cracked decking in places. Rotten wood. Near chimney in attic. Recommend repairs and monitoring for future leaking. Evidence of leaking around chimney. Wood rot. Open junction box in attic Page 13 of 21

15 Cracked decking Cracked decking Moisture intrusion 3. Insulation Condition Moisture intrusion in attic. Materials: Blown in fiberglass insulation noted. Depth: Insulation averages about 8 inches in depth No insulation over attic hatch. Recommend installation. 4. Ventilation Gable louver vents noted. Fixed, roof-field exhaust vent noted. 5. Vent Screens Vent screens noted as functional. 6. Electrical Electrical Box Covers missing or damaged, which is a safety hazard. Electrical Moisture intrusion in attic. This report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should be Page 14 of 21

16 made by a qualified, licensed electrician. 1. Electrical Panel Location: Main Entry Location: rear of house Over head electrical service entrance noted Location: Sub Panel Location: In room with sliding door Located in a storage area at rear of the house Cutoff on right side of structure. GFCI is not responding to test at this location. Exposed wire ends in panel box. Wires should be capped whether live or not. Due to age of dwelling there are multiple ungrounded outlets. Recommend upgrading. Spliced & taped wires in crawlspace. See crawlspace tab for pics. Some GFCI outlets were not operational at the time of inspection. We recommend a full review of electrical by a licensed electrician to ensure safe operation. Recommend inquiring with seller about the status of the breakers on interior wall in back room and exterior wall on right side of dwelling. Over head electrical service entry drop Sub Panel/breaker Open panel box. 2. Main Voltage Service 200 amp 3. Breakers in off position 1 Wires not capped. 4. Branch Wiring Type/Condition Aluminum strand and Copper branch service wiring noted Old style braided insulated lines present. Page 15 of 21

17 5. Breakers We recommend contacting a licensed electrician to evaluate and repair the issues. 1. Location, Brand, Model#, Type and Age HVAC System Materials: Brand: Goodman, A/C Compressor Serial # Age: 6 years Type: Electric/Gas 2. Heater Condition Materials: Location: in crawlspace Materials: Gas fired forced hot air. Gas off to unit. No data plate visible. Blower is operational. 3. Venting Access limited due to ducts. Metal double wall chimney vent pipe noted. Vented through roof. 4. Gas Valves Gas shut off valves were present and functional. 5. Refrigerant Lines Insulation is deteriorating. Recommend replacing. Recommend replacing insulation Page 16 of 21

18 6. AC Compress Condition Compressor Type: Electric Location: The compressor is located in rear of dwelling Unable to test AC unit due to outdoor temperature being below 65 degrees. Furnaces functioned. 7. Air Supply A/C data plate The return air supply system appears to be functional. 8. Filters Location: Located inside heater cabinet. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. 9. Thermostats Location: hall Analog, non-programmable type. Hall thermostat Water Heater 1. Brand, Model #, Type and Age Materials: Brand: GE, Serial #0906D02032 Type: Electric Page 17 of 21

19 2. Number Of Gallons 30 gallons 3. Pressure Relief Valve Appears to be in satisfactory condition --unable to test. 4. Water Heater Condition Heater Type: Electric Location: The heater is located in the kitchen. Tank appears to be in satisfactory condition. Unable to test. Water off to structure. 5. Plumbing Water heater data plate Materials: Copper CPVC No deficiencies observed at the visible portions of the supply piping. 1. Access Materials: Exterior hatch door. Exterior entrance is in serviceable condition. 2. Walls Basement/Crawlspace No deficiencies were observed at the visible portions of the structural components of the home. 3. Framing Appears Functional. Except where noted. See pics. 4. Subfloor Evidence of damage due to moisture observed, repairs needed. Page 18 of 21

20 5. Plumbing Materials Moisture damage near fireplace. Materials: Home winterized, not able to inspect system at time of inspection recommend complete review before closing date. Cast Iron Copper Pex PVC CPVC Water meter is locked. Cannot inspect water. 6. Basement/Crawlspace Electrical Connection not in junction box. Galvanized pipe and trap no longer in use. 7. Crawlspace Floor type No junction box near furnace Bare dirt floor observed in the crawlspace, recommend a full vapor barrier be installed to help control moisture in the crawlspace areas. Partially installed. Page 19 of 21

21 1. Locations Locations: Main Floor Bathroom 2. Cabinets No deficiencies observed. 3. Counters Plastic laminate tops noted. 4. Electrical No outlets present in bathroom. 5. Exhaust Fan No bath fan present. 6. Plumbing Water to structure off. Unable to inspect. Common bathroom 1 Page 20 of 21

22 Glossary Term A/C GFCI PVC Definition Glossary 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 21 of 21