Propery Inspection Report

Transcription

1 Propery Inspection Report Cover Page,, Ok Inspection prepared for: Date of Inspection: 9/28/2014 Time: 8:30 AM Age of Home: 2011 MOL Weather: Clear 62 degrees Inspector: License # Hwy 177, Marland, OK Phone: freedomexpressinspections.com

2 ,, Ok LLC PC Be advised this home is included in the Internachi Org buy back guarantee, which states that Internachi will pay the buyer of this home the full price the buyer paid to purchase this home less the closing cost within the 90 day period that starts the day of closing if Freedom Express missed any item that was intended to be inspected according to the Internachi Standards of practice. This is not a repair warranty it is strictly a buy back guarantee. Repair listed by systems. Addendum Plumbing: Dishwasher drain line has no high loop The water heater has a leak at the control valve near the floor. The water heater relief valve has no downspout to within 6 inches of the floor for safety The sewer clean out cap north side is broken. The shower head in the north bathroom is leaking at the threads. The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter The master bedroom bathroom right lavatory pop up linkage needs adjusted. The lavatory in the utility room needs the drain line connected to the wall Estimated cost of labor and material: $ Electrical: The master bedroom bath fan light not working. Front entry foyer light not installed. The master bath whirlpool pool has no GFCI type of electrical circuits installed for safety Front porch ceiling fan light hanging by wires. All of the exterior electrical GFCI are tripped and do not reset. Numerous electrical outlets and switches through out the home and on the exterior have no cover plates installed for safety The roof mounted attic fan is not wired electrically Estimated cost of labor and material: $ A/C heating and ventilation: No heat and air items noted Estimated cost of labor and material: $ Structural: Three shingles lifting along the south rake edge west of the garage due to nails backing out of the decking Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced Two purlin braces in the garage attic along the north pitch purlin are not toe nailed Missing wood wall trim exterior bottom of the shower stall master bathroom Interior door for the pantry does not latch properly Interior door for the NW bedroom bathroom does not latch properly All windows need to be sealed at the top on the exterior side Exterior trim board missing above garage door. Estimated cost of labor and material:$ Appliances: No appliance repair noted Estimated cost of labor and material: $00.00 Keep in mind my cost estimates are rough estimates only. In the event the buyer Page 1 of 27

3 ,, Ok and the seller mutually agree on a monetary value rather than actual repairs, recommend cost estimates be obtained from contractors actually performing the work before close of escrow. Page 2 of 27

4 ,, Ok I NI NP R 1. Landscaping drainage Structural Systems Materials: It is recommended for long term foundation stability that no water be allowed to pool within 3 feet of the foundation. This can normally be accomplished with 100% installed guttering properly placed downspouts with extensions and or splash guards. Concrete type sidewalks or raised flowerbeds along the foundation can be used to deter water as long as the downspouts do not drain into the raised flowerbeds. Observations: The home faces west, The front yard has a concrete porch at the foundation., The north side is flat with no drainage away from the foundation., The back yard is flat with no drainage away from the foundation., The South yard drains away from the foundation., Concrete drive approach to the garage is sloped away from the garage doors, No guttering installed The front yard has a concrete porch at the foundation. Concrete drive approach to the garage is sloped away from the garage doors The South yard drains away from the foundation. The front yard has a concrete porch at the foundation. Page 3 of 27

5 ,, Ok The north side is flat with no drainage away from the foundation. The back yard is flat with no drainage away from the foundation. 2. Foundations (If all crawl space areas are not inspected, provide an explanation.) Observations: Concrete slab on grade type foundation Foundation settling should be considered as normal for the age of the home 3. Roof Covering (If the roof is inaccessible, report the method used to inspect.) Roof Material: The 1 layer of asphalt type shingles over solid decking as viewed from on the roof has no visible evidence of hail dings. It should not be unreasonable to expect a life expectancy of these shingles to be in the area of 20 years of remaining life. This is just an opinion and not meant to imply a warranty or a guarantee of its life Comments: No Hail dings visible One Layer of asphalt type shingles visible Three shingles lifting along the south rake edge west of the garage due to nails backing out of the decking Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced One Layer of asphalt type shingles visible No Hail dings visible Page 4 of 27

6 ,, Ok No Hail dings visible No Hail dings visible No Hail dings visible No Hail dings visible No Hail dings visible Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced Page 5 of 27

7 ,, Ok Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced 4. Roof Structure and Attic (If the attic is inaccessible, report the method used to inspect.) Insulation Materials: Comments: No visible evidence of structural stress as viewed from within the attic No Visible evidence of cracked and or broken purlin supports Joist type purlin roofing support present Blown insulation estimated at inches deep Insulation within the attic should be considered adequate as to the recommended R-value for this area Two purlin braces in the garage attic along the north pitch purlin are not toe nailed Blown insulation estimated at inches deep Insulation within the attic should be considered adequate as to the recommended R-value for this area Page 6 of 27

8 ,, Ok Two purlin braces in the garage attic along the north pitch purlin are not toe nailed 5. Walls (Interior and Exterior) Blown insulation estimated at inches deep Wall Materials: Comments: Exterior siding partial brick veneer Interior walls are covered with Drywall no excessive cracks noted Exterior walls are partially covered with Lapp siding No excessive mortar joint cracks in the brick veneer siding were observed at the time of inspection Missing wood wall trim exterior bottom of the shower stall master bathroom Exterior walls are partially covered with Lapp siding 6. Ceilings and Floors Missing wood wall trim exterior bottom of the shower stall master bathroom Ceiling Materials: Comments: Ceiling is made of drywall no excessive cracks noted Floor covering in reasonable condition Page 7 of 27

9 7. Doors (Interior and Exterior),, Ok Comments: Exterior doors above grade Interior door from the garage into the kitchen has a fired rated door present as required Interior door for the pantry does not latch properly Interior door for the NW bedroom bathroom does not latch properly 8. Windows Window Materials: Windows are made of vinyl Comments: All windows are functional All windows need to be sealed at the top on the exterior side All windows need to be sealed at the top on the exterior side 9. Soffit & Fascia Materials: Observations: Enclosed type soffits present Soffit vents installed Exterior trim board missing above garage door. Exterior trim board missing above garage door. Page 8 of 27

10 ,, Ok 10. Fireplace/Chimney Materials: No fireplace present Materials: Comments: 11. Porches, Decks, Carports (Attached) Comments: Concrete patio slab present no excessive cracks, excessive is considered as 1 inch and off setting Concrete patio slab present no excessive cracks, excessive is considered as 1 inch and off setting 12. Other Materials: Comments: I NI NP R 1. Service Entrance and Panels Electrical Systems Materials: Materials: Copper wiring present in the panel 200 amp sub main panel 200 main panel Plastic covered romax copper wire type within main panel Wiring between the main panel and the sub-panel is copper Observations: Service is overhead to the meter Service is underground to the home 200 amp sub panel is located in the garage The main electrical panel is located at the meter base AFCI type breakers installed for bedroom outlets No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. City permit issued Page 9 of 27

11 ,, Ok Service is underground to the home 200 amp sub panel is located in the garage No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. Page 10 of 27

12 ,, Ok No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. 2. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.) Materials: Comments: Kitchen counter top GFCI type safety Electrical outlets installed The bathrooms have GFCI type of electrical outlets installed for safety The garage has GFCI type of electrical outlet installed. The exterior of the home has GFCI type of electrical outlets installed Front entry foyer light not installed. The master bath whirlpool pool has no GFCI type of electrical circuits installed for safety Front porch ceiling fan light hanging by wires. All of the exterior electrical GFCI are tripped and do not reset. Numerous electrical outlets and switches through out the home and on the exterior have no cover plates installed for safety The roof mounted attic fan is not wired electrically Page 11 of 27

13 ,, Ok Front porch ceiling fan light hanging by wires. I NI NP R Heating, Ventilation and Air Conditioning Systems 1. Heating Equipment Materials: Observations: The ground source heat pump with electrical backup heat strip furnace located in the attic was MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat mode The three zone thermostats are functional The three zone dampers were operated The ground source heat pump with electrical backup heat strip furnace located in the attic was MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat mode The ground source heat pump with electrical backup heat strip furnace located in the attic was MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat mode Page 12 of 27

14 ,, Ok The three zone dampers were operated The three zone dampers were operated The ground source heat pump with electrical backup heat strip furnace located in the attic was MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat mode 2. Cooling Equipment The ground source heat pump with electrical backup heat strip furnace located in the attic was MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat mode Type and Energy Source: The average life expectancy for the compressor within a heat pump is 12 years Observations: The three zone thermostat are functional in the cooling mode The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode Page 13 of 27

15 ,, Ok The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode Page 14 of 27

16 ,, Ok The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode 3. Ducts and Vents The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode Comments: Flex supply air duct installed within the attic Flex return air duct within the attic Flex supply air duct installed within the attic I NI NP R Plumbing Systems Page 15 of 27

17 1. Plumbing,, Ok Materials: # of Lavarory's_5 # of Commodes-3 # of Tubs_3 # of Showers 3 # of Exterior faucets 3 Observations: The main domestic water shut off valve is visible at the meter PE water supply piping in use The main waste water drain line visible above the foundation and within the attic is schedule 40 plastic PVC piping The main wastewater drain line appears to be draining with no evidence of blockage beyond the fixtures as water was discharged down the drains for a period of 1/2 hour No Water lines visible within the attic The sewer clean out cap north side is broken. The shower head in the north bathroom is leaking at the threads. The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter The master bedroom bathroom right lavatory pop up linkage needs adjusted. The lavatory in the utility room needs the drain line connected to the wall The main domestic water shut off valve is visible at the meter The sewer clean out cap north side is broken. The lavatory in the utility room needs the drain line connected to the wall The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter Page 16 of 27

18 ,, Ok The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter Page 17 of 27

19 ,, Ok The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter 2. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.) Enerty Source: The average life expectancy of a standard water heater depending on water quality and usage is 10 years give or take Comments: The 50 gallon electrical water heater MFG in BW HM installed in the hall closet was producing adequate hot water. The water heater has a leak at the control valve near the floor. The water heater relief valve has no downspout to within 6 inches of the floor for safety Page 18 of 27

20 ,, Ok The water heater relief valve has no downspout to within 6 inches of the floor for safety The water heater has a leak at the control valve near the floor. The water heater has a leak at the control valve near the floor. I NI NP R 1. Cooktop/Oven Appliances Materials: Observations: Electric Cook top performing as intended Electric Oven performing as intended Self Cleaning oven Combination Electric oven Electric cook top free standing Page 19 of 27

21 ,, Ok Combination Electric oven Electric cook top free standing 2. Range Hood Range Vent Type: Comments: Exhaust fan performing as intended Self filtering unit with fan Non-Vented 3. Dishwasher Exhaust fan performing as intended Observations: Dishwasher operated through a normal cycle Dishwasher drain line has no high loop Page 20 of 27

22 ,, Ok Dishwasher operated through a normal cycle 4. Food Waste Disposer Comments: Garbage disposal operated normal 5. Refrigerator Garbage disposal operated normal Observations: Refrigerator performing as intended Page 21 of 27

23 ,, Ok Refrigerator performing as intended 6. Microwave Cooking Equipment Comments: Microwave performing as intended 7. Trash Compactor Microwave performing as intended Comments: No trash compactor present 8. Bathroom Exhaust Fans and/or Heaters Comments: Bath exhaust fans operated The master bedroom bath fan light not working. 9. Whole House Vacuum Systems Comments: No vacuum system is present Page 22 of 27

24 10. Garage Door Openers,, Ok Door Type: Comments: Garage Door performing as intended Emergency Reverse Eye beam performing as intended Roll-up door Single door present Metal panel door with glass windows Garage Door performing as intended 11. Door Bell and Chimes Comments: No door bell present Emergency Reverse Eye beam performing as intended 12. Dryer Vents Comments: 240-volt service only available for dryer use Dryer vent is perfrorming as intended Dryer vent Verticial through the attic external to the roof Dryer vent Verticial through the attic external to the roof 13. Ice maker free standing Observations: No Freestanding Ice Maker Present Page 23 of 27

25 ,, Ok 14. Gas Grill Observations: Gas grill not present I NI NP R 1. Outbuildings Optional Systems Materials: Observations: Detached garage/shop not present 2. Lawn Sprinklers Observations: No sprinklers present 3. Swimming Pools and Equipment Comments: Pool not present 4. Water Wells (A coliform analysis is recommended.) Type of Pump: Type of Storage Equipment: Comments: No Private well present 5. Septic Systems Type: Comments: Septic tanks are not included within the scope of this inspection Aerobic septic tank present Aerobic septic tank present 6. Security Systems Comments: No security system was found Aerobic septic tank present Page 24 of 27

26 ,, Ok 7. Fire Protection Equipment Comments: All smoke detectors operated normally I NI NP R 8. Water Softener Observations: Water softener not present detached garage Page 25 of 27

27 ,, Ok Report Summary Report Summary Structural Systems Page 4 Item: 3 Roof Covering (If the roof is inaccessible, report the method used to inspect.) Three shingles lifting along the south rake edge west of the garage due to nails backing out of the decking Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced Page 6 Item: 4 Roof Structure and Attic (If the attic is Two purlin braces in the garage attic along the north pitch purlin are not toe nailed inaccessible, report the method used to inspect.) Page 7 Item: 5 Walls (Interior and Exterior) Missing wood wall trim exterior bottom of the shower stall master bathroom Page 8 Item: 7 Doors (Interior and Exterior) Interior door for the pantry does not latch properly Interior door for the NW bedroom bathroom does not latch properly Page 8 Item: 8 Windows All windows need to be sealed at the top on the exterior side Page 8 Item: 9 Soffit & Fascia Exterior trim board missing above garage door. Electrical Systems Page 11 Item: 2 Branch Circuits - Connected Devices and Front entry foyer light not installed. The master bath whirlpool pool has no GFCI type of electrical circuits installed for safety Front porch ceiling fan light hanging by wires. All Fixtures (Report as of the exterior electrical GFCI are tripped and do not reset. in need of repair the lack of ground fault circuit Numerous electrical outlets and switches through out the home and on the exterior have no cover plates installed for safety The roof mounted attic fan is not wired electrically protection where required.) Plumbing Systems Page 16 Item: 1 Plumbing The sewer clean out cap north side is broken. The shower head in the north bathroom is leaking at the threads. The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter The master bedroom bathroom right lavatory pop up linkage needs adjusted. The lavatory in the utility room needs the drain line connected to the wall Page 18 Item: 2 Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.) The water heater has a leak at the control valve near the floor. The water heater relief valve has no downspout to within 6 inches of the floor for safety Appliances Page 20 Item: 3 Dishwasher Dishwasher drain line has no high loop Page 26 of 27

28 ,, Ok Page 22 Item: 8 Bathroom Exhaust Fans and/or Heaters The master bedroom bath fan light not working. Page 27 of 27