Home Inspection Report 123 Realtor Way, Atlanta, GA
Page 2 of 40 Inspection Date: 05.03.2010 Prepared For: Sarah Smith Prepared By: D.R.'s Inspection Service 5020 Amber Way NW Acworth, GA 30102 404.957.1892 1.866.810.2802 Fax dstevens@drsinspection.com Report Number: 05.120.85 Inspector: Demetrius R. Stevens
Page 3 of 40 Table Of Contents REPORT OVERVIEW 4 STRUCTURE 10 ROOFING 12 EXTERIOR 14 ELECTRICAL 17 HEATING 22 COOLING / HEAT PUMPS 25 INSULATION / VENTILATION 26 PLUMBING 29 INTERIOR 35 APPLIANCES 39 FIREPLACES / WOOD STOVES 40
THE HOUSE IN PERSPECTIVE Page 4 of 40 Report Overview This is a well-built home but it needs many repairs. While the repairs recommended in this report are common for a home of this age and type, the amount of repairs are numerous. CONVENTIONS USED IN THIS REPORT For your convenience, the following conventions have been used in this report. Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense. Safety Issue: denotes a condition that is unsafe and in need of prompt attention. Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function. Improve: denotes improvements which are recommended but not required. Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary. Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five (5) years. Please note that those observations listed under Discretionary Improvements are not essential repairs, but represent logical long term improvements.
Page 5 of 40 IMPROVEMENT RECOMMENDATION HIGHLIGHTS / SUMMARY The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations. MAJOR CONCERN Lot Drainage Possible Major Concern, Monitor: The driveway appears to slope towards the house. This condition can cause water entry in the building. Unfortunately, it is difficult to improve this situation without resurfacing the driveway adjacent to the foundation or by adding a special intercept drain system at the garage entry. Electrical Major Concern: Inspection of the electrical system revealed the need for numerous repairs. These should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the repairs recommended below. SAFETY ISSUES Pest Safety Concern, Repair: Evidence of wasp nests were observed in the attic of the bonus room and there is risk of additional hidden nests. If the property has not already been treated, a licensed pest control specialist should be engaged to treat the property. REPAIR ITEMS Exterior Walls Repair: Blocked weep holes (openings in the mortar joints, typically found at foundation level) in the brick veneer wall structure should be cleared to reduce the risk of water and/or frost damage. Gutters & Downspouts Repair: Damaged or loose gutters should be repaired or replaced as necessary to avoid spilling roof runoff around the building a potential source of water entry or water damage. Repair: Loose or damaged downspouts should be repaired promptly. Exterior Walls Repair: The siding should be caulked where boards meet up to preserve the building. Doors Repair: Localized evidence of deterioration was visible at rear door frame. Repairs should be undertaken in when painting. Deck Repair: Wood/soil contact at the deck posts should be corrected at next repair. Service / Entrance Repair: The service conduit should be better secured to the exterior of the home. Main Panel Repair: Circuits within the main distribution panel that are doubled up (referred to as double taps ) should be separated. Each circuit should be served by a separate fuse or breaker. Repair: One of the wires to the linking (sometimes referred to as bridging) 20 amp breaker is missing and should be provided wherever two fuses or breakers serve the same circuit, assuming that the outlet is a 240 volt outlet. This ensures that the circuit will provide the needed 240 volts to the appliance. Distribution Wiring Repair: Abandoned wiring should be replaced or appropriately terminated.
Page 6 of 40 Lights Repair: The light is inoperative. If the bulbs are not blown, the circuit should be repaired. Repair: Light fixture wiring at the front of the house should be properly terminated in a junction box if it will not be utilized at this time. Repair: The rear basement light cover needs to be secured to fixture. Switch Repair: Missing switch cover plates should be replaced to avoid a shock hazard near water heater. Outlets Repair: An outlet at the front of the house is loose. It should be properly secured to the exterior wall. Repair: A ground fault circuit interrupter (GFCI) outlet in the basement is inoperative. This circuit should be repaired. Repair: An outlet in the basement is inoperative. This outlet and circuit should be investigated. Furnace Repair: The heating system requires service. This should be a regular maintenance item to assure safe, reliable heat. Furnace Repair: Missing insulation on refrigerant lines should be repaired. (See attic photos) Combustion / Exhaust Repair: The exhaust cover inside attic furnace shows evidence of corrosion. This condition should be evaluated by a qualified licensed heating technician to assure reliable operation. Central Air Conditioning Repair: The outdoor unit of the air conditioning system (left unit) is out of level. This should be improved. Attic / Roof Repair: Exhaust vent pipe leading from the the master bathroom should be vented to the building exterior. Repair: Exhaust vent pipe leading from the the master bathroom is damaged. Replacement is recommended. Water Heater Monitor: Water heaters have a typical life expectancy of 7 to 12 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary. Fixtures Repair: The hose bib is leaky on the rear of the home. Repair: It is recommended that an anti-siphon device be added to the hose bib(s). Repair: There was very low hot water supply line pressure to faucets. Repair: The shower head diverter in the basement bathroom is in poor condition. Repair: The tub faucet in the basement bathroom was labeled incorrectly. Hot should always be on the left and cold should be on the right. Repair: The sink in the powder room is not secured to wall. Repair: The sink in the powder room is not connected to waste line. Repair: The faucet(s) in the kitchen are leaking. Supply Plumbing Repair: A supply valve handle at the water heater is stiff / damaged. This may be reason why the hot water pressure is so low in the home. Repair: The supply piping is leaking at laundry sink. Kitchen Cabinets Repair: The kitchen cabinets over the stove are missing middle trim. Bathroom Cabinets Repair: Loose or damaged cabinet handles in the bathroom should be repaired. Doors Repair: Doors should be trimmed or adjusted as necessary to work properly. Repair: Damaged or non-functional door hardware should be improved. Dishwasher
Repair: The dishwasher water supply is very low. Fireplaces Repair: The fireplace chimney should be inspected and cleaned prior to operation. Page 7 of 40 IMPROVEMENT ITEMS Furnace Improve: The dirty air filter should be replaced. (Size 16x25x1) Central Air Conditioning Improve: Both outdoor units of the air conditioning system require cleaning. Attic / Roof Improve: The attic access hatch should be better insulated. Doors/Window s Improve: Weather-stripping improvement around door(s) is recommended. Improve: Some of the windows would not shut. Fixtures Improve: Cracked, deteriorated and/or missing kitchen sink area caulk should be replaced. During the inspection a leak was detected. Improve: The 2 nd floor hall tub faucet handle is loose. Windows Improve: The window in the family room is open at the top. Improvement should be undertaken. ITEMS TO MONITOR Wood Boring Insects Monitor: Conditions that are attractive to wood boring insects should be avoided since they can damage the property. These conditions include the storage of wood in damp environments, wood/soil contact around the perimeter o f the home (decking, siding, etc.), damp soils, leaky roofs, and unventilated spaces (roofs, garages, crawl spaces, etc.). Garage Monitor: The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Cracks more than 1/8 high could present a trip hazard. Central Air Conditioning Monitor: The fins of the outdoor portion of the air conditioning system were observed to be damaged. This condition can reduce the efficiency of the system. Water Heater Monitor: Water heaters have a typical life expectancy of 7 to 12 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary. Fixtures Monitor: The bathtub in the basement bathroom was observed to drain slowly, suggesting that an obstruction may exist. Monitor: The toilet seat in the basement bathroom was missing at the time of the inspection. Monitor: The sink in the basement bathroom is missing. Wall / Ceiling Finishe s Monitor: Water staining was noted in the dining room. Monitor: Signs of mildew were observed around the basement of the tub trim. Monitor: Signs of mildew were observed in the basement closet Monitor, Repair: Water damage was noted on the basement wall and base board. Basement Leakage Monitor: No evidence of moisture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast
Page 8 of 40 majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should act to collect roof water and drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for more information. In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced. Windows Monitor: It may be desirable to replace window screens where missing. The owner should be consulted regarding any screens that may be in storage. Monitor: The window(s) are painted shut in the basement. Improvement can be undertaken as desired. DEFERRED COST ITEMS Garage It would be wise to install a smoke detector in the garage. Attic / Roof Insulation improvements may be cost effective above the master suite, depending on the anticipated term of ownership.
Page 9 of 40 THE SCOPE OF THE INSPECTION All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the Limitations of Inspection sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. WEATHER CONDITIONS Dry weather conditions prevailed at the time of the inspection. RECENT WEATHER CONDITIONS Wet weather conditions have been experienced in the days leading up to the inspection.
DESCRIPTION OF STRUCTURE Page 10 of 40 Structure Foundation: Floor Structure: Wall Structure: Ceiling Structure: Roof Structure: Basement Configuration Wood Joist (Not Visible top level) Wood Frame Wood Frame, Brick Veneer Joist (Not Visible 1 st level) Rafters Plywood Sheathing STRUCTURE OBSERVATIONS Positive Attribute s The construction of the home is high quality. The materials and workmanship, where visible, are abo ve average. The inspection did not discover evidence of substantial structural movement. General Comments No major defects were observed in the accessible structural components of the house. Typical minor flaws were detected in the structural components of the building. RECOMMENDATIONS / OBSERVATIONS Exterior Walls Repair: Blocked weep holes (openings in the mortar joints, typically found at foundation level) in the brick veneer wall structure should be cleared to reduce the risk of water and/or frost damage. Wood Boring Insects Monitor: Conditions that are attractive to wood boring insects should be avoided since they can damage the property. These conditions include the storage of wood in damp environments, wood/soil contact around the pe rimeter of the home (decking, siding, etc.), damp soils, leaky roofs, and unventilated spaces (roofs, garages, crawl spaces, etc.).
Page 11 of 40 LIMITATIONS OF STRUCTURE INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components were inspected. Furniture and/or storage restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF ROOFING Page 12 of 40 Roofing Roof Covering: Roof Fla shings: Chimneys: Roof Drainage System: Skylights: Method of Inspection: Asphalt Shingle Metal Metal below siding Downspouts discharge above & below grade None Viewed with binoculars ROOFING OBSERVATIONS Positive Attribute s The roof coverings are to be in generally good condition. Roof flashing details appear to be in good order. The chimneys do not show signs of significant deterioration. General Comments In all, the roof coverings show evidence of normal wear and tear for a home of this age. RECOMMENDATIONS / OBSERVATIONS Gutters & Downspouts Repair: Damaged or loose gutters should be repaired or replaced as necessary to avoid spilling roof runoff around the building a potential source of water entry or water damage. Repair: Loose or damaged downspouts should be repaired promptly.
Page 13 of 40 LIMITATIONS OF ROOFING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Not the entire underside of the roof sheathing is inspected for evidence of leaks. Evidence of prior leaks may be disguised by interior finishes. Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice buildup, and other factors. Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require re pair. Roof inspection may be limited by access, condition, weather, or other safety concerns. Portions of the roof were viewed from the ground using binoculars. Some sections of the roof could not be viewed. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF EXTERIOR Page 14 of 40 Exterior Wall Covering: Eave s, Soffits, And Fa scias: Exterior Doors: Window/Door Frames and Trim: Entry Driveways: Entry Walkways And Patios: Porche s, Decks, Steps, Railings: Overhead Garage Door(s): Surface Drainage: Fencing: Brick Hardboard Wood Metal Wood Concrete Concrete Treated Wood on the deck Wood Automatic Opener Installed Graded Towards House at the front Chain Link EXTERIOR OBSERVATIONS Positive Attribute s The house has all brick constructed exterior walls. The exterior siding that has been installed on the house is relatively low maintenance. The decking appears to be constructed from pressure treated wood. The garage appears to be fully insulated. The garage completely finished. General Comments The exterior of the home shows normal wear and tear for a home of this age. RECOMMENDATIONS / OBSERVATIONS Lot Drainage Possible Major Concern, Monitor: The driveway appears to slope towards the house. This condition can cause water entry in the building. Unfortunately, it is difficult to improve this situation without resurfacing the driveway adjacent to the foundation or by adding a special intercept drain system at the garage entry. Exterior Walls Repair: The siding should be caulked where boards meet up to preserve the building.
Page 15 of 40 Doors Repair: Localized evidence of deterioration was visible at rear door frame. Repairs should be undertaken in when painting. Garage Monitor: The garage floor slab has typical cracks usually the result of shrinkage and/or settling of the slab. Cracks more than 1/8 high could present a trip hazard. Deck Repair: Wood/soil contact at the deck posts should be corrected at next repair.
Discretionary Improvements It would be wise to install a smoke detector in the garage. Page 16 of 40 LIMITATIONS OF EXTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: A representative sample of exterior components was inspected rather than every occurrence of components. The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards. Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed -upon and documented in this report. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF ELECTRICAL Page 17 of 40 Electrical Size of Electrical Service: Service Drop: Service Entrance Conductors: Service Equipment & Main Disconnects: Service Grounding: Sub-Panel(s): Service Panel & Overcurrent Protection: Distribution Wiring: Wiring Method: Switches & Receptacles: Ground Fault Circuit Interrupters: ARC Fault Circuit Interrupters: Smoke Detectors: 120/240 Volt Main Service - Service Size: 200 Amp Overhead Aluminum Main Service Rating 200 Amps Breakers Located: Next to meter Copper Located: next to meter Located: Basement Copper Armored Cable "BX" Non-Metallic Cable " Romex" Grounded and Ungrounded Bathroom(s) Whirlpool Exterior Garage Kitchen Electrical Panel Present ELECTRICAL OBSERVATIONS Positive Attribute s The size of the electrical service is sufficient for typical single family needs. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI s that were tested responded properly. All visible wiring within the home is copper. This is a good quality electrical conductor. General Comments Major Concern: Inspection of the electrical system revealed the need for numerous repairs. These should b e high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the repairs recommended below. RECOMMENDATIONS / OBSERVATIONS Service / Entrance Repair: The service conduit should be better secured to the exterior of the home.
Page 18 of 40 Main Panel Repair: Circuits within the main distribution panel that are doubled up (referred to as double taps ) should be separated. Each circuit should be served by a separate fuse or breaker. Repair: One of the wires to the linking (sometimes referred to as bridging) 20 amp breaker is missing and should be provided wherever two fuses or breakers serve the same circuit, assuming that the outlet is a 240 volt outlet. This ensures that the circuit will provide the needed 240 volts to the appliance. Distribution Wiring Repair: Abandoned wiring should be replaced or appropriately terminated.
Lights Repair: The light is inoperative. If the bulbs are not blown, the circuit should be repaired. Page 19 of 40 Repair: Light fixture wiring at the front of the house should be properly terminated in a junction box if it will not be utilized at this time. Repair: The rear basement light cover needs to be secured to fixture.
Page 20 of 40 Switch Repair: Missing switch cover plates should be replaced to avoid a shock hazard near water heater. Outlets Repair: An outlet at the front of the house is loose. It should be properly secured to the exterior wall. Repair: A ground fault circuit interrupter (GFCI) outlet in the basement is inoperative. This circuit should be repaired.
Repair: Several outlets in the basement are inoperative. This outlet and circuit should be investigated. Page 21 of 40 LIMITATIONS OF ELECTRICAL INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage restricted access to some electrical components which may not be inspected. The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems, and components, ancillary wiring, systems, and other components which are not part of the primary electrical power distribution system. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF HEATING Page 22 of 40 Heating Energy Source: Heating System Type (Ba sement): Heating System Type: Vents, Flue s, Chimneys: Heat Distribution Methods: Other Components: Gas Forced Air Furnace Manufacturer: Gibson Serial Number: GLD040504834 Forced Air Furnace Manufacturer: Gibson Serial Number: GLD050112786 Metal-Single Wall Ductwork Condensate Pump HEATING OBSERVATIONS Positive Attribute s The heating system is in generally good condition. This is a high efficiency heating system. Adequate heating capacity is provided by the system. Heat distribution within the home is adequate. General Comments The heating system shows no visible evidence of major defects. Minor repairs to the heating system are necessary. RECOMMENDATIONS / OBSERVATIONS Furnace Repair: The heating system requires service. This should be a regular maintenance item to assure safe, reliable heat.
Improve: The dirty air filter should be replaced. (Size 16x25x1) Page 23 of 40 Furnace Repair: Missing insulation on refrigerant lines should be repaired. (See attic photos)
Page 24 of 40 Combustion / Exhaust Repair: The exhaust cover inside attic furnace shows evidence of corrosion. This condition should be evaluated by a qualified licensed heating technician to assure reliable operation. LIMITATIONS OF HEATING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: The adequacy of heat supply or distribution balance is not inspected. The interior of flues or chimneys which are not readily accessible are not inspected. The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. Solar space heating equipment/systems are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF COOLING / HEAT PUMPS Page 25 of 40 Cooling / Heat Pumps Energy Source: Central System Type: Central System Type: Other Components: Electricity 240 Volt Power Supply Air Cooled Central Air Conditioning Manufacturer: Nordyne Serial Number: JSF040505928 Air Cooled Central Air Conditioning Manufacturer: Nordyne Serial Number: JSF040704256 Condensate Pump COOLING / HEAT PUMPS OBSERVATIONS Positive Attribute s The capacity and configuration of the system should be sufficient for the home. The location of the return air vents is well suited to air conditioning. The system responded properly to operating controls. General Comments The system shows no visible evidence of major defects. Typical minor repairs are recommended. RECOMMENDATIONS / OBSERVATIONS Central Air Conditioning Repair: The outdoor unit of the air conditioning system (left unit) is out of level. This should be improved. Monitor: The fins of the left outdoor portion of the air conditioning system were observed to be damaged. This condition can reduce the efficiency of the system. Improve: Both outdoor units of the air conditioning system requires cleaning. LIMITATIONS OF COOLING / HEAT PUMPS INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Window mounted air conditioning units are not inspected. The cooling supply adequacy or distribution balance are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF INSULATION / VENTILATION Page 26 of 40 Insulation / Ventilation Attic Insulation: Roof Ventilation: Exhaust Fan/vent Locations: R30 Fiberglass in Main Attic Ridge Vents Soffit Vents Bathroom Dryer INSULATION / VENTILATION OBSERVATIONS Positive Attribute s This is a well insulated home. General Comments Caulking and weather-stripping around doors, windows and other exterior wall openings will help to maintain weather tightness and reduce energy costs. Rooms that extend over unheated areas tend to be cooler than other areas of the home during winter months.. RECOMMENDATIONS / ENERGY SAVING SUGGESTIONS Attic / Roof Insulation improvements may be cost effective above the master suite, depending on the anticipated term of ownership. Improve: The attic access hatch should be better insulated.
Page 27 of 40 Repair: Exhaust vent pipe leading fro m the the master bathroom should be vented to the building exterior. Repair: Exhaust vent pipe leading from the the master bathroom is damaged. Replacement is recommended.
Page 28 of 40 Doors/Window s Improve: Weather-stripping improvement around door(s) is recommended. Improve: Some of the windows would not open or shut. LIMITATIONS OF INSULATION / VENTILATION INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed. Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positively identified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection. An analysis of indoor air quality is not part of our inspection unless explicitly contracted -for and discussed in this or a separate report. Any estimates of insulation R values or depths are rough average values. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF PLUMBING Page 29 of 40 Plumbing Water Supply Source: Service Pipe to House: Main Water Valve Location: Interior Supply Piping: Waste System: Drain, Waste, & Vent Piping: Water Heater: Fuel Shut-Off Valves: Other Components: Public Water Supply Copper Front Wall of Basement Copper Plastic Public Sewer System Plastic Gas Approximate Capacity (in gallons): 50 Manufacturer: Rheem Serial Number: RHLN 0505504046 Natural Gas Main Valve at meter on exterior side wall Pressure Regulator on Main Line PLUMBING OBSERVATIONS General Comments The plumbing system requires many minor improvements. Complimentary: Main water shut off Complimentary: Main gas shut off RECOMMENDATIONS / OBSERVATIONS Water Heater Monitor: Water heaters have a typical life expectancy of 7 to 12 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary. Fixtures Repair: It is recommended that an anti-siphon device be added to the hose bib(s). Repair: The hose bib is leaky on the rear o f the home.
Page 30 of 40 Bib is leaking behind wall into basement. (See next photo) Repair: There was very low hot water supply line pressure to faucets.
Repair: The shower head diverter in the basement bathroom is in poor condition. Page 31 of 40 Monitor: The bathtub in the basement bathroom was observed to drain slowly, suggesting that an obstruction may exist. Repair: The tub faucet in the basement bathroom was labeled incorrectly. Hot should always be on the left and cold should be on the right.
Monitor: The toilet seat in the basement bathroom was missing at the time of the inspection. Page 32 of 40 Monitor: The sink in the basement bathroom is missing. Repair: The sink in the powder room is not secured to wall. Repair: The sink in the powder room is not connected to waste line.
Page 33 of 40 Improve: Cracked, deteriorated and/or missing kitchen sink area caulk should be replaced. During the inspection a leak was detected. The water is coming under sink & down into the cabinet Repair: The faucet(s) in the kitchen are leaking. Improve: The 2 nd floor hall tub faucet handle is loose.
Page 34 of 40 Supply Plumbing Repair: A supply valve handle at the water heater is stiff / damaged. This may be reason why the hot water pressure is so low in the home. Repair: The supply piping is leaking at laundry sink. Wall is wet LIMITATIONS OF PLUMBING INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scop e by (but not restricted to) the following conditions: Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected. Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report. Clothes washing machine connections are not inspected. Interiors of flues or chimneys which are not readily accessible are not inspected. Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems are not inspected unless explicitly contracted-for and discussed in this or a separate report. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF INTERIOR Page 35 of 40 Interior Wall And Ceiling Materials: Floor Surfaces: Window Type(s) & Glazing: Doors: Drywall Carpet Tile Wood Concrete Casement Wood-Hollow Core INTERIOR OBSERVATIONS General Condition of Interior Finishes On the whole, the interior finishes of the home are in average condition. Typical flaws were observed in some areas. General Condition of Windows and Doors The majority of the doors and windows are good quality. General Condition of Floors The floors of the home are relatively level and walls are relatively plumb. RECOMMENDATIONS / OBSERVATIONS Wall / Ceiling Finishe s Monitor: Water staining was noted in the dining room. Monitor: Signs of mildew were observed around the basement of the tub trim.
Page 36 of 40 Monitor: Signs of mildew were observed in the basement closet Monitor, Repair: Water damage was noted on the basement wall and base board. Basement Leakage Monitor: No evidence of moisture penetration was visible in the basement at the time of the inspection. It should be understood that it is impossible to predict whether moisture penetration will pose a problem in the future. The vast majority of basement leakage problems are the result of insufficient control of storm water at the surface. The ground around the house should be sloped to encourage water to flow away from the foundation. Gutters and downspouts should
Page 37 of 40 act to collect roof water and drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that are clogged or broken below grade level, or that discharge too close to the foundation are the most common source of basement leakage. Please refer to the Roofing and Exterior sections of the report for more information. In the event that basement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step. Please beware of contractors who recommend expensive solutions. Excavation, damp -proofing and/or the installation of drainage tiles should be a last resort. In some cases, however, it is necessary. Your plans for using the basement may also influence the approach taken to curing any dampness that is experienced. Windows Monitor: It may be desirable to replace window screens where missing. The owner should be consulted regarding any screens that may be in storage. Monitor: The window(s) are painted shut in the basement. Improvement can be undertaken as desired. Improve: The window in the family room is open at the top. Improvement should be undertaken. Kitchen Cabinets Repair: The kitchen cabinets over the stove are missing middle trim. Bathroom Cabinets Repair: Loose or damaged cabinet handles in the bathroom should be repaired. Doors Repair: Doors should be trimmed or adjusted as necessary to work properly. Repair: Damaged or non-functional door hardware should be improved.
Page 38 of 40 Pest Safety Concern, Repair: Evidence of wasp nests were observed in the attic of the bonus room and there is risk of additional hidden nests. If the property has not already been treated, a licensed pest control specialist should be engaged to treat the property. LIMITATIONS OF INTERIOR INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Furniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects. Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.
DESCRIPTION OF APPLIANCES Page 39 of 40 Appliances Appliances Te sted: Laundry Facility: Other Components Tested: Gas Range Gas Cooktop Dishwasher Waste Disposer 240 Volt Circuit for Dryer Dryer Vented to Building Exterior 120 Volt Circuit for Washer Hot and Cold Water Supply for Washer Waste Standpipe for Washer Washer Discharges to Laundry Tub/Sink Door Bell APPLIANCES OBSERVATIONS Positive Attribute s Most all appliances that were tested responded satisfactorily. RECOMMENDATIONS / OBSERVATIONS Dishwasher Repair: The dishwasher water supply is very low. LIMITATIONS OF APPLIANCES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances 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.
DESCRIPTION OF FIREPLACES / WOOD STOVES Page 40 of 40 Fireplaces / Wood Stoves Fireplaces: Vents, Flue s, Chimneys: Gas Fireplace Insert Outside Combustion Air Provided FIREPLACES / WOOD STOVES OBSERVATIONS General Comments On the whole, the fireplace and it s components were found to be in average condition. Typical flaws were observed in some areas. RECOMMENDATIONS / OBSERVATIONS Fireplaces Repair: The fireplace chimney should be inspected and cleaned prior to operation. LIMITATIONS OF FIREPLACES / WOOD STOVES INSPECTION As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions The interiors of flues or chimneys are not inspected. Fire screens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds, combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected. The inspection does not involve igniting or extinguis hing fires nor the determination of draft. Fireplace inserts, stoves, or firebox contents are not moved. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.