1 of 46 Integrity Home Inspection & Testing, LLC Larry G. Karschner 8 Redwood Drive Kearney, NE 68845 Email: lkarschner@frontiernet.net Phone: 308-627-5471 Fax: 308-234-4804 Web: www.kearneyhomeinspections.com This report is solely for the benefit of the Client. Any person or party designated by the Client to receive information in this report shall be subject to the TERMS AND CONDITIONS contained herein. Such designation shall be provided in writing to the inspector. This report is intended only as a general guide to help the client make his or her own evaluation of the overall condition of the home, and it is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The inspection and report are not intended to be technically exhaustive, or imply that every component was inspected, or that every possible defect was discovered. As requested a visual inspection was conducted on the above property. The inspection reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. Each of the items listed in the Report Summary or in the body of the inspection report may require further evaluation and repair by licensed trade's people. Thank you for selecting Integrity Home Inspection & Testing, LLC. If you have any questions regarding the report or the property, please feel free to call me. Sincerely, Larry G. Karschner
2 of 46 Client Information: Sample Client Inspection Date: October 14, 2014 Time: 9:20 AM to 11:30 AM Weather: Partly cloudy and 47 degrees Property Information: 1904 to 1996 Sample Home 2 Sample Address NE 69999
Summary 3 of 46
4 of 46 Site Grounds & Grading Steps to Building The surface of the brick on the south wall of the entry step is cracked and pulling away. Monitor and repair as needed to prevent further deterioration. General Grading / Drainage Downspout extension are not provided. Where extension are missing water will pool near the foundation wall. Recommend adding a downspout extension and removing the splash block. The grade should slope grade away approximately 1 inch per foot within 6 feet of the foundation. Splash blocks will allow water to pool near the foundation wall. Fences and Gates The north vinyl gate latch and hinge needs to be adjusted. Recommend tightening the nuts on the latch rod bolts. Exterior & Structure Building Information Because the home was occupied at the time of the visual inspection some defects may be hidden from view. Once the home is empty, if possible, a walk-through of the home is recommended before closing. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Note: Properties constructed prior to 1978 may contain lead in the paint, varnish and plumbing pipe solder. More information can be obtained at www.epa.gov/lead.com or Nebraska Department of Health and Human Services, Lead Program. The Transite furnace flue pipe is known to contain a high level of asbestos. The gray wrap on the furnace duct work is known to contain a high level of Chysotile Asbestos. Asbestos containing heat duct insulation and flue pipe can be maintained in place. Note: More information can be obtained at www.ndhhs/asbestos.com or Nebraska Department of Health and Human Services, Asbestos Program. Exterior Wall Covering The paint is missing and swelling is visible along the drip edge of the clap board house siding. The house siding appears to be Color Lock which no longer manufactured. The siding is damaged at the south side of the home. Recommend maintaining the paint on the siding to preserve. The garage siding is composite Masonite siding. Several of the metal outside corner caps have pulled away and need to be re-attached secured. Trim Recommend upgrading the paint on the exterior wood trim. Exterior Receptacles The exterior outlet on the east side of the home was already tripped and could not be reset at the time of the inspection. You should consult and experienced licensed electrical contractor for repairs. Roof Roof Covering According to the home owner the roof was replaced by the previous home owner in 2008. No weather related impact marks causing granule loss was observed. Normal granule loss was observed. It is the inspector's opinion the roof is functioning properly, protecting from moisture entry and considered to be satisfactory. The purpose of the roof inspection is to report the condition, approximate age and pre-existing damage. Verifying insurability of the roof surface before closing is the responsibility of your insurance company. Plumbing
5 of 46 Water Heater The relief valve overflow extension is not provided. The extension pipe is a safety device. If hot water and steam is released from the relief valve the pipe will redirects it to the floor area. If not the hot water or steam could potentially hit a person in the face or chest. The water temperature tested between 110 and 115 degrees at several locations in the home. Note: According to the industry experts, the average water heater life in the U.S is 8 to 15 years. A catch pan is recommended under all water heaters. If the water heater leaks damage to property and furnishings will occur if the leaking water fails to dump into the floor drain. Fixtures The drain pipe for the north west bathtub was leaking at the time of the inspection. You should consult an experienced pluming contractor about repairs. Electrical Main Panel Two 20 amp circuit breakers are double tapped. One is the #19 and the second is the #20 circuit breaker. The second wire in each circuit breaker is a proper sized 12 gauge wire. Note: Double tapped (double lugging) is connecting two wires to one breaker where there should be only one wire. The inspection of the double tapped circuit breakers does not involve determining if the circuit is overloaded. You should consult a licensed electrical contractor if circuit failure occurs. The photo of the main service panel with the cover removed by the inspector. Sub Panel On the east wall of the garage there is a electrical switch box with one fuse. Recommend locking electrical boxes within reach of children. Circuits & Conductors GFCI outlets are not provided at the north west bathroom and the garage. Properties more than 25 years old may not have GFCI outlets upgraded in the bathroom, kitchen, garage wall outlets and outdoor receptacles as required by electric codes. Interior Floors The north west carpet has bleach spots. All flooring defects like squeaks and stains may not be visible at the time of the inspection due to property location and position. Some squeaky flooring will need to be stepped on in the right place which is more likely to occur when the home is lived in. Ceilings The ceiling texture was repaired in the family room. The ceiling texture above the master bathroom shower is damaged. Interior Doors The north east bedroom closet is missing door knobs. The laundry room entry door sticks on the latch jamb. The master bedroom entry door has a hole on the interior surface. Stairs / Railings A handrail is not provided to the attic. Windows The crank handle face plate is cracked at the south wall of the master bedroom. The cranked face plate makes the window difficult to close. The window brand name is Anderson and Comfort Window. Bathroom 1 Bathtub The tub drain grill is loose. Recommend sealing the gap between the tub faucet and shower wall to stop moisture entry. At the time of the inspection water was dripping from the tub drain pipe.
6 of 46 Moisture & Mildew There appears to be mold or mildew on the drywall inside the plumbing access. Note: If the only mildew or mold you find is a small problem, like a moldy shower or tub, clean it and maintain the area to keep it mold-free. Receptacles There are non-gfci receptacles in the bathroom. Bathroom 2 Ventilation The ceiling texture is damaged above the master bathroom shower. An exhaust fan is not provided. While a window can provide adequate ventilation, it is recommended that all bathrooms have ventilation provided to remove moist air. Note: If an exhaust fan is to be installed recommend installing a timer at the switch for all the bathroom exhaust fans. Basement / Crawlspace Moisture & Mildew The north crawlspace dirt floor is wet below the dripping drain pipe for the north west bathroom. Heating Heat Distribution All of the ductwork is not visible to the inspector. The visible duct work is missing foil tape or paste. The cost of air duct leaks can be significant if all duct connection joints are not sealed properly with paste or foil tape. Garage Vehicle Doors The bottom panel of the east garage door is damaged. Garage Door Opener A door opener is not provided for both garage doors. Shed Description The garden shed roof needs to be upgraded and it is not setting on a foundation.
7 of 46 Site Grounds & Grading This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. When decks and porches are built close to the ground where no viewing or access is possible, we cannot make accurate opinions. These areas as well as others that are too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in this report. We routinely recommend that inquiry be made with the seller about knowledge of conditions. Sidewalks / Walkways Type: Concrete Driveway Type: Concrete Steps to Building Step Type: Concrete Landing Type: Concrete Railing: No The surface of the brick on the south wall of the entry step is cracked and pulling away. Monitor and repair as needed to prevent further deterioration.
8 of 46 Grading at House Wall The visual inspection of the grade around the structure provided "no" evidence of water pooling at the house wall. Note: During a rain shower if water pools near the foundation wall it recommend that fill be added to slope the grade away approximately 1" per foot within 6 feet of the foundation. General Grading / Drainage Problems Roof-runoff pools near the foundation. Downspout extension are not provided. Where extension are missing water will pool near the foundation wall. Recommend adding a downspout extension and removing the splash block. The grade should slope grade away approximately 1 inch per foot within 6 feet of the foundation. Splash blocks will allow water to pool near the foundation wall. Patio / Terrace Type: Concrete Location: West
9 of 46 Fences and Gates The north vinyl gate latch and hinge needs to be adjusted. Recommend tightening the nuts on the latch rod bolts.
10 of 46 Exterior & Structure Our inspection of the Exterior grounds includes the surface drainage, grading, some fencing, gates, sidewalks, patios, driveways, and retaining walls adjacent to the structure. The inspection of the exterior of the building includes the cladding, trim, eaves, fascias, decks, porches, downspouts, railings, doors, windows and flashings. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks present along with rotation, we routinely recommend further evaluation be made by a qualified professional structural engineer. The grading of the soil should allow for surface and roof water to flow away from the foundation. All concrete slabs experience some degree of cracking due to shrinkage in the drying process or minor settlement. All items listed are inspected for their proper function, poor installation, excessive wear and general state of repair. Where deck carpeting, stacked firewood, excessive vegetation, soil and other coverings are installed over decking and patio surfaces, the materials or their nature of construction and condition of the underneath these coverings cannot be determined. Building Information Year Constructed: 1904, 1906 and 1996 Type: Single Because the home was occupied at the time of the visual inspection some defects may be hidden from view. Once the home is empty, if possible, a walk-through of the home is recommended before closing. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Note: Properties constructed prior to 1978 may contain lead in the paint, varnish and plumbing pipe solder. More information can be obtained at www.epa.gov/lead.com or Nebraska Department of Health and Human Services, Lead Program. The Transite furnace flue pipe is known to contain a high level of asbestos. The gray wrap on the furnace duct work is known to contain a high level of Chysotile Asbestos. Asbestos containing heat duct insulation and flue pipe can be maintained in place. Note: More information can be obtained at www.ndhhs/asbestos.com or Nebraska Department of Health and Human Services, Asbestos Program. Transite flue pipe Transit flue pipe in the attic. Gray duct pipe wrap.
11 of 46 Wall Structure Type: Wood Frame The inspection of the interior and exterior of the property provided no obvious visual evidence of structural defects. Foundation Type: Concrete, Block The foundation is not visible below grade or behind finished walls. The visible foundation appears to be functioning properly. Columns Type: Concrete, Block, Wood
12 of 46 Exterior Wall Covering Type: Other Problems Paint is peeling off of the siding material. Blistering or puckering was observed in composite clapboard siding. The paint is missing and swelling is visible along the drip edge of the clap board house siding. The house siding appears to be Color Lock which no longer manufactured. The siding is damaged at the south side of the home. Recommend maintaining the paint on the siding to preserve. The garage siding is composite Masonite siding. Several of the metal outside corner caps have pulled away and need to be re-attached secured. Exterior Doors Type: Metal
13 of 46 Gas Meter / Piping Eaves & Soffits Trim Type: Wood Recommend upgrading the paint on the exterior wood trim.
14 of 46 Downspouts Problems The downspouts cause water to pool or flow to the house. Downspouts without proper 5' to 6' extensions will allow water to pool next to the foundation wall. Exterior Windows Exterior Receptacles Condition: Recommend Upgrading Type: GFCI The exterior outlet on the east side of the home was already tripped and could not be reset at the time of the inspection. You should consult and experienced licensed electrical contractor for repairs.
15 of 46 Roof The inspection of the roof system includes a visual examination of the surface materials, connections, penetrations and roof drainage systems. We examine the roofing material for damage and deterioration. We examine the roof system for possible leaks, damage and conditions that suggest limited remaining service life. We may offer opinions concerning repair and/or replacement if warranted. Opinions stated herein concerning the roofing material are based on the general condition of the roof system as evidence by our visual inspection. These do not constitute a warranty that the roof is or will remain, free of leaks. All roofing systems require annual maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of the roof covering and flashings. When provided, our estimates of the roof's life expectancy are based on the assumption that the roof will be properly maintained during that period. The only way to determine whether a roof is absolutely watertight i s to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection and we cannot confirm this condition. We suggest that an annual inspection of the Attic area be performed where accessible to identify if any leaks are evident. Roof Style Type: Gable, Hip The inspection of the roof was conducted by the inspector walking on the roof surface.
16 of 46 Roof Covering Shingle Type: Asphalt Observations Layers Observed: 1 Approximate Age: 10 or less. According to the home owner the roof was replaced by the previous home owner in 2008. No weather related impact marks causing granule loss was observed. Normal granule loss was observed. It is the inspector's opinion the roof is functioning properly, protecting from moisture entry and considered to be satisfactory. The purpose of the roof inspection is to report the condition, approximate age and pre-existing damage. Verifying insurability of the roof surface before closing is the responsibility of your insurance company. Roof Leaks Leaks Observed: None Observed Viewed From: Roof The interior inspection provided "no" evidence of water penetration of the roofing material. Exposed Flashing Type: Galvanized, Rubber Gutters & Downspouts Type: Aluminum Extensions: No extensions Downspout does not divert water away from foundation properly were extensions are missing.
17 of 46 Plumbing Our Inspection of the plumbing system includes a visual examination of the exposed portions of the domestic water supply, drain waste, vent, gas lines, faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint connection, especially in walls, floors and ceiling voids. A sewer lateral test is necessary to determine the condition of the underground sewer lines. This type of test is beyond the scope of this inspection. Our review of the plumbing system does not include water softeners, landscape irrigation systems, water wells, on site and/or private water supply systems, off site community water supply systems, or private (septic) waste disposal systems unless specifically noted. A qualified specialist prior to the closing of escrow can perform review of these systems. Our inspection of the water heater includes a visual examination of the accessible portions of the tank, gas, electrical and/or water connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The inspector cannot light pilot lights due to the liability. Water Service Type: Public The main water supply shut off is the valve with the blue handle located at the south east corner of the basement. Water Entrance Type: Copper, Plastic Pipes Type: Copper Flow rate: Satisfactory Leaks from freeze damaged exterior water faucets may not be visible at the time of the inspection. When using the faucet for the first in the spring make sure it is not leaking on the interior before leaving it unattended. Never leave a garden hose attached to your outdoor faucet in winter as water in the hose may add to the risk that the faucet will be freeze damaged.
18 of 46 Waste Pipe type: Cast iron, Plastic Septic type: Public Vent Pipes Type: Cast iron, Plastic Drain Type: Cast iron, Plastic The inspector make every effort to find visible areas of concerns, some area can go unnoticed. Washing machine and dishwasher lines for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Fuel Service Type: Gas meter Locations Meter location: East Shutoff-valve location: Lower left side as you face the meter. Note: Access to the gas meter shut off needs to be maintained in case of an emergency.
19 of 46 Water Heater Water Heater Data Extension: Not present Relief valve: Present Seismic Restraint: Not present Gas shutoff: Present Venting (air supply): Not applicable Expansion tank: Not applicable Location & Capacity Location: Basement Capacity (gallons): 40 Problems There is improperly installed overflow piping. The relief valve overflow extension is not provided. The extension pipe is a safety device. If hot water and steam is released from the relief valve the pipe will redirects it to the floor area. If not the hot water or steam could potentially hit a person in the face or chest. The water temperature tested between 110 and 115 degrees at several locations in the home. Note: According to the industry experts, the average water heater life in the U.S is 8 to 15 years. A catch pan is recommended under all water heaters. If the water heater leaks damage to property and furnishings will occur if the leaking water fails to dump into the floor drain.
20 of 46 Fixtures Problems There are signs of leakage. The drain pipe for the north west bathtub was leaking at the time of the inspection. You should consult an experienced pluming contractor about repairs.
21 of 46 Electrical Our examination of the electrical system includes a visual examination of the exposed and accessible branch circuits, wiring, service panel, over current protection devices, lighting fixtures, switches, and receptacles. Service equipment, proper grounding, wiring methods and bonding are focal points. We inspect for adverse conditions such as lack of grounding and bonding, over-fusing, exposed wiring, open-air wire splices, reverse polarity and defective GFCI's. The hidden nature of the electrical wiring prevents inspection of every length of wire or their connections. Telephone, video, cable, audio, security systems and other low voltage systems were not included in this inspection unless specifically noted. We recommend you have the seller or a specialist demonstrate the serviceability or locations of these systems to you if necessary. Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all Bedroom doors and in Bedrooms. These units should be tested monthly. Service Line Entrance Conductor: Aluminum Type of wiring: Romex Main disconnect location: Main service panel and meter Number of circuits: 18 Service Entrance Cable Volts: 240-120V Type: Underground Capacity: 100 amp Location: West
22 of 46 Main Panel Location: South west wall of the basement Volts: 240-120V Capacity: 100 A Type: Circuit-breakers Grounding & Bonding Grounding: Grounded Bonding: Not determined Two 20 amp circuit breakers are double tapped. One is the #19 and the second is the #20 circuit breaker. The second wire in each circuit breaker is a proper sized 12 gauge wire. Note: Double tapped (double lugging) is connecting two wires to one breaker where there should be only one wire. The inspection of the double tapped circuit breakers does not involve determining if the circuit is overloaded. You should consult a licensed electrical contractor if circuit failure occurs. The photo of the main service panel with the cover removed by the inspector. Sub Panel Volts: 240-120V Capacity: 100 A Type: Fuses Grounding & Bonding Grounding: Grounded Bonding: Not determined On the east wall of the garage there is a electrical switch box with one fuse. Recommend locking electrical boxes within reach of children. Smoke Detectors Smoke Detectors: Tested It is recommended that smoke detectors are replaced every 5 years. Note: It is recommended that additional carbon monoxide detectors be installed in appropriate locations. Additional detectors on every level and in every bedroom of a home provides extra protection.
23 of 46 Circuits & Conductors Type of wiring: Romex Exterior GFCI Outlets Exterior GFCI Receptacles: No # of Outlets: 1 Garage GFCI Outlets Garage GFCI Receptacles: No Kitchen GFCI Outlets Kitchen GFCI Receptacles: Yes # of Outlets: 1 Bathroom GFCI Outlets Bathroom GFCI Outlets: Yes # of Outlets: 1 GFCI outlets are not provided at the north west bathroom and the garage. Properties more than 25 years old may not have GFCI outlets upgraded in the bathroom, kitchen, garage wall outlets and outdoor receptacles as required by electric codes. Outlets, Fixtures, & Switches Testing Information Testing Method: GFCI tester and voltage detector Number Tested: Representative number Outlets Non-GFCI See the exterior electrical rectacle section.
24 of 46 Attic Our inspection of the Attic includes a visual examination of the roof framing, plumbing, electrical, and mechanical systems. There are often heating ducts, bathroom vent ducts, electrical wiring, chimneys and appliance vents in the Attic. We examined these systems and components for proper function, unusual wear and general state of repair, leakage, venting and unusual or improper improvements. When low clearances and deep insulation prohibits walking in an unfinished Attic, inspection will be from the access opening only. Vaulted ceilings cannot be inspected. Attic Sheathing Observed: Observed Ceiling Frame Type: Joist framing Roof Frame Type: Rafter framing Type of Sheathing: Dimensional lumber Attic Insulation Type of Insulation: Poured Location: In-floor Average Depth (inches): 10 to 20 Attic Ventilation Type: Roof vents, Soffit vents Fan Type: None observed Vent Pipes & Flashing Leaks Observed: No leaks During the inspection of the roof no cracks or gaps observed at the vent pipe roof boots.
25 of 46 Moisture & Mildew Degree of Damage: None Attic Access Location: Ceiling of the kitchen pantry Access Method: Scuttle hole, Stairs
26 of 46 Interior Our inspection of the Interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, cabinetry, countertops, steps, stairways, balconies and railings. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases some of the items may not be inspected. The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Floors Type: Softwood, Carpet The north west carpet has bleach spots. All flooring defects like squeaks and stains may not be visible at the time of the inspection due to property location and position. Some squeaky flooring will need to be stepped on in the right place which is more likely to occur when the home is lived in. The carpet bleach stain. Ceilings Type: Drywall Problems There are cracks or loose sections in the ceiling. There is evidence of water damage to the ceiling. The ceiling texture was repaired in the family room. The ceiling texture above the master bathroom shower is damaged. Patched ceiling in the family room Walls Type: Drywall
27 of 46 Interior Doors Problems The door malfunctions when opening/closing. The doors are damaged. The north east bedroom closet is missing door knobs. The laundry room entry door sticks on the latch jamb. The master bedroom entry door has a hole on the interior surface. Closet doors missing hardware Laundry room door sticks on the jamb Hole in master bedroom entry door
28 of 46 Stairs / Railings A handrail is not provided to the attic. Stairs to attic Stairway to basement First flight of stairs to basement Moisture & Mildew Degree of Damage: Some condensation Interior Information Number of Bedrooms: 3 Number of Bathrooms: 2 Windows Type: Double hung, Fixed, Casement Material: Vinyl, Wood Glass Properties: Insulated glass The crank handle face plate is cracked at the south wall of the master bedroom. The cranked face plate makes the window difficult to close. The window brand name is Anderson and Comfort Window. Broken cover for the casement window crank handle at the south master bedroom wall.
29 of 46 Utility/Laundry Room Location: Main Floor Hallway Utility/Laundry Room Description Access: Interior opening Laundry Facilities: Washers, Dryers # Washers: 1 # Dryers: 1 Tested: No Use rigid metal dryer ducts instead of flexible ducts made of foil or plastic will sag and allow lint to collect. Note: "Plastic or Mylar" dryer duct" sold at various suppliers does not say on the packaging that it can be used for clothes dryer ducts...it specifically says bathroom venting. Plastic duct is not a UL approved dryer duct material, it may not be code approved and its use will probably void any dryer manufacturer warranty." Solid metal rigid dryer duct, aluminum; functional, modest cost, easy to handle, but requires use of elbows to make bends handled by flex duct installations. Laundry room Rigid vent pipe
30 of 46 Bathroom 1 Our inspection of the bathrooms included a visual examination of the readily accessible portions of the floors, walls, ceilings, cabinets, countertops and plumbing fixtures. Bathrooms are inspected for water drainage, damage, deterioration to floor and walls, proper function of components, active leakage, unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water flow and pressure. Fixtures are tested using normal operating controls. Vent fans and their ductwork are tested for their proper operation and examined where visible. Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are watertight is beyond the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be require ed in the future. Location Location: Main Floor North Floor Type: Carpet Toilets
31 of 46 Bathtub Type: Built-in Problems The seal is caulked improperly. The tub drain grill is loose. Recommend sealing the gap between the tub faucet and shower wall to stop moisture entry. At the time of the inspection water was dripping from the tub drain pipe. Loose drain grate Gap by water spigot allows water entry Water leaking under tub Behind tub mold growth Shower Walls Type: Ceramic tile Moisture & Mildew Degree of Damage: Mold and mildew There appears to be mold or mildew on the drywall inside the plumbing access. Note: If the only mildew or mold you find is a small problem, like a moldy shower or tub, clean it and maintain the area to keep it mold-free. Ventilation Bathroom window present: Yes Fan Vents to: Attic
32 of 46 Sinks Receptacles Condition: Recommend Upgrading Type: Non-GFCI There are non-gfci receptacles in the bathroom.
33 of 46 Bathroom 2 Our inspection of the bathrooms included a visual examination of the readily accessible portions of the floors, walls, ceilings, cabinets, countertops and plumbing fixtures. Bathrooms are inspected for water drainage, damage, deterioration to floor and walls, proper function of components, active leakage, unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water flow and pressure. Fixtures are tested using normal operating controls. Vent fans and their ductwork are tested for their proper operation and examined where visible. Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are watertight is beyond the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be require ed in the future. Location Location: Masterbath Overview 1 Masterbath 2 Floor Type: Ceramic tile Floor tiles that are used in wet areas frequently require sealing to avoid staining and water penetration. Manufacture guidelines for preparation must be followed before sealing. Toilets
34 of 46 Bathtub Type: Stall shower Shower Walls Type: Fiberglass Receptacles Type: GFCI Moisture & Mildew Degree of Damage: Some condensation See the ventilation section. Sinks Ventilation Bathroom window present: Yes Fan Vents to: Attic The ceiling texture is damaged above the master bathroom shower. An exhaust fan is not provided. While a window can provide adequate ventilation, it is recommended that all bathrooms have ventilation provided to remove moist air. Note: If an exhaust fan is to be installed recommend installing a timer at the switch for all the bathroom exhaust fans. Ceiling damage above stall shower in Master bath
35 of 46 Kitchen Inspection of standalone refrigerators, freezers and built-in icemakers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection to inspect below or behind them. Portable dishwashers are not inspected, as they require connection to facilitate testing and are sometimes not left with the home. Cabinets Kitchen 1 Counters Type: Laminate Flooring Type: Wood Receptacles Type: GFCI Ventilation Fan Vents to: Interior
36 of 46 Microwave Type: Operating Make: Oster Refrigerator Type: Operating Make: Amanda Fridge Mold growth on gasket.
37 of 46 Disposal Type: Operating Make: King Gourmet Disposal Moisture & Mildew Degree of Damage: None Range / Oven Type: Operating Make: Whirlpool The inspection of the gas range top and oven is limited to turning the component on and observing a flame or detecting the oven is starting to heat. Fuel: Gas Range/Oven Sink Problems The shutoff valve is missing or inoperable. One of the water shut off valve handles is missing under the kitchen sink. Missing shutoff handle
38 of 46 Basement / Crawlspace Many of the building's structural elements and portions of its mechanical systems are visible inside the Crawlspace. These include the foundation, portions of the structural framing, distribution systems for electricity, plumbing, and heating. Each accessible and visible component and system was examined for proper function, excessive wear or abnormal deterioration and general state of repair. It is not unusual to find occasional moisture and dampness in the Crawl Spaces and we advise annual inspections of this area. Significant or frequent water accumulation can affect the structures foundation and support system and would indicate the need for further evaluation by professional drainage contractor. We advise to monitor your Crawlspace during the rainy season. Columns Type: Block, Concrete, Steel Foundation Type: Block, Concrete Sub Flooring Visibility: Visible Ceiling Type: Open Floor Drain Visibility: Visible Floor Joists Type: Conventional Visibility: Visible Walls Walls: Unfinished
39 of 46 Stairs / Railings Type: Wood Vapor Barrier Visibility: Not visible A plastic vapor barrier is recommended on all crawlspace dirt floors. Insulation There is no insulation in the provided in the rim joist. Description Basement Description Type: Partial, Crawl space Access: Stairs, Interior opening South crawlspace under the family room and master bedroom. West crawlspace under the kitchen. North crawlspace under the two bedroom and bathroom. Floor Type: Concrete, Dirt
40 of 46 Moisture & Mildew Degree of Damage: Some condensation The north crawlspace dirt floor is wet below the dripping drain pipe for the north west bathroom. Problems There are surface stains or rust in the basement. There are signs of deterioration (efflorescence) in the basement.
41 of 46 Heating Our examination of the heating system includes a visual examination of the exposed and accessible heating equipment, thermostat, safety controls, venting and the means of air distribution. Our inspection of the heating system includes activating the heating system via the thermostat and a visual examination of the accessible components listed below. These items are examined for proper function, excessive or unusual wear and general state of repair. Heat exchangers are inaccessible by design, and are not part of the ASHI standards of practice. They must be completely removed from the furnace to be fully evaluated. Our inspection does not include disassembly of the furnace. The inspector cannot light pilot lights due to the liability. The inspector does not test safety devices. To obtain maximum efficiency and reliability from your heating system, we recommend annual servicing and inspections by a qualified heating specialist. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard, which is sometimes a costly condition to address. Heating System Type: Forced air Fuel Type: Natural Gas Heating System Data Furnace Age: Mfd. April 2009 Capacity: 76/49,800 BTU Location: Basement Thermostat Location: Main floor hallway We recommend annual service of all furnace and air conditioners. Recommend contacting the HVAC contractor that has serviced this unit in the past. The gas furnace was started, produced hot air and appears to be functioning properly. Heat Exchanger Condition: Unknown Status: Not tested Visibility: Not visible The visual inspection alone is an unreliable method to determine the safety of a furnace heat exchanger. The heat exchanger in a gas furnace is partially hidden from view. It cannot be fully examined and its condition determined without being disassembled. Since this is not possible during a normal visual home inspection and depending on the age of the furnace it is recommended having the heating system checked by a heating expert. The installation of a carbon monoxide detector is recommended. Carbon monoxide detectors should be replaced every 5 years.
42 of 46 Heat Distribution Type: Ductwork Pipes: Galvanized Location: Each room Problems There are duct joints leaking. All of the ductwork is not visible to the inspector. The visible duct work is missing foil tape or paste. The cost of air duct leaks can be significant if all duct connection joints are not sealed properly with paste or foil tape. Gas Furnace Air Filter Type: Disposable Recommend replacing filter every 3 to 6 months or as needed. The filter size is 20 X 25 X 5.
43 of 46 Cooling This is a visual inspection limited in scope by (but not restricted to) the following conditions: - Window and/or wall mounted air conditioning units are not inspected. - The cooling supply adequacy or distribution balance are not inspected. - Pressure tests on coolant systems are not within the scope of this inspection; therefore no representation is made regarding coolant charge or line integrity. - Judgment of system efficiency or capacity is not within the scope of this inspection. - Cooling systems are not dismantled in any way. Secured access covers are not removed. - The interior components of evaporators, condensers and heat pumps are not viewed. - The interior conditions of cooling components are not evaluated. - The presence of leaking refrigerant lines, heat pump oil, etc., is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection. Electrical Disconnect Location: House wall and service panel Air Conditioning Type Condition: Not Tested Status: Not turned on The outside temperature must remain above 65 degrees for a minimum of 24 hours to safely test the air conditioner. We recommend annual service of all furnace and air conditioners. Recommend contacting the HVAC contractor that has serviced this unit in the past. Air Conditioning Unit Condition: Not Tested Status: Not tested AC Unit Data Age: Mfd. April 2009 Capacity: 16.6 RLA or 3 Ton Location: North Last Service Date: Unknown The air conditioner refrigerant level is not checked by the inspector. According to the home owner the air conditioner was working properly the last time it was used. Air Distribution Type: Ductwork Location: Each room See the heating section.
44 of 46 Garage The Garage is inspected as best as possible, but can be limited due to parked cars or personal stored items. Due to this area be cluttered or areas being inaccessible, it is common for sections that cannot not be fully inspected or items identified during our limited inspection. We suggest that a walk-through be performed once the home is vacant. If this is a new construction inspection or vacant home this area will be inspected thoroughly. Determining the heat resistance rating of firewalls and doors is beyond the scope of this inspection. Flammable materials should not be stored within the Garage area if possible. Description Type: Separate Garage Flooring Type: Concrete The floor surface was not completely visible due to property. Walls/Windows/Ceiling Receptacles Type: Non-GFCI Problems There are non-gfci receptacles in the garage. The garage receptacles are non-gfci.
45 of 46 Vehicle Doors Status: Tested Problems The door is cracked, damaged, or deteriorating. The bottom panel of the east garage door is damaged. Garage Door Opener Condition: Recommend Upgrading A door opener is not provided for both garage doors. Moisture & Mildew Degree of Damage: None
46 of 46 Description Type: Other Shed The garden shed roof needs to be upgraded and it is not setting on a foundation.