Vets Home Inspection Service

Transcription

1 Vets Home Inspection Service Gary D. Church 307 Devon Drive Saint Louis, MI Phone: Web: This report is solely for the benefit of the Client. Any person or party designated by the Client to receive information in this report shall be subject to the TERMS AND CONDITIONS contained herein. Such designation shall be provided in writing to the inspector. Client Information: Mr. Client 500 Main Street Anytown, MI Photo Obscured for Privacy

2 Inspection Information Date: Time: Weather Conditions: Present for Inspection: XX/XX/2016 4:00 PM 40s, cloudy Home owner Approximate Year Constructed: Home Faces: Ground/Soil Surface Ground Frozen: Rain/Thaw last 3 Days: Standards of Practice Used: Building Information Story Ranch South Damp No NSHI Very nice, well maintained home! A pleasure to inspect. I have 2 items that are listed as Needs Maintenance and 3 items Unsatisfactory. Photos Obscured for Privacy

3 Summary of Actionable Items Exterior Wall Coverings & Trim: Vinyl siding and trim Some areas of minor weedwacker damage. Water Service Entrance: Feed Type & Size: Feed Location: Shutoff Valve: Electrical Outlets/Fixtures/Switches: Kitchen GFCI, see note below Receptacles: # of Outlets: 5 Bathroom Ventilation: Fan Vents to: Attic Exhaust fan ducting terminates in attic, needs to be ducted through the roof. Garage Vehicle Doors Municipal Copper, 1 South side of basement At meter The water meter and vertical piping should be supported. GFCI outlet to left of kitchen sink would not trip. Microwave outlet not properly wired. Several open junction boxes and outlets in basement ceiling should have covers installed. Automatic West door should have protective sleeves installed on coil springs. East door has no photocell safety devices.

4 Home Inspection by Sections Site Grounds & Grading 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 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. When decks and porches are built close to the ground where no viewing or access is possible, we cannot make accurate observations. These areas as well as others that are too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in this report. We routinely recommend that inquiry be made with the seller about knowledge of conditions. Utility Feeds: Electrical Feed Electrical Feed Location: Fuel Natural Gas Meter Location: Propane Tank Location: Underground West side of house Natural gas North side of structure N/A Water Supply: Meter Location: Well Location: Well Municipal South side of basement. N/A N/A The water meter and vertical piping should be supported. Sewer Service: Septic Tank Location: Municipal N/A

5 General Site Grading/Drainage Grading at House Wall With a permanent wood foundation, grading at the house wall is very important. Grading away from the foundation should be at least 5/8" per foot at least 3 out from the foundation wall. Decks: Framing: Connected to house: Height Above Grade: Railings: Steps: Composite Not observable Not observable < 3 N/A Photo Obscured for Privacy Porches: Composite < 3

6 Height Above Grade: Railings: Exterior & Structure Photo Obscured for Privacy Our inspection of the exterior grounds includes the surface drainage, grading, some fencing, gates, sidewalks, patios, driveways, and retaining walls adjacent to the structure. The inspection of the exterior of the building includes the exterior cladding, trim, soffits, fascias, decks, porches, downspouts, railings, doors, windows and flashings. Areas hidden from view for any reason cannot 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 present along with rotation, we routinely recommend further evaluation be made by a qualified professional structural engineer. The grading of the soil should allow for surface and roof water to flow away from the foundation. All concrete slabs experience some degree of cracking due to shrinkage in the drying process or minor settlement. All items listed are inspected for their proper function, excessive wear and general state of repair. Where items such as deck carpeting, stacked firewood, excessive vegetation, soil and other coverings are installed over decking and patio surfaces, the material condition underneath these coverings cannot be determined. Visible Exterior Foundation: Not observable Wall Structure: Dimensional framing Not observable Exterior Wall Coverings & Trim: Vinyl siding

7 Some areas of minor weedwacker damage Exterior Windows: Exterior Doors: Soffits & Fascia: Vinyl, dual pane Window cranks have been removed but should be kept available at each room for egress purposes. Steel Ventilated: Aluminum Vented Some nails into fascia partially driven in, possibly for hanging Christmas lights. Gable Ventilation: Location: No gable vents, has full ridge vents. Downspouts: Aluminum

8 Driveway: Gutters have gutter screens and appear properly installed and fully functional. Concrete Sidewalks/Walkways Exterior Electrical Receptacles: Roof Concrete GFCI, 7 total The inspection of the roof system includes a visual examination of the surface materials, connections, penetrations and roof drainage systems. We examine the roofing material for damage and deterioration, possible leaks and overall condition. When it can be done safely, the inspector will walk the roof while conducting the inspection. Sometimes, due to roofing and sheathing condition, snow cover, weather and safety concerns, roof inspections may be conducted from a ladder or the ground utilizing binoculars to see detail. Any opinions stated herein concerning the roofing material are based on the general condition of the roof system as evidence by our visual inspection. This does not constitute any type of warranty that the roof is or will remain, free of leaks. All roofing systems require regular maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of the roof covering and flashings. The only way to determine whether a roof is absolutely watertight is to observe it during a prolonged rainfall. Most times, this situation is not present during a home inspection. We suggest that an annual inspection of the Attic area be performed where accessible to identify if any leaks are evident. Roof Asphalt dimensional shingles Roof Observed From: Roof Roof Covering Layers Observed: Approximate Age: Asphalt dimensional shingles 1 < 10 years

9 Ridge Vent: Shingle over Roof Valleys: Roof Penetrations: Weaved Furnace stack, plumbing vent Gutters & Downspouts: Aluminum Gutters have gutter screens and appear properly installed and fully functional.

10 Plumbing Our Inspection of the plumbing system includes a visual examination of the exposed portions of the domestic water supply, drain waste, vent, gas lines, faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint connection, especially inside wall, floor and ceiling voids. A sewer lateral test is necessary to determine the overall condition of the underground sewer lines. This type of test is beyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or private water supply systems, off site community water supply systems, or private (septic) waste disposal systems unless specifically noted. Our inspection of the water heater includes a visual examination of the accessible portions of the tank, gas, electrical and/or water connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. Water Service Entrance: Feed Type & Size: Feed Location: Shutoff Valve: Water Piping: Plastic Adequately Supported:, see note above. Fuel Service Entrance: Feed Type & Size: Feed Location: Shutoff Valve Location: Municipal Copper, 1 South side of basement At meter The water meter and vertical piping should be supported. Natural gas Plastic, 1 South side of structure At meter

11 Fuel Piping: Black iron Adequately Supported: Waste Drainage Piping: Location of Exit: Adequately Supported: Adequate Slope to Drain: Plastic North side of foundation. Vent Piping: Location: Adequately Supported: Adequate Slope to Plastic North side of structure, through roof. Drain: Water Heater: Relief valve: Natural gas, on demand

12 Relief Valve Extension: Gas shutoff: Supply Venting: Location: Capacity (gallons): At unit Basement N/A Very nice, properly installed unit. Electrical Our examination of the electrical system includes a visual examination of the exposed and accessible branch circuits, wiring, service panel, over current protection devices, lighting fixtures, switches, and receptacles. Service equipment, proper grounding, wiring methods and bonding are focal points. We inspect for adverse conditions such as lack of grounding and bonding, over-fusing, double tapping, exposed wiring, unprotected wire splices, reverse polarity and defective GFCI's. The hidden nature of the electrical wiring prevents inspection of every length of wire or their connections. Telephone, video, cable, audio, security systems and other low voltage systems are not included in this inspection. We recommend you have the seller or a specialist demonstrate the serviceability or locations of these systems to you if necessary. Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the affected area must be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. Any aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of any 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. Smoke Alarms should be installed on each floor level, within 15 feet of all Bedroom doors and in Bedrooms. These units should be tested monthly. Electrical Feed: Volts: Conductor Size & Feed Location: Underground 240 3/0 copper West side of structure

13 Main Electrical Distribution Panel: Location: Volts: Capacity: Main Disconnect Present: Type of Overcurrent Devices: Number of Circuits: Circuits Labeled: Grounded: Bonded: Predominant Wiring Square D West side of basement amp Circuit breakers 25 Copper Electrical Outlets/Fixtures/Switches: Testing Method: Number Tested: Fixtures: Switches: Receptacles: Exterior Receptacles: # of Outlets: Garage Receptacles: # of Outlets: GFCI/polarity tester Representative number See notes below GFCI 7 GFCI 4

14 Kitchen GFCI, see note below Receptacles: # of Outlets: 5 Bathroom Receptacles: # of Outlets: GFCI 2 GFCI outlet to left of kitchen sink would not trip. Microwave outlet not properly wired. Several open junction boxes and outlets in basement ceiling should have covers installed. Smoke Detectors: Tested: Wired in No If Smoke detectors are over 10 yrs old, they should be replaced. Attic Our inspection of the Attic includes a visual examination of the roof framing, roof sheathing, ventilation components and any plumbing, electrical, or mechanical systems and components present and accessible. There are often heating ducts, bathroom vent ducts, electrical wiring, chimneys and appliance vents in the Attic as well. When accessible and observable, we examine these systems and components for proper function, leakage, venting, unusual wear and general state of repair. When low clearances, inadequate access or deep insulation prohibits safe entry into an unfinished Attic, inspection will be from the access opening only.

15 Attic access opening must be of adequate size for entry and unobstructed. Vaulted ceilings cannot be inspected unless access openings are provided. Attic Access: Location: Access Method: Roof Framing: Observed From: Master bathroom ceiling. Hatch Attic hatch. Manufactured truss Underside of Roof Sheathing: Observed From: Attic hatch OSB Ceiling Framing: Observed From: Attic hatch Manufactured truss No observable issues with ceiling framing. Attic insulation makes it unobservable. Attic Insulation: Observed From: Attic hatch

16 Average Depth (inches): Blown in Attic Ventilation: Observed From: Soffit Vents Unobstructed: Attic hatch Soffit, ridge vent Interior Our inspection of the Interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, cabinetry, countertops, steps, stairways, balconies and railings. Homes built prior to 1978 may include lead paint. Lead paint testing is destructive testing and is not included as part of this home inspection. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases, some of the items may not be inspected. 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 underlying floor coverings, where multiple layers are present, 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. Many components of fireplaces, solid fuel burning appliances and chimneys are not accessible during a Home Inspection. Evaluation by a qualified contractor or chimney sweep is recommended. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. All fireplaces, chimneys and flues should be cleaned and inspected on a regular basis to ensure continued safe use. Interior Information: Number of Bedrooms: Number of Bathrooms: 3 2 Floors: Carpet, wood laminate

17 Walls: Windows Frame Material: Glass Properties: Hardware: Ceilings: Interior Doors: Hardware: French Doors/Patio Slider Doors: Frame Material: Glass Properties: Hardware: Drywall A few minor nail pops observed Vinyl Double pane Removed Window cranks have been removed but should be kept available at each room for egress purposes. Drywall A few minor nail pops observed. Hollow core French doors Wood Dual pane Bedrooms Our inspection of the Bedrooms includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, & cabinetry. Homes built prior to 1978 may include lead paint. Lead paint testing is destructive testing and is not included as part of this home inspection. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases some of the items may not be inspected.

18 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 underlying floor coverings, where multiple layers are present, 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. Master Bedroom Location: Walls: Ceiling: Flooring: Doors: Windows: Fixtures/Ceiling Fans: Receptacles: Heating Source: Return Air: 1 st floor Drywall Drywall Carpet Hollow core Ducted Ducted Photo Obscured for Privacy Bedroom #2 Location: Walls: Ceiling: Flooring: Doors: Windows: Fixtures/Ceiling Fans: Receptacles: Heating Source: Return Air: 1 st floor Drywall Drywall Wood laminate Hollow core Ducted Ducted

19 Photo Obscured for Privacy Bedroom #3 Location: Walls: Ceiling: Flooring: Doors: Windows: Fixtures/Ceiling Fans: Receptacles: Heating Source: Return Air: 1 st floor Drywall Drywall Wood laminate Hollow core Ducted Ducted Photo Obscured for Privacy Kitchen Homes built prior to 1978 may include lead paint. Lead paint testing is destructive testing and is not included as part of this home inspection. Inspection of standalone refrigerators, freezers and built-in icemakers 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 to inspect below or behind them. Portable dishwashers are not inspected, as they require connection to facilitate testing and are sometimes not left with the home. Angle stop valves below sinks are checked for presence but are not checked for function.

20 Kitchen: Walls: Ceiling: Flooring: Kitchen Cabinets: Drywall Drywall Wood laminate Wood Kitchen Receptacles: Kitchen Sinks & Faucets: Shut Off Valves: Functional Flow: Functional Drainage: Kitchen Counters: Built In Appliances: Operated: GFCI GFCI outlet to left of kitchen sink would not trip. Microwave outlet not properly wired. Stainless sink, sprayer in faucet Present, not tested Laminate Dishwasher No

21 Garbage Disposal: Under sink Bathrooms Our inspection of the bathrooms included a visual examination of the readily accessible portions of the floors, walls, ceilings, cabinets, countertops and plumbing fixtures. Homes built prior to 1978 may include lead paint. Lead paint testing is destructive testing and is not included as part of this home inspection. Bathrooms are inspected for functional water supply and drainage, damage, deterioration to floor and walls, proper function of components, active leakage, unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for functional water flow and pressure. Fixtures are tested using normal operating controls. Vent fans and their ductwork are tested for their proper operation and examined where visible. 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 watertight is beyond the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Angle stop valves below sinks are checked for presence but are not checked for function. Bathroom 1 Location: Master bathroom Bathroom Cabinets: Wood Bathroom Receptacles: GFCI Bathroom Sinks & Faucets: Shut Off Valves: Functional Flow: Functional Drainage: In counter Shutoff valves checked for presence, not for function.

22 Toilet: Bathroom Ventilation: Fan Vents to: Attic Exhaust fan ducting terminates in attic, needs to be ducted through the roof. Bathtub: Whirlpool Not operated Bathroom 2 Location: West end of structure Bathroom Cabinets: Wood Bathroom Receptacles: GFCI

23 Bathroom Sinks & Faucets: Shut Off Valves: Functional Flow: Functional Drainage: In counter Shutoff valves checked for presence, not for function. Bathroom Counters: Toilet: Preformed, sink in counter Bathroom Ventilation: Fan Vents to: Outside Shower: Fiberglass Shower Walls: Fiberglass

24 Shower Door: Framed Basement Many of the building's structural elements and portions of its mechanical systems are often visible from the Crawlspace or Basement. These include the foundation, portions of the structural framing, distribution systems for electricity, plumbing, and heating. Each accessible and visible component and system is examined for proper function, excessive wear, abnormal deterioration and general state of repair. It is not unusual to find occasional moisture and dampness in the Crawlspace or Basement and we advise annual inspections of these areas. Significant or frequent water accumulation can affect the structures foundation and support system and would indicate the need for further evaluation by professional drainage contractor. We advise all clients to monitor Crawlspaces and Basements during the rainy season. Crawlspaces and Basements must have adequate, safe and unobstructed access in order to be inspected. Basement/Crawlspace Description: Finished: Access: Basement Stairs/Railings: Railing: Basement Steps in garage Wood Visible Foundation Walls: Not observable

25 Due to finished nature of basement, very little of the foundation is observable. No evidence of water infiltration noted. Basement/Crawlspace Floor: Concrete, raised OSB overlay. Piers/Columns Not observable Visible First Floor Framing: Manufacture truss Visible Underside of First Floor Sheathing; OSB Sump Pump: Status: Submersible, float operated. Tested Basement Partition Walls: Wood framed

26 Basement Finished Ceilings: Partial open, partial suspended ceiling Heating System Our examination of the heating system includes a visual examination of the exposed and accessible heating equipment, thermostats, safety controls, venting and the means of heat distribution. During times when AC systems are in full use, the heating system might not be tested. Our inspection of the heating system includes activating the heating system via the thermostat and a visual examination of the accessible components. These items are examined for proper function, excessive or unusual wear and general state of repair. Heat exchangers are inaccessible by design, and are not part of the NSHI standards of practice. They must be completely removed from the furnace to be fully evaluated. Our inspection does not include disassembly of Heating System components. If a pilot light is not lit, or the gas valve is turned off it is considered in a shut down condition and the unit can not be inspected. The inspector checks for the presence of, but does not test safety devices. To obtain maximum efficiency and reliability from your heating system, we recommend annual servicing and inspections by a qualified heating specialist. 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 a costly condition to address. Heating System-Forced Air Fuel Approximate Furnace Age: Vent Hood: Furnace Filters: Location: Thermostat Location: Combustion Air: Unit Venting: Natural gas 15 years or so Basement, east end 1 st floor At unit Observed ignition sequence and burner flame, all good.

27 Heat Distribution: Ducted Cooling System Inspection of Central Air Conditioning Systems is limited to determining the overall functionality and condition of the system. The system will not be operated unless the outdoor air temperature has been above 60 degrees F for the previous 24 hours. This is a visual inspection limited in scope by (but not restricted to) the following conditions: Window and/or wall mounted air conditioning units are not inspected. The cooling supply adequacy or distribution balance are not inspected. Pressure tests on coolant systems are not within the scope of this inspection; therefore no representation is made regarding coolant charge or line integrity. Judgment of system efficiency or capacity is not within the scope of this inspection. Cooling systems are not dismantled in any way. Secured access covers are not removed. The interior components of evaporators, condensers and heat pumps are not viewed. The interior conditions of cooling components are not evaluated. The presence of leaking refrigerant lines, heat pump oil, etc., is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. Air Conditioning Type Status: Evaporator in furnace plenum, condenser unit outside, north side. Shut down. Not tested, to cold, but unit is clean. Air Conditioner Condensing Unit Status: Approximate Age: Location: Electrical Shutoff Location: Shut down yrs, approximately. North side of structure At unit

28 Air Distribution Location: Ducted Throughout Garage The Garage is inspected as best as possible, but can be limited due to parked cars or personal stored items. Due to clutter, personal belongings and inaccessibility, it is common for portions of a garage to be unobservable during a home inspection. We suggest that a walk-through be performed once the home is vacant. If this is a new construction inspection or vacant home this area will be inspected thoroughly. Presence of a fire wall and fire door between an occupied house and an attached garage will be assessed but determining the heat resistance rating of firewalls and doors is beyond the scope of this inspection. Description: Attached Attached Garage Firewall Firewall: Firewall Door: Garage Receptacles: GFCI Garage Floor: Concrete

29 Garage Walls/Windows: Garage Ceilings: Garage Vehicle Doors Open Automatic West door should have protective sleeves installed on coil springs. East door has no photocell safety devices.

30 Vets Home Inspection Service Gary D. Church Certified Home Inspector Saint Louis, MI Phone: Web: Received from: Mr. Client $XXX for Home Inspection, Thank you sir! XX/XX/2016