Tennessee Professional Inspections, LLC

Transcription

1 Property Inspection Report Cover Page Inspection prepared for: John Doe Date of Inspection: 6/12/2013 Time: 12:00 Age of Home: 49 Size: 2142 Weather: Sunny, ground conditions wet Inspector: Will Jones License # B McPherson Dr, Nashville, TN Phone: tnproinspections.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 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 5 Item: 3 Window Condition Patio windows are not weather proof exterior windows, they are intended to be used as storm windows. It is recommended to replace the windows to prevent further damage to the patio structure Page 5 Item: 6 Ceiling Condition There are hidden water stains in the dining room that have been identified with thermal imaging and have been tested with a moisture meter to confirm that it is actively leaking Page 7 Item: 11 Patio Doors Door is difficult to operate, this presents a safety hazard in the event of an emergency/fire.. Page 8 Item: 16 Window-Wall AC or Heat The units airflow was not warm, recommend servicing the unit. Bedrooms Page 9 Item: 8 Closets The closet door has fallen out of square and drags on the floor. We recommend contacting a qualified contractor to realign the door. Page 10 Item: 10 Electrical Several sockets do not operate; have a licensed electrician further evaluate the system before closing Bathroom Page 12 Item: 2 Sinks Slow drain at sink. Recommend clearing. Page 12 Item: 6 Plumbing In the inspectors opinion the drain is near the end of its useful life. Page 13 Item: 10 Showers Non-functional, Have a licensed plumber further evaluate Kitchen Page 16 Item: 12 Plumbing Visible leaking noted under the sink. We recommend contacting a licensed plumbing contractor for repair options. Page 16 Item: 13 Electrical GFCI trip test failed. Have licensed electrician evaluate and repair / replace as necessary. Page 17 Item: 14 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Laundry Page 19 Item: 5 GFCI The laundry receptacle should be GFCI protected type. Heat/AC Page 21 Item: 1 AC Compress Condition Further evaluation by an HVAC contractor recommended. The AC unit is considered to be under sized for the house Page 21 Item: 4 Heater Condition If the system has an emergency heat system installed it does not operate Garage Page 26 Item: 19 Wash Basin Drainage line needs to be permanently supported Page 1 of 42

3 Electrical Page 28 Item: 1 Electrical Panel 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 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 30 Item: 2 Flashing Recommend review by a licensed roofer for repair or replacement as necessary. Page 31 Item: 3 Gutter Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation. Attic Page 32 Item: 2 Structure Evidence of roof rafters bowing / cracking. Recommend review by a qualified professional for repair or replacement, as necessary, prior to close. Page 32 Item: 3 Ventilation Recommend adding additional ventilation to avoid premature aging of roof and help to maintain proper humidity and temperature control. Page 33 Item: 10 Exhaust Vent Exhaust fan duct appears to terminate in attic. Have duct routed to exterior to minimize moisture an possible development of mold. Exterior Areas Page 34 Item: 3 Eaves & Facia Loose trim cladding observed, suggest securing as necessary. Grounds Page 36 Item: 6 Page 37 Item: 8 Vegetation Observations Patio and Porch Deck Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. Missing handrails and balusters. Non-conforming steps, possible safety hazard. Rails missing at exterior steps, and should be installed for safety. Page 37 Item: 9 Stairs & Handrail There were no railings installed at the steps. Location: front patio, and front entry to sidewalk Basement/Crawlspace Page 41 Item: 16 Stairs Possible trip hazard. This is a safety concern. Suggest repair/replacement as needed to ensure safety. Stairs have inadequate headroom, this is a safety concern. Page 2 of 42

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 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 3 of 42

5 1. Attendance 2. Home Type 3. Occupancy Inspection Details In Attendance: Client present Home Type: Single Family Home Occupancy: Vacant Page 4 of 42

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. Door Bell 2. Doors Operated normally when tested. 3. Window Condition 4. Smoke Detectors 5. Wall Condition 6. Ceiling Condition Materials: Vinyl framed double hung window noted. Patio windows are not weather proof exterior windows, they are intended to be used as storm windows. It is recommended to replace the windows to prevent further damage to the patio structure IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards Materials: Drywall walls noted. Materials: There are drywall ceilings noted. There are hidden water stains in the dining room that have been identified with thermal imaging and have been tested with a moisture meter to confirm that it is actively leaking Page 5 of 42

7 Water leak is caused by the improper flashing on the roof Water leak is active, moisture content was high enough to cause severe damage to the ceiling. It is recommended to have a licensed contractor further evaluate 7. Stairs & Handrail 8. Electrical Moisture meter Have a qualified electrician repair items listed following a complete evaluation of the electrical system. Page 6 of 42

8 9. Fireplace 10. Ceiling Fans 11. Patio Doors Materials: Living Room Materials: Masonry fireplace noted. Have a fireplace professional evaluate and repair any issues found before attempting to use fireplace with wood It was observed that some of the mortar around the firebox was failing; have a qualified individual evaluate and repair to avoid possible safety issue. Door is difficult to operate, this presents a safety hazard in the event of an emergency/fire Screen Doors 13. Bar 14. Cabinets 15. Closets Patio door needs to be adjusted by a licensed contractor Page 7 of 42

9 16. Window-Wall AC or Heat The units airflow was not warm, recommend servicing the unit. 17. Security Bars Page 8 of 42

10 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#1 Hall South 2. Wall Condition 3. Window Condition 4. Ceiling Condition 5. Floor Condition Materials: Drywall walls noted. Materials: Vinyl framed double hung window noted. Materials: There are drywall ceilings noted. Flooring Types: Carpet is noted. 6. Cabinets 7. Ceiling Fans 8. Closets The closet door has fallen out of square and drags on the floor. We recommend contacting a qualified contractor to realign the door. Page 9 of 42

11 9. Doors 10. Electrical Closet doors in the master do not shut Smoke detectors missing in bedrooms. Installation recommended. Missing outlet covers. No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. Building codes with which new homes must comply require the installation of AFCI protection of all bedroom outlets. This type of protection is designed to detect electrical arcing, which is a potential fire hazard. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing electrical to provide AFCI protection. Arc-fault protection can be provided using either of two methods: 1. Arc Fault Circuit Interrupters (AFCI's) electrical outlets which have this capability built in. 2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non-afci outlets on the circuit controlled by that AFCI breaker. Several sockets do not operate; have a licensed electrician further evaluate the system before closing Page 10 of 42

12 11. Fireplace No power to some of the bedroom sockets 12. Window-Wall AC or Heat 13. Patio Doors 14. Screen Doors 15. Smoke Detectors The smoke detector(s) were not in the proper position. 16. Security Bars Page 11 of 42

13 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 Hall Bathroom 2. Sinks Slow drain at sink. Recommend clearing. The sinks drainage is slow have a licensed plumber further evaluate 3. Counters The drainage lines below the sink need to be replaced they are corroding and will eventually leak 4. Mirrors 5. Cabinets 6. Plumbing In the inspectors opinion the drain is near the end of its useful life. Page 12 of 42

14 7. Toilets 8. Bath Tubs 9. Shower Walls 10. Showers Non-functional, Have a licensed plumber further evaluate 11. Enclosure Shower valve does not function properly 12. Electrical 13. GFCI 14. Exhaust Fan Page 13 of 42

15 15. Ceiling Condition 16. Floor Condition Materials: There are drywall ceilings noted. Materials: Tile floors noted 17. Doors 18. Window Condition Materials: Vinyl framed double hung window noted. 19. Heating See HVAC page for more information about this section. 20. Security Bars Page 14 of 42

16 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Dishwasher 2. Microwave Operated. 3. Cook top condition The burners did not operate properly when tested. 4. Oven & Range Cannot get the cooktop to come on 5. Garbage Disposal 6. Sinks Drain line leaks under sink. Page 15 of 42

17 Sink is leaking have a licensed plumber further evaluate the entire plumbing system on the house 7. Drinking Fountain 8. Spray Wand 9. Hot Water Dispenser 10. Soap Dispenser 11. Trash Compactor 12. Plumbing 13. Electrical 14. GFCI Visible leaking noted under the sink. We recommend contacting a licensed plumbing contractor for repair options. GFCI trip test failed. Have licensed electrician evaluate and repair / replace as necessary. No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 16 of 42

18 15. Counters No GFCI's present in the kitchen 16. Cabinets 17. Wall Condition Materials: Drywall walls noted. 18. Window Condition Materials: Vinyl framed double hung window noted. 19. Ceiling Condition 20. Floor Condition 21. Vent Condition Materials: There are drywall ceilings noted. Materials: Ceramic tile is noted. Materials: Exterior Vented 22. Doors Page 17 of 42

19 23. Patio Doors 24. Screen Doors 25. Security Bars Page 18 of 42

20 1. Locations 2. Doors 3. Dryer Vent Locations: Basement Laundry 4. Electrical 5. GFCI 6. Wall Condition 7. Ceiling Condition 8. Floor Condition The receptacles near laundry machines should be GFCI. The laundry receptacle should be GFCI protected type. Materials: Cement blocks Mold like stains are present under sink. We recommend having a mold sample taken and lab tested. Materials: There are wood plank ceilings noted. Materials: Bare concrete floors noted. 9. Window Condition 10. Plumbing 11. Cabinets 12. Counters Page 19 of 42

21 13. Exhaust Fan 14. Gas Valves Valve in off position. 15. Wash Basin 16. Security Bars Page 20 of 42

22 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. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. Appeared functional at the time of inspection. The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. This system responded and achieved an acceptable differential temperature of 17 degrees F. Further evaluation by an HVAC contractor recommended. The AC unit is considered to be under sized for the house 2. Refrigerant Lines 3. Gas Valves 4. Heater Condition Materials: Heat pump noted. Could not test heat pump operation due to exterior temperature. Recommend heating-a/c contractor to evaluate. If the system has an emergency heat system installed it does not operate Auxiliary heat if installed does not function No auxiliary heat, have a licensed contractor further evaluate the system before closing Page 21 of 42

23 5. Heater Base 6. Enclosure 7. Venting Most of the information tag on the heat pump is not legible 8. Air Supply The return air supply system appears to be functional. 9. Registers 10. Filters 11. Thermostats Location: Located in a filter grill in a hall area wall. The furnace filter is dirty. Filters help clean the house air, making the environment more pleasant. Filters also clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. It is recommended to change the filter and then regular inspection & maintenance is advised. Page 22 of 42

24 1. Base Water Heater 2. Heater Enclosure 3. Combusion 4. Venting 5. Water Heater Condition Heater Type: Electric Location: The heater is located in the garage. Tank appears to be in satisfactory condition -- no concerns. 6. TPRV 7. Number Of Gallons 8. Gas Valve 50 gallons 9. Plumbing Materials: Copper 10. Overflow Condition Materials: None 11. Strapping Page 23 of 42

25 1. Garage Door Condition Garage 2. Garage Door Parts Garage door binds on the roof 3. Garage Opener Status 4. Garage Door's Reverse Status 5. Exterior Door Page 24 of 42

26 6. Fire Door 7. Roof Condition Storm door binds on the driveway Materials: Roofing is the same as main structure. 8. Walls 9. Anchor Bolts 10. Floor Condition 11. Rafters & Ceiling 12. Electrical The anchor bolts were not visible. Materials: Bare concrete floors noted. Referred to the attic section it is the same roof as the house GFCI's need to be installed in the garage Page 25 of 42

27 GFCI's need to be installed in the garage, the junction box with 4 sockets tripped but we could not find the switch to reset it; have a licensed contractor further evaluate 13. GFCI Volt 15. Ventilation 16. Vent Screens 17. Cabinets 18. Counters No GFCI protection present, suggest installing GFCI protected receptacles for safety. The 240 volt outlets tested functional. 19. Wash Basin Stains from presumed past leaks noted. Drainage line needs to be permanently supported Page 26 of 42

28 A permanent support is needed here Page 27 of 42

29 1. Electrical Panel Electrical Location: Panel box located in basement. We recommend contacting a licensed electrician to evaluate and repair the issues. 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 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. 2. Main Amp Breaker 3. Breakers in off position Double tapping needs to be repaired by a licensed electrician 4. Cable Feeds 200 amp Page 28 of 42

30 5. Breakers 6. Fuses Page 29 of 42

31 1. Roof Condition Roof Materials: Asphalt shingles noted. Clean roof areas: Significant amounts of organic debris evident. Ridge cap: Has been replaced It appears the ridge cap been replaced since the original roof was installed 2. Flashing Some of the roof decking above the porch is soft Recommend review by a licensed roofer for repair or replacement as necessary. Flashing has been installed improperly or not installed at all have a licensed roofing contractor further evaluate the flashing before closing 3. Gutter Extensions / Splash blocks missing or insufficient: Install to divert water away from the foundation. Page 30 of 42

32 Gutters need to be extended away from the foundation to divert water 4. Chimney All seems must be sealed in gutters. Recommend cleaning the gutters 5. Spark Arrestor 6. Sky Lights 7. Vent Caps Page 31 of 42

33 1. Access 2. Structure Attic Scuttle Hole located in: basement stairwell Entering attics that are heavily insulated can cause damage to the insulation and attic framing. Attics with deep insulation cannot be safely inspected due to limited visibility of the framing members upon which the inspector must walk. In such cases,the attic is only partially accessed, thereby limiting the review of the attic area from the hatch area only. Evidence of roof rafters bowing / cracking. Recommend review by a qualified professional for repair or replacement, as necessary, prior to close. There is a cracked rafter in the attic just above the attic hatch. It is recommended to have a licensed contractor further evaluate the attic rafters for repair. Also the ventilation fan for the bathroom needs to terminate outside of the house. It can cause a build up of condensation in the attic which will deteriorate the structure 3. Ventilation Under eave soffit inlet vents noted. Turbine Vents noted. Recommend adding additional ventilation to avoid premature aging of roof and help to maintain proper humidity and temperature control. Page 32 of 42

34 Attics with high humidity and improperly operating ventilation often have rusted nails, recommend terminating all exhaust vents to the exterior of the home, and increasing the ventilation 4. Vent Screens 5. Duct Work 6. Electrical 7. Attic Plumbing 8. Insulation Condition Materials: Loose fill insulation noted. Depth: Insulation averages about inches in depth Insulation appears adequate. 9. Chimney Chimney was not visible from our vantage point in the attic 10. Exhaust Vent Exhaust fan duct appears to terminate in attic. Have duct routed to exterior to minimize moisture an possible development of mold. Page 33 of 42

35 1. Siding Condition 2. Exterior Paint 3. Eaves & Facia Exterior Areas Materials: Brick veneer noted. Caulk and seal all gaps, cracks and openings. Loose trim cladding observed, suggest securing as necessary. Some of the fascia aluminum cladding is installed properly and is allowing water to enter 4. Window Condition Components appeared in satisfactory condition at time of inspection. 5. Doors Appeared in functional and in satisfactory condition, at time of inspection. 6. Stucco Page 34 of 42

36 Grounds 1. Driveway and Walkway Condition Materials: Asphalt driveway noted. Concrete sidewalk noted. Driveway in good shape for age and wear. The grade of the driveway is a concern in some areas next to the garage area Improperly sloped towards foundation. Moderate cracks in sidewalk. Repair and / or monitor for expansion and development of trip hazards. During heavy rain the grade will possibly permit some water to enter the basement in some areas. 2. Balcony Some of the walkways are graded toward the house, repair as necessary 3. Patio Enclosure Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. Page 35 of 42

37 The rear patio step needs to be supported further or it will settle mud-jacking is recommended 4. Patio and Porch Condition Materials: The patio/porch roof is the same as main structure. 5. Grading Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. The exterior drainage is generally away from foundation. 6. Vegetation Observations Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. Trees need to be trimmed back at least 10 feet from structure Page 36 of 42

38 7. Gate Condition Materials: Wood Gate is sagging. 8. Patio and Porch Deck Appears in satisfactory and functional condition with normal wear for its age. Missing handrails and balusters. Non-conforming steps, possible safety hazard. Rails missing at exterior steps, and should be installed for safety. 9. Stairs & Handrail There were no railings installed at the steps. Location: front patio, and front entry to sidewalk Railings and balusters needed at the front porch stairs and patio 10. Grounds Electrical Rails are recommended, this is a safety concern Page 37 of 42

39 Some of the exterior lights are not installed 11. GFCI There is no outlet at the front patio porch 12. Main Gas Valve Condition Materials: Gas valve located on LP tank 13. Plumbing 14. Water Pressure Sewer line Due to the age of this home I recommend a sewer line inspection. This separate inspection will show the condition of the buried sewer line from the home to the city main. Items such as tree roots, broken drain pipes, and other obstructions will be revealed. A qualified plumber with a sewer camera sewer rodding machine can inspect. 60 Page 38 of 42

40 15. Pressure Regulator 16. Exterior Faucet Condition 17. Fence Condition Anti-siphon valves are recommended at all exterior hose bibs Materials: Wood Concrete Wood deterioration observed. Suggest repairs/replacement as needed. 18. Sprinklers The fence is deteriorating in some areas Page 39 of 42

41 1. Walls Basement/Crawlspace Materials: Combination Basement and Crawlspace No deficiencies were observed at the visible portions of the structural components of the home. Although there are no signs of water penetration we caution you to consider any basement as wet until experience proves it dry. Mold-like bio growth observed. Professional testing & evaluation advised. 2. Drainage 3. Sump Pump 4. Slab Floor 5. Finished Floor 6. Framing 7. Subfloor Limited visibility due to insulation Page 40 of 42

42 8. Columns 9. Piers No deficiencies were observed at the visible portions of the structural components of the home. 10. Basement/Crawlspace Ductwork Recommend sealing all gaps, cracks and holes in the HVAC duct system for increased efficiency and lower energy bills. 11. Insulation 12. Windows 13. Plumbing Materials Materials: Cast iron drain lines have a life expectancy of years. Recommend budgeting for replacement in the near future at areas where rust cysts are visible, BEFORE leaks occur. Corrosion/cysts were noted as one or more locations of the metal drain lines. Repairs recommended to be performed by a Qualified Plumber. 14. Basement Electric 15. GFCI Cast Iron Referred to the basement section 16. Stairs Possible trip hazard. This is a safety concern. Suggest repair/replacement as needed to ensure safety. Stairs have inadequate headroom, this is a safety concern. Page 41 of 42

43 Low ceiling height on stairs this is a safety concern 17. Railings The top nosing on the basement stairs is splitting and is a safety concern 18. Access Page 42 of 42