Pfeifer Home Inpsection, LLC 8332 Crystal Pointe Lane Indianapolis, Indiana 46236 317-340-1734 Lic #HI01700103 Home Inspection Report Indianapolis, IN 46236
Page 1 of 24 Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 3 Roof 5 Garage/Carport 6 Electrical 6 Attic 7 Basement 7 Crawl Space 9 Air Conditioning 9 Fireplace/Wood Stove 10 Heating System 10 Plumbing 10 Bathroom 11 Kitchen 14 Bedroom 15 Living Space 16 Summary 17
Page 2 of 24 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address City Indianapolis State IN Zip 46236 Contact Name Phone 3172589516 Email jhetterm@yahoo.com Client Information Client Name Client Address City Indianapolis State IN Zip 46236 Phone 3172589516 Email jhetterm@yahoo.com Inspection Company Inspector Name Kyle Pfeifer Company Name Address 8332 Crystal Pointe Lane City Indianapolis State IN Zip 46236 Phone 3173401734 Email pfeiferhomeinspect@gmail.com Amount Received 400.00 Conditions Others Present Buyer Property Occupied Estimated Age 1994 Entrance Faces Inspection Date 12/05/2017 Start Time 3:00pm End Time 6:30pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 45 Degrees Weather Cloudy Soil Conditions Damp Space Below Grade Basement & Crawlspace Building Type Multi-family Garage Attached
Page 3 of 24 General Information (Continued) Water Source City How Verified Sewage Disposal City How Verified Additions/Modifications None Permits Obtained N/A Lots and Grounds 1. Marginal Driveway: Concrete - We inspected the driveway and found a few cracks. Very typical to find cracks as the concrete expands and contracts with the seasons. We recommend observing the cracks for any changes. 2. Acceptable 3. Acceptable 4. Marginal Deck: Grading: Vegetation: Shrubs/bushes - All vegetation should be twelve inches away from the building. A simple trimming will take care of this issue and prevent the decay of the siding. Exterior South Exterior Surface 1. Acceptable, Not Present Type: Brick veneer - We found a crack where the garage attaches to the front of the home. The crack does suggest movement, however the width of the crack is the same throughout. Additionally, no lateral movement was visible. We recommend watching the cracks for any changes.
Page 4 of 24 Exterior (Continued) Exterior Surface 2. Marginal Type: Wood siding - Moisture stains 3. Marginal Trim: Wood - Wood rot 4. Marginal Fascia: Several sections of fascia appears to be rotting. Further assessment will be required to determine extent of damage. 5. Marginal Soffits: A large crack has developed. A qualified contractor will need to repair the soffit. 6. Acceptable Entry Doors: Metal - A deadbolt is not installed on one of the doors in the garage. The door does look, however the door would be more secure with a deadbolt.
Page 5 of 24 Exterior (Continued) 7. 8. Acceptable 9. Acceptable 10. Acceptable Patio Door: Exterior Lighting: Hose Bibs: Gate Gas Meter: Exterior surface mount at side of home Roof Main Roof Surface 1. Method of Inspection: On roof 2. Acceptable Material: Asphalt shingle - The roof was found in good condition. 3. Type: Hip 4. Approximate Age: 1-3 years 5. Acceptable Flashing: Aluminum 6. Acceptable Skylights: Insulated glass 7. Acceptable Plumbing Vents: PVC - A PVC vent stack was discovered in working condition on the roof. North Chimney 8. Defective Chimney: Framed - A few areas of rot were noticed around the chimney. As we were unable to inspect the flue, a level II chimney inspection is recommend by a qualified contractor. A yearly chimney sweep is recommended as well. 9. Not Inspected Flue/Flue Cap: Unable to view due to height - A qualified contractor is recommended to evaluate and estimate repairs
Page 6 of 24 Garage/Carport Attached Garage 1. Type of Structure: Attached Car Spaces: 3 2. Acceptable Garage Doors: Insulated aluminum 3. Defective Door Operation: Mechanized - We tested the garage doors auto reverse function and it failed. A qualified overhead door technician will need to adjust the setting so it works properly. Electrical 1. Service Size Amps: 200 Volts: 110-240 VAC 2. Acceptable Service: Copper 3. Not Present Carbon Monoxide Detectors: We did not notice any carbon monoxide detectors in the home. Garage Electric Panel 4. Acceptable Manufacturer: Cutler-Hammer 5. Maximum Capacity: 200 Amps 6. Acceptable Main Breaker Size: 200 Amps - The inside of the panel was up to code with no visible red flags. 7. Acceptable Breakers: Copper 8. Acceptable Fuses: Screw type 9. Is the panel bonded? Yes
Page 7 of 24 Attic North Attic 1. Method of Inspection: In the attic 2. Acceptable Roof Framing: 2x10 Rafter - The structure in this particular home is in good shape. 3. Acceptable 4. Marginal Ventilation: Insulation: Blown in - Recommend additional insulation be installed 5. Acceptable Vapor Barrier: Paper Basement Sub Basement 1. 2. Marginal 3. Marginal Ceiling: Walls: Paint - Several holes were found in the drywall down in the basement. A qualified contractor will need to make the neccessary repairs. Floor: Carpet - Eight to ten lineal feet of trim is missing in the Northwest corner of the basement. A qualified contractor will need to repair the trim.
Page 8 of 24 Basement (Continued) 4. Marginal Sink/faucet: The faucets aerator is malfunctioning. Water sprays in all directions when the water is turner on. 5. Marginal Windows: Wood casement - The handle for the window is missing. 6. Acceptable Sump Pump: Submerged - The sump was in working condition during inspection, however it is past is suggested useful life cycle. We would recommend budgeting for a replacement pump.
Page 9 of 24 Crawl Space South Crawl Space 1. Method of Inspection: In the crawl space 2. Acceptable Access: Open 3. Moisture Location: 4. Marginal Moisture Barrier: Plastic under gravel - A layer of plastic was found in the crawlspace, however is was pulled toward the center not functioning correctly. Air Conditioning Main AC System 1. Acceptable A/C System Operation: Appears serviceable 2. Acceptable Condensate Removal: PVC 3. Acceptable Exterior Unit: Pad mounted 4. Manufacturer: Goodman 5. Model Number: gsx130481be Serial Number: 1601094257 6. Area Served: Whole building Approximate Age: 1-5 7. Fuel Type: 110 VAC Temperature Differential: 8. Type: Central A/C Capacity: 3 Ton 9. Acceptable Visible Coil: Aluminum 10. Acceptable Refrigerant Lines: Suction line and liquid line - The suction line was properly insulated to the furnace and the liquid line is in good condition. 11. Acceptable Thermostats: Individual
Page 10 of 24 Fireplace/Wood Stove Family Room Fireplace 1. Acceptable Fireplace Construction: Prefab 2. Type: Gas log 3. Acceptable Fireplace Insert: Standard Heating System Basement Heating System 1. Acceptable Heating System Operation: Appears functional 2. Manufacturer: Goodman 3. Model Number: capf4860d6db Serial Number: 1507296176 4. Type: Forced air Capacity: 100,000 BTUHR 5. Area Served: Whole building Approximate Age: 1-5 6. Fuel Type: Natural gas 7. Acceptable Heat Exchanger: 4 Burner 8. Acceptable Blower Fan/Filter: Direct drive with disposable filter - We always recommend replacing the filter in any new home. 9. Acceptable Flue Pipe: Double wall 10. Acceptable Thermostats: Individual 11. Suspected Asbestos: No Plumbing 1. Acceptable 2. Acceptable Service Line: Main Water Shutoff: Crawl Space
Page 11 of 24 Plumbing (Continued) 3. Defective Drain Pipes: PVC - In the crawl space we discovered a pool of water near the main drainage line. A qualified contractor is recommended to evaluate the damage. Basement Water Heater 4. Acceptable Water Heater Operation: Functional at time of inspection 5. Manufacturer: A.O. Smith 6. Model Number: fsg75230 Serial Number: mj94-0021495-s06 7. Type: Natural gas Capacity: 75 Gal. 8. Approximate Age: 1991 Area Served: Whole building 9. Acceptable Flue Pipe: Double wall 10. Acceptable TPRV and Drain Tube: Copper - The pressure release valve is up to co Bathroom 2nd floor main Bathroom 1. Acceptable Electrical: 110 VAC - All the outlets were tested in this room and demonstrated no sign of any issues.
Page 12 of 24 Bathroom (Continued) 2. Defective Toilets: 1 1/2 Gallon Tank - Upon flushing the toilet water began leaking from a bolts from the tank of the toilet. A qualified contractor will need to correct this issue. 2nd floor Bathroom 3. Acceptable Toilets: 1 1/2 Gallon Tank - Inside of the tank of the toilet rust was observed. This is typical on the inside and did not effect the operation of the toilet. 4. HVAC Source: 5. Ventilation: Master Bathroom Bathroom 6. Marginal Windows: Wood casement - Water is pooling toward one corner of this window. The window did open and close. 7. Marginal Electrical: 110 VAC - When power is turned on these outlets do not function.
Page 13 of 24 Bathroom (Continued) 8. Defective Faucets/Traps: Delta fixtures with a PVC trap - The P trap is disconnected and will need to be repaired. 9. Acceptable Tub/Surround: Fiberglass tub and ceramic tile surround - No way to maintenance the pump, electrical wiring, drainage lines, etc. We did test the tub and everything was working correctly. Basement Bathroom 10. Marginal Ceiling: Texture paint - Several cracks and nail pops were noted all over the house. We observed many old water stains and drywall repairs. 11. Marginal Walls: Paint - Additional photos of the damaged drywall in the basement. A qualified contractor will need to complete the required repairs.
Page 14 of 24 Bathroom (Continued) 12. Marginal Counter/Cabinet: Wood - The vanity in the basement is missing the trim piece at the bottom. 13. Marginal Ventilation: Electric ventilation fan - The cover is missing on this exhaust fan. Kitchen 1st Floor Kitchen 1. Acceptable Cooking Appliances: A loose board was discovered under the island blocking a vent. Further assessment by a qualified contractor is required. 2. Acceptable 3. Marginal Disposal: Dishwasher: A high loop was not correctly installed under the kitchen sink. A high loop prevents any backflow of water into the dishwasher. A qualified contractor will need to correct this issue. 4. Air Gap Present? No
Page 15 of 24 Kitchen (Continued) 5. Acceptable 6. Marginal Refrigerator: Doors: Sliding - The sliding door leading to the deck appears to be leaking. A qualified contractor will need to evaluate the door. Bedroom Bedroom 1. Defective Windows: Wood casement - Hard operation Bedroom 2. Defective Floor: Vinyl Planking - The transition strip leading into the office on the 1st floor is loose. 3. Defective Electrical: 110 VAC - We observed an outlet with a scorch mark and a fan needing to be re-enforced where the fixture attaches to the ceiling.
Page 16 of 24 Living Space upstairs Living Space 1. Marginal Electrical: The smoke detectors had no indication of when they were installed. It is recommended smoke alarms are replaced every ten years. In a few areas the detector was missing. A qualified contractor needs to review the home. Family Room Living Space 2. Defective Windows: Wood casement - Hard operation
Page 17 of 24 Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds 1. Driveway: Concrete - We inspected the driveway and found a few cracks. Very typical to find cracks as the concrete expands and contracts with the seasons. We recommend observing the cracks for any changes. 2. Vegetation: Shrubs/bushes - All vegetation should be twelve inches away from the building. A simple trimming will take care of this issue and prevent the decay of the siding. Exterior 3. Exterior Surface Type: Wood siding - Moisture stains 4. Trim: Wood - Wood rot 5. Fascia: Several sections of fascia appears to be rotting. Further assessment will be required to determine extent of damage.
Page 18 of 24 Marginal Summary (Continued) 6. Soffits: A large crack has developed. A qualified contractor will need to repair the soffit. Attic 7. North Attic Insulation: Blown in - Recommend additional insulation be installed Basement 8. Sub Basement Walls: Paint - Several holes were found in the drywall down in the basement. A qualified contractor will need to make the neccessary repairs. 9. Sub Basement Floor: Carpet - Eight to ten lineal feet of trim is missing in the Northwest corner of the basement. A qualified contractor will need to repair the trim.
Page 19 of 24 Marginal Summary (Continued) 10. Sub Basement Sink/faucet: The faucets aerator is malfunctioning. Water sprays in all directions when the water is turner on. 11. Sub Basement Windows: Wood casement - The handle for the window is missing. Crawl Space 12. South Crawl Space Moisture Barrier: Plastic under gravel - A layer of plastic was found in the crawlspace, however is was pulled toward the center not functioning correctly. Bathroom 13. Master Bathroom Bathroom Windows: Wood casement - Water is pooling toward one corner of this window. The window did open and close. 14. Master Bathroom Bathroom Electrical: 110 VAC - When power is turned on these outlets do not function.
Page 20 of 24 Marginal Summary (Continued) 15. Basement Bathroom Ceiling: Texture paint - Several cracks and nail pops were noted all over the house. We observed many old water stains and drywall repairs. 16. Basement Bathroom Walls: Paint - Additional photos of the damaged drywall in the basement. A qualified contractor will need to complete the required repairs. 17. Basement Bathroom Counter/Cabinet: Wood - The vanity in the basement is missing the trim piece at the bottom. 18. Basement Bathroom Ventilation: Electric ventilation fan - The cover is missing on this exhaust fan.
Page 21 of 24 Marginal Summary (Continued) Kitchen 19. 1st Floor Kitchen Dishwasher: A high loop was not correctly installed under the kitchen sink. A high loop prevents any backflow of water into the dishwasher. A qualified contractor will need to correct this issue. 20. 1st Floor Kitchen Doors: Sliding - The sliding door leading to the deck appears to be leaking. A qualified contractor will need to evaluate the door. Living Space 21. upstairs Living Space Electrical: The smoke detectors had no indication of when they were installed. It is recommended smoke alarms are replaced every ten years. In a few areas the detector was missing. A qualified contractor needs to review the home.
Page 22 of 24 Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Roof 1. North Chimney Chimney: Framed - A few areas of rot were noticed around the chimney. As we were unable to inspect the flue, a level II chimney inspection is recommend by a qualified contractor. A yearly chimney sweep is recommended as well. Garage/Carport 2. Attached Garage Door Operation: Mechanized - We tested the garage doors auto reverse function and it failed. A qualified overhead door technician will need to adjust the setting so it works properly. 3. Attached Garage Windows: Plumbing 4. Drain Pipes: PVC - In the crawl space we discovered a pool of water near the main drainage line. A qualified contractor is recommended to evaluate the damage. Bathroom 5. 2nd floor main Bathroom Toilets: 1 1/2 Gallon Tank - Upon flushing the toilet water began leaking from a bolts from the tank of the toilet. A qualified contractor will need to correct this issue.
Page 23 of 24 Bathroom (Continued) Toilets: (continued) 6. Master Bathroom Bathroom Faucets/Traps: Delta fixtures with a PVC trap - The P trap is disconnected and will need to be repaired. Bedroom 7. Bedroom Windows: Wood casement - Hard operation 8. Bedroom Floor: Vinyl Planking - The transition strip leading into the office on the 1st floor is loose. 9. Bedroom Electrical: 110 VAC - We observed an outlet with a scorch mark and a fan needing to be re-enforced where the fixture attaches to the ceiling.
Page 24 of 24 Bedroom (Continued) Electrical: (continued) Living Space 10. Family Room Living Space Windows: Wood casement - Hard operation