Inspection Report. Bob and Betty Buyer. Property Address: 4567 Home street Anchorage AK Inspection Connection LLC

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1 Inspection Report Bob and Betty Property Address: 4567 Home street Anchorage AK Inspection Connection LLC Richard A. Long Alaska Registered # Barney Circle Anchorage, AK (907)

2 Date: 5/5/2015 Time: 02:00 PM Report ID: SAMPLE02 Property: 4567 Home street Anchorage AK Customer: Bob and Betty Real Estate Professional: Angela Agent Joe Smith and Associated PROPERTY INSPECTION REPORT This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information. This inspection is subject to the rules of the State of Alaska. The Standards of Practice are the minimum industry standards for inspections by inspectors. The standards contain limitations, exceptions, and exclusions which may determine the scope of work and responsibility of the inspector. An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with Manufacturer's installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards. In this report, the inspector will note which systems and components were Inspected (I), Not Inspected (NI), Not Present (NP). Items reported as Deficient may be considered Health/Safety (HS), Material Defects (MD) or Discretionary (DI) upgrades to the property. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing parts, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. This property inspection is not an exhaustive inspection of the structure, systems, or components. The inspection may not reveal all deficiencies. A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any seller's disclosures, previous inspection reports, as-built surveys, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspector's responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports. ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. When a deficiency is reported, it is the client's responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made Home street Page 2 of 22

3 Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance loop of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a licensed inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property. In Attendance: and 's agent Type of building: Condominium, Apartment style, Single Family Age of Building: 32 years Temperature: Approximately 40 (F) Weather: Cloudy Ground/Soil surface condition: Wet Rain in last 3 days: Yes 4567 Home street Page 3 of 22

4 Table of Contents Cover Page...1 Intro Page...2 Table of Contents...4 Summary Exterior...7 2(A) Master Bath...7 2(B) Hall Bath...9 3(A) Living Room (B) Master Bedroom (C) Bedroom Plumbing System Water Heating System Electrical System Heating / Central Air Conditioning Kitchen Components and Appliances Garage Home street Page 4 of 22

5 Summary Inspection Connection LLC 8621 Barney Circle Anchorage, AK (907) Customer Bob and Betty Address 4567 Home street Anchorage AK Health and Safety Summary (Issues that pose an unreasonable risk to people.) 5.0 Hot Water Systems, Controls, Chimneys, Flues and Vents The water heater should be inspected annually. A qualified heating contractor/technician should provide an annual service, inspection and cleaning. 6.8 Carbon Monoxide Detectors Provide a carbon monoxide detector in the hall or living room. 7.0 Heating Equipment There are no maintenance tags on the forced air heating unit indicating that routine maintenance has been performed. Recommend a competent heating contractor/technician clean, inspect and service/adjust the heating unit. Based upon the technician s findings and recommendations, the heating unit should then be replaced, or it should be repaired, reassembled and adjusted so as to be left in safe and adequate operating condition. 8.3 Outlets Wall Switches and Fixtures (1) The only GFCI receptacle in the kitchen did not operate. Repair or replace. (2) All kitchen receptacles are required to be GFCI protected. A qualified electrician should examine all kitchen small appliance receptacles to ensure GFCI protection. 8.4 Dishwasher The Dishwasher drain line either needs an air gap installed or the drain line must extend create a loop the is attached to the bottom of the countertop. This is to prevent a siphon from draining waste from the garbage disposer. 8.5 Ranges/Ovens/Cooktops Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping. They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits. Install an antitip bracket to the range Clothes Dryer Vent Piping The existing dryer transition piping is no longer approved. Replace dryer vent transition flex piping with a UL rated 2158 A metal dryer transition vent. Install without kinks and in a manner that will minimize bends Home street Page 5 of 22

6 9.0 Garage Ceilings The ceiling in the condominium tuck-under garage has a large hole in the drywall. The subject unit is directly above this defective ceiling. This fire-rated ceiling needs to be repaired to ensure a complete, functioning fire barrier in the event of a garage fire. Material Defects (Issues that may have a significant adverse impact of the value of the property.) 1.0 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings The deck handrail has significant surface moss and fungus. The wood structure and trim is deteriorated and should be replaced as determined by a qualified building contractor. The surfaces should be painted with a quality exterior paint to prevent further water damage and subsequent wood damage. 2.2.A Floors The vinyl flooring along the shower in the master bathroom needs to be re-sealed and caulked. 2.6.A Bathroom Drain, Waste and Toilet The master bathroom lavatory fixture does not have a waste drain pop up. Install a suitable drain pop-up stopper. 2.7.A Bathroom Water Supply and Fixtures The faucet in the master bath has a leak at the handle. Repair or replace. 2.6.B Bathroom Drain, Waste and Toilet (1) Repair the lavatory drain and/or waste plumbing to correct slow drainage. This is considered a minor homeowner repair. (2) The hall bathroom lavatory waste drain pop-up was missing. Provide suitable drain stopper. 3.3.A Doors Install a strike plate for the deadbolt on the french door exiting to the deck. 3.6.C Counters, Cabinets and Closets There are no closet doors in bedroom 2. Install closet doors to match the master bedroom. 5.5 Installation and Pan The water heater pan must not drain on the floor. The pan should terminate over a suitably located indirect waste receptor or a floor drain or extend to the exterior. 8.1 Plumbing Drain and Vent Systems The kitchen sink drains slowly. Try drain cleaners to clear the clog. If use of drain cleaners are not sufficient, a qualified service technician should examine to repair as needed. 8.6 Range Hood The ductless range hood has a fan to re-circulate the hot air and fumes rising off the range through charcoal filters. To maintain effectiveness, the charcoal filters should be cleaned regularly and changed every three (3) to six (6) months. These filters should be replaced at this time. 8.9 Food Waste Disposer (1) The food waste disposer did not run during the inspection. The wall switch and/or kitchen circuit to the disposer should be checked by a qualified service technician to verify the electrical circuit to the disposer functions properly. Repair as necessary. (2) The food waste disposer did not run during the inspection. The disposer unit should be checked by a qualified service technician and should be repaired or replaced. Discretionary (Issues that are recommended but not required.) 4.2 Main Water Shut-off Device The water main valves should periodically be closed and reopened to ensure proper function. Prepared Using HomeGauge : Licensed To Richard A. Long 4567 Home street Page 6 of 22

7 1. Exterior 1.0 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings Exterior Entry Doors: Steel Appurtenance: Balcony Covered porch Driveway: Asphalt 1.0 The deck handrail has significant surface moss and fungus. The wood structure and trim is deteriorated and should be replaced as determined by a qualified building contractor. The surfaces should be painted with a quality exterior paint to prevent further water damage and subsequent wood damage. Deck handrail-moss Outside of Deck view Outside deck view of moss Deteriorated Wood on handrail 2(A). Master Bath 2.0.A Ceilings 2.1.A Walls 2.2.A Floors 2.3.A Counters and Cabinets Exhaust Fans: Fan with light Countertop: Formica Floor Covering(s): Vinyl 4567 Home street Page 7 of 22

8 2.4.A Doors 2.5.A Windows 2.6.A Bathroom Drain, Waste and Toilet 2.7.A Bathroom Water Supply and Fixtures 2.8.A Outlets Switches and Fixtures 2.9.A Exhaust fan 2.2.A The vinyl flooring along the shower in the master bathroom needs to be re-sealed and caulked. Re-seal and caulk shower base Seal vinyl and caulk joint 2.6.A The master bathroom lavatory fixture does not have a waste drain pop up. Install a suitable drain pop-up stopper. No pop-up stopper No pop-up 4567 Home street Page 8 of 22

9 2.7.A The faucet in the master bath has a leak at the handle. Repair or replace. Fix leak 2(B). Hall Bath 2.0.B Ceilings 2.1.B Walls 2.2.B Floors 2.3.B Counters and Cabinets Exhaust Fans: Fan with light Countertop: Formica Floor Covering(s): Vinyl 2.4.B Doors 2.5.B Windows 2.6.B Bathroom Drain, Waste and Toilet 2.7.B Bathroom Water Supply and Fixtures 2.8.B Outlets Switches and Fixtures 2.9.B Exhaust fan 2.6.B (1) Repair the lavatory drain and/or waste plumbing to correct slow drainage. This is considered a minor homeowner repair. Hall Bath slow lavatory drain 4567 Home street Page 9 of 22

10 (2) The hall bathroom lavatory waste drain pop-up was missing. Provide suitable drain stopper. 3(A). Living Room 3.0.A Ceilings 3.1.A Walls 3.2.A Floors 3.3.A Doors 3.4.A Windows 3.5.A Steps, Stairways, Balconies and Railings 3.6.A Counters, Cabinets and Closets Ceiling Materials: Painted drywall Wall Material: Painted drywall Floor Covering(s): Laminated T&G Interior Doors: Hollow core Masonite Window Types: Thermal/Insulated Sliders Vinyl frame Cabinetry: Wood Countertop: Laminate 3.3.A Install a strike plate for the deadbolt on the french door exiting to the deck. Install Strike Plate 3(B). Master Bedroom 3.0.B Ceilings 3.1.B Walls 3.2.B Floors 3.3.B Doors 3.4.B Windows 3.5.B Steps, Stairways, Balconies and Railings Ceiling Materials: Painted drywall Wall Material: Painted drywall Floor Covering(s): Carpet Interior Doors: Hollow core Masonite Window Types: Thermal/Insulated Sliders Vinyl frame 4567 Home street Page 10 of 22

11 3.6.B Counters, Cabinets and Closets 3(C). Bedroom C Ceilings 3.1.C Walls 3.2.C Floors 3.3.C Doors 3.4.C Windows 3.5.C Steps, Stairways, Balconies and Railings 3.6.C Counters, Cabinets and Closets Ceiling Materials: Painted drywall Wall Material: Painted drywall Floor Covering(s): Carpet Interior Doors: Hollow core Masonite Window Types: Thermal/Insulated Sliders Vinyl frame Window Manufacturer: UNKNOWN 3.6.C There are no closet doors in bedroom 2. Install closet doors to match the master bedroom. 4. Plumbing System 4567 Home street Page 11 of 22

12 Old Style Dryer Vent Electric Dryer Utility box. Washer Dryer Water main valve 4.0 Plumbing Water Supply, Distribution System and Fixtures 4.1 Plumbing Drain, Waste and Vent Systems 4.2 Main Water Shut-off Device 4.3 Hydro Massage Therapy Equipment 4.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks) 4.5 Sump Pump 4.6 Washer Hoses Water Source: Public Water Filters: None Plumbing Water Supply (into home): Copper Plumbing Water Distribution (inside home): Copper Plumbing Waste: ABS Washer Drain Size: 2" Diameter 4567 Home street Page 12 of 22

13 4.2 The water main valves should periodically be closed and reopened to ensure proper function. 5. Water Heating System Water heater piping Seismic straps Water heater label 5.0 Hot Water Systems, Controls, Chimneys, Flues and Vents 5.1 Water Heater Piping 5.2 Water Heater Shut-off Valve 5.3 Energy Source and Shut-off 5.4 Temperature-Pressure Relief Valve 5.5 Installation and Pan Water Heater Power Source: Gas (quick recovery) Water Heater Capacity: (2) 40 Gallon Manufacturer: CRAFTMASTER Water Heater Location: Utility Room Laundry Water Heater Data: Model: N40T Serial: 1203T Age: About 12 Years 4567 Home street Page 13 of 22

14 5.0 The water heater should be inspected annually. A qualified heating contractor/technician should provide an annual service, inspection and cleaning. Service Water heater 5.5 The water heater pan must not drain on the floor. The pan should terminate over a suitably located indirect waste receptor or a floor drain or extend to the exterior. No Drain Piping to Exterior 6. Electrical System 6.0 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels 6.1 Connected Devices and Fixtures (exterior walls and crawlspace) Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house and garage) Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure 6.5 Operation of GFCI (Ground Fault Circuit Interrupters) 6.6 Location of Main and Distribution Panels Panel capacity: 100 AMP Electrical Service Conductors: Underground service Panel Type: Circuit breakers Electric Panel Manufacturer: CUTLER HAMMER Branch wire 15 and 20 AMP: Copper Wiring Methods: Non-metalllic sheathed cable AFCI Breaker: None GFCI Breaker: 4567 Home street Page 14 of 22

15 No GFCI breakers in panel 6.7 Smoke Detectors 6.8 Carbon Monoxide Detectors 6.8 Provide a carbon monoxide detector in the hall or living room. 7. Heating / Central Air Conditioning Forced air furnace Furnace ducting Furnace filter Furnace label 7.0 Heating Equipment 7.1 Normal Operating Controls 7.2 Automatic Safety Controls 7.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) 7.4 Utility Room Precautions 7.5 Presence of Installed Heat Source in Each Room 7.6 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) Energy Source: Natural gas Heat System Brand: AMERICAN STANDARD Heater Data:: Model: AUD1AQ60A9361AA Serial: 5445MCR10 Age: 10 YEARS Heat Distribution System: Vents in ceiling and walls. Number of Heat Systems (excluding wood): One Types of Fireplaces: Direct vent gas fireplace Operable Fireplaces: 4567 Home street Page 15 of 22

16 7.7 Solid Fuel Heating Devices (Fireplaces, Woodstove) One Number of Woodstoves: None 7.8 Gas/LP Firelogs and Fireplaces 7.9 Humidifier and Air Handler Equipment 7.0 There are no maintenance tags on the forced air heating unit indicating that routine maintenance has been performed. Recommend a competent heating contractor/technician clean, inspect and service/adjust the heating unit. Based upon the technician s findings and recommendations, the heating unit should then be replaced, or it should be repaired, reassembled and adjusted so as to be left in safe and adequate operating condition. Furnace needs cleaning Clean furnace Clean burners 8. Kitchen Components and Appliances Unable to run dishwasher due to occupant's belongings in the dishwasher Home street Page 16 of 22

17 Whirlpool dishwasher DW label Whirlpool range Disposer label General Electric refrigerator 8.0 Counters and a representative number of Cabinets 8.1 Plumbing Drain and Vent Systems 8.2 Plumbing Water Supply Faucets and Fixtures 8.3 Outlets Wall Switches and Fixtures 8.4 Dishwasher 8.5 Ranges/Ovens/Cooktops 8.6 Range Hood 8.7 Microwave Cooking Equipment Dishwasher Brand: WHIRLPOOL Disposer Brand: BADGER Range/Oven: WHIRLPOOL Refrigerator: GENERAL ELECTRIC Serial # : GTS18HBSARWW Trash Compactors: NONE Cabinetry: Wood Countertop: Laminate 4567 Home street Page 17 of 22

18 8.8 Refrigerator 8.9 Food Waste Disposer 8.10 Trash Compactor 8.11 Clothes Dryer Vent Piping Clothes Dryer Power Source: 220 Electric Clothes Dryer Transition Vent: Flexible Metal Foil Dryer Vent Piping: Rigid Metal 4 inch 8.1 The kitchen sink drains slowly. Try drain cleaners to clear the clog. If use of drain cleaners are not sufficient, a qualified service technician should examine to repair as needed. Slow Kitchen Drain 8.3 (1) The only GFCI receptacle in the kitchen did not operate. Repair or replace. Kitchen GFCI not functional 4567 Home street Page 18 of 22

19 (2) All kitchen receptacles are required to be GFCI protected. A qualified electrician should examine all kitchen small appliance receptacles to ensure GFCI protection. Kitchen receptacle not GFCI 8.4 The Dishwasher drain line either needs an air gap installed or the drain line must extend create a loop the is attached to the bottom of the countertop. This is to prevent a siphon from draining waste from the garbage disposer. Need loop in drain Need loop in DW waste line 8.5 Anti-tip brackets are metal devices designed to prevent freestanding ranges from tipping. They are normally attached to a rear leg of the range or screwed into the wall behind the range, and are included in all installation kits. Install an anti-tip bracket to the range. Need anti-tip on range 4567 Home street Page 19 of 22

20 8.6 The ductless range hood has a fan to re-circulate the hot air and fumes rising off the range through charcoal filters. To maintain effectiveness, the charcoal filters should be cleaned regularly and changed every three (3) to six (6) months. These filters should be replaced at this time. Clogged Range Vent Filter 8.9 (1) The food waste disposer did not run during the inspection. The wall switch and/or kitchen circuit to the disposer should be checked by a qualified service technician to verify the electrical circuit to the disposer functions properly. Repair as necessary. Switch does not start Disposer (2) The food waste disposer did not run during the inspection. The disposer unit should be checked by a qualified service technician and should be repaired or replaced. Disposer did not run 4567 Home street Page 20 of 22

21 8.11 The existing dryer transition piping is no longer approved. Replace dryer vent transition flex piping with a UL rated 2158 A metal dryer transition vent. Install without kinks and in a manner that will minimize bends. Foil Dryer Duct UL approved dryer ducting 9. Garage Garage Space 9.0 Garage Ceilings 9.1 Garage Walls (including Firewall Separation) 9.2 Garage Floor Drain 9.3 Service Door (from garage to inside of home) 9.4 Garage Door (s) Garage Door Type: One automatic Garage Door Material: Metal Insulated Garage Heater: Brand: Modine Garage Attic Insulation: Unknown 9.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance) 4567 Home street Page 21 of 22

22 9.0 The ceiling in the condominium tuck-under garage has a large hole in the drywall. The subject unit is directly above this defective ceiling. This fire-rated ceiling needs to be repaired to ensure a complete, functioning fire barrier in the event of a garage fire. Garage ceiling at Garage Door Opener 4567 Home street Page 22 of 22

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