INSPECTION CONDITIONS

Transcription

1 InspectionReport20YearOldHome Page 1 INSPECTION CONDITIONS Home Inspections By J.T. Brown Inc. Jeff Brown, ASHI # HI CLIENT & SITE INFORMATION: FILE #: 07/07/ Nagle Road DATE OF INSPECTION: July 7, TIME OF INSPECTION: 1 p.m. CLIENT NAME: Joe Smith. CLIENT FAX #: INSPECTION SITE: 124 Nagle Road. INSPECTION SITE CITY/STATE/ ZIP: Indianapolis, IN WEATHER: Partly Cloudy. SOIL CONDITIONS: Damp. APPROXIMATE OUTSIDE TEMPERATURE in F: MAIN ENTRY FACES: CLIMATIC CONDITIONS: BUILDING CHARACTERISTICS: South.

2 InspectionReport20YearOldHome Page 2 ESTIMATED AGE OF HOUSE: 20 years. BUILDING TYPE: 1 family. STORIES: 2. SPACE BELOW GRADE: Crawl space. WATER SOURCE: SEWAGE DISPOSAL: UTILITIES STATUS: AREA: HOUSE OCCUPIED? CLIENT PRESENT: PEOPLE PRESENT: Private. Public. All utilities on. Suburb. No. Yes. Joe. TOTAL FEE: $ PAID BY: Check. UTILITY SERVICES: OTHER INFORMATION: PAYMENT INFORMATION: 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 items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and

3 InspectionReport20YearOldHome Page 3 do not represent an inspection. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

4 InspectionReport20YearOldHome Page 4 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. DRIVEWAY: Concrete. Many typical cracks noted. Small areaof concrete damage noted near the sidewalk. Damaged driveway. TYPE: SIDEWALKS: Concrete. Normal cracking and settlement noted. LANDSCAPING: Maintenance needed, Trim plants awayfrom structure. Trim vegetation away from home.

5 InspectionReport20YearOldHome Page 5 SITE: TYPE: GRADING: The home has a gentle slope away on all sides, however, most of the first 12 feet is flat or low. Grade at foundation needs correction, Pitch slope of soils away from foundation. Slope should fall away fromthe foundation at a minimum of 1/4 inch per foot and extend at least 10 feet away from the foundation. PATIO/PORCH COVER: Roofed over and screened rear patio. EXTERIOR STAIRS/STOOPS: The rear garage service door stoop is improperlysettled towards the home...water is draining improperly towards the home. Werecommend a qualified concrete company to evaluate and correct this deficiency. Negative slope on rear of home. Improperly settled stoop.

6 InspectionReport20YearOldHome Page 6 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: MATERIAL: WALLS: Brick, Wood siding. Some minor splits noted in the wood lap. The bottom of the brick lacks weep holes...these allow for water drainage and air equalization. Wood. TRIM: Keep windows properly caulked. Some base trim is in contact with gravel and soil. Werecommend providing a clearance of soil to siding...four inch minimum. Some windows need caulked at metal/wood contact. Gravel in contact with wood. MATERIAL: CHIMNEY: Woodframe with a manufactured metal flue.

7 InspectionReport20YearOldHome Page 7 ACCESSIBILITY: BASEMENT/CRAWL SPACE: The crawl was entered through the rear access. The perimeter block foundation, sill plate and rim joists are covered with blownon insulation. Limited view onthe perimeter walls. CRAWL SPACE: The black plastic vapor barrier on the crawl floor is a recent installation...incomplete coverage at the perimeter and one west corner. We recommend that all of the gravel floor be covered by a vapor barrier. Incomplete vapor barrier. BEAMS: Sloppy installation of sump pump system noted. The pump is improperlywired with extension cord wire. The pipe lacks a check valve. Also, a mechanical vent was placed on the sump pipe...this vent is not needed. Werecommend consulting with a qualified company specializing in wet crawl spaces for any needed repairs. Concrete, satisfactory. Improperly wired sump pump. Mechanical vent on sump pipe???

8 InspectionReport20YearOldHome Page 8 FLOOR JOISTS: 2x10 joists, 16"O.C. Mold buildup noted on the floor joists under the kitchen floor...mitigation is recommended. Mold growth on floor joists. COLUMNS/ SUPPORTS: OTHER OBSERVATIONS: Block, satisfactory. We did not visualize any evidence of a perimeter drain system. No check valve on sump pipe.

9 InspectionReport20YearOldHome Page 9 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 The attic was entered through all available accesses upstairs. 2x6 and 2x8 rafters at 16" O.C., OSB roof deck. Many areas of under sized ridge board noted. Twoholes cut through roof deck on north side of main attic...shingled over with no support. One of two holes lack support. INSULATION TYPE AND Fiberglass batts, Fiberglass- Blown. Some areas are lacking...ceiling next to fireplace and next to two bathroom exhaust vent fans. Ceiling next to fireplace. DEPTH AND R- FACTOR: Zero to fourteen inches. Seal any cracks, attic access doorsand correct any insulation deficiencies. One south facing gable screen is torn...bird entry noted(screen needs repaired). One of two bath exhaust fans.

10 InspectionReport20YearOldHome Page 10 STYLE: Gable. ROOF: Hail dinged gas vent cap. TYPE: Composition shingles. Rear gutters full of debris. ROOF ACCESS: Walked on roof, Viewed from ground. Close up view of shingles. ROOF COVERING STATUS: TYPE AND The roof is one layer of shingles and in early life. The ding marks found on the metal chimney caps indicate previous hail...no hail damage found on the shingles. The roof is in satisfactorycondition. EXPOSED FLASHINGS: Metal, Rubber, satisfactory.

11 InspectionReport20YearOldHome Page 11 TYPE & GUTTERS & DOWNSPOUTS: Full, Aluminum. The gutters have been painted. All of the downspouts need further extension away fromthe foundation. Extend all downspouts away from hom 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: Attached, Three car. Same as house. TYPE: ROOF: FLOOR:

12 InspectionReport20YearOldHome Page 12 FIRE WALL: GARAGE DOOR(S): Both metal doors have random exterior dings...this indicates previous hail. The safety sensors are working properly, however, the doors do not respond to resistance(adjustment is needed). MISCELLANEOUS: The south end GFCI is inoperable...needs replaced. Inoperable GFCI. 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. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly.

13 InspectionReport20YearOldHome Page 13 TYPE AND MAIN PANEL LOCATION AND NOTES: SERVICE: Underground, 110/220 Volt, Circuit breakers. 200amp main. ELECTRICAL PANELS: Garage. We removed the cover from the main. Main panel. Inspector Notes: The AC breaker at 40amps is oversized for the cooling system. # OF 11O VOLT CIRCUITS: 24. # OF 220 VOLT CIRCUITS: 5. CONDUCTORS: ENTRANCE CABLES: Copper, 2/0. BRANCH WIRING: Copper. Limited view in the attic space due to insulation. SWITCHES & OUTLETS: The kitchen GFCI is inoperable and needs replaced. Three of four bathrooms lack GFCI protection. Inoperable kitchen GFCI.

14 InspectionReport20YearOldHome Page 14 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. HEATING SYSTEM DESCRIPTION: LOCATION OF PRIMARY UNIT: Two gas furnaces...one in garage and one in attic. SYSTEM TYPE: Forced Air. FUEL TYPE AND NOTES: Natural Gas. CAPACITY OF UNIT: 80,000 BTU and 60,000 BTU. APPROXIMATE AGE IN YEARS: Garage: Attic: PRIMARY UNIT: BURNERS/HEAT EXCHANGERS: HEATING SYSTEM Garage: operates properly. Attic: unit took three times to start and run. The attic unit has a humidifier...improper use of heat tape on the 1/4 inch supply pipe. Heat tape on water supply in attic. PUMP/BLOWER FAN:

15 InspectionReport20YearOldHome Page 15 COMBUSTION AIR: VENTING: AIR PLENUM: Air leaks noted- Sealing is recommended. Much air loss at pipes and joints. AIR FILTERS: The electronic filter in the attic unit is dirty...needs cleaned. Dirty electronic filter. NORMAL CONTROLS: GENERAL SUGGESTIONS: The upstairs thermostat is mounted high on the wall. Werecommend a qualified HVAC tech to clean and service the attic furnace. We recommend that both furnaces be sealed to prevent air loss and gain. AIR CONDITIONING: TYPE: Two central systems. Both are cooling properly. POWER SOURCE: 220 Volt. As noted...the 40amp breaker is oversized. COMPRESSOR AGE IN YEARS: Carrier: Ameristar: CAPACITY OF UNIT: Two tons each. AIR TEMPERATURE DROP: Weturnedboth cooling systems down upon entering the home...both systems cooled properly.

16 InspectionReport20YearOldHome Page 16 SYSTEM CONDENSATE LINE: NORMAL CONTROLS: TYPE: DUCTS/AIR SUPPLY: DUCTWORK: Metal, Flexible Round. The attic furnace has a supply register on the side...we recommend removing this register and properly sealing up the hole. Also, we recommend the removal of the humidifier on the attic furnace. Heat supply into attic not recommende 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. 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.

17 InspectionReport20YearOldHome Page 17 MATERIAL: MAIN LINE: Copper, Plastic. The main water shutoff is in the garage at the well holding tank. Main water shutoff. MATERIAL: MATERIAL: OPERATION: Copper. Plastic. SUPPLY LINES: WASTE LINES: HOSE FAUCETS: The rear hose bib is split inside the crawl...water leaks into the crawl when the faucet is on. We recommend a qualified plumber to correct this split hose bib. Rear hose bib is split...replace!!! WATER HEATER: TYPE: Gas. SIZE: 50 Gallons LOCATION: Garage. Wenoticed a strong odor onthe hot side of the water supply system...we recommend replacement of the dip tube.

18 InspectionReport20YearOldHome Page 18 METER/TANK LOCATION- FUEL SYSTEM: Meter located at exterior. BATHROOMS Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future. BATH LOCATION: CONDITION OF SINK: CONDITION OF TOILET: Loft BR. BATHROOM AREA: The tank is not securedto the bowl. The tank is not secured to bowl. TUB/SHOWER PLUMBING FIXTURES:

19 InspectionReport20YearOldHome Page 19 TUB/SHOWER AND WALLS: BATH VENTILATION: BATH LOCATION: CONDITION OF SINK: CONDITION OF TOILET: TUB/SHOWER PLUMBING FIXTURES: TUB/SHOWER AND WALLS: BATH VENTILATION: BATH LOCATION: CONDITION OF SINK: CONDITION OF TOILET: Vented into the attic and not sealed. BATHROOM AREA: Hall(upstairs) Right sink faucet is loose. Same as loft bathroom. BATHROOM AREA: Master bedroom. The tank is not securedto the bowl. Tank is loose at bowl. TUB/SHOWER PLUMBING FIXTURES: TUB/SHOWER AND WALLS: BATH VENTILATION: The jacuzzi tub lacks an access door.

20 InspectionReport20YearOldHome Page 20 BATH LOCATION: CONDITION OF SINK: CONDITION OF TOILET: BATH VENTILATION: Half bath. BATHROOM AREA: 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. 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. MAIN ENTRY DOOR: OTHER EXTERIOR DOORS: INTERIOR DOORS: Metal, satisfactory. DOORS: Many closet doors do not latch closed. The master bath toilet/shower entry door does not latch closed. The utility room door does not close.

21 InspectionReport20YearOldHome Page 21 TYPE & MATERIAL & TYPE & TYPE & LOCATION - TYPE - COMMENTS: WINDOWS: Original double pane metal casement...satisfactory. INTERIOR WALLS: Drywall, satisfactory. Drywall, satisfactory. CEILINGS: FLOORS: Carpet, Vinyl, Tile, satisfactory. STAIRS & HANDRAILS: The spindle width is greater than four inches...safety concern for young children. FIREPLACE/WOOD BURNING DEVICES: Gas insert. We were not successful in lighting the fireplace. SMOKE / FIRE DETECTOR:

22 InspectionReport20YearOldHome Page 22 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. TYPE AND TYPE/ TYPE AND TYPE AND MICROWAVE: ICE MAKER: COUNTERS AND CABINETS: KITCHEN SINK: The sprayer is inoperable. RANGE/COOK TOP AND OVEN: Electric, satisfactory. Internal, satisfactory. VENTILATION: REFRIGERATOR: DISHWASHER: GARBAGE DISPOSAL: TRASH COMPACTOR: OTHER BUILT-INS: INTERIOR COMPONENTS: Counters are Formica (plastic laminate). Two base cabinet doors are not closing properly.

23 InspectionReport20YearOldHome Page 23 SWITCHES/ FIXTURES/ OUTLETS: Some of the ceiling cans have improper bulbs...use can light bulbs only. Improper bulb in can light. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. LOCATION: CLOTHES WASHER: CLOTHES DRYER: Nextto half bath. LAUNDRY: WASHER AND DRYER: Electric. The dryer vent is not connected behind the dryer.