Aaron's Home Inspections

Transcription

1 Cover Page Propery Inspection Report Inspection prepared for: Chris Bradford & Lisa Bradford Real Estate Agent: Gabriela Perez - C3 Real Estate Solutions (Ft. Collins) Date of Inspection: 1/11/2013 Time: 12:22pm to 4:30pm Age of Home: New Size: Unknown Weather: Snowing/25 degrees Home Inspection $ Radon Test $ Inspector: ASHI Certified Inspector alore14074@aol.com

2 Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 1. Driveway/Walkway Condition Materials: Concrete driveway Concrete walkways Very small crack starting to form at driveway connection to walkway. I recommend monitoring all cracking and if the crack gets any larger than this one make sure you keep them sealed so moisture can't get under concrete causing more damage. 2. Porch Condition Crack radiating away from corner Materials: Raised concrete. Page 1 of 43

3 3. Patio Condition Materials: Concrete slab Snow covered. Limits visual inspection. 4. Patio/Porch Enclosure Condition Materials: None Snow covered 5. Patio/Porch Roof Framing Condition Materials: Unable to access porch framing due to wall and ceiling coverings. 6. Deck Condition 7. Stairs & Handrails Condition Handrail appears to be functional No stairs 8. Balcony Condition 9. Grounds Electrical Condition Page 2 of 43

4 10. GFCI Condition Reset in the garage 11. Fence or Retaing Walls Condition Materials: No fence No retaining wall 12. Gate Condition 13. Grading Condition Materials: No gates 14. Plumbing Condition Materials: Plastic (Pex) piping to copper valve 15. Sprinklers Condition Sprinklers not part of this inspection Possible leak at supply pedestal (picture on its side) 16. Out Building Condition Materials: None Main sprinkler shut-off Page 3 of 43

5 17. Hot Tub Condition 18. Water Feature Condition Page 4 of 43

6 Exterior Areas 1. Wall Covering Condition Materials: Concrete composite lap board siding 2. Soffit & Facia Condition Materials: Wood composite Materials: Wood composite 3. Trim Condition Materials: Wood composite 4. Entry Door Condition Materials: Vinyl slider at rear entry with vinyl sliding screen Foam core fiberglass, hinged door, at front entry Overall condition of front entry door appears to be functional Overall condition of rear sliding door appears to be functional Screen at vinyl slider appears to be functional Dead bolt at front entry does not line up with strike plate and will not lock. Latch at vinyl slider is very hard to latch. Dead bolt not lined up with strike plate (front entry) 5. Exterior Window Frame Condition Materials: Vinyl 6. Stucco Condition Materials: No stucco installed Door hard to latch (rear slider) Page 5 of 43

7 7. Sealant/Paint Condition 8. Storm Window Condition 9. Storm Door Condition 10. Veneer Condition Materials: Synthetic stone Overall condition appears to be functional Holes in grout. I recommend a mason repair Holes in grout joints 11. Flashing Condition Materials: Wood at top of stone veneer Page 6 of 43

8 Roof As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (see for roof info). Always ask the seller about the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification from an established local roofing company to determine its serviceability and the number of layers on the roof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisability of installing a damming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roofing Condition 2. Flashing Condition Materials: Asphalt shingles Most areas snow covered Inspected from ladder and with binoculars. This type of inspection is limited due to I'm not able to look closely. 3. Sky Lights Condition 4. Chimney Condition Materials: No chimney 5. Spark Arrestor Condition 6. Vent Pipes & Caps Condition 7. Rain Gutter Condition 8. Downspout Condition Page 7 of 43

9 Keep down spouts extensions down Page 8 of 43

10 Electrical Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non- GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-gfci outlets within 6 of wet areas are thus protected. Also, note that most electricians agree that the breakers in your panel box have an expected life of about 20 years. Therefore, if this home was built before 1990, consider having the panel box and breakers evaluated by a licensed electrician, as an overheated breaker can result in a structural fire. If your home does not have a carbon monoxide detector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensed electrician, as these older types of panels and breakers have been known to overheat and cause house fires. This report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensed electrician. 1. Electrical Panel Condition Materials: Service meter at exterior south Main disconnect panel at exterior south Distribution panel at garage All panels appear to be functional 2. Panel Amperage Capacity Condition Service meter panel (200 amp) Main disconnect panel (225 amp) Distribution panel (200 amp) All panels amperage capacity appears to be functional 3. Conductors Condition Materials: Aluminum Underground Overall condition appears to be functional Wire strands were cut too deep when covering was removed. I recommend a qualified, licensed electrician evaluate and repair as necessary. Page 9 of 43

11 4. Breaker Condition Wire strands are cut too deep Materials: 150 amp main 5. Breakers Condition Materials: Square D Main electrical shut-off 6. Branch Wiring Condition Materials: Single strand copper Multi stranded aluminum 7. Condition of Grounding Materials: Ground rod Grounding at water piping Ground at water piping appears to be functional Ground at ground rod appears to be functional Page 10 of 43

12 8. Fuses Condition Materials: N/A 9. Main Gas Valve Condition Materials: South exterior Natural gas Main gas shut-off Page 11 of 43

13 Garage/Car Port 1. Roofing, Wall Coverings, Soffit & Facia Condition Materials: Asphalt shingles Concrete composite lap board siding Wood composite materials at soffit & facia 2. Exterior Door Condition Foam core metal 3. Fire Door (into home) Condition Overall condition appears to be functional Door not set in jamb properly and the upper right hand corner does not seal tight to weather stipping. This is a fire/smoke/carbon monoxide issue so I recommend repairing this ASAP. Door did not completely close by itself. I recommend adjusting spring loaded hinges until door closes on its own. This is a fire/smoke/carbon monoxide issue and should be fixed ASAP. Door is out of line with jamb and doesn't close to weather stripping at corner 4. Ceiling Condition 5. Walls Condition Materials: Drywall Pins missing at other 2 hinges 6. Anchor Bolts Condition Not visible due to wall coverings Page 12 of 43

14 7. Windows Condition 8. Floor Condition Materials: Vinyl, double pane, stationary Materials: Concrete 9. Cabinet, Shelving, & Countertop Condition Materials: None installed 10. Columns & Beams Condition No columns Beam appears to be functional 11. Rafters & Ceiling Joist Condition Unable to inspect due to drywall coverings No visible problems 12. Vehicle Door Condition Materials: Metal, 16' 7' sectional door 13. Vehicle Door Parts Condition 14. Vehicle Door Opener Condition None installed 15. Vehicle Door Reverse Condition 16. Electrical Condition 17. GFCI Condition Page 13 of 43

15 Volt Condition 19. Plumbing Condition 20. Wash Basin Condition 21. Insulation Condition Materials: No insulation at ceiling Unknown at wall 22. Heating Condition Materials: No heating system Page 14 of 43

16 Laundry The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Locations 2. Doors Condition 3. Wall Condition 4. Ceiling Condition 5. Flooring Condition 6. Cabinets Condition Materials: 2d floor service area Materials: Drywall Materials: Drywall Materials: Vinyl 7. Countertop & Backsplash Condition Materials: Laminate countertops 8. Window Condition 9. Plumbing Condition Materials: None installed 10. Electrical Condition Lighting appears to be functional 120 outlet appears to be functional 220 outlet appears to be functional 11. GFCI Condition None installed Page 15 of 43

17 12. Dryer Vent Condition No dryer, no test 13. Exhaust Fan Condition 14. Wash Basin Condition 15. Gas Valves Condition 16. Heating and Cooling Condition Page 16 of 43

18 1. Doors Condition Kitchen 2. Wall Condition 3. Ceiling Condition 4. Floor Condition 5. Window Condition 6. Cabinets Condition Materials: Drywall Materials: Drywall Materials: Vinyl Materials: Vinyl, double pane, slider Window appears to be functional Screen missing 7. Countertop & Backsplash Condition Materials: Laminate countertops Tile backsplash Countertop appears to be functional Backsplash appears to be functional 8. Kitchen Bar Condition Materials: Island with laminate top 9. Plumbing Condition 10. Sinks Condition 11. Drinking Fountain Condition Page 17 of 43

19 12. Spray Wand Condition 13. Hot Water Dispenser Condition 14. Soap Dispenser Condition 15. Disposal Condition Unit hummed then smoked. I recommend a licensed plumber replace. Smoke coming out where main power cord is entering unit 16. Electrical Condition 17. GFCI Condition 18. Microwave Condition 19. Cook Top Condition Electric Page 18 of 43

20 20. Oven Condition Electric 21. Refrigerator Condition Missing 22. Dishwasher Condition Discharged through DWV piping with air gap Operated short cycle 23. Compactor Condition High loop drain 24. Vent Condition 25. Heating and Cooling Condition Self filtering hood Page 19 of 43

21 Toe kick covering furnace vent Page 20 of 43

22 Bedrooms and Den The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations 2. Doors Condition 3. Window Condition 4. Wall Condition 5. Ceiling Condition 6. Floor Condition Locations: (4) bedrooms 2d floor Materials: Vinyl, double pane, slider Window appears to be functional Screens appear to be functional Materials: Drywall Materials: Drywall Materials: Carpet 7. Ceiling Fan Condition 8. Closet & Door Condition Closet interior and shelving appear to be functional Doors appear to be functional 9. Electrical Condition Outlets appear to be functional Switches appear to be functional Lighting appears to be functional 10. Smoke & CO Detector Condition Testing involves pushing the button and listening for the alarm to go off. Not a complete functional test. Page 21 of 43

23 11. Window-Wall AC or Heat Condition 12. Fireplace Condition Materials: None Materials: N/A 13. Cabinets Condition 14. Bar Condition 15. Heating and Cooling Condition Page 22 of 43

24 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: 1/2 bath just inside garage Full bath at 2d floor hallway Full bath at master bedroom 2. Doors Condition 3. Cabinets Condition Door hinge broken at 2d floor hallway Door fallen off at master Screws at door hinges not tight at master Part of hinge missing ( 2d floor hallway) Door fallen off (master) Loose hinge (master) Page 23 of 43

25 4. Countertop & Backsplash Condition Materials: Laminate countertop with tile backsplash Countertops appear to be functional Backsplashes appear to be functional 5. Ceiling Condition 6. Wall Condition 7. Floor Condition 8. Window Condition Materials: Drywall Materials: Drywall Materials: Vinyl Materials: Vinyl, double pane, single hung Vinyl, double pane, stationary Window appears to be functional Overall condition of screens appears to be functional Screen won't set in frame properly due to tab missing at 2d floor hallway 9. Electrical Condition Screen loose Pull-in tab missing (2d floor hallway) 10. GFCI Condition Page 24 of 43

26 11. Exhaust Fan Condition 12. Mirrors Condition 13. Plumbing Condition 14. Sinks Condition 15. Toilets Condition 16. Shower Plumbing Condition 17. Bath Tubs & Shower Pan Condition Materials: Metal tub Fiberglass shower pan 18. Shower Wall Condition Materials: Fiberglass tub & shower wall combo Fiberglass pan and wall combo 19. Enclosure Condition Glass enclosure at shower (master) 20. Linen Door and Shelving Condition 21. Jetted Tub Condition Materials: None Page 25 of 43

27 22. Heating and Cooling Condition Page 26 of 43

28 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 Condition 2. Interior Doors Condition Materials: Hollow core hardboard Overall condition appears to be functional Door tight in jamb (2d floor hallway) 3. Ceiling Condition 4. Wall Condition 5. Floor Condition 6. Window Condition 7. Closets Condition Materials: Drywall Materials: Drywall Materials: Carpet Materials: Vinyl, double pane, sliders Vinyl, double pane, single hung Windows appear to be functional Screens appear to be functional Closet interior & shelving appear to be functional Overall condition of closet doors appear to be functional Door sticks at jamb (2d floor hallway) 8. Stairs & Handrail Condition Handrail appears to be functional Overall condition of the handrails appear to be functional All handrails missing a bracket or two. I recommend a carpenter evaluate and repair. Page 27 of 43

29 Need 3d bracket in middle Need 3d bracket Need 2 more brackets Need bracket Handrail to wall corner loose 9. Ceiling Fans Condition Brackets needed Page 28 of 43

30 10. Electrical Condition 11. Smoke & CO Detectors Condition Testing involves pushing the test button to make sure alarm responds and to determine if the detectors are in a circuit throughout the home. Smoke detectors appear to be functional 12. Fireplace Condition Materials: No fireplace installed Materials: N/A 13. Cabinets Condition 14. Bar Condition 15. Window-Wall AC or Heat Condition 16. Heating and Cooling Condition Overall condition appears to be functional Carpet covering register (family room) Carpet laid over furnace register (family room) Page 29 of 43

31 Attic This report describes the method used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present. 1. Access Condition 2. Structure Condition 3. Chimney Condition Hallway 2d floor Materials: Manufactured truss system 4. Duct Condition Bathroom fans vents Gas appliance venting 5. Plumbing Condition 6. Electrical Condition Insulated bathroom vent piping DWV Plumbing vents only Not accessible due to insulation Page 30 of 43

32 7. Insulation Condition Materials: Loose fill fiberglass Depth: 12" 8. Exhaust Vent Condition 9. Ventilation Condition. 10" 10. Vent Screens Condition at exterior soffits 11. Radon Equipment Condition Materials: None Page 31 of 43

33 Joist & Sub Floor 1. Floor Joist Condition Materials: Manufactured I-Joist 2. Sub Floor Condition Materials: OSB (Oriented Strand Board) 3. Columns & Beams Condition Materials: Metal adjustable columns Materials: Metal I-Beams 4. Piers, Pads, & Footings Condition Materials: Unknown, under concrete floor 5. Support & Cripple Walls Condition Materials: No support or cripple walls 6. Anchor Bolts Condition Page 32 of 43

34 Foundation This report describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are not required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guaranty that the foundation, and the overall structure and structural elements of the building is sound. 1. Foundation Walls Condition Materials: Concrete 2. Monolithic Foundation Condition 3. Monolithic Floor Condition 4. Foundation Floor Condition Materials: Concrete at basement area 5. Windows & Window Well Condition Materials: Vinyl, double pane, sliders Windows and screens appear to be functional 6. Wall Condition 7. Ceiling Condition 8. Chimney Hearth Condition Materials: N/A 9. Foundation Electrical Condition Materials: Open to floor joist Page 33 of 43

35 10. Ventilation Condition Materials: Windows 11. Insulation Condition Materials: Roll fiberglass at rim 12. Pit & Pump Condition Materials: No sump pit installed Page 34 of 43

36 Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: Basement mechanical room Materials: Natural gas Forced air 2. Heater Base Condition Sits on concrete floor 3. Enclosure Condition 4. Thermostat Condition Materials: Family room 5. Venting Condition Materials: PVC piping 6. Combustion Air Condition Combusted air supply is normally a 8" vent pipe starting from the exterior and terminating at ceiling near gas fired appliances. This pipe is to eliminate any unburnt gases that might be in the area. Not installed 7. Combusted Air Conddition Combustion air supply is normally a 8" vent pipe starting from the exterior and terminating 12" from the floor near gas fired appliances. This piping is to allow air into area for proper burner operation. Not installed 8. Ducting & Register Condition Materials: Metal heat ducting to metal heat registers Page 35 of 43

37 9. Air Cond. Condition 10. Refrigerant Lines Materials: None installed 11. Gas Piping & Valve Condition Materials: Steel piping to brass valve to corrugated stainless steel piping 12. Drain Lines Condition Materials: CPVC piping Piping appears to be functional 13. Filters Condition Materials: Inside plenum just outside of blower compartment Size 20" 25" pleated paper filter Filter slot Filter slot Page 36 of 43

38 Water Heater 1. Water Heater Condition Materials: Natural gas Tank type Materials: Basement mechanical area Overall condition appears to be functional Appears that the concrete is uneven due to shims that have been installed. I recommend regular shims be installed. 2. Number of Gallond Shimmed up with plywood (out of level?) Materials: 40 gallon tank 3. Heater Enclosure Condition 4. Condition of Burners & BTUs Burners appear to be functional 38,000 BTU Input 5. Burner Chamber Condition Closed chamber unable to inspect 6. Piping & Valves Condition Materials: Steel piping to brass valve to corrugated stainless steel piping 7. Overflow Condition Materials: Plastic Page 37 of 43

39 8. Plumbing & Valve Condition Materials: Copper piping to copper flex piping at tank Copper valve 9. Strapping Condition None installed 10. TPRV Condition 11. Venting Condition Metal b-vent 12. Combusion & Combusted Air Condition Both taken from basement area Page 38 of 43

40 Plumbing 1. Main Water Pipe Condition Materials: Basement mechanical area Materials: Copper 2. Main Water Valve Condition Materials: In main pipe just above entrance to structure Materials: Copper Main water shut-off 3. Regulator Condition Materials: Installed above shut-off valve Did not adjust 4. Water Pressure Condition 100 lbs. p.s.i. If pressure is over 80 lbs it is recommended to install a regulator to regulate pressure back to 80 lbs. 5. Supply Piping Condition Materials: Plastic (PE) piping 6. DWV Piping Condition Materials: ABS Page 39 of 43

41 7. Water Conditioner Condition Materials: None installed 8. Back-UP Valve Condition Materials: Basement rough-in bathroom area No visible problems 9. Clean-Out Condition Materials: At front yard. 10. Pump Condition None installed Main sewer clean-out Page 40 of 43

42 11. Water Well Equipment Condition Materials: No water well installed Materials: N/A 12. Septic System Condition Materials: No septic system installed Materials: N/A 13. Fire Sprinkler System Condition Materials: None installed Page 41 of 43

43 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. Grounds Page 1 Item: 1 Exterior Areas Page 5 Item: 4 Driveway/Walkway Condition Entry Door Condition Very small crack starting to form at driveway connection to walkway. I recommend monitoring all cracking and if the crack gets any larger than this one make sure you keep them sealed so moisture can't get under concrete causing more damage. Dead bolt at front entry does not line up with strike plate and will not lock. Latch at vinyl slider is very hard to latch. Page 6 Item: 10 Veneer Condition Holes in grout. I recommend a mason repair Electrical Page 9 Item: 3 Garage/Car Port Page 12 Item: 3 Conductors Condition Fire Door (into home) Condition Wire strands were cut too deep when covering was removed. I recommend a qualified, licensed electrician evaluate and repair as necessary. Door not set in jamb properly and the upper right hand corner does not seal tight to weather stipping. This is a fire/smoke/carbon monoxide issue so I recommend repairing this ASAP. Door did not completely close by itself. I recommend adjusting spring loaded hinges until door closes on its own. This is a fire/smoke/carbon monoxide issue and should be fixed ASAP. Kitchen Page 17 Item: 5 Window Condition Screen missing Page 18 Item: 15 Disposal Condition Unit hummed then smoked. I recommend a licensed plumber replace. Bathroom Page 23 Item: 3 Cabinets Condition Door hinge broken at 2d floor hallway Door fallen off at master Screws at door hinges not tight at master Page 24 Item: 8 Window Condition Screen won't set in frame properly due to tab missing at 2d floor hallway Interior Areas Page 27 Item: 2 Interior Doors Door tight in jamb (2d floor hallway) Condition Page 27 Item: 7 Closets Condition Door sticks at jamb (2d floor hallway) Page 28 Item: 8 Stairs & Handrail Condition All handrails missing a bracket or two. I recommend a carpenter evaluate and repair. Page 42 of 43

44 Page 29 Item: 16 Heating and Cooling Condition Water Heater Page 37 Item: 1 Water Heater Condition Plumbing Page 39 Item: 4 Water Pressure Condition Carpet covering register (family room) Appears that the concrete is uneven due to shims that have been installed. I recommend regular shims be installed. If pressure is over 80 lbs it is recommended to install a regulator to regulate pressure back to 80 lbs. Page 43 of 43