Cavelli Home Inspections

Transcription

1 Cover Page Property Inspection Report Inspection prepared for: Laurie Gill Real Estate Agent: Erin Giannetto - Howard Hannah/ Crockett Team Date of Inspection: 12/27/2016 Time: 10:00 Age of Home: 1960 Size: 1124 sq ft Weather: Cloudy 35 degrees Inspector: Mark Cavelli 7802 Cedar Rd., Chesterland, OH Phone: Mark@CavelliHomeInspections.com CavelliHomeInspections.com

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. Bathroom Page 11 Item: 7 GFCI Suggest installing GFCI protected receptacles for safety. Water Heater Page 22 Item: 6 TPRV Temperature Pressure Release (TPR) valve on hot water tank is missing a discharge pipe. Garage Page 26 Item: 11 Garage Door Condition Irregular installation. Extension springs do not have containment cables installed. Recommend evaluation self garage door and its components by a qualified contractor. Garage vehicle door auto-reverse is inoperable. Page 26 Item: 14 Garage Door's Reverse Status Electrical Page 28 Item: 1 Electrical Panel Questionable wiring in panel box. Have licensed electrician evaluate. Exposed wire ends in panel box. Have evaluated by a licensed electrician. Have electrician ensure that ground is continuous. Numerous defective electrical conditions observed indicate a need for a comprehensive inspection of the entire electrical system by a qualified electrical contractor. Page 29 Item: 5 Breakers Open breaker panel slot(s) at panel box cover. Electrocution hazard. Double tapped breaker(s) inside panel box (more than one electrical conductor attached). This is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation of both panels by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Roof Page 31 Item: 1 Roof Condition Few torn shingles and nail pops. Evidence of recent repair. Suggest evaluation by qualified contractor Attic Page 1 of 52

3 Page 36 Item: 6 Electrical Connections made outside of a Junction Box, which is a potential shock or electrocution hazard. Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Recommend electrician to evaluate. Grounds Page 45 Item: 7 Grounds Electrical Service entrance and mast covered with exterior stucco. Service wires touching siding. Service wires within 3 ft of windows. Recommend evaluation by licensed electrician prior to purchase of property. Page 47 Item: 13 Exterior Faucet Condition Recommend upgrading to a frost proof type hose bibb to prevent possible damage due to cracking of water line in below freezing temperatures. Basement/Crawlspace Page 49 Item: 3 Windows SAFETY CONCERN: FYI - Do not use rooms in basement as "bedrooms" because the existing windows (or lack of) do not meet Emergency Escape & Rescue opening requirements. Page 2 of 52

4 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 52

5 1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Owner/Client present Home Type: Single Family Home Ranch Style Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. Page 4 of 52

6 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 No deficiencies observed. Operated normally when tested, at time of inspection. 4. Closets 5. Door Bell The exterior push button was noted as loose on the wall. 6. Doors 7. Electrical Some outlets not accessible due to furniture and or stored personal items. Various open ground receptacles. 8. Security Bars 9. Smoke Detectors IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards Page 5 of 52

7 10. Stairs & Handrail CO detector Open ground 11. Window-Wall AC or Heat 12. Ceiling Condition 13. Patio Doors 14. Screen Doors 15. Wall Condition 16. Fireplace 17. Window Condition Materials: Vinyl framed double hung window noted. Page 6 of 52

8 Bedrooms 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 Locations: Master#1 Hall#2 Hall #3 3. Ceiling Fans Operated normally when tested, at time of inspection. 4. Closets 5. Doors 6. Electrical Some outlets not accessible due to furniture and or stored personal items. A low voltage lighting system is installed in attic. Due to the specialized nature of these systems, we suggest that you review this system with the seller. As per our Inspection Agreement, this system is beyond the scope of this report and was not inspected. Bedroom circuits are NOT protected by an arc fault circuit interrupter type breaker. An arc fault interrupter will shut itself off if it detects a short, thus preventing an electrical fire. Page 7 of 52

9 Low voltage light switch controls exterior flood lights. 7. Fireplace Wiring inside this box for exterior flood lights at four corners. 8. Floor Condition 9. Security Bars 10. Smoke Detectors We recommend replacing all old smoke detectors with new. 11. Wall Condition 12. Window-Wall AC or Heat 13. Window Condition 14. Ceiling Condition Materials: Vinyl framed double hung window noted. Page 8 of 52

10 15. Patio Doors 16. Screen Doors Page 9 of 52

11 Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations Locations: Full bathrooms in basement & main floor 2. Cabinets 3. Ceiling Condition Appeared functional and in satisfactory condition, at time of inspection. Materials: There are plaster ceilings noted. Minor damage from what appears to be excess moisture on ceiling above shower on first floor. 4. Counters Ceiling above shower, first floor. May be due to moisture from shower. No discrepancies noted. 5. Doors 6. Electrical No major system safety or function concerns noted at time of inspection. Outlets with open ground noted. After 5 years of operation, CARBON MONOIDE detectors should be replaced, because they wear out. Recommended to have electrician evaluate all receptacles for proper placement of GFI receptacles, and open ground. Page 10 of 52

12 7. GFCI Suggest installing GFCI protected receptacles for safety. 8. Exhaust Fan 9. Floor Condition 10. Heating Materials: Ceramic tile is noted. Hot water/ baseboard heat 11. Mirrors 12. Plumbing Flex drain observed, these are subject to frequent clogging. Flex drain used under first floor bathroom sink. Should be replaced with correct part by licensed plumber. 13. Security Bars 14. Showers First floor bathroom sink. Loss of pressure noted at sink (first floor) when two or more fixtures are operated at the same time. Page 11 of 52

13 15. Shower Walls Ceramic tile noted in basement shower. 16. Bath Tubs 17. Enclosure 18. Sinks First floor shower access in bathroom. No leaks observed at time of inspection. The shower enclosure was functional at the time of the inspection. Page 12 of 52

14 19. Toilets 0bserved as functional and in good visual condition. Operated when tested. No deficiencies noted. Saniflo upflush macerator toilet observed in basement. In working order at time of inspection. 20. Window Condition Materials: Vinyl framed double hung window noted. Page 13 of 52

15 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets 2. Counters 3. Dishwasher 4. Doors Appeared functional and in satisfactory condition, at time of inspection. 5. Garbage Disposal 6. Microwave 7. Cook top condition 8. Oven & Range Operated - appeared functional at time of inspection. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. Gas cook top noted. All heating elements operated when tested. Oven: gas burners 9. Sinks 10. Drinking Fountain Page 14 of 52

16 11. Spray Wand 12. Hot Water Dispenser 13. Soap Dispenser 14. Trash Compactor 15. Vent Condition Materials: Recirculating 16. Window Condition 17. Floor Condition Materials: Ceramic tile is noted. 18. Plumbing 19. Ceiling Condition 20. Security Bars 21. Patio Doors 22. Screen Doors Page 15 of 52

17 23. Electrical 24. GFCI GFCI in place and operational. 25. Wall Condition Page 16 of 52

18 1. Locations 2. Cabinets 3. Counters 4. Dryer Vent Locations: Basement Laundry 5. Electrical 6. GFCI 7. Exhaust Fan Have a qualified electrician repair items listed following a complete evaluation of the electrical system. Recommend full review by qualified electrical contractor for quotes on upgrades/repair to ensure safe and adequate service. 8. Gas Valves 9. Wash Basin 10. Floor Condition Materials: Ceramic tile is noted. 11. Plumbing 12. Wall Condition Page 17 of 52

19 13. Ceiling Condition 14. Security Bars 15. Doors 16. Window Condition Materials: Glass blocks noted in window openings. Page 18 of 52

20 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: The boiler is located in the basement Materials: Natural gas/ boiler/ baseboard heat Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Boiler specialists recommend a complete inspection annually; consider having unit inspected by certified technician. Romex wires to boiler should be B/ armored. Page 19 of 52

21 2. Heater Base 3. Enclosure 4. Venting 5. Gas Valves The heater base appears to be functional. Suggest having this unit professionally cleaned and tuned to ensure proper and safe operation. No records of prior service. The visible portions of the vent pipes appeared functional. Gas shut off valves were present. 6. Refrigerant Lines 7. AC Compress Condition 8. Air Supply 9. Registers 10. Filters 11. Thermostats Location: First floor hallway. Analog, non-programmable type. Functional at the time of inspection. Thermostat controls heat for first floor and basement. Basement radiant heat located at ceiling. Page 20 of 52

22 1. Base 2. Heater Enclosure Water Heater The water heater base is functional. The water heater enclosure is functional. 3. Combusion 4. Venting Page 21 of 52

23 5. Water Heater Condition Heater Type: Electric Location: The heater is located in the basement. A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube is missing. It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. Water Source: Public 6. TPRV TPR valve missing discharge tube. Temperature Pressure Release (TPR) valve on hot water tank is missing a discharge pipe. 7. Number Of Gallons 40 gallons Missing discharge tube. Page 22 of 52

24 8. Gas Valve 9. Plumbing Materials: Flexible water heater connections. 10. Overflow Condition 11. Strapping Page 23 of 52

25 1. Roof Condition 2. Walls 3. Anchor Bolts 4. Floor Condition 5. Rafters & Ceiling 6. Electrical Garage Materials: Roofing is the same as main structure. Appeared satisfactory, at time of inspection. Personal items prevent complete inspection. The anchor bolts were not visible. Materials: Bare concrete floors noted. Plywood Sheathing noted. It is recommended to avoid use of multiplier outlet plug ins. Improper use of extension cord observed. Extension cords should not be permanently installed or be routed through walls, floors or partitions. Recommend full review by qualified electrical contractor for quotes on upgrades/repair to ensure safe and adequate service. Since ungrounded receptacles were noted in the home, buyer is cautioned that proper grounding is strongly urged where sensitive electronic equipment is used. Ungrounded receptacles do not offer protection for computers etc. Consultation with a qualified electrical contractor is recommended. Ungrounded receptacles observed at water sources or exterior locations ideally should be grounded, suggest installing GFCI's for safety. Page 24 of 52

26 Garage door opener operating by using an extension cord. Extension cords are for temporary use only. 7. GFCI Volt Switch inside cabinet. GFCI protected receptacles may not have been required when the house was built. I suggest buyer consider upgrading with GFCI's at all receptacles in garage. 9. Exterior Door 10. Fire Door Appeared functional, at time of inspection. The door between the garage & house is not a fire rated door. This may not have been required when originally built. Fire doors are fundamental to the integrity of fire barriers which provide resistance to the spread of fire, smoke, and toxic gasses. This means that should a fire occur in the garage, this door does not afford protection until fire-rescue people arrive. This door should be replaced with a fire rated door. There is no self-closing device on the door from the house leading to the garage. It is strongly recommended that one be installed in order to protect the residence against garage originated fires. Page 25 of 52

27 Door leading from garage to basement. 11. Garage Door Condition Irregular installation. Extension springs do not have containment cables installed. Recommend evaluation self garage door and its components by a qualified contractor. 12. Garage Door Parts The garage door appeared functional during the inspection. 13. Garage Opener Status There appears to be an older model garage door opener without safety features. 14. Garage Door's Reverse Status 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. Garage vehicle door auto-reverse is inoperable. 15. Ventilation 16. Vent Screens Under eave soffit inlet vents noted. 17. Cabinets Appeared functional and in satisfactory condition, at time of inspection. Page 26 of 52

28 18. Counters No discrepancies noted. 19. Wash Basin Page 27 of 52

29 1. Electrical Panel Electrical Location: Main Location: North side of the house. Panel box located in basement. Location: Located in the basement. Panel cover screw(s) missing. Questionable wiring in panel box. Have licensed electrician evaluate. Exposed wire ends in panel box. Have evaluated by a licensed electrician. Have electrician ensure that ground is continuous. Numerous defective electrical conditions observed indicate a need for a comprehensive inspection of the entire electrical system by a qualified electrical contractor. It is presumed exterior grounding rod is buried at this point near elec. meter. However, it was not visible at inspection. Electrician evaluation recommended. 2. Main Amp Breaker 3. Breakers in off position Panel rated for 100 amp service. 4. Cable Feeds There is an overhead service drop noted. Page 28 of 52

30 5. Breakers Materials: Copper non-metallic sheathed cable noted. Aluminum nonmetallic sheathed cable noted. All of the circuit breakers appeared serviceable. Open breaker panel slot(s) at panel box cover. Electrocution hazard. Double tapped breaker(s) inside panel box (more than one electrical conductor attached). This is not standard practice, and may cause overheating or even an electrical fire. Recommend evaluation of both panels by an electrician. Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Because the hot [black] and neutral [white]wires are both current carrying conductors, the chance is then greater for potential hot spots. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds up carbon. Carbon is then resistance and with more carbon buildup the more difficult it is for the conductor to make contact, thus increasing the current. The end result can be the breaker tripping because of the loose connection [current exceeding the rating of the breaker], or signs of overheating such as discolored wires, melted wires, etc, or even fire. Sub panel Exposed wire Double tapping and nicked wires. Sub Page 29 of 52

31 Main panel Aluminum service conductors. 6. Fuses Materials: 30 amp. Connection in panel. Electrician evaluation recommended. Page 30 of 52

32 1. Roof Condition Roof Materials: Asphalt shingles noted. Few torn shingles and nail pops. Evidence of recent repair. Suggest evaluation by qualified contractor Page 31 of 52

33 2. Flashing Nail pop. Page 32 of 52

34 3. Chimney Nail pop. No major system safety or function concerns noted at time of inspection. 4. Sky Lights Metal chimney/ cover. Secured to roof. 5. Spark Arrestor 6. Vent Caps Page 33 of 52

35 7. Gutter No major system safety or function concerns noted at time of inspection. Make sure to periodically check and clean out debris from gutters to keep it flowing well when it rains. If it clogs, it will over flow, and may potentially cause roof leaks. 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 from the foundation Page 34 of 52

36 1. Access 2. Structure Attic Access at hallway ceiling. Attic light located just inside access. Stored personal items prevent complete attic inspection. 3. Ventilation Questionable practice. Roof evaluation recommended. Under eave soffit inlet vents noted. No soffit vent baffles observed. Roof vent partially obstructed with fiberglass insulation. Vent covered with insulation. Page 35 of 52

37 4. Vent Screens Vent screens noted as functional. 5. Duct Work 6. Electrical Recommended evaluation by qualified HVAC technician. Connections made outside of a Junction Box, which is a potential shock or electrocution hazard. Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Recommend electrician to evaluate. 7. Attic Plumbing Page 36 of 52

38 8. Insulation Condition Materials: Fiberglass batts with kraft paper facing noted. Depth: Insulation averages about 4-6 inches in depth; more recommended. Insulation level in the attic is typical for homes this age Insulation was installed wrong side up. Personal storage items observed in the attic. Attics are not generally designed for storage. Recommend removal. Signs of animal feces in attic. Recommendation is to contact pest control. No animals observed in attic. Ceiling tiles. Insulation installed upside down. Page 37 of 52

39 9. Chimney Animal feces 10. Exhaust Vent Functional. Page 38 of 52

40 1. Doors 2. Window Condition 3. Siding Condition Exterior Areas Appeared in functional and in satisfactory condition, at time of inspection. No major system safety or function concerns noted at time of inspection. Materials: EIFS - Exterior Insulation and Finish Systems- AKA synthetic stucco. No major system safety or function concerns noted at time of inspection. Exterior walls of the home were covered with synthetic stucco called Exterior Insulation and Finish Systems (EIFS) which requires a specialist inspection. EIFS has installation requirements different from hardcoat stucco which have been widely misunderstood. Many structures with EIFS exterior wall coverings have had EIFS applied by installers who were not qualified and defective installations are common. No visible defects. Synthetic stucco. No visible defects. 4. Eaves & Facia 5. Exterior Paint The block foundation has been covered with a concrete overlay/ faux brick finish. No major visible defects at time of inspection. Soffits at the home appeared to be in serviceable condition at the time of the inspection. Page 39 of 52

41 6. Stucco EIFS - This property was primarily clad with an Exterior Insulation and Finishing System (EIFS), also referred to as artificial or synthetic stucco. A certified EIFS inspection is beyond the scope of this inspection. Many EIFSclad homes have had moisture-related problems and exacerbated microbial or insect infestations. Certified inspections and proper maintenance recommendations are imperative in order to minimize and/or prevent problems and to avoid costly repairs. Check permits. Page 40 of 52

42 1. Slab Foundation Foundation 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 3. Foundation Walls 4. Cripple Walls 5. Ventilation 6. Vent Screens 7. Access Panel No deficiencies were observed at the visible portions of the structural components of the home. 8. Post and Girders 9. Sub Flooring Most of the walls and ceilings in the finished basement are covered and structural members are not visible. No visible deficiencies noted. I could not see behind these coverings. Not visible to inspect due to complete finished ceilings. See Limitations. 10. Anchor Bolts Page 41 of 52

43 11. Foundation Electrical The electrical system is an older non-grounded 2-wire system. This was common practice when this house was built. Due to safety concerns, it is suggested client consider upgrading to a new 3-wire grounded system with GFCI protection to enhance electrical safety. 12. Foundation Plumbing Not fully visible for inspection due to finished ceilings. Limited view of material. 13. Sump Pump 14. Ducting Pumps activated at the time of inspection. The basement contains two sump pumps located in separate pits. The pumps are used to prevent rising groundwater from entering the home. Sump pumps and pits should be kept clean. Recommend a qualified contractor install a back flow preventer on discharge pipes. Page 42 of 52

44 Grounds 1. Driveway and Walkway Condition Materials: Asphalt driveway noted. There are minor predictable and common cracks in the asphalt. Monitor these areas for further movement or expansion and repair/seal as needed. 2. Grading Recommend sealing driveway to extend life. The exterior drainage is generally away from foundation. 3. Vegetation Observations No major system safety or functional concerns noted at time of inspection. 4. Gate Condition Materials: Plastic Fences are not included in a home inspection. Page 43 of 52

45 5. Patio and Porch Deck Appears in satisfactory and functional condition with normal wear for its age. MAINTENANCE: It is important to keep a wood deck surface free of all forms of fungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually. No Lag Bolts Visible: The deck ledger board is nailed or screwed to the house, or is covered and not visible. Consider installing lag screws to securely attach ledger board to house, if they have not been used. Lag bolts in ledger board not visible. Ledger board extends over glass block window. Unable to see if ledger is secured to house at this point. Height of deck and latticework obstructing view. Some Tapcon screws are visible securing ledger to house. These masonry screws are not sufficient if used alone. When viewed from above, at time of inspection, deck appears sturdy at these points of concern. Page 44 of 52

46 6. Stairs & Handrail Appeared functional at time of inspection. Unstable railings are present. 7. Grounds Electrical Recommend securing to house. Service entrance and mast covered with exterior stucco. Service wires touching siding. Service wires within 3 ft of windows. Recommend evaluation by licensed electrician prior to purchase of property. Exterior receptacles should be GFCI. Showing open ground. Several receptacles in this property show open ground. This is common for electrical systems in homes from this time period. Open ground. Page 45 of 52

47 Wires touching siding. Mast head buried in plaster. Service wires within 3' of windows. Service mast not accessible. 8. GFCI Exterior junction boxes missing. 9. Main Gas Valve Condition Materials: East side. Page 46 of 52

48 10. Plumbing 11. Water Pressure Materials: Copper piping noted. Water meter located under front entry. This area is not insulated or heated. Currently a space heater, attached to an extension cord, is being used to heat this exterior space. Fiberglass insulation is placed on top of meter in an attempt to prevent freezing. Using a space heater in this way is a safety hazard. Recommend a licensed plumber evaluate water meter placement. 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. Page 47 of 52

49 Recommend frost proof spigots with vacuum breaker. 14. Balcony Recommend frost proof spigots with vacuum breaker. 15. Patio Enclosure 16. Patio and Porch Condition 17. Fence Condition 18. Sprinklers Page 48 of 52

50 1. Walls Basement/Crawlspace Materials: Partly finished, full basement noted. Ceilings are finished. Walls are painted block. No deficiencies were observed at the visible portions of the structural components of the home. Minor efflorescence observed. 2. Insulation Minor crack and efflorescence. 3. Windows 4. Plumbing Materials 5. Basement Electric Materials: Glass blocks noted in window openings. SAFETY CONCERN: FYI - Do not use rooms in basement as "bedrooms" because the existing windows (or lack of) do not meet Emergency Escape & Rescue opening requirements. Materials: Appears Functional. Appears Functional. Plumbing pipes not fully visible for inspection due to finished ceilings and walls. Copper PVC Recommend full review by qualified electrical contractor for quotes on upgrades/repair to ensure safe and adequate service. Damaged receptacle at sump pump. Page 49 of 52

51 6. GFCI 7. Access 8. Stairs Cracked. Materials: Exterior stairway noted. Handrails missing on exterior stairs. Whenever three or more stairs are present a handrail is usually required. 9. Railings 10. Slab Floor 11. Finished Floor 12. Drainage The majority of the concrete basement floor slab was not visible due to floor coverings in the finished basement. Page 50 of 52

52 13. Sump Pump 14. Framing 15. Subfloor Functional at time of inspection. Recommend routine cleaning of sump pump pit to prevent possible backup causing damage to flooring/personal belongings. Recommend qualified plumber to install check valves on both sump pumps. Basement ceiling components not visible for inspection due to ceilings covered / prevents review of structural members. Inaccessible. 16. Columns 17. Piers 18. Basement/Crawlspace Ductwork Page 51 of 52

53 Glossary Term Double Tap EIFS GFCI PVC TPR Valve Definition Glossary A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box. Exterior insulation and finishing system (EIFS) is a type of building exterior wall cladding system that provides exterior walls with an insulated finished surface and waterproofing in an integrated composite material system. For more information please visit 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. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 52 of 52