JBR Property Inspections

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1 Cover Page Property Inspection Report Inspection prepared for: Tyler & Beth Example Date of Inspection: 12/10/2014 Time: 11:00 Age of Home: 12 Years Size: 4900 sqft. Weather: 41 Degrees, Partly Cloudy Front of the house faces Northwest. Light rain in the past 24 hours. Inspector: John Mahr License # Snow Hill Road Suite # , Ooltewah, TN Phone:

2 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 GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, 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 1 of 23

3 Inspection Details 1. Attendance In Attendance: Buyer Agent present Seller present Fully Participated 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Occupied - Furnished Page 2 of 23

4 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. Door Bell Operated normally when tested. 2. Electrical Some outlets not accessible due to furniture and or stored personal items. Light in workout room did not turn on when the switch was activated. 3. Smoke Detectors Operated when tested. 4. Fireplace Materials: Living Room Basement Ventless gas fireplace. Gas was turned off in fireplace in basement. Not tested. Page 3 of 23

5 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Hinges on cabinet door under sink are loose. 2. Counters Solid Surface tops noted. 3. Dishwasher Operated. 4. Doors No major system safety or function concerns noted at time of inspection. 5. Garbage Disposal Operated - appeared functional at time of inspection. 6. Microwave 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. 7. Cook top condition Electric cook top noted. All heating elements operated when tested. Page 4 of 23

6 8. Oven & Range Oven(s): Electric Oven(s) operated when tested. 9. Window Condition Materials: Vinyl framed single hung window noted. 10. Floor Condition Materials: Hardwood flooring. 11. GFCI GFCI in place and operational. Page 5 of 23

7 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 Locations: Master: Southwest Upstairs guest Northeast. Downstairs#1: Southeast Downstairs#2: Southwest 2. Electrical Some outlets not accessible due to furniture and or stored personal items. The majority of grounded receptacles, were tested and found to be wired correctly. 3. Floor Condition Flooring Types: Carpet is noted. 4. Smoke Detectors The smoke detectors operated during the inspection. 5. Window Condition Materials: Vinyl framed single hung window. Page 6 of 23

8 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: Master Bathroom Main Floor Bathroom: In hallway going to the master bedroom Basement Bathrooms: Located in each bedroom Guest bathroom 2. Cabinets Appeared functional and in satisfactory condition, at time of inspection. 3. Counters Solid Surface tops noted. 4. Doors No major system safety or function concerns noted at time of inspection. 5. GFCI GFCI in place and operational 6. Floor Condition Materials: Ceramic tile is noted. Both downstairs bathroom floors are settling and have extensive cracks in the tile. Recommend having a certified professional evaluate the situation and repair as needed. Cracks in tile in both downstairs bathrooms 7. Showers functional Page 7 of 23

9 8. Toilets Operated when tested. Appeared functional, at time of inspection - except as noted. Toilet in Southwest bedroom is loose. Recommend having it tightened to maintain the seal and avoid any leakage. Possible cause: Large Crack in tile near the anchor bolts. Page 8 of 23

10 1. Locations Locations: Hallway near garage Laundry 2. Floor Condition Materials: Ceramic tile is noted. 3. Doors No major system safety or function concerns noted at time of inspection. Page 9 of 23

11 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. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior south. Annual HVAC service contract is recommended. Not tested due to outside air temperature. (41 degrees) 2. Refrigerant Lines Missing insulation in areas. Page 10 of 23

12 3. Age/Size Materials: Upstairs unit: Rheem 2013, 4 Ton Downstairs unit: Rheem 2002, 2 Ton 4. Air Supply The return air supply system appears to be functional. 5. Thermostats Locations: Upper level, living room. Basement: Main area. 6. Filters Location: Located in a filter grill in a hall area wall. Upstairs and basement. Page 11 of 23

13 1. Base The water heater base is functional. Water Heater 2. Heater Enclosure The water heater enclosure is functional. 3. Combusion The combustion chamber appears to in functional condition. 4. Water Heater Condition Heater Type: Gas Location: The heater is located in the basement. There is a second water heater in the lower garage. Unable to inspect, fully insulated. No major system safety or function concerns noted at time of inspection. 5. TPRV A Temperature Pressure Relief Valve (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 must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the end cannot be threaded or have a fitting. 6. Number Of Gallons 50 gallons 7. Gas Valve Appears functional. 8. Plumbing Materials: Copper No deficiencies observed at the visible portions of the supply piping. 9. Overflow Condition Materials: Copper Appears to be in satisfactory condition -- no concerns. Page 12 of 23

14 1. Electrical Garage Some outlets not accessible due to furniture and or stored personal items. 2. Garage Opener Status Chain drive opener noted. 3. Garage Door's Reverse Status Eye beam system present and operating. Page 13 of 23

15 1. Electrical Panel Electrical Location: Panel box located in basement. No major system safety or function concerns noted at time of inspection at main panel box. 2. Main Amp Breaker 200 amp 3. Breakers in off position 0 4. Cable Feeds There is an underground service lateral noted. Page 14 of 23

16 5. Breakers Materials: Aluminum non-metallic sheathed cable. All of the circuit breakers appeared serviceable. Page 15 of 23

17 1. Roof Condition Materials: Asphalt shingles. Roof is in good condition for age and wear. Roof 2. Gutter Clean gutters: Significant amounts of debris evident on south side of house Downspout seperated, recommend repair. Gutter on front of home starting to rust at the valley. Downspout on West side of house is loose and a portion is detached from the house. Gutter guard on Southeast side of house is out of gutter and leaning on a tree branch. Page 16 of 23

18 1. Access Through garage Attic/Heat 2. Ventilation Under eave soffit inlet vents noted. Ridge exhaust venting noted. 3. Insulation Condition Materials: Fiberglass batts with kraft paper facing noted. Loose fill insulation noted. Insulation appears adequate. 4. Heater Condition Materials: The furnaces (2) are located in the basement. Materials: The home has a split system. 5. Heater Base The heater base appears to be functional. 6. Exhaust Vent Functional. Page 17 of 23

19 1. Doors Exterior Areas Appeared in functional and in satisfactory condition, at time of inspection. 2. Window Condition Components appeared in satisfactory condition at time of inspection. 3. Siding Condition Materials: Brick and Vinyl siding. No major system safety or function concerns noted at time of inspection. Page 18 of 23

20 1. Slab Foundation Concrete slab not visible due to floor coverings. 2. Foundation Walls Foundation Visible portions of foundation wall were dry at the time of the inspection. 3. Post and Girders No deficiencies were observed at the visible portions of the structural components of the home. Page 19 of 23

21 1. Driveway and Walkway Condition Grounds Materials: Concrete driveway. Concrete sidewalk. Upper driveway is in good shape for age and wear. No deficiencies noted. Large Crack in lower driveway, appears to have been caused by settlement. The area had been patched, no evidence of further movement since repair. 2. Grading No major system safety or function concerns noted at time of inspection. 3. Patio and Porch Deck Appears in satisfactory and functional condition with normal wear for its age. MAINTENANCE: Whether treated or not, 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. Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deck wash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with a high quality deck sealant. 4. Stairs & Handrail Appeared functional at time of inspection. 5. Grounds Electrical No major system safety or function concerns noted at time of inspection. 6. Exterior Faucet Condition Location: South side of house. West side of house. Outside of garage. 7. Main Gas Valve Condition Materials: West side. Page 20 of 23

22 8. Patio Enclosure Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. Page 21 of 23

23 1. Windows Materials: Vinyl framed single hung windows. 2. Plumbing Materials Materials: Appears Functional. 3. Basement Electric Basement/Crawlspace Some outlets not accessible due to furniture and or stored personal items. 4. GFCI There is no GFCI protection in the basement kitchen. This was required as of Recommend installing to meet current safety standards. Page 22 of 23

24 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses 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 of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Interior Areas Page 3 Item: 2 Electrical Light in workout room did not turn on when the switch was activated. Page 3 Item: 4 Fireplace Gas was turned off in fireplace in basement. Not tested. Kitchen Page 4 Item: 1 Cabinets Hinges on cabinet door under sink are loose. Bathroom Page 7 Item: 6 Floor Condition Both downstairs bathroom floors are settling and have extensive cracks in the tile. Recommend having a certified professional evaluate the situation and repair as needed. Cracks in tile in both downstairs bathrooms Page 8 Item: 8 Toilets Operated when tested. Appeared functional, at time of inspection - except as noted. Toilet in Southwest bedroom is loose. Recommend having it tightened to maintain the seal and avoid any leakage. Possible cause: Large Crack in tile near the anchor bolts. AC Page 10 Item: 2 Refrigerant Lines Missing insulation in areas. Electrical Page 14 Item: 2 Main Amp Breaker 200 amp Roof Page 16 Item: 2 Gutter Clean gutters: Significant amounts of debris evident on south side of house Downspout seperated, recommend repair. Gutter on front of home starting to rust at the valley. Downspout on West side of house is loose and a portion is detached from the house. Gutter guard on Southeast side of house is out of gutter and leaning on a tree branch. Grounds Page 20 Item: 1 Driveway and Walkway Condition Large Crack in lower driveway, appears to have been caused by settlement. The area had been patched, no evidence of further movement since repair. Basement/Crawlspace Page 22 Item: 4 GFCI There is no GFCI protection in the basement kitchen. This was required as of Recommend installing to meet current safety standards. Page 23 of 23