Home Inspections

Transcription

Home Inspections

Home Inspection
9220 SW 19th Avenue;Rd
Ocala, Fl. 34476
Prepared for: Pauline Humper
Prepared by: Amerispec Home Inspection Service
Amerispec Home Inspection Service
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Inspection_5446
Table of Contents
Definitions
2
General Information
2
Lots and Grounds
3
Exterior Surface and Components
4
Structure
5
Roof
5
Attic
6
Garage/Carport
7
Electrical
7
Laundry Room/Area
8
Plumbing
9
Air Conditioning
10
Kitchen
11
Heating System
12
Bathroom
13
Fireplace/Wood Stove
15
Bedroom
15
Living Space
17
Summary
19
Palm-Tech Inspector, Copyright © 1998-2011, PDmB, Inc.
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Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A
Acceptable
Functional with no obvious signs of defect.
NP Not Present
Item not present or not found.
NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at
time of inspection.
S
Safety
M
Marginal
Item is not fully functional and requires repair or servicing.
D
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.
General Information
Client Information
Inspection Number 5446
Client Name Pauline Humper
E-Mail ugoteam2embarqmail.com
Real Estate Company: Foxfire Realty Realtor: Chad Laroche
Property Information
Property Address 9220 SW 19th Avenue;Rd
City Ocala State Fl. Zip 34476
Inspection Company
Inspector Name Terry Boring
Company Name Amerispec Home Inspection Service
ASHI Certification # 247753 State of Florida License # HI 254
Business Phone (352) 867-7625 Company Fax (866) 829-4725
E-Mail [email protected]
Conditions
Others Present Buyer, Buyer's Agent Property Occupied Vacant
Estimated Age 32 years
Inspection Date 10/15/2011
Start Time 8:00 End Time 1:00
Electric On
Yes
No
Not Applicable
Gas/Oil On
Yes
No
Not Applicable
Water On
Yes
No
Not Applicable
Temperature 80's
Weather Sunny Soil Conditions Dry
Space Below Grade None
Building Type Single family, Two Story Garage Attached
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Lots and Grounds
Our exterior evaluation is visual in nature and is based on our experience and understanding of common building methods and materials.
Our review does not take into consideration the normal wear associated with virtually all properties. Exterior surfaces should be kept
well painted, stained or sealed to prevent deterioration. Grading & adjacent surfaces should be maintained and pitched away from the
foundation to reduce the chances of water infiltration.
A NP NI S M D
1.
Driveway: Asphalt Cracking and surface deterioration observed, recommend regular
maintenance and repairs to prolong the useful life of the surface.
2.
3.
4.
Walks: Stone, Brick
Steps: Wood
Deck: Wood Loose and uneven planks observed in sun deck area. Corrections are needed
to ensure safety. Deck sags in this area and may require additional bracing.
Support bracing has deteriorated and has separated at connection points allowing deck to
shift.
Rusty Galvanized hangers observed; recommend further review by a qualified contractor
for repairs as needed.
5.
6.
7.
8.
Lot/Grade Minor slope
Timer Brand Orbit Appears functional
Zones Timed 1 through 9 Zones 1-4 (front yard) had very low water flow and 5-9
(back yard) did not respond when tested.
Recommend having a irrigation contractor review system and make repairs as
needed.
Back Up Generator
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Siding on this home is covered with metal/vinyl. The inspector is unable to view the condition of covered areas. It is important to keep
siding well caulked and sealed to prevent moisture penetration.
A NP NI S M D
1.
2.
3.
Type: Vinyl siding
Siding on this home is covered with metal/vinyl. The inspector is unable to view the condition of covered areas. It is important to keep siding
well caulked and sealed to prevent moisture penetration.
Trim: Vinyl, Metal, Wood Wood rot observed in multiple locations around perimeter
of home including trim around most windows, all door jambs, around balcony floor and
corner trim; recommend having a qualified contractor to review and make repairs as
needed.
4.
5.
6.
7.
8.
9.
Fascia: Vinyl
Soffits: Aluminum
Gutters
No gutter system is present, suggest client consider installing a full gutter system to more effectively divert roof runoff.
Door Bell: Hard wired
Entry Doors: Metal, French Tiles pulled loose under French doors; recommend
repairs.
Exterior doors at rear of home have significant rot at bottom corners; replacement needed.
10.
11.
12.
Windows: Thermo pane
Window Screens: Vinyl mesh
Exterior Lighting: Corner Flood Lights, Surface mount Ceiling fan at screen
porch defective; repairs needed.
13.
14.
15.
Exterior Electric Outlets: 110 VAC GFCI
Electric Meter Exterior Right
Hose Bibs: Gate
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Structure
A NP NI S M D
1.
2.
3.
4.
5.
Structure Type: Wood frame
Foundation: Poured slab
Differential Movement: No movement or displacement noted
Bearing Walls: Frame
Floor/Slab: Poured slab
Roof
Our evaluation of the roof is to determine if surface areas are missing and/or damaged and therefore subject to possible leaking.
Portions of the roof, including underlayment, decking and some flashing are hidden from view and cannot be evaluated by our visual
inspection; therefore, our review is not a guarantee against roof leaks or a certification. Some areas are not visible when we are unable
to mount the roof due to weather conditions, height, pitch, etc. Areas most vulnerable to leaks are low slope areas, areas pitched toward
walls, through-roof projections (chimneys, vents, skylights, etc.) roof slopes that change pitch or direction, and intersecting roof/wall
lines. Flashing and shingle defects can cause hidden leaks and deterioration and should be immediately addressed. We advise qualified
contractor estimates and review of the full roof system when defects are reported. Factors such as shingle quality, weather, ventilation,
and installation methods can affect wear rate. As maintenance can be needed at any time, roofs should be professionally inspected
annually.
A NP NI S M D
Main Roof Surface
1. Method of Inspection: On roof
2.
Unable to Inspect: 40%
3.
Material: Asphalt shingle Roofing materials show extensive wear and deterioration
and may be at the end of their useful life. A licensed roofer should be consulted for further
review prior to closing for repairs/replacement as required.
Many insurance companies inspect roofs prior to agreeing to provide coverage. We
recommend that you arrange any such inspection prior to closing to help assure a smooth
transition between old and new insurers.
4. Type: Gable
5. Approximate Age: 15 years
6.
Flashing: Galvanized, Lead
7.
Valleys: Fiberglass shingle
8.
Plumbing Vents: PVC
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Attic
Our evaluation of the attic is limited to lighting, personal storage and accessibility. If an attic is heavily insulated, the inspector will have
a difficult time accessing and reviewing ceiling joists, electrical wiring, plumbing, ducting, etc. Water stains around roof penetrations such
as chimneys, plumbing, and vents are very common. It is usually impractical to determine if these stains are active unless they are
leaking at the time of inspection thus when stains are present further monitoring is advised. Viewing during a rainstorm would increase
the chances of determining whether leaks exist or the current status of staining. Older roofs are, of course, more prone to water
infiltration but new roofs can develop leaks as well. Regular monitoring and maintenance of all roofs is advised. We suggest checking
roof surfaces each spring and fall and after each severe storm. Increasing insulation in the attic is one of the best ways to improve the
energy efficiency of a home and to reduce the costs of heating and cooling. Most homes we view can benefit from additional insulation.
The Dept. of Energy web site (www.eren.doe.gov/consumerinfo) can help you to determine recommended upgrades and the payback
period for insulation improvements in your geographical area.
A NP NI S M D
Main Attic
1. Method of Inspection: In the attic
2.
Unable to Inspect: 20%
3.
Roof Framing: 2x6 Rafter, 2x4 Truss
4.
Sheathing: Plywood Moisture stains and deterioration observed around
chimney stains observed at front right and left side of decking. A qualified
roofing contractor is recommended to make repairs as needed to ensure roof
is leak free.
5.
6.
7.
8.
9.
Ventilation: Ridge Vents, Gable Vents
Insulation: Batts
Insulation Depth: 3" Recommend additional insulation be installed.
Attic Fan: Thermostat controlled Inoperative at time of inspection; repairs needed.
Wiring/Lighting: 110 VAC lighting circuit Improperly
terminated wiring observed; recommend having a electrician make
corrections.
10.
Moisture Penetration: Ongoing water penetration noted. Moisture
damage present in roof decking above garage; damaged and buckled.
Recommend having a license roofer make needed repairs.
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Garage/Carport
Our garage/carport evaluation is visual in nature and is based on our experience and understanding of common building methods and
materials. Our review does not take into consideration the normal wear associated with virtually all properties. Exterior surfaces should
be kept well painted, stained or sealed to prevent deterioration. Garage floors should not be covered with carpet, cardboard, wood or
other combustible materials and, of course, flammable products should be properly stored. It is recommended all garage door openers
be equipped with a regularly tested safety reverse device to reduce chances of injury. Attached garages should be separated from the
house by a steel or solid wood door, and common walls should have a fully sealed fire resistant covering such as drywall to protect
against fume entry and to slow the migration of smoke or fire from entering the house in the event of a garage fire. Mounting a
self-closer on the door between the garage and the house is an additional suggested safety upgrade. We suggest you keep attic hatches
closed, repair any holes or damage that exist or occur, and avoid creating openings between the home and garage. It is especially
important to keep garage wall and ceiling areas directly beneath living space intact.
A NP NI S M D
Side Garage
1. Type of Structure: Attached Car Spaces: 2
2.
Garage Doors: Metal
3.
Door Operation: Mechanized
4.
Door Opener: Genie Slide connection to door damaged on right door; repairs needed.
5.
Fire Door: Wood
6.
Fire Barrier Drywall
7.
Ceiling: Drywall Stains observed on ceiling. An elevated level of moisture was detected
using an electronic moisture meter. A qualified contractor is needed for further review and
to perform necessary corrections. Stains observed on ceiling.
Peeling drywall tape seams observed, appears to be primarily a cosmetic concern. Suggest
repairs as needed.
8.
Walls: Paneled The inspector probed stains with a moisture detector, which showed no
moisture present at time of inspection. Client is advised to consult seller to determine the
source of staining and verify that corrections have been made.
9.
10.
11.
Electrical: 110 VAC Non-GFCI circuit -recommend GFCI circuit be installed
Floor/Slab Concrete
Windows: Single Pane Fog and condensation was noted in the double glazed
insulated window panes at family room. This indicates a broken seal which will
reduce visibility and the insulating capability of this window. To restore visibility
and regain the insulating capability, replacement of this window pane is required.
Electrical
Our electrical inspection meets the ASHI standards of practice and is done by sampling visibly accessible wiring and fixtures. Determining
the actual capacity of the system requires load calculations, which are not within the scope of this report. Underground circuits and
concealed components of the system are not inspected. While age is one factor, most homes have electrical issues created by amateur
electricians. We do not move belongings and do not examine every fixture, outlet, wiring run, etc., nor do we remove insulation, or wall
coverings. Covers are not removed, with the exception of the cover of the main electrical panel, when this can be done safely and
without risking damage to finish. Much of the wiring in the home is not visible and not reviewed. Once the current occupant's belongings
have been removed, it's a good idea to check all outlets with a tester and to look inside cabinets, closets and other obstructed areas
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Electrical (Continued)
before moving in your own belongings. We use a standard electrical tester to check a sample of outlets. While the tester is generally
reliable, it can be fooled by certain improper wiring practices, which we cannot detect during a general home inspection. Because
electrical defects are safety concerns, we advise the use of a qualified licensed electrician for cost estimates, repairs and upgrades, prior
to close.
A NP NI S M D
1. Service Size Amps: 200 Volts: 220-240 VAC
2.
Service: Aluminum
3.
120 VAC Branch Circuits: Copper
4.
240 VAC Branch Circuits: Copper and aluminum
5.
Conductor Type: Romex
6.
Ground: Plumbing and rod in ground Ground wire loose or
broken at plumbing pipe; corrections needed.
7.
Smoke Detectors: Battery Operated
Garage Electric Panel
8.
Manufacturer: Cutler-Hammer
9. Maximum Capacity: 200 Amps
10.
Main Breaker Size: 200 Amps
11.
Breakers: Copper and Aluminum
12.
AFCI: Not required when home was built
13.
GFCI: Exterior and Bathrooms
14. Is the panel bonded?
Yes
No
Laundry Room/Area
The supply hoses to the washer are not disconnected during the inspection, nor are the valves operated. These can leak at any time and
should be considered a part of normal maintenance. If the washer and dryer are present, they are not moved to prevent floor damage
and the review of the area behind the washer/dryer is limited. It is beyond the scope of the inspection to inspect the washer and dryer.
If these appliances are included in the sale of the property, we suggest consulting the sellers as to proper operation prior to close. We
suggest that you clean exhaust pipes upon occupancy and then regularly to enhance safety/performance. Water hoses that discharge
into laundry tubs can cause contamination by creating a "cross connection" if they discharge below the tub rim. We suggest you keep
these elevated above the flood rim of the tub.
A NP NI S M D
Adjacent to garage Laundry Room/Area
1.
Ceiling: Acoustic Spray
2.
Walls: Paneled
3.
Floor: Ceramic tile
4.
Windows: Thermo pane Fog and condensation was noted in the double glazed insulated
window panes at family room. This indicates a broken seal which will reduce visibility and
the insulating capability of this window. To restore visibility and regain the insulating
capability, replacement of this window pane is required.
5.
6.
Electrical: 110 VAC
HVAC Source:
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Laundry Room/Area (Continued)
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
Laundry Tub: Plastic
Laundry Tub Drain: PVC
Washer Hose Bib: Ball valves
Washer and Dryer Electrical: 110-240 VAC
Clothes Washer
Clothes Dryer
No washing machine was present at the time of inspection; therefore, no test was performed on the washer drain line to determine if line was
draining properly. This was a visible inspection of this area only.
No Dryer was present at the time of inspection; therefore, no test was performed. This was a visible inspection of this area only.
Washer Drain: Wall mounted drain
Dryer Vent: Metal flex
Plumbing
Our focus in the plumbing portion of the inspection is directed at identifying visible water damage and/or problems. We may not always
mention common faults such as stuck stoppers or dripping faucets. If considered important, you should check these items
independently. Shut-off valves and angle stops under the kitchen or bathroom sinks and toilets are not turned or tested during the
inspection due to the possibility of leaking. All shut-off valves or angle stops should be turned regularly to ensure free movement in case
of emergency. The water supply system was tested for its ability to deliver functional water pressure to installed plumbing fixtures and
the condition of connected piping that was visible. Our plumbing inspection also consists of checking for functional drainage at all
fixtures. We suggest you obtain the maintenance history for the home's plumbing and obtain receipts for any recent work or for anything
for which a warranty may apply.
A NP NI S M D
1.
Service Line: PVC
2.
Main Water Shutoff: Main Shut Off at Well
3. Water Source Well How Verified Visual Inspection
4. Water Pressure 50 psi's Water supply system is on a well system, verified by visually locating well.
Normal water pressure for a
Well System is 25 to 50 psi's.
5.
Water Lines: Copper
6. Sewage Disposal Septic How Verified Visual Inspection
7.
Drain Pipes: PVC
8.
Service Caps: Not visible
9.
Vent Pipes: PVC
Laundry Room Water Heater
10.
Water Heater Operation: Functional at time of
inspection Water leaking from drain; corrections needed.
11.
12.
13.
14.
15.
16.
Manufacturer: General Electric
Model Number: GE40M6A Serial Number: 0499B4831
Type: Electric Capacity: 40 Gal.
Approximate Age: 12 Years Area Served: 1st floor
TPRV and Drain Tube: Copper
Water Temperature 125 degrees The water temperature at time of
inspection was in the normal operating range of 120 to 130 degrees.
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Plumbing (Continued)
2nd Floor Water Heater
17.
Water Heater Operation: Functional at time of inspection
18. Manufacturer: State Select
19. Model Number: 81V40D C Serial Number: 0496C16710
20. Type: Electric Capacity: 40 Gal.
21. Approximate Age: 15 years Area Served: 2nd floor only
22.
TPRV and Drain Tube: Copper
23.
Water Temperature 118 degrees
Air Conditioning
Our evaluation of AC systems is both visual and functional provided power is supplied to the unit. Identifying or testing for the presence
of asbestos products, or other potentially hazardous materials is not within the scope of this report. Judging the adequacy of the cooling
efficiency of air conditioning is a subjective evaluation, therefore, we only note a poor condition if, in the inspector's opinion, the
adequacy seems less than normal. We urge you to evaluate these systems prior to closing. We are not allowed to install gauges on the
cooling system to perform a detailed evaluation due to concerns with refrigerants. This requires a special license and would cost much
more than the fees charged for a General Home Inspection. This type of visual inspection does not determine the proper tonnage of A/C
equipment needed or if the air conditioning equipment is properly sized for the dwelling or matched by brand or capacity. It is not
within the scope of a General Home Inspection to determine unit size, SEER rating or if the evaporator and condenser coil are matched
properly on the AC system. If a detailed evaluation is desired an HVAC contractor should be consulted prior to close. Information can be
obtained from licensed heating and air conditioning contractors if a more comprehensive inspection is desired. A detailed evaluation of
the cooling capacity is beyond the scope of this report. Air conditioners can be damaged if operated in temperatures below 60 degrees
or immediately after a cold night. Additionally, some units can be damaged if operated when the breaker or fuses have not been on for
at least 12 hours. We do not test units in cold weather nor do we test units that have no power at the time of inspection. Air conditioners
should be kept clean and free of debris. Dirty air conditioners and those with restricted air flow because of fin damage, vegetation, etc.
can wear out quickly. Winter covers can accelerate corrosion and should not be used unless approved by the manufacturer. The client is
encouraged to consult their agent concerning home warranty options as air conditioners can fail at any time and are expensive to repair
or replace. We suggest obtaining the maintenance history of air conditioning units and inquiring of the sellers/occupants if any areas of
the home do not cool well or are not supplied with air conditioning. You should obtain warranty paperwork, if applicable, and request
receipts for any recent repairs. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE IS
NOT WITHIN THE SCOPE OF THIS INSPECTION.
A NP NI S M D
Exterior Rear AC System
1.
A/C System Operation: Functional
electric heat pump is present. The heat pump was operated in the cooling mode only. A heat pump is basically a compressor-cycle air
2. An
conditioning system that can operate in reverse. As long as the unit is functioning properly in either the heating or the cooling mode, it is an
indication that the major components (compressor, fans, coils) are operational, with the exception of the reversing valve. This unit was tested
for standard operating functions start up and shut down. Heat pump was tested using normal operating controls and appeared to operate
properly at time of inspection. As with all mechanical equipment, the unit may fail at anytime without warning. Inspectors cannot determine
future failures Individual heating elements are not tested and should be tested by a qualified HVAC contractor if further review is desired.
Adequate airflow is important to the efficiency of these units: the filter should be kept clean as with air conditioners. Electric heat strips provide
emergency heat and provided heat at time of inspection. The air conditioner was activated to check the operation of the motor and the
compressor, both of which appear to be in serviceable condition. As a detailed review of the cooling capacity of this unit is beyond the scope of
this inspection, we make no warranty as to the system's adequacy.
3.
4.
5.
6.
7.
8.
9.
Condensate Removal: PVC
Exterior Unit: Pad mounted
Manufacturer: Carrier
Model Number: 38YCC036340 Serial Number: 2205YE210909
Area Served: 1st floor Approximate Age: 6 years
Fuel Type: 220 VAC Temperature Differential: 20 degree
We recommend cleaning/replacing the furnace/AC filter on a regular basis to optimize the unit's operating efficiency and life expectancy. We
recommend that the client commence an annual maintenance, cleaning, and parts replacement program with the local utility company or
qualified heating contractor in order to keep the heating/cooling equipment in optimum and safe working order.
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Air Conditioning (Continued)
10. Type: Central A/C Capacity: 3 Ton
11.
Visible Coil: Copper core with aluminum fins
12.
Refrigerant Lines: Low pressure and high pressure
13.
Electrical Disconnect: Pull Disconnect
Exterior Rear AC System
14.
A/C System Operation: Functional
15.
Condensate Removal: PVC
16.
Exterior Unit: Pad mounted
17. Manufacturer: GrandAire
18. Model Number: GT3BC-036K Serial Number: GT3991150138
19. Area Served: 2nd floor only Approximate Age: 12 Years
20. Fuel Type: 220 VAC Temperature Differential: 19 degrees
21. Type: Central A/C Capacity: 3 Ton
22.
Visible Coil: Copper core with aluminum fins
23.
Refrigerant Lines: Low pressure and high pressure
24.
Electrical Disconnect: Pull Disconnect
25.
Exposed Ductwork: Insulated metal ducts
26.
Blower Fan/Filters: Direct drive with disposable filter
27.
Thermostats: Individual
28.
Zoned Thermostat
and load calculations are beyond the scope of this inspection and expressly omitted from this report. If a detailed inspection is
29. Efficiency
desired, a licensed heating contractor should be consulted prior to closing to ensure proper operation of this unit.
Kitchen
Appliance inspection is beyond the scope of the American Society of Home Inspectors Standards of Practice but, as a courtesy to our
clients, we perform a visual and operational inspection of all built-in appliances. The appliances listed in this report are operated, if
accessible and power is supplied. Cooking systems are checked for burner operation but not for calibration, timers, special features or
cleaning cycles. Built-in dishwashers are run through a full normal wash cycle to determine if the system is free of leaks and excessive
corrosion. Please double-check appliance operation just before closing and re-check for secure cabinets, counters and appliances. Upon
occupancy, the client should secure any freestanding oven so it cannot tilt forward when weight is applied to the door. (Most ovens
come with directions on how to do this.) Individuals have been injured when sitting on or standing on these doors. Clients are advised to
purchase a home protection plan because appliances, including new appliances, can fail at any time, including immediately after the
inspection. Older appliances (five years or older), of course, are more prone to failure.
A NP NI S M D
1st Floor Kitchen
1.
2.
3.
Counter Tops: Formica
Sink: Stainless Steel
Plumbing/Fixtures: Chrome Sprayer leaks. Recommend review by a qualified professional
for repair or replacement, as necessary.
Flow and drainage were serviceable at the time of inspection.
4. Air Gap Present?
5.
6.
7.
8.
Yes
No
Disposal: In-Sink-Erator
Dishwasher: Kenmore
Stove / Cook Top General Electric Cook top cracked; repairs/replacement
required.
Hood / Fan / Light General Electric
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Inspection_5446
Kitchen (Continued)
9.
10.
11.
12.
13.
14.
15.
Re Circulating
Refrigerator:
Microwave: General Electric
Electrical: 110 VAC GFCI
Cabinets: Wood
Walls: Drywall
Ceiling: Acoustic Spray Stains observed on ceiling. The
inspector probed stains with a moisture detector, which showed no
moisture present at time of inspection. Client is advised to consult
seller to determine the source of staining and verify that corrections
have been made.
16.
17.
Floor: Ceramic tile
18.
HVAC Source: Central Heat and Air
Heating System
Our evaluation of AC systems is both visual and functional provided power is supplied to the unit. Identifying or testing for the presence
of asbestos products, or other potentially hazardous materials is not within the scope of this report. Judging the adequacy of the cooling
efficiency of air conditioning is a subjective evaluation, therefore, we only note a poor condition if, in the inspector's opinion, the
adequacy seems less than normal. We urge you to evaluate these systems prior to closing. We are not allowed to install gauges on the
cooling system to perform a detailed evaluation due to concerns with refrigerants. This requires a special license and would cost much
more than the fees charged for a General Home Inspection. This type of visual inspection does not determine the proper tonnage of A/C
equipment needed or if the air conditioning equipment is properly sized for the dwelling or matched by brand or capacity. It is not
within the scope of a General Home Inspection to determine unit size, SEER rating or if the evaporator and condenser coil are matched
properly on the AC system. If a detailed evaluation is desired an HVAC contractor should be consulted prior to close. Information can be
obtained from licensed heating and air conditioning contractors if a more comprehensive inspection is desired. A detailed evaluation of
the cooling capacity is beyond the scope of this report. Air conditioners can be damaged if operated in temperatures below 60 degrees
or immediately after a cold night. Additionally, some units can be damaged if operated when the breaker or fuses have not been on for
at least 12 hours. We do not test units in cold weather nor do we test units that have no power at the time of inspection. Air conditioners
should be kept clean and free of debris. Dirty air conditioners and those with restricted air flow because of fin damage, vegetation, etc.
can wear out quickly. Winter covers can accelerate corrosion and should not be used unless approved by the manufacturer. The client is
encouraged to consult their agent concerning home warranty options as air conditioners can fail at any time and are expensive to repair
or replace. We suggest obtaining the maintenance history of air conditioning units and inquiring of the sellers/occupants if any areas of
the home do not cool well or are not supplied with air conditioning. You should obtain warranty paperwork, if applicable, and request
receipts for any recent repairs. DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE IS
NOT WITHIN THE SCOPE OF THIS INSPECTION.
A NP NI S M D
2nd Floor Hall Close Heating System
1.
Heating System Operation: Appears functional In the inspectors opinion the air
conditioning unit(s) have exceeded their designed life expectancies. We make no
warranty, guarantee or estimation as to the remaining useful life of these units.
2. Manufacturer: General Electric
3. Model Number: BWV936G11000 Serial Number: 431418929
4. Type: Forced air, Heat Pump Capacity: 150,000 BTUHR
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Heating System (Continued)
5. Area Served: 2nd floor only Approximate Age: 32 Years
6. Fuel Type: Electric
7.
Blower Fan/Filter: Direct drive with disposable filter
8.
Distribution: Insulated metal ducts
Attic Heating System
9.
Heating System Operation: Appears functional
10. Manufacturer: Carrier
11. Model Number: FA4BNF036 Serial Number: 0205A82584
12. Type: Forced air, Heat Pump Capacity: 3 Ton
13. Area Served: 1st floor Approximate Age: 6 years
14. Fuel Type: Electric
15.
Blower Fan/Filter: Direct drive with disposable filter
16.
Distribution: Insulated metal ducts Ductwork insulation
is damaged and/or missing at attic, corrections needed
to improve efficiency.
17.
Thermostats: Individual
18. Tank Location: Basement
19. Suspected Asbestos: No
Bathroom
Our focus in bathrooms is directed at identifying visible water damage and/or problems. We may not always mention common faults
such as stuck stoppers or dripping faucets. If considered important, you should check these items independently. Shut-off valves and
angle stops under kitchen or bathroom sinks and toilets are not turned or tested during the inspection due to the possibility of causing a
leak. All shut-off valves or angle stops should be turned regularly by the homeowner to ensure free movement in case of emergency.
Bathrooms require regular maintenance to prevent the possibility of water damage and maintenance should be performed without delay.
Since leaks can occur at any time, plumbing should be checked just before closing and then regularly during occupancy. We advise that
all floors, tile edges and tub/shower walls be caulked and sealed to prevent moisture penetration. When found soft, you should have
checked for leaks and hidden damage. All leaks should be repaired and missing/damaged grouting and caulk should be replaced at once
to help prevent future/further damage. Even tile that appears to be in good shape can take on water, so we suggest that you apply a
sealant to tiled surfaces upon occupancy. If sluggish or noisy drains are noted, the drain waste vent system should be checked for
blockage, damage or other restriction before close. Operating an exterior vented exhaust fan helps to reduce the chances of mold
growth and harmful condensation. Bathroom were required to be GFI Protected by National Electric code since 1975.
A NP NI S M D
1st floor main Bathroom
1.
Closet: Bi-fold doors
2.
Ceiling: Drywall
3.
Walls: Drywall
4.
Floor: Ceramic tile
5.
Doors: Wood
6.
7.
8.
Counter/Cabinet: Cultured Marble
18:29 October 15, 2011
Page 14 of 25
Inspection_5446
Bathroom (Continued)
9.
10.
11.
Sink/Basin: One piece sink/counter top
Faucets/Traps: Swing armed Faucets with PVC trap
Shower/Surround: Ceramic Tile pan & ceramic tile surround Grout is loose
and/or missing in some areas. Loose grout should be removed and tiles re-grouted where
needed to restore watertight integrity of tile.
12.
Shower Door Tempered safety glass installed for safety.
13.
Toilets: 1 1/2 Gallon Tank
14.
15.
Ventilation: Electric ventilation fan and window
2nd floor main Bathroom
16.
Ceiling: Drywall
17.
Walls: Drywall Joists have been improperly notched in wall behind sink cabinet; repair
advised. Notches on top or bottom of joists should not exceed 1/6 the depth of the joist (1/4
at very end). Notches should not be located in the middle 1/3 of the joist. ; repair advised.
Notches on top or bottom of joists should not exceed 1/6 the depth of the joist (1/4 at very
end). Notches should not be located in the middle 1/3 of the joist.
18.
19.
20.
21.
22.
Floor: Ceramic tile
Doors: Wood
Counter/Cabinet: Wood, Laminate
Sink/Basin: Metal Stopper is inoperable, corrections are needed for proper operation.
23.
The sinks clogged. Recommend review by a qualified professional for repair or
replacement, as necessary.
Faucets/Traps: Swing Armed Faucets with PVC traps Leak observed at the sink
drain assembly. Recommend review by licensed/qualified professional for repair or
replacement as necessary.
The sink does not drain (clogged). Recommend review by a qualified professional for repair
or replacement, as necessary.
24.
25.
Shower/Surround: Ceramic Tile pan & ceramic tile surround
Toilets: 1 1/2 Gallon Tank The toilet is are not secured to floor and will require
replacement of the wax seal.
26.
27.
Ventilation: Electric ventilation fan
Master, 2nd floor main Bathroom
28.
Closet: Wood
29.
Ceiling: Drywall
30.
Walls: Drywall, Ceramic Tile
31.
Floor: Ceramic tile
32.
Doors: Wood
18:29 October 15, 2011
Page 15 of 25
Inspection_5446
Bathroom (Continued)
33.
34.
35.
36.
37.
38.
39.
40.
41.
42.
Electrical: 110 VAC
Counter/Cabinet: Solid Surface, Wood
Sink/Basin: One piece sink/counter top
Faucets/Traps: Swing armed Faucets with PVC trap
Shower/Surround: Ceramic Tile pan & ceramic tile surround, Fiberglass
pan and fiberglass surround
Spa Tub/Surround: Fiberglass tub and ceramic tile surround
Toilets: 1 1/2 Gallon Tank
Ventilation: Electric ventilation fan and window
Fireplace/Wood Stove
Our chimney review is limited to the visible and/or accessible components only. Examination of concealed or inaccessible portions such
as flue lining or the adequacy of these chimneys to properly draft is not within the scope of this inspection. This includes determining the
presence of a flue lining, or if lining is present, checking for deterioration, damage or cracks.
A NP NI S M D
Family Room Fireplace
1.
Fireplace Construction: Brick
2. Type: Wood burning
3.
Fireplace Insert: Standard
4.
Smoke Chamber: Brick
5.
Flue: Metal
6.
Damper: Metal
7.
Hearth: Flush mounted
Bedroom
Our bedroom review is visual and evaluated with similar aged homes in mind. Inspections are limited to visible and/or accessible areas.
Bedroom windows should be kept in good repair in the event they are needed for an emergency exit. We suggest making sure that they
always operate freely (without use of force or a key or tool) and place furniture so as to keep windows accessible for emergency use.
Older homes may have windows that do not meet current size and height safety standards for emergency exit. Keeping them accessible
and in good operating condition enhances their safety. Providing an escape ladder is a recommended safety enhancement for all upper
level bedrooms. Rooms used for sleeping should have functional exits to both the interior and exterior of the home. Personal belongings
and furniture restrict access to receptacles, windows, walls, and flooring. These areas should be reviewed during your final walk through
to reveal hidden or concealed damage.
A NP NI S M D
Master Bedroom
1.
2.
3.
4.
5.
Walls: Drywall
Floor: Wood
Doors: Wood
Windows: Thermo pane Fog and condensation was noted in the double glazed
insulated window panes at family room. This indicates a broken seal which
will reduce visibility and the insulating capability of this window. To
restore visibility and regain the insulating capability, replacement of
18:29 October 15, 2011
Page 16 of 25
Inspection_5446
Bedroom (Continued)
Windows: (continued)
this window pane is required.
6.
7.
Rear right Bedroom
8.
9.
10.
11.
12.
13.
14.
15.
Rear right Bedroom
16.
17.
18.
19.
20.
21.
22.
23.
Front Right Bedroom
24.
25.
26.
27.
28.
29.
30.
31.
Electrical: 110 VAC
Walls: Drywall
Floor: Wood
Doors: Wood
Electrical: 110 VAC
Walls: Drywall
Floor: Wood
Doors: Wood
Electrical: 110 VAC
Closet: Wood
Walls: Drywall
Floor: Wood
Doors: Wood
Electrical: 110 VAC
18:29 October 15, 2011
Page 17 of 25
Inspection_5446
Living Space
Our interior review is visual and evaluated with similar aged homes in mind. Cosmetic considerations and minor flaws such as a torn
screen or an occasional cracked window can be overlooked, thus we suggest you double check these items, if concerned. Inspections
are limited to visible and/or accessible areas. Personal belongings and furniture restrict access to receptacles, windows, walls, and
flooring.
A NP NI S M D
Family Room Living Space
1.
Ceiling: Drywall
2.
Walls: Drywall, Stone Mortar incomplete at both sides if wall; recommend repairs.
3.
Floor: Carpet
4.
5.
Electrical: 110 VAC
6.
Dining Room Living Space
7.
Ceiling: Drywall
8.
Walls: Drywall
9.
Floor: Ceramic tile
10.
Doors: Wood, French
11.
12.
Electrical: 110 VAC
13.
Entryway Living Space
14.
Closet: Wood
15.
Ceiling: Drywall
16.
Walls: Drywall
17.
Floor: Ceramic tile
18.
Electrical: 110 VAC
19.
20.
Smoke Detector: Battery Operated
Living Room Living Space
21.
22.
Walls: Drywall
23.
Floor: Ceramic tile
24.
18:29 October 15, 2011
Page 18 of 25
Inspection_5446
Living Space (Continued)
25.
Electrical: 110 VAC
26.
Office Living Space
27.
28.
Walls: Drywall
29.
Floor: Ceramic tile
30.
Doors: French
31.
Electrical: 110 VAC
32.
Bonus Room Living Space
33.
34.
35.
Walls: Drywall
36.
Floor: Ceramic tile, Unfinished, Wood
37.
Doors: Wood
38.
39.
Electrical: 110 VAC
40.
18:29 October 15, 2011
Page 19 of 25
Inspection_5446
Safety Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Garage/Carport
1. Side Garage Electrical: 110 VAC Non-GFCI circuit -recommend GFCI circuit be installed
Electrical
2. Ground: Plumbing and rod in ground Ground wire loose or broken at
plumbing pipe; corrections needed.
18:29 October 15, 2011
Page 20 of 25
Inspection_5446
Marginal Summary
Lots and Grounds
1. Driveway: Asphalt Cracking and surface deterioration observed, recommend regular maintenance and repairs
to prolong the useful life of the surface.
Attic
2. Main Attic Insulation Depth: 3" Recommend additional insulation be installed.
18:29 October 15, 2011
Page 21 of 25
Inspection_5446
Defective Summary
Lots and Grounds
1. Porch: Rear Screen Porch, Front Open Porch Screens torn, need to be replaced.
Tiles lose/detached at screen porch; repairs needed.
2. Deck: Wood Loose and uneven planks observed in sun deck area. Corrections are needed to ensure safety. Deck
sags in this area and may require additional bracing.
Support bracing has deteriorated and has separated at connection points allowing deck to shift.
Rusty Galvanized hangers observed; recommend further review by a qualified contractor for repairs as needed.
3. Zones Timed 1 through 9 Zones 1-4 (front yard) had very low water flow and 5-9 (back yard) did not
respond when tested.
Recommend having a irrigation contractor review system and make repairs as needed.
4. East Exterior Surface Type: Vinyl siding
5. Trim: Vinyl, Metal, Wood Wood rot observed in multiple locations around perimeter of home including trim
around most windows, all door jambs, around balcony floor and corner trim; recommend having a qualified
contractor to review and make repairs as needed.
6. Entry Doors: Metal, French Tiles pulled loose under French doors; recommend repairs.
Exterior doors at rear of home have significant rot at bottom corners; replacement needed.
7. Exterior Lighting: Corner Flood Lights, Surface mount Ceiling fan at screen porch defective; repairs
needed.
18:29 October 15, 2011
Page 22 of 25
Inspection_5446
Defective Summary (Continued)
Roof
8. Main Roof Surface Material: Asphalt shingle Roofing materials show extensive wear and deterioration and
may be at the end of their useful life. A licensed roofer should be consulted for further review prior to closing for
repairs/replacement as required.
Many insurance companies inspect roofs prior to agreeing to provide coverage. We recommend that you arrange
any such inspection prior to closing to help assure a smooth transition between old and new insurers.
Attic
9. Main Attic Sheathing: Plywood Moisture stains and deterioration observed around chimney stains
observed at front right and left side of decking. A qualified roofing contractor is recommended to
make repairs as needed to ensure roof is leak free.
10. Main Attic Attic Fan: Thermostat controlled Inoperative at time of inspection; repairs needed.
11. Main Attic Wiring/Lighting: 110 VAC lighting circuit Improperly terminated
wiring observed; recommend having a electrician make corrections.
12. Main Attic Moisture Penetration: Ongoing water penetration noted. Moisture damage
present in roof decking above garage; damaged and buckled. Recommend having a license roofer
make needed repairs.
Garage/Carport
13. Side Garage Door Opener: Genie Slide connection to door damaged on right door; repairs needed.
14. Side Garage Ceiling: Drywall Stains observed on ceiling. An elevated level of moisture was detected using an
electronic moisture meter. A qualified contractor is needed for further review and to perform necessary
corrections. Stains observed on ceiling.
Peeling drywall tape seams observed, appears to be primarily a cosmetic concern. Suggest repairs as needed.
15. Side Garage Walls: Paneled The inspector probed stains with a moisture detector, which showed no moisture
present at time of inspection. Client is advised to consult seller to determine the source of staining and verify that
corrections have been made.
18:29 October 15, 2011
Page 23 of 25
Inspection_5446
16. Side Garage Windows: Single Pane Fog and condensation was noted in the double glazed insulated
window panes at family room. This indicates a broken seal which will reduce visibility and the
insulating capability of this window. To restore visibility and regain the insulating capability,
replacement of this window pane is required.
Laundry Room/Area
17. Adjacent to garage Laundry Room/Area Windows: Thermo pane Fog and condensation was noted in the
double glazed insulated window panes at family room. This indicates a broken seal which will reduce visibility
and the insulating capability of this window. To restore visibility and regain the insulating capability, replacement
of this window pane is required.
Plumbing
18. Laundry Room Water Heater Water Heater Operation: Functional at time of
inspection Water leaking from drain; corrections needed.
Kitchen
19. 1st Floor Kitchen Plumbing/Fixtures: Chrome Sprayer leaks. Recommend review by a qualified professional for
repair or replacement, as necessary.
20. 1st Floor Kitchen Stove / Cook Top General Electric Cook top cracked; repairs/replacement
required.
21. 1st Floor Kitchen Ceiling: Acoustic Spray Stains observed on ceiling. The inspector
probed stains with a moisture detector, which showed no moisture present at time of
inspection. Client is advised to consult seller to determine the source of staining and verify
that corrections have been made.
22. 1st Floor Kitchen Windows: Thermo pane Fog and condensation was noted in the double glazed insulated
window panes at family room. This indicates a broken seal which will reduce visibility and the insulating
capability of this window. To restore visibility and regain the insulating capability, replacement of this window
pane is required.
Heating System
23. 2nd Floor Hall Close Heating System Heating System Operation: Appears functional In the inspectors
opinion the air conditioning unit(s) have exceeded their designed life expectancies. We make no
warranty, guarantee or estimation as to the remaining useful life of these units.
24. Attic Heating System Distribution: Insulated metal ducts Ductwork insulation
is damaged and/or missing at attic, corrections needed to improve
efficiency.
18:29 October 15, 2011
Page 24 of 25
Inspection_5446
Bathroom
25. 1st floor main Bathroom Shower/Surround: Ceramic Tile pan & ceramic tile surround Grout is
loose and/or missing in some areas. Loose grout should be removed and tiles re-grouted where needed to
restore watertight integrity of tile.
26. 2nd floor main Bathroom Walls: Drywall Joists have been improperly notched in wall behind sink cabinet;
repair advised. Notches on top or bottom of joists should not exceed 1/6 the depth of the joist (1/4 at very end).
Notches should not be located in the middle 1/3 of the joist. ; repair advised. Notches on top or bottom of joists
should not exceed 1/6 the depth of the joist (1/4 at very end). Notches should not be located in the middle 1/3 of
the joist.
27. 2nd floor main Bathroom Sink/Basin: Metal Stopper is inoperable, corrections are needed for proper
operation.
The sinks clogged. Recommend review by a qualified professional for repair or replacement, as necessary.
28. 2nd floor main Bathroom Faucets/Traps: Swing Armed Faucets with PVC traps Leak observed at the
sink drain assembly. Recommend review by licensed/qualified professional for repair or replacement as
necessary.
The sink does not drain (clogged). Recommend review by a qualified professional for repair or replacement, as
necessary.
29. 2nd floor main Bathroom Toilets: 1 1/2 Gallon Tank The toilet is are not secured to floor and will require
replacement of the wax seal.
Bedroom
30. Master Bedroom Windows: Thermo pane Fog and condensation was noted in the double glazed
insulated window panes at family room. This indicates a broken seal which will reduce
visibility and the insulating capability of this window. To restore visibility and regain
the insulating capability, replacement of this window pane is required.
Living Space
31. Family Room Living Space Walls: Drywall, Stone Mortar incomplete at both sides if wall; recommend
repairs.
32. Living Room Living Space Windows: Thermo pane Fog and condensation was noted in the double
glazed insulated window panes at family room. This indicates a broken seal which will reduce visibility
and the insulating capability of this window. To restore visibility and regain the insulating capability,
18:29 October 15, 2011
Page 25 of 25
Inspection_5446
33. Bonus Room Living Space Windows: Thermo pane Fog and condensation was noted in the double
glazed insulated window panes at family room. This indicates a broken seal which will reduce visibility
and the insulating capability of this window. To restore visibility and regain the insulating capability,

Home Inspections

Transcription

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