Home Inspection Report

Transcription

1 Home Inspection Report SM

2 SM What is a home inspection and what does this report mean to you? The purpose of a home inspection is to visually examine the readily accessible systems and components of the home. The inspectors are not required to move personal property, materials or any other objects that may impede access of limit visibility. Items that are unsafe or not functioning, in the opinion of the inspector, will be described in accordance with the standards of practice to which the inspectors abide by. This inspection report is not intended as a guaranty, warranty, or an insurance policy. Because your home is one of the biggest investments you will ever make, use the information in this report and discuss the findings with your real estate agent and family to understand the current condition of the home. Our inspections exceed the highest industry standards. Because we use a TEAM of inspectors, each an expert in their field, our inspections are performed with greater efficiency, more expertise and therefore exceed the highest industry standards. We are pleased to present you with this written detailed report as a service to you - our client. We believe in your dream of home ownership. We want to help you get into your dream home. Therefore, we take great pride in being your partner in this decision-making process. This certainly is a major achievement in your life. We are happy to be part of this important occasion and we appreciate the opportunity to help you realize your dream. The HomeTeam Inspection Service... Exceeding homeowner s expectations. Both financially and emotionally, buying your new home is a major decision. You will enjoy many years of happiness - if you have chosen wisely. In performing hundreds of thousands of inspection over the years, The HomeTeam Inspection Report has been designed to meet and exceed the expectations of today s homebuyers. We are proud to deliver this high quality document for your peace of mind. If you have any questions while reviewing this report, please contact us immediately. Thank you for allowing us the opportunity to serve you.

3 234 N. Main St. W. Hartford, CT Fax: Month 01, 2013 Your Name Your Address City, NY RE: Property Address City, State Inspection #: ###-######-#### Dear Name & Name: On #/##/#### The HomeTeam Inspection Service made a visual inspection of the property referenced above. Enclosed please find a written, narrative report of our findings in accordance with the terms of our Home Inspection Agreement. Although maintenance items may have been addressed verbally at the time of the inspection, they may not be included in the enclosed report. I trust the enclosed information is helpful and I hope you enjoy every aspect of your new home. If I can be of any assistance, please feel free to call me at the above telephone number. Sincerely, Jerry Marren The HomeTeam Inspection Service

4 GENERAL INFORMATION: Throughout this report, the terms "right" and "left" are used to describe the home as viewed from the front of the home. A system or component has a major visual defect if it is either unsafe or not functioning and cannot be replaced or rendered safe or functional for less than $1,000. The HomeTeam inspects for evidence of structural failure and safety concerns only. The cosmetic condition of the paint, wall covering, carpeting, window coverings, etc., are not addressed. All conditions are reported as they existed at the time of the inspection. Routine maintenance and safety items are not within the scope of this inspection unless they otherwise constitute major, visually observable defects. Although some maintenance and/or safety items may be disclosed, this report does not include all maintenance or safety items, and should not be relied upon for such items. When we recommend further evaluation by a licensed technician, we recommend that the evaluation be done prior to closing. The approximate temperature at the time of the inspection was 70 to 75 degrees Fahrenheit, and the weather was sunny and clear. The utilities were on at the time of the inspection. The home was vacant at the time of the inspection. EXTERIOR: The inspected property consisted of a colonial wood-framed structure with vinyl siding. There were no major visual defects on the visual portions of the siding. The walkways were constructed of concrete and brick. The stoops were constructed of wood. The front walkway was in fair condition. The rear brick walkway was in poor condition. The front stoop was in serviceable condition. The rear stoops were in poor condition. There was an asphalt driveway on the left side of the home which led to the detached garage. The driveway was in poor condition. *We noted that we observed loose railings to the front and rear stoops. We noted that the risers to the rear stoops were not uniform to within 3/8" (potential tripping hazard). We noted that the steps to the left rear stoop are in poor condition. We recommend further evaluation by a licensed carpenter. *We did observe cracks in the walkway in the front of the home. *We did note that there were cracks and settled areas observed in the driveway. 2

5 GARAGE: The detached garage was designed for two cars with access provided by one overhead-style door. The All-o-matic brand electric garage door opener was tested and found to be functional. The automatic safety reverse on the garage door was tested and found to be functional. The concrete garage floor was in serviceable condition. *We observed a hole in the facia on the left side of the garage (see picture-squirrels?). *We did note that there were several household items in the garage at the time of the inspection which inhibited our visual inspection of the garage (cluttered conditions). *We observed termite damage to the sill in the garage. We also observed termite damage to the paneling in the garage. We would like to note that there is likely hidden termite damage which was not visible at the time of the inspection. We recommend further evaluation by a licensed carpenter. *We would like to note that there was no access into the garage attic at the time of the inspection. PORCH: There was an enclosed porch located in the rear of the home. There were no major visual defects observed in the visible portions of the porch. *We noted that there was no access under the porch at the time of the inspection. The structure was only partially visible. ROOF STRUCTURE: The roof was a gable and valley design covered with asphalt/fiberglass shingles. Observation of the roof surfaces and flashing was performed from ground level with the aid of binoculars and from the garage roof top. The age of the roof covering, as reported by the seller, was approximately 16 years. The average life expectancy of 3

6 asphalt/fiberglass shingles is years. We were unable to determine how many layers of shingles were on the roof. There was light curling and moderate surface wear observed on the roof shingles at the time of the inspection. These conditions indicate the roof shingles were in the late second half of their useful life with the exception of the front entryway shingles. This visual roof inspection is not intended as a warranty or an estimate on the remaining life of the roof. *There was moderate curling and moderate to significant surface wear observed on the front entryway roof shingles at the time of the inspection. These conditions indicate that the front entryway roof shingles are nearing the end of their useful life. Replacement of the roof shingles should be anticipated. *There was moderate curling and moderate surface wear observed on the detached garage roof shingles at the time of the inspection. These conditions indicate that the garage roof shingles are nearing the end of their useful life. Replacement of the roof shingles should be anticipated. We did observe holes in the shingles on the right side of the garage which may allow moisture penetration into the surface areas below (see picture). We recommend further evaluation by a licensed roofing contractor. *We noted that the roof was uplifted in one area in the rear of the home. *We did observe moss growth on the roof in the front of the home and left side of the garage. If the moss is left untreated it can shorten the serviceable life of the roof shingles. *We recommend trimming back the branches that overhang the garage to help increase the ventilation of moisture from the roofs surface. *We noted that the roof had no rake edge. Rake edge is installed to help prevent water from either blowing or wicking up under the roof shingles. DRAINAGE: The home was situated on a lightly sloped lot. The general grade around the home 4

7 appeared to be adequate to direct rain water away from the foundation. The roof drainage system consisted of aluminum gutters and downspouts which appeared to be functional at the time of the inspection. Gutters and downspouts should receive routine maintenance to prevent premature failure. There were no major visual defects observed on the visible portions of the gutters or downspouts. *We recommend extending the downspout leader drains out and away from the house to help divert rain water away from the foundation areas of the home. *At the time of the inspection, there was no gutter system for roof drainage observed on the right and left side of the garage. We recommend installing a gutter system with downspout leader drains to help direct rain water runoff from the roofs surface away from the exterior siding and foundation areas of the garage. CHIMNEY/CHASE: There were two chimneys. Observation of the chimney exteriors were made from the ground, with the aid of binoculars. *We did observe open mortar joints on the exterior of the right chimney. We recommend repointing the open joints. *We recommend removing the vines from the right chimney. *We noted that the chimney flashing had been repaired but not in a professional manner (both chimneys). *We would like to note that the interior of the left chimney was not visible (condition unknown). *We recommend further evaluation by a licensed mason or chimney sweep. FOUNDATION: The foundation was constructed of stone. A single inspection cannot determine whether movement of a foundation has ceased. Any cracks should be monitored regularly. There were no major visual defects observed on the visible portions of the foundation. 5

8 BASEMENT: (LOWER LEVEL) The basement was unfinished, and contained the following mechanical systems: boiler and a water heater. The basement was mostly dry at the time of the inspection. Because the basement is below grade, there exists a vulnerability to moisture penetration after heavy rains. *We would like to note that stone foundations are more susceptible to moisture penetration than other types of foundations. We did note that the floor was damp in the left front area of the basement at the time of the inspection (see picture). A single inspection cannot determine the amount or frequency of water seepage into the basement. We recommend obtaining further information from the current home owner. *We recommend adding additional support to the basement staircase. CRAWL SPACE: The crawl space was not accessible at the time of the inspection (space under the porch). Because of its configuration, it was not possible to inspect all areas of the crawl space. A crawl space should have a polyvinyl vapor barrier covering the surface and should be adequately vented at all times. FLOOR STRUCTURE: The visible floor structure consisted of a board sub-floor, supported by two-inch by ten-inch wood joists spaced sixteen inches on center. There were 8x8-inch wood carrying beams and four-inch steel posts or piers for load bearing support. 6

9 *We did observe termite damage to the partition wall sill in the rear area of the basement. *We did note that we observed termite damage to some of the joists in the basement. We recommend sistering the damaged joist on the left side of the basement (see picture). We recommend further evaluation by a licensed carpenter. *We recommend installing joist hangers at the basement stair header to provide additional support for the joists (see picture). The joists have pulled away from the header. PLUMBING: The visible water supply lines throughout the home were copper pipe. The water was supplied by a public water supply. The visible waste lines consisted of PVC, galvanized and cast iron pipe. All plumbing fixtures not permanently attached to a household appliance were operated and inspected for visible leaks. Water pressure throughout the home was below average. The water meter was located in the basement. The main water shutoff valve for the home was located adjacent to the water service entry point in the basement. The gas meter was located on the front exterior wall. Although no actual testing was performed to detect the presence of gas fumes, there was no noticeable odor of gas detected at the time of the inspection. *We did note that the hot water temperature at the kitchen sink was 122 degrees Fahrenheit (first test) and 128 degrees Fahrenheit (second test) when tested at the time of the inspection. The hot water temperature for normal household use should range between degrees Fahrenheit. 7

10 *We noted that there was galvanized plumbing in some of the waste lines. Galvanized waste lines have a life expectancy of approximately years. We did note that a galvanized waste line in the rear area of the basement was in poor condition (see picture). We recommend replacing the waste line. *We noted that the kitchen and half bathroom sinks were not been installed at the time of the inspection. *We noted that the half bathroom toilet was loose and in need of re-securing (no visible leak). *We noted that there was poor water pressure in the master bathroom. *We noted that the faucet to the master bathroom sink leaked when tested. *We noted that the third level bathroom tub and sink were off at the time of the inspection and were not tested. *We did note that we observed an open drain in the rear basement which may allow sewer gases to enter the basement. We recommend capping the open drain. *We observed a leaking valve in the rear area of the basement. We recommend replacing the valve. *We recommend further evaluation by a licensed plumber. WATER HEATER: There was a 50 gallon capacity, gas water heater located in the basement. The water heater was manufactured by Rheem, model number 42V50-40F and serial number RHLN Information on the water heater indicated that it was manufactured 6 years ago. A temperature and pressure relief valve (T & P) was present. Because of the lime build-up typical of T & P valves, we do not test them. An overflow leg was present. It did terminate close to the floor. Your safety depends on the presence of a T & P valve and an overflow leg terminating close to the floor. The water heater was functional. The average life expectancy of a gas water heater is 8-10 years. *We observed an abandoned water heater in the basement. ELECTRIC SERVICE: The overhead electric service wire entered the home on the right side wall. The 8

11 electric meter was located on the right exterior wall. The service wire entered a General Electric service panel, located on the basement wall with a 100 amp and 120/240 volt rated capacity. The branch circuits within the panel were copper and aluminum in the 240 volt circuits. These branch circuits and the circuit breaker to which they were attached appeared to be appropriately matched (exceptions are noted below). The visible house wiring consisted primarily of the Romex, Bx and Knob and Tube types. A representative number of installed lighting fixtures, switches, and receptacles located throughout the home were inspected and were found to be functional. The grounding and polarity of receptacles within six feet of plumbing fixtures, and those attached to ground fault circuit interrupters (GFCI), if present, were also tested. All GFCI receptacles and GFCI circuit breakers should be tested monthly. There were GFCI protected circuits located in the bathrooms and garage. The present and tested GFCI's were functional. A non-functional GFCI should be replaced with functional GFCI's. The electrical service appeared to be marginal. Alarms, electronic keypads, remote control devices, landscape lighting, telephone and television, and all electric company equipment were beyond the scope of this inspection. *We noted that we observed a General Electric sub-panel in the basement. The sub-panel was double tapped off of the main breaker to the main service panel (the main disconnect was being bypassedpotential hazard). The sub-panel should have its own breaker in the main service panel. We noted that the grounds and the neutrals were attached to the same buss bar in the sub-panel (potential hazard). Grounds and neutrals should be isolated from one another in a sub-panel. *We observed 20 amp breakers with what appeared to be size #14 wires attached to them in the sub-panel (not properly matched). *We noted that a breaker was buzzing in the main service panel and was hot (water heater breaker). *We did note that there was a piggy back (two or more wires or branch circuits entering one circuit breaker) within the main service panel. Each branch circuit should have its own designated circuit breaker for safe and efficient use. 9

12 *We noted that there was Knob & Tube wiring present in the home at the time of the inspection. We recommend having the system fully evaluated by a licensed electrician who will then recommend proper up-grading if necessary. Knob & Tube wiring is not as safe as today's wiring and should be considered a primary up-grading prior to redecorating or any reconstruction plans. *For safety reasons, we recommend installing additional ground fault circuit interrupters (GFCI) in the home. GFCI's should be located in the kitchen, bathrooms, garage, basement and on the exterior of the home. *We observed open spliced wires in the basement (see picture-pg. 9). *We observed open junction boxes in the attic and basement. For safety reasons, we recommend installing cover plates on all junction boxes to help reduce the risk of a shock hazard. *We did note that there was an extension cord being used to power/operate the refrigerator (extension cords are meant for temporary use). *We noted that there were several receptacle outlets in the home with open grounds (not grounded-potential hazard). We recommend replacing receptacle outlets with open grounds with two prong receptacle outlets or GFCI's. *We noted that there were several two prong ungrounded receptacle outlets in the home. *We did note that there was no receptacle outlet in the half bathroom. *We recommend further evaluation by a licensed electrician for the noted electrical concerns for safe and efficient use. SMOKE ALARMS: There were smoke alarms found in the house. For safety reasons, the smoke alarms should be tested upon occupancy. The batteries (if any) should be replaced with new ones when you move into the house, and tested on a monthly basis thereafter. *For safety reasons, we recommend installing additional smoke alarms in the home. It is recommended that smoke alarms be located at the top of the basement stairs, in the second level hallway and in each of the bedrooms. 10

13 WINDOWS, DOORS, WALLS AND CEILINGS: A representative number of accessible windows and doors were operated/inspected. The primary windows were constructed of wood, double hung style, with single pane glass (appeared to be original to the home). The windows are in fair condition. All exterior doors were operated and found to be functional. The exterior door locks should be changed or rekeyed upon occupancy. Possible problem areas may not be identified if the windows or doors have been recently painted. The interior wall and ceiling surfaces were finished with lath and plaster and canvas. Possible problem areas may not be identified if the interior wall and ceiling surfaces have been recently painted. *We noted that we observed several broken sash cords in the home. *We noted that there were several cracked/broken window panes in the home. *We did note that the exterior glazing was cracked and missing to several of the windows. *We noted that the half bathroom door needed to be trimmed on the side and the right rear bedroom door needed to be trimmed on the top to open/close properly. *We did note that there were settling cracks observed in the wall and ceiling surfaces in the home. These mentioned settling cracks appeared to be nonstructural in nature and of a cosmetic concern only. *We did note that we observed dry water marks on the wall and ceiling surfaces in the right front second level bedroom and on the ceilings in the second level hallway and left front second level bedroom. We recommend obtaining further information from the current home owner regarding the dry water marks. *We noted that the canvas ceilings are in poor condition in the foyer and right front second level bedroom (see picture). FIRST LEVEL: The first level consisted of a kitchen, diningroom, livingroom and a half bathroom. 11

14 The HomeTeam inspects for evidence of structural failure and safety concerns only. The cosmetic condition of the paint, wall covering, carpeting, window coverings, etc., are not addressed. *We did note that we observed settling in the floor surfaces throughout the home. Settling is common in older homes, however, a single inspection cannot determine whether movement has ceased. KITCHEN: The cabinets and counter tops were not installed at the time of the inspection. SECOND LEVEL: The second level of the home consisted of four bedrooms and two full bathrooms. THIRD LEVEL: The third level consisted of two bedrooms and one full bathroom. FIREPLACE: There was one fireplace in the home. The visual condition at the time of the inspection is indicated as follows. A wood-burning fireplace was located in the livingroom. The damper did appear to be functional. There was no visual evidence of creosote buildup in the firebox and/or chimney. There were no significant cracks observed in the firebox or visible portions of the chimney. For safety reasons, a fireplace and the chimney or pipe to which it is vented should be cleaned and re-inspected on a regular basis. The fireplace was not tested for operation or function. *We did note that the chimney was constructed with an offset flue design which inhibited our visual inspection of all areas of the interior of the chimney to the top. ATTIC STRUCTURE: The attic was accessed through a door in the third level hallway. The attic above the living space was insulated with loose-fill insulation. Ventilation throughout the attic was 12

15 provided by gable vents. The roof structure consisted of two-inch by six-inch wood rafters spaced 20 inches on center and plywood sheathing. Because of the configuration of the framing, which limited access, it was not possible to inspect all areas of the attic. There was no moisture visible in the attic space. The absence of visible indications of moisture is not necessarily conclusive evidence that the roof is free from leaks. The only way to be sure a roof does not leak is to inspect the underside of the roof during a heavy rain. There were no major visual defects observed in the roof structure. *We observed dry water marks on the rafters in the attic space. *We recommend installing additional insulation to what presently exists to effectively keep the home warmer in the winter and cooler in the summer months, however, care should be taken not to cover any Knob & Tube wiring with insulation (see picture). HVAC INSPECTION REPORT: The heating system was inspected by The HomeTeam. The heating system consisted of a gas fired boiler, model number GWA-245N-S and serial number CP The unit was manufactured by Williamson. It has an approximate net heating capacity of 245,000 BTUH. The unit is located in the basement. The unit is approximately 6 years old. The average life expectancy of a boiler is approximately 30 to 35 years. The flame appeared to be typical. The system has one zone. The boiler was functional. The combustion chamber was not visible for inspection. A visual inspection cannot determine all defects. A complete inspection would require dismantling the entire system. Chimney flues and flues attached to fuel burning devices are not inspected as part of the visual inspection. Chimney flues should be cleaned and inspected by a certified chimney sweep on a regular basis to determine their condition. The HomeTeam does not inspect for stop leak type boiler sealants and/or anti-freeze that may have been added to the system. This inspection is to determine that the existing equipment is in working order. It is not meant to indicate its adequacy. Heating units should be serviced once a year without failure. 13

16 *We did note an asbestos-like insulation material on the warm water pipes in the basement and attic. For further evaluation of the asbestos-like insulation material we recommend consulting a State Licensed Asbestos Abatement Contractor for identification and an evaluation of its present condition. *We noted that there was evidence of a previous underground oil tank in use (see picture of old oil lines). We recommend verifying with the current home owner that the underground oil tank has been removed or properly abandoned. *We noted that the backflow preventer to the boiler should have an overflow leg that extends to within 6" of the floor. *We noted that there was no heat to the foyer and second level left front bedroom radiators. We recommend further evaluation by a licensed plumber or heating technician. RADON INSPECTION: Radon gas is a colorless and odorless gas released into the ground as a result of uranium decay. This invisible gas can be hazardous to your health in an enclosed structure. The radon test you requested was performed by The HomeTeam using a continual monitoring device/machine from Sun Nuclear Corporation. Their radon inspection report will be ed to you and your agent when testing is complete. 14