Page 1 of 19 Pinnacle Home Inspections, Inc. Serving Central Arkansas 501-833-8500 Printed Wednesday, June 22, 2005 Inspected By: COLBY NEAL Client Information: Record Number 1 TEST, REPORT 123 YOUR STREET SOME WHERE USA, DE 19702 Referral Information Dianna Neal, 7/19/01 8:00 AM FRONT VIEW OF HOME PHOTO
Page 2 of 19 Inspection Summary Pinnacle Home Inspections, Inc. Serving Central Arkansas 501-833-8500 EXTERIOR Soffit\Fascia Loose paint on soffit and fascia. Badly rotted area noted at rear center dormer and loose trim noted on the front of the same dormer and should be repaired. Major Defect ELECTRIC Electrical Duplex Receptacles Safety Concern GFCI near panel would not trip when tested and should be replaced. KITCHEN Kitchen Wall Receptacles GFCI would not trip when tested and should be repaired or replaced. HALF BATH Half Bath Receptacles GFCI would not trip when tested. INTERIOR Windows Rot on the left rear and loose trim on front Large number of windows that the top sash would not stay open when tested and all should be repaired. Summary: Page 1 of 6 Pinnacle Home Inspections, Inc.
Page 3 of 19 EXTERIOR Siding Siding makes soil contact and soil should be redressed to allow 6" to 8" of clearance should be created below siding. No major wood rot where excavated but all areas not checked. Masonry Walls Some small cracks noted. GROUNDS Walks Other = Per-cast some settlement noted. Steps Other = Pre-Cast Some settlement noted. Patio Some settlement noted. GUTTERS Gutter Type Some dented gutters noted. Splash Blocks Splash blocks or run off drains should be added. Summary: Page 2 of 6 Pinnacle Home Inspections, Inc.
Page 4 of 19 ROOF Roof Covering Some cracked,and damaged shingles and should be sealed noted also loose shingles noted on back of center of home and all should be repaired. shingles run short at the rear of dormer with chimney and should be extended to better protect fascia board at base of the valley. Flashing Some caulk noted at flashing and will require maintenance. CHIMNEY Access Restricted Could not view interior of chimney due to cap, caps are not removed as part of the home inspection. Chimney 2 Location Three chimneys noted some small cracks noted all should be sealed. Loose flashing noted at base of rear center chimney. Flue Lining Unable to view interior of chimneys. Chimney Top Some small cracks noted in chimney top. COOLING Cooling System Coils and Fins All Unit should be leveled. Mulch should be dressed away from units. GARAGE Garage Windows Some would not stat open and should be adjusted. Garage Floor Some cracking noted. Summary: Page 3 of 6 Pinnacle Home Inspections, Inc.
Page 5 of 19 PLUMBING PLUMBING No check valve installed at injector pump and one should be. Interior Visible Water Pipes Some discoloration noted. FURNACE Forced Air System 1 Mfg. Large unit has rust and some damage noted due to condensate leakage and should be monitored for future leakage as this model has a documented history of ID fan gasket and housing failures and if it has not been repaired it should be before heating season. Heat Exchanger Visual Even when great care is taken to inspect heat exchanger visual most of it is not accessible and some problems may not be visible. Sealed heat exchanger noted and inspection of inside of unit not possible Forced Air System 2 Mfg. Some condensate dripping of lines and should be better insulated. Summary: Page 4 of 6 Pinnacle Home Inspections, Inc.
Page 6 of 19 BASEMENT Basement Foundation Walls Some cracks and water penetration noted. Some horizontal cracks and slight bow noted and should be monitored for any change or evaluated by a structural contractor or engineer and any needed repair work done. Basement Floor Finished area on a platform. Basement Bridging Some missing squash blocks noted and should be installed were I truss members cross main steel beam. Basement Insulation Insulation limits inspection. Basement Wall Finish Inspection limited by finished areas. CRAWL SPACE Crawl Space Access Access to low to crawl and was inspected from the hatch. Crawl Space Foundation Walls Some cracks and water penetration noted. Summary: Page 5 of 6 Pinnacle Home Inspections, Inc.
Page 7 of 19 Crawl Space Insulation Crawl Space Ventilation There is minimal ventilation available from the full basement area. HALF BATH Half Bath Ventilation Fan noisy BATHROOM Bathroom Doors, Windows Upper sash would not stay up in master bath. ATTIC Attic Accessibility Some parts of the attic not accessible. INTERIOR Interior Fire Place 1 Unit in the off of foyer had no poliot lit and was not tested. Summary: Page 6 of 6 Pinnacle Home Inspections, Inc.
Page 8 of 19 Inspection Report Details EXTERIOR Major Defect Outside Outlets - Sample Number Sample Tested Number Tested Type of Home - Frame, Stone Frame, Veneer Stone Veneer Exposed Foundation - Cement Cement Block, Block, Poured Poured Concrete Concrete Soffit\Fascia - Loose paint on soffit and fascia. Badly rotted area noted at rear center dormer and loose trim noted on the front of the same dormer and should be repaired. Siding - Wood Siding makes soil contact and soil should be redressed to allow 6" to 8" of clearance should be created below siding. No major wood rot where excavated but all areas not checked. Wood Rot on the left rear and loose trim on front Grading - Adequate Adequate Masonry Walls - Stucco, Stone Stucco, Stone Some small cracks noted. Trim Work - Wood Wood Some loose paint and minor wood rot noted. Entry Doors - Wood Solid Core Wood Solid Core Patio Doors - French French Window Character Material Wood, - Wood, Vinyl Vinyl Clad Clad Window Character Type - Double Double Hung Hung Inspection Details: Page 1 of 12 Pinnacle Home Inspections, Inc.
Page 9 of 19 EXTERIOR Additional Windows - Mixed Mixed Windows Windows Glass - Single Pane, Insulated Single Pane, Insulated Windows Storm\Screen - MFG MFG Screens Screens Weather Stripping - Rubber\Vinyl, Rubber\Vinyl, Metal Metal Caulking - Windows, Doors, Windows, Siding Ends Doors, Siding Ends Walks - Other Other = Per-cast some settlement noted. Steps - Other Other = Pre-Cast Some settlement noted. Patio - Pre Cast Cement Some settlement noted. Driveway - Asphalt Retaining Wall - Stone GROUNDS Other Other Pre Cast Cement Asphalt Stone GUTTERS Inspected From - Ground Ground Access Restricted - Not Restricted Not Restricted Gutter Type - Aluminum Aluminum Some dented gutters noted. Downspout Type - Aluminum Aluminum Concrete Splash Blocks - Concrete Splash blocks or run off drains should be added. ROOF How Inspected - Walk on Roof Walk on Roof Roof Access Restricted - Not Not Restricted Restricted Roof Style - Gable Gable Inspection Details: Page 2 of 12 Pinnacle Home Inspections, Inc.
Page 10 of 19 ROOF Roof Covering - Fiberglass Some cracked,and damaged shingles and should be sealed noted also loose shingles noted on back of center of home and all should be repaired. shingles run short at the rear of dormer with chimney and should be extended to better protect fascia board at base of the valley. Fiberglass Approx. Age - 10 thru 15 10 thru 15 Number of Layers - 1 1 Roof Ventilation System - Ridge Ridge Flashing - Aluminum Aluminum Some caulk noted at flashing and will require maintenance. Plumbing Vents - PVC PVC Valleys - Asphalt Asphalt CHIMNEY Chimney Inspected From - Roof Roof Access Restricted - Cap Installed Cap Installed Could not view interior of chimney due to cap, caps are not removed as part of the home inspection. Chimney 1 Type - Stone Stone Chimney 1 Location - Main, Fireplace Main, Fireplace Chimney 2 Type - Stone Stone Chimney 2 Location - Fireplace Fireplace Three chimneys noted some small cracks noted all should be sealed. Loose flashing noted at base of rear center chimney. Flue Lining - Clay Tile, Metal Clay Tile, Metal Unable to view interior of chimneys. Cement Chimney Top - Cement Some small cracks noted in chimney top. Chimney Cap - Rain Rain COOLING Cooling System 1 Brand - York York Cooling System 1 Tonnage - 4 Ton Ton Inspection Details: Page 3 of 12 Pinnacle Home Inspections, Inc.
Page 11 of 19 COOLING Cooling System 1 Approx. Age 10-10 Cooling System Coils and Fins Clean - Clean All Unit should be leveled. Mulch should be dressed away from units. Cooling System Electrical - Ext. Ext. Disconnect Disconnect Cooling Lines - Insulation Insulation Condensate Drain - Plastic Plastic Compressor Amp Draw - Unit Unit 1, Unit 1, Unit 2 2 Min. Amp Draw unit 1 = 24 Min. Amp Draw unit 2 = 15 Differential Temp 1 - Details Details Return temp = 76 Supply temp = 56 Differential Temp = 20 Cooling System 2 Brand - York York Cooling System 2 Approx. Age 10-10 2 Ton Cooling System 2 Tonnage - 2 Ton Differential Temp 2 - Details Details Return temp = 75 Supply temp = 60 Differential temp = 15 Cooling Unit 3 - Information Information page page Brand = York Age = 10 Tonnage = 2 Min. amp. cir. = 16 Return temp. = Supply tem. = Differential temp. = GARAGE Garage Type - 3 Car Attached 3 Car Attached Garage Exterior Walls - Same Same as House as House Garage Fascia\Soffit - Aluminum Aluminum Garage Guttering - Aluminum Aluminum Garage Windows - Wood Wood Some would not stat open and should be adjusted. Garage Roof Framing Style - Gable Gable Garage Electrical System - GFCI GFCI Auto Garage Door Lift Controls Auto - Auto Safety Safety Reverse Reverse Garage Interior Walls - Drywall\Plaster Drywall\Plaster Garage Interior Ceiling - Drywall\Plaster Drywall\Plaster Garage Floor - Concrete Concrete Some cracking noted. Garage Doors - Overhead Overhead Inspection Details: Page 4 of 12 Pinnacle Home Inspections, Inc.
Page 12 of 19 ELECTRIC Main Electrical Service - Underground Underground Lateral Lateral Cable Cable Main Electrical Service Wire Aluminum - Aluminum Voltage Available - 110 / 220 110 / 220 Main Electrical Distribution Typical Panel Accessibility - Typical Main Electrical Distribution Basement Panel Location - Basement Main Electrical Disconnect - Breaker Breaker Main Panel - 200 200 Interior House Wiring - Copper Copper 80 percent 80 percent Type of House Wire - Romex Romex Grounding - Driven Rod Driven Rod Electrical Defaults - Sub Panel Sub 2 Panel 2 Safety Concern Electrical Duplex Receptacles 3 Slotted - 3 Slotted GFCI near panel would not trip when tested and should be replaced. PLUMBING PLUMBING - General Comment General Comment No check valve installed at injector pump and one should be. Municipal Main Supply Size 3/4-3/4 Municipal Main Supply Type Plastic - Plastic Main Water Shut Off - Basement Basement Interior Visible Water Pipes Copper - Copper Some discoloration noted. Waste System - Municipal Municipal Interior Waste/Vent Pipes - PVC PVC Number of Outside Spigots - 2 Type of Outside Spigots - Frost Frost Free Free Well Pump Type - Submersible Submersible Inspection Details: Page 5 of 12 Pinnacle Home Inspections, Inc.
Page 13 of 19 PLUMBING Pump Location - Well Casing Well Casing Well Pump Installation - Deep Deep W. HEATER Water Heater 1 Mfg. - Bradford Bradford White White Water Heater 1 Rated BTU Per 50,000 Hour + - 50,000 + Water Heater 1 Approx. Age 10-10 Water Heater 1 Size - 50 50 Water Heater Fuel - L.P. L.P. Water Heater Fuel Pipe - Direct Direct Vent Vent Water Heater Gas Piping - Valve Valve On On Off Off Water Heater Cold Water Valve Present - Present Temp. Pressure Relief Valve Present and Pipe - Present OK Water Heater Exterior Jacket - OK Water Heater 2 Mfg. - Bradford Bradford White White Water Heater 2 Rated BTU Per 40,000 Hour + - 40,000 + Water Heater 2 Approx. Age 10-10 Water Heater 2 Size - 50 50 LAUNDRY Laundry Sink - Metal Metal Laundry Sink Faucets - Tested Tested Laundry Sink Drain Trap - PVC PVC Laundry Water Faucets - Single Single Handle Handle Washer Drains - Trapped Line Trapped Line Dryer Vented - Wall Wall Laundry Energy Source - 220 220 Electric Electric Inspection Details: Page 6 of 12 Pinnacle Home Inspections, Inc.
Page 14 of 19 FURNACE Forced Air System 1 Mfg. - York York Large unit has rust and some damage noted due to condensate leakage and should be monitored for future leakage as this model has a documented history of ID fan gasket and housing failures and if it has not been repaired it should be before heating season. Forced Air System 1 BTU Per 90,000 Hour - + 90,000 + Forced Air System 1 Approx. 10 Age - 10 Forced Air System Energy Source Gas LP - Gas LP Hot Air System - Direct Drive Direct Drive Heat Exchanger Flame Pattern Pass - Pass Heat Exchanger Visual - Pass Pass Even when great care is taken to inspect heat exchanger visual most of it is not accessible and some problems may not be visible. Sealed heat exchanger noted and inspection of inside of unit not possible Distribution System Type - Up Up Flow Flow Distribution System Material Metal - Metal Duct Duct Thermostat - Single and Multi Single and Multi Flue Piping - PVC PVC Forced Air System 2 Mfg. - York York Some condensate dripping of lines and should be better insulated. Forced Air System 2 Approx. 10 Age - 10 Forced Air System 2 BTU Per Other Hour - Other Other = less than 100,000 Filter System - Disposable Disposable BASEMENT Basement Type - Full Percent Full Percent Basement Access - Interior Stairs Interior Stairs Inspection Details: Page 7 of 12 Pinnacle Home Inspections, Inc.
Page 15 of 19 BASEMENT Basement Foundation Walls Cement - Cement Block Block Some cracks and water penetration noted. Some horizontal cracks and slight bow noted and should be monitored for any change or evaluated by a structural contractor or engineer and any needed repair work done. Anchor Bolts Foundation Anchors - Anchor Bolts Cement, Carpet On Slab Basement Floor - Cement, Carpet On Slab Finished area on a platform. Basement Bridging - None None Some missing squash blocks noted and should be installed were I truss members cross main steel beam. Basement Structural Columns Steel - Steel Basement Structural Beams Steel - Steel Basement Ceiling Sub Floor Plywood - Plywood Basement Ceiling Joist - Truss Truss Basement Insulation - Sill Plates Sill Plates Insulation limits inspection. Basement Wall Finish - Partially Partially Finished Finished Inspection limited by finished areas. Basement Drainage - None None CRAWL SPACE Combination Crawl Space Type - Combination Inspection Details: Page 8 of 12 Pinnacle Home Inspections, Inc.
Page 16 of 19 CRAWL SPACE Crawl Space Access - Via Basement Via Basement Access to low to crawl and was inspected from the hatch. Crawl Space Foundation Walls Cement - Cement Block Block Some cracks and water penetration noted. Crawl Space Structural Columns Bearing - Bearing Wall Wall Crawl Space Ceiling Joist - Truss Truss Crawl Space Insulation - Sill Sill Crawl Space Ventilation - None None There is minimal ventilation available from the full basement area. Crawl Space Floor Vapor Barrier Present - Present Crawl Space Floor Type - Concrete Concrete Crawl Space Drainage - None None KITCHEN Kitchen Walls - Drywall Drywall Kitchen Ceiling - Drywall Drywall Kitchen Floors - Ceramic Tile Ceramic Tile Kitchen Heating Source - Central Central Kitchen Cooling Source - Central Central Kitchen Doors Windows - Tested Tested Kitchen Cabinets - Custom Wood Custom Wood Kitchen Sink Faucet - Hot and Hot Cold and Cold Kitchen Drain and Trap - PVC PVC Garbage Disposal - Continuous Continuous Feed Feed Dishwasher Approx. Age - 9 9 Dishwasher Mfg. - Other Other = ASCO Other Trash Compactor - None None Exhaust Fan Hood - Hood Ductless Hood Ductless Range Oven - Free Standing Free Standing Surface Cook top - Electrical Electrical Safety Concern Kitchen Wall Receptacles - Grounded Grounded GFCI would not trip when tested and should be repaired or replaced. Kitchen Switches Fixtures - Recessed Recessed HALF BATH Pocket Door Half Bath Doors and Windows - Pocket Door Inspection Details: Page 9 of 12 Pinnacle Home Inspections, Inc.
Page 17 of 19 Safety Concern HALF BATH Half Bath Electric Switches and Wall Fixtures - Wall Half Bath Receptacles - GFCI GFCI GFCI would not trip when tested. Half Bath Walls and Ceilings Drywall - Drywall Half Bath Exhaust System - Elect Elect Fan Fan Outdoors Outdoors Half Bath Heating and Cooling Central - Central Half Bath Sink Faucets - Single Single Lever Lever Half Bath Sink Stopper - Push Push Pull Pull Half Bath Sink Basin - Cast Marble Cast Marble Half Bath Sink Drain and Trap PVC - PVC Toilet Bowl and Tank - 2 Piece, 2 Piece, Anchored Anchored Toilet Operation - Drains, Refills Drains, Refills Fan Half Bath Ventilation - Fan Fan noisy Ceramic Tile Half Bath Floor - Ceramic Tile 1 Number of Half Baths - 1 BATHROOM Bathroom Doors, Windows - Door Door Lock Lock Upper sash would not stay up in master bath. Bathroom Electric Switches Wall and Fixtures - Wall Bathroom Receptacles - GFCI GFCI Bathroom Walls and Ceilings Drywall - Drywall Bathroom Exhaust System - Electric Electric Fan Fan Attic Attic Bathroom Sink Faucets - Single Single Lever Lever Bathroom Sink Stopper - Push Push Pull Pull Bathroom Sink Basin - Cast Marble Cast Marble Bathroom Sink Drain and Trap PVC - PVC Toilet Bowl and Tank - 2 Piece, 2 Piece, Anchored Anchored Toilet Operation - Flushes, Drains, Flushes, Refills Drains, Refills Bathtub Faucets - Bathtub Stopper - Concealed Concealed Bath Showerhead - Standard Standard Tub Wall Encl. - Ceramic Ceramic Bathroom Ventilation - Window, Window, Fan Fan Bathroom Floor - Ceramic Ceramic Inspection Details: Page 10 of 12 Pinnacle Home Inspections, Inc.
Page 18 of 19 BATHROOM Shower Stall Walls - Fiberglass Fiberglass Shower Drain - Floor Drain Stall Floor Drain Stall Shower Faucets - Single Lever Single Lever Number of Full Baths - 5 5 ATTIC Attic Accessibility - Access restricted Access restricted Some parts of the attic not accessible. Attic Entry Access - Hatch Hatch Attic Access Location - Closet Closet Attic Structural Framing Type Conventional - Conventional Attic Structural Framing Spacing 16 inches - 16 inches on Center on Center Attic Sheathing - Plywood Plywood Attic Floor Insulation - Fiberglass Fiberglass Attic Insulation Thickness - 10 10 inches inches Attic Insulation Approx. R. Value 30-30 Attic Ventilation - Gable End Gable End Attic Wiring - Exposed Exposed Attic Vent Pipes - Vented Outside Vented Outside Attic Exhaust - Vents Outside Vents Outside Attic Chimney Flues - Clay Liner Clay Liner INTERIOR Interior Cabinets and Shelving Accessible - Accessible Ceiling Fan - Sample Number Sample Tests Number Tests Whole House Fan - Not Tested Not Tested Interior Fixtures - Properly Wired Properly Wired Smoke Detectors - One On Each One Level On Each Level Stairways - With Hand Railings With Hand Railings Interior Fire Place 2 - Masonry Masonry Number of Bedrooms - 5 5 Interior Walls - Dry Wall Dry Wall Interior Ceilings - Dry Wall Dry Wall Interior Switches - Sample Number Sample Test Number Test Interior Outlets - Three Prong Three Grounded Prong Grounded Inspection Details: Page 11 of 12 Pinnacle Home Inspections, Inc.
Page 19 of 19 INTERIOR Safety Concern Interior Heat Source - Tested Tested Interior Cooling Source - Tested Tested Interior Rooms - Living Room, Living Family Room, Room, Family Dining Room, Room Dining Room Interior Fire Place 1 - Masonry Masonry Unit in the off of foyer had no poliot lit and was not tested. Visible Flues and Dampers - Operated Operated Closets - Doors in Place Doors in Place Interior Floors - Vinyl Vinyl Windows - Operated Operated Large number of windows that the top sash would not stay open when tested and all should be repaired. Inspection Details: Page 12 of 12 Pinnacle Home Inspections, Inc.