Old Home Inspection Services LLC.

Old Home
Inspection Services
LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
February 13, 2007
John Q Public
Re: Downtown
Salt Lake City
Dear Mr Public,
A visual inspection of the above referenced property was conducted on 02/13/2007 This inspection report reflects the visual
conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report.
No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service.
An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum
liability must be limited to the fee paid. The following is an opinion report, expressed as a result of the inspection. Please
take time to review limitations contained in the inspection agreement. Please read the report in it's entirety as some of the
observations from the report may be inadvertently omitted from this summary page.
Older homes, such as this property, were constructed during a period of time when little formal building codes were in
existence. Current codes simply can not be applied to older structures. For that reason this inspection is not a code compliant
inspection, but a review of the tradesmen best building practices. These best practices evolved into the building codes. The
current codes evolve for a host of reasons including adapting to new materials and safety concerns.
When a portion of the home is updated, remodeled or new appliances installed, then the current best practice for the
installation or upgrade should be applied. For example, when old piping or wiring are replaced, only new wiring and piping
materials should be used and installed with the latest methods. Old home inspection will try to identify these elements as
nonconforming to current best practice. That does not conclusively indicate the system is unsafe or not fit for it's intended
purpose, it requires further evaluation by the appropriate tradesman to determine it's safety and it's fitness for continued use.
PROPERTY SUMMARY
Overall, the home was in very good condition for it's age, constructed in a workmanlike manner, consistent with the local
building trades and codes in effect at the time of construction, and has above average maintenance over the years. While some
maintence is needed to the exterior historic features they are largley intact and original. The interior is is very good condtion
with much of the wood work reflecting the original craftmanship of the day. Items are below should receive eventual
attention, but may not necessarily affect the immediate habitability of the house. These items identified as "Repair and
Maintenance" or "Monitor" may need attention but are more minor in nature as the major problems will be highlighted in the
"Major Concerns" section above. (The major concerns section will only be included if significant problems are observed.)
These items may be considered wear and tear through normal use of the property. This summary is intended to serve as a
plan for future improvements to assure the property will remain in good condition for years to come. It is up to the owner to
determine if any or all suggestions noted here are completed. It is also recommended that you obtain competitive estimates for
these items from licensed tradesmen, prior to the close of escrow/completion of the purchase, to assure the full scope of repair
is understood.
GROUNDS
SIDEWALKS:
CONDITION:
Cracks noted are major, Surface raised/settled, Portions missing.
RETAINING WALLS:
CONDITION:
Displacement/Cracks major, Reccomend to monitor for any further movement and make repairs as needed.
PATIO:
CONDITION:
Cracks noted - major, Surface raised/settled with adjacent structure; old brick garage that is sinking.
FRONT PORCH
CONDITION:
Deterioration noted to much of stonework from weathering/age. Appears largely cosmetic presently but will degrade
structure over time. Repair /restoration needed.
REAR PORCH/PATIO/PORCH COVER:
CONDITION:
Appears serviceable, Soil and wood contact observed which can be a path for wood destroying pests. Reccomend
correction of this condition and/or further review with pest control company.
EXTERIOR STAIRS/STOOPS:
CONDITION:
Appears serviceable, but degrading with age, refer to front porch notes.
GARAGE - CARPORT
FLOOR/WALLS:
CONDITION:
Locked no entry, exterior needs minor repair.
MISCELLANEOUS:
The electrical service wire to the garage is non-conforming, The supply cable is not rated for outdoor use and will
breakdown from the elements. The supply cable has improper attachments to the structure and no strain relief. Wire
was not connected to supply at shed. Shed may not have power.
ROOF SYSTEM
ROOF:
ROOF COVERING STATUS:
Appears serviceable/within useful life, Localized damage/Deterioration noted, repairs recommended. The cedar
shingles are a robust covering material that requires periodic maintenance for best service life. Refer to
www.cedarbereau.org for maintenance recommendations. There is organic material in the valleys. Reccomend
cleaning for longer roof file.
EXPOSED FLASHINGS/VENTS:
TYPE AND CONDITION:
Metal, Appears serviceable, Rusty flashing is noted at rear dormer valley. Past repairs noted,periodic repairs may be
required.
GUTTERS & DOWNSPOUTS:
TYPE & CONDITION:
Full gutters, lead/tin casement type, Debris in gutters, Gutter at front turret and rear is sloped improperly and holding
water- may be prone to leaks. Theses types of gutters need to be free to drain so they do not leak and damage the trim
work or brick.
EXTERIOR - FOUNDATION FOUNDATION:
FOUNDATION CONDITION:
Appears serviceable minor typical cracks noted, Significant exterior surface flaking of stone, cosmetic in nature.
Repair/restoration needed.
WALLS:
CONDITION:
Cracks noted are typical, Damaged brick on west side from birds and/or moisture from leaking gutters. May need
re-pointing/repair in future.
TRIM:
MATERIAL:
Wood with stone sills/lentils. Wood surfaces okay generally with areas needing repair/paint. Deterioration of many
stone sills consistent with age, repair and water proofing recommended.
INTERIOR
ATTIC
INSULATION TYPE AND CONDITION:
Fiberglass batts, Appears serviceable, no insulation over rear of home ( kitchen/servants room) Recommend
additional insulation in this attic area.
WINDOWS:
TYPE & CONDITION:
Wood frames/sash, Single hung,
Damaged/broken sash cords, ropes, or balances viewed.
Some windows are hard to operate or painted closed, consistent with age of the home.
Not all windows would operate for inspection due to the age and condition. Recommend repair of at least one
window in each room for emergency escape.
The basement window wells are close to the exterior patio or walkways. Recommend installation of safety grates over
the window wells.
Some basement windows not secure.
FLOORS:
FLOOR STRUCTURE:
The floor system is constructed with 2x 10 wood joists on 16" centers, sheeted with wood plank dimensional lumber.
The visible areas of the floor structure appear serviceable,
The vertical supports in SW crawl space may need improvement as they are tilted and in proximity to the soil. This
observation is consistent with age of the property.
FIREPLACE/WOOD BURNING DEVICES:
LOCATION - TYPE - CONDITION:
Location #1: front parlor , Masonry firebox, Solid fuel burning Fireplace appeared serviceable, Reccomend repair of
the fire bricks in the Fireplace. No damper is installed, but door intact.
Location #2: main parlor ,Masonry firebox, Solid fuel burning, missing damaged floor grate. Debris in flue, may have
limited function.
Location#3 Piano room. Masonry firebox, Solid fuel burning. Reccomend repair of the fire bricks in the Fireplace.
Damper is operational. Damaged bottom grating. Insert loose from fire box.
Location #4 Master bed. Masonry firebox, Solid fuel burning Reccomend repair of the fire bricks in the Fireplace.
No damper is installed, but door intact.
Location #5: east bedroom. Masonry firebox, Solid fuel burning. Fireplace appeared serviceable, Damper is
operational. Door missing.
Recommend cleaning and interior flue inspection, repair to bricks, grates before use.
BATHROOMS
BATHROOM AREA:
CONDITION OF TOILET:
Toilet does not flush properly and appears to be shut off.
BATHROOM AREA:
TUB/SHOWER PLUMBING FIXTURES:
Appears serviceable, Minor leakage is noted at faucet handles. Drain appears serviceable.
TUB/SHOWER AND WALLS:
Tub and shower areas appear serviceable, Enclosure appears serviceable, A number of damaged/cracked tiles noted
on walls floors.
BATH VENTILATION:
None or inadequate ventilation noted. Window is not operational.
BATHROOM AREA:
CONDITION OF TOILET:
Toilet does not flush properly and needs repair. Runs constantly, shut of valve not working.
TUB/SHOWER PLUMBING FIXTURES:
Leakage is noted at faucet handles. Corrosion/Damage noted at faucet area. No tub spout. Drain appears serviceable,
Shower head appears serviceable.
KITCHEN - APPLIANCES - LAUNDRY
INTERIOR COMPONENTS:
WINDOWS/DOORS:
Window(s) Inoperable.
PLUMBING
SUPPLY LINES:
CONDITION:
Appears serviceable, Only limited viewing of supply lines was possible,
Minor corrosion is noted due to the dis-similar materials and/or the lack of isolation fittings. No leaks observed at
time of inspection.Recommend to monitor for future leakage.
A combination of piping materials such as this can promote corrosion and restriction of flow in the lines over time.
While this flow may be adequate at the time of inspection, it may not be satisfactory to the individual home owner or
occupants.
WASTE LINES:
CONDITION:
Appears serviceable with adequate drainage rate, Lines not fully visible, Damage/Defects noted: at East main sewer
pipe, cracked split/ leaking moisture. Needs prompt repair.
HEATING - AIR CONDITIONING
HEATING SYSTEM CONDITION:
SECONDARY UNIT CONDITION:
Ill fitting access panels are noted due to striped bolts. This allows the safety switch to toggle on an off, possibly
causing the short cycle. Unit stopped operating during test. Unit not installed on a drain pan to contain any
condensate leakage.
Vent pipe not mated properly in cabinet causing a condensate leak and corrosion inside cabinet.
Unit is noisy during operation due to method of ducting return air.
BURNERS/HEAT EXCHANGERS SECONDARY UNIT:
The burner fired intermitnetly when the thermostat called for heat. This "short cycling" is not normal operation and
may be due to door panels vibrating loose.
ADDITIONAL UNITS CONDITION:
System operates but provides minimal heat, only 90 degrees at vent. Thermostat set to 80 degrees but only heating at
65 degrees. Thsi 15 degree disparity may be a thermostat problem but is more likely due to marginal performance of
the system. System may be undersized or water heater failing. No backflow prevention valve between potable water
supply and water heater.
BOILER/RADIANT SYSTEM CONDTION
Boiler systems are very robust and provide even draft free heat. The boilers them selves have a considerable service
life as do the other components, pumps, valves and fittings, when the system is properly maintained. Annual
maintenance of the system, testing and correcting the water chemistry is recommended to assure long life of the
system. Periodic bleeding of the water level and keeping the steam trap clean is required. System operate properly
with the exception of :limited or no function of radiators @ top floor, master bedroom, kitchen , center parlor, some
inoperative or shut off, valves not operational. All these area appeared to have an alternate method of heat.
COMBUSTION AIR:
Could be Inadequate combustion air if doors closed to furnace room. This may affect the safe operation of the gas
appliances and should be corrected.
VENTING:
Inadequate vent pipe clearance to combustibles and vent located in living space creating a safety concern and
potential damage to vent piping.
NORMAL CONTROLS:
Appear serviceable for steam and forced air systems, but off by 15 degrees for hot water heater system.
GENERAL SUGGESTIONS:
Questar Gas "green sticker" not present on any gas appliances.
Based upon the finding noted above a full system review is recommended by a qualified HVAC contractor. Suggest
cleaning/servicing blower motor, pilot light, vent system and burners.
AIR CONDITIONING:
SYSTEM CONDITION:
The compressor is not level. Recommend leveling for best performance. Loose wiring at compressor.
ELECTRICAL SYSTEM
SERVICE:
TYPE AND CONDITION:
Underground, 110/220 Volt, 200 Amps service rating, Appears serviceable,
Damage/Defects noted: The mast head is loose at rear and needs repair.
The main circuit breaker is wired to the patio panel and the branch circuit panel. This is a double tap condtion that is
non conforming to the electrical code.
ELECTRICAL PANELS:
Inspector Notes:
Circuit and wire sizing correct so far as visible. Grounding system is present. Multiple wires are connected to a single
lug on a circuit breaker where only one wire should be connected. Panel cover doesn't fit well due to mis-matched
breakers.
SUB PANEL #1 Inspector Notes:
Circuit and wire sizing correct so far as visible.
Grounding system is present.
Multiple wires are connected to a single lug on a circuit breaker where only one wire should be connected.
SUB PANEL #2 Inspector Notes:
Circuit and wire sizing correct so far as visible. Grounding system is present. Multiple wires are connected to a single
lug on a circuit breaker where only one wire should be connected.
There were some other concerns noted in the report that may present a "Safety Hazard". These items should be corrected to
assure the safety of the occupants. This list should, in no way ,be construed as an exhaustive inspection to identify all
potential hazards. The items listed in the sections above may also present safety issues, but will not be listed again in this
section as solely a safety issue.
INTERIOR
BASEMENT/CRAWL SPACE:
BASEMENT EXTERIOR ENTRY
Basement door entryway is constructed without a proper drain, There is no cover or roof structure over the basement
entry. No handrails at stairs improper guard rail consistent with age.
STAIRS & HANDRAILS:
CONDITION:
There are no handrail(s), At 2nd floor stairwell to attic.
SMOKE / FIRE DETECTOR:
COMMENTS:
Recommend maintenance of smoke detectors on all levels of the home. This typically involves cleaning the units and
changing the batteries.
Recommend installation of Carbon monoxide detectors in the area of the gas appliances and on all levels of the
home.
BATHROOMS
BATHROOM AREA:
ELECTRICAL:
There is no outlet in the bath. Recommend installation of a grounded GFI outlet.
BATHROOM AREA:
ELECTRICAL:
The outlet in the bath area is not a GFI (ground Fault Interrupter) type. Recommend installation of a GFI outlet.
PLUMBING
WATER HEATER:
CONDITION:
Appears serviceable, however the following observations were noted; Questar gas "green sticker" not present.
Recommend addition of a strap to secure water heater from tipping over in the event of an earthquake.
WATER HEATER #2:
CONDITION:
Providing heat for kitchen area of home. Appears serviceable but was at hottest setting and provided only minimal
heat. See heating system notes. Other observations were noted; Questar gas "green sticker" not present.
Recommend addition of a strap to secure water heater from tipping over in the event of an earthquake.
HEATING - AIR CONDITIONING
HEATING SYSTEM CONDITION:
AIR PLENUM/DUCTWORK:
Appears serviceable but limited testing as furnace short cycled.
The original boiler piping exists and may have asbestos sealing tape and/or insulation. Recommend to test for the
presence of asbestos and determine course of remediation action based upon test result.
There is no functioning heat source in the main floor 1/2 bath.
Often times during the course of inspection, an observation raises questions that can not be fully understood within the scope
of the inspection. These issues are "Refer to Seller" or "Refer to HOA" (homeowners association) the seller or the sellers
disclosure statement may shed more light on the observation. It is reccomend ed that additional information be requested from
the seller for each item noted below and, if necessary, additional testing and inspection be undertaken prior to the close of
escrow/completion of the purchase
INTERIOR
INTERIOR WALLS:
MATERIAL & CONDITION:
Drywall, Plaster, textured Wall covering, General condition appears serviceable,
Repairs noted at SW dormer in attic; past roof leak? Refer to seller for any additional information or history
concerning this observation.
Damage/holes in walls due to utility work at various locations,in attic second floor and at electrical panels.
HEATING - AIR CONDITIONING
AIR CONDITIONING:
TYPE:
Central system but only in areas of home with duct work; top floors.
Outside air temperature was below 65 degrees. Unable to test system at this time. Refer to sellers disclosure for any
A/C unit problems,
Thank you for selecting our firm to do your pre-purchase home inspection. If you have any questions regarding the inspection
report or the home, please feel free to call us.
Sincerely,
OLDHOME INSPECTION SERVICES LLC.
Patrick Milne
enclosure
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
Report Index
INSPECTION CONDITIONS
GROUNDS
GARAGE - CARPORT
ROOF SYSTEM
EXTERIOR - FOUNDATION INTERIOR
BATHROOMS
KITCHEN - APPLIANCES - LAUNDRY
PLUMBING
HEATING - AIR CONDITIONING
ELECTRICAL SYSTEM
1
5
9
11
14
17
23
28
30
33
39
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
INSPECTION CONDITIONS
CLIENT & SITE INFORMATION:
DATE OF
INSPECTION:
February 13, 2007.
TIME OF
INSPECTION:
09:00 AM.
CLIENT NAME:
MrJohn Q Public.
INSPECTION
SITE:
Downtown.
INSPECTION
SITE CITY/STATE/
ZIP:
Salt Lake City,
Page 1
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CLIMATIC CONDITIONS:
WEATHER:
Clear.
SOIL
CONDITIONS:
Damp.
APPROXIMATE
OUTSIDE
TEMPERATURE
in F:
40-50.
BUILDING CHARACTERISTICS:
MAIN ENTRY
FACES:
South.
ESTIMATED AGE
OF HOUSE:
110.
BUILDING TYPE:
1 family, Victorian, The home has many of the original architectural details
intact.
STORIES:
3.
SPACE BELOW
GRADE:
Basement.
UTILITY SERVICES:
WATER SOURCE:
Public.
SEWAGE
DISPOSAL:
Public.
Page 2
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
UTILITIES
STATUS:
All utilities on.
OTHER INFORMATION:
AREA:
City.
HOUSE
OCCUPIED?
No.
CLIENT
PRESENT:
No.
PAYMENT INFORMATION:
TOTAL FEE:
500.
PAID BY:
Check.
SCOPE OF INSPECTION
It is Old home inspection services intent to provide a comprehensive visual inspection of the property to assist
the home buyer in assessing the condition of the home. This inspection service is a visual inspection of
accessible areas of the property to determine condition and identify any major deficiencies that exist at the time
of inspection. The inspection covers the major systems of the home as noted in the American Society of Home
Inspectors "Standards of Practice". This document can be found at http://www.ashi.org/inspectors/standards/
standards.asp.
Significant effort is made to identify any underlying defects with the property based upon the visual inspection in
accordance with this document. This report is intended only as a general guide to help the client make his own
evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make
any representation as to the advisability of purchase. The report expresses the personal opinions of the
inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The
inspection and report are not intended to be technically exhaustive where every possible defect was discovered.
Minor deficiencies that would be considered normal wear may not be identified.
This is a visual inspection of the property with inherent limitations as described in the service agreement provided
prior to the inspection. Please refer to that document for the specific limitations
RATING METHODOLOGY
All properties will have minor or cosmetic defects that will not be noted in this report. A significant or major
finding can be expected to cost $1000 or more to remedy. Cosmetic items must be judged by the individual
property owner as to their acceptably. On older homes less attention and reporting will be made on cosmetic
Page 3
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
issues and minor defects such as stuck windows, plaster cracks or lack of electrical outlets as these items are
consistent with the age and construction methods in use at that period in time. Homes that are considered in 'As
Is" condition will be reviewed for major concerns with the overall systems and structure and less attention and
reporting will be given to cosmetic issues where entire rooms such as the kitchen or bath(s) need major
renovation. Specific inspection elements that have a high failure rate, where they may fail, leak or have
programming disrupted due to testing, may not be evaluated. These items may include water main or plumbing
valves, irrigation systems, landscape lighting, de-icing systems, driveway boilers, spa pumps and blowers. Visual
inspections will be performed as applicable and noted in the report
The primary purpose of this inspection report is to provide an understanding of the property under consideration.
All homes will have minor or cosmetic defects that may not be noted in this report. As noted above a significant
or major finding can be expected to cost $1000 or more to remedy. Cosmetic items must be judged by the
individual property owner as to their acceptably.
The following definitions may be helpful in your understanding of this report:
Serviceable:•Normal wear and tear is observed, but the inspection element is
performing as expected. Normal maintenance may be required.
Repair and Maintenance: •An element with this rating has some deficiencies
that will need attention. The system or component may have failed or will in the
future but repair should be less than a major concern. Most elements in this
rating are consistent with normal wear and tear based upon past owners upkeep
and the age of the home.
Major concern •A element with a this rating may be considered in one or all of
the categories as noted: The element may be nearing the end of it's expected
life, the element may have considerable conforming and non-conforming repairs,
the element or system longer functions as intended, the element or system only
works on a sporadic basis, the element or system has failed or is expected to
fail in the near future.
Safety•Only obvious safety related items are noted as this inspection is not an
exhaustive inspection for all potential safety hazards in the home. Some major
concerns may also be safety issues but will only be noted in the major concern
area. It the decision of the buyers/seller to identify what element noted should
be corrected.
REPAIRS TO THE PROPERTY
Should repairs be undertaken to remedy any inspection findings only licensed tradesmen should be used. It is
recommended that the buyer request detailed invoices of the specific services, repairs and parts provided by the
tradesman. If any regulatory building permits are required, this documentation should also be requested. This
paperwork should clearly define what repairs were completed and any warranties that may apply.
Page 4
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
GROUNDS
This inspection is not intended to address or include any geological conditions or site stability information. For
information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to
grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This
inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition
of any underground piping, including municipal water and sewer service piping or septic systems. We routinely
recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs.
DRIVEWAY:
CONDITION:
Appears serviceable.
SIDEWALKS:
TYPE:
Concrete.
CONDITION:
Cracks noted are major, Surface raised/settled, Portions missing.
LANDSCAPING:
CONDITION:
Maintained.
RETAINING WALLS:
TYPE:
brick at basement entry.
Page 5
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CONDITION:
Bulging retaining wall
Displacement/Cracks major, Reccomend to monitor for any further movement
and make repairs as needed.
GRADING:
SITE:
Flat site, Grade at foundation appears serviceable.
PATIO:
TYPE:
Concrete.
CONDITION:
Cracks noted - major, Surface raised/settled with adjacent structure; old brick
garage that is sinking.
FRONT PORCH
TYPE/LOCATION:
Open design.
Page 6
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CONDITION:
degraded stone work
Deterioration noted to much of stonework from weathering/age. Appears largely
cosmetic presently but will degrade structure over time. Repair /restoration
needed.
REAR PORCH/PATIO/PORCH COVER:
TYPE/LOCATION:
Side porch, Open design, Same as structure,
Page 7
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CONDITION:
wood soil contact
Appears serviceable, Soil and wood contact observed which can be a path for
wood destroying pests. Reccomend correction of this condition and/or further
review with pest control company.
EXTERIOR STAIRS/STOOPS:
CONDITION:
Appears serviceable, but degrading with age, refer to front porch notes.
Page 8
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
GARAGE - CARPORT
TYPE:
LOCATION:
Detached shed.
ROOF:
CONDITION:
Appears serviceable.
FLOOR/WALLS:
CONDITION:
Locked no entry, exterior needs minor repair.
Page 9
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
MISCELLANEOUS:
improper service wire
The electrical service wire to the garage is non-conforming, The supply cable is
not rated for outdoor use and will breakdown from the elements. The supply
cable has improper attachments to the structure and no strain relief. Wire was
not connected to supply at shed. Shed may not have power.
Page 10
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
ROOF SYSTEM
The foregoing is an opinion of the general quality and condition of the roofing material. The inspector does not
offer a warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in
consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to
observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. On many
older homes where multiple layers of roofing exist, or generations of re-roofing have occurred, past water stains
and evidence of leakage will be present. There is no method to determine when that leakage occurred if not
damp at time of inspection.
ROOF:
STYLE:
Gable with curved turret sections.
TYPE:
Metal, Wood shingles.
ROOF ACCESS:
Unable to fully access due to height/pitch/type, Viewed from roof edge on
ladder, Viewed from ground with binoculars and adjacent buildings.
Page 11
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
ROOF COVERING
STATUS:
Shingle damage/gutter/valley debris
Appears serviceable/within useful life, Localized damage/Deterioration noted,
repairs recommended. The cedar shingles are a robust covering material that
requires periodic maintenance for best service life. Refer to
www.cedarbereau.org for maintenance recommendations. There is organic
material in the valleys. Reccomend cleaning for longer roof file.
Page 12
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
EXPOSED FLASHINGS/VENTS:
TYPE AND
CONDITION:
Past repairs
Metal, Appears serviceable, Rusty flashing is noted at rear dormer valley. Past
repairs noted,periodic repairs may be required.
GUTTERS & DOWNSPOUTS:
TYPE &
CONDITION:
Full gutters, lead/tin casement type, Debris in gutters, Gutter at front turret and
rear is sloped improperly and holding water- may be prone to leaks. Theses
types of gutters need to be free to drain so they do not leak and damage the
trim work or brick.
Page 13
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
EXTERIOR - FOUNDATION Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection.
Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are
present along with bowing, we routinely recommend further evaluation be made by a qualified structural
engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All
concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. Floor coverings
over concrete floors prevent recognition of cracks or settlement of the concrete.
Stucco surfaces require specific details of construction to be followed to in order to assure that no moisture will
penetrated the surface where it could damage the substrate. A visual inspection such as this can not detect
moisture in the substrate or in the panels. If any concerns exist with the stucco finish, a more invasive testing
procedure by qualified moisture inspection firm should be complete by the buyer prior to closing of the sale.
Invasive inspection of stucco is not part of this inspection.
FOUNDATION:
FOUNDATION
MATERIALS:
Stone.
FOUNDATION
CONDITION:
Appears serviceable minor typical cracks noted, Significant exterior surface
flaking of stone, cosmetic in nature. Repair/restoration needed.
WALLS:
MATERIAL:
Brick.
CONSTRUCTION:
The walls appear to be un-reinforced masonry of triple wythe construction (3
layers of brick)
Page 14
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CONDITION:
Damaged brick/stone/ debris/water ingutter
Cracks noted are typical, Damaged brick on west side from birds and/or
moisture from leaking gutters. May need re-pointing/repair in future.
Page 15
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
TRIM:
MATERIAL:
weathering stone work
Wood with stone sills/lentils. Wood surfaces okay generally with areas needing
repair/paint. Deterioration of many stone sills consistent with age, repair and
water proofing recommended.
CONDITION:
Wood areas appear serviceable.
EAVES/SOFFIT/FASCIA
MATERIAL:
Milled tongue and groove planks referred to as "beadboard".
CONDITION:
Appears serviceable.
CHIMNEY:
MATERIAL:
Unlined masonry.
CONDITION:
Appears serviceable, some have spalled bricks consistent with age.
Page 16
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
INTERIOR
The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general
condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are
considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not
a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors
underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always
possible due to temperature, weather and lighting conditions. Check with owners for further information. All
fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed.
Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.
DOORS:
MAIN ENTRY
DOOR:
Appears serviceable.
OTHER
EXTERIOR
DOORS:
Standard side/rear door, Appears serviceable.
INTERIOR
DOORS:
Appears serviceable, Entry to parlor pocket door sticky.
Page 17
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
ATTIC
ACCESSIBILITY
AND CONDITION:
fire damage
Attic is full size, Past fire damage noted to structure. Old ducting exist
indicating some plans for additional living space.
INSULATION
TYPE AND
CONDITION:
Fiberglass batts, Appears serviceable, no insulation over rear of home ( kitchen/
servants room) Recommend additional insulation in this attic area.
DEPTH AND RFACTOR:
R-19.
ROOF
STRUCTURE
CONDTION
The roof structure appears serviceable. The roof structure is constructed with
Rafters, Covered with planks or "skip"sheeting.
Page 18
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
WINDOWS:
TYPE &
CONDITION:
Recommedn safety grate
Wood frames/sash, Single hung,
Damaged/broken sash cords, ropes, or balances viewed.
Some windows are hard to operate or painted closed, consistent with age of the
home.
Not all windows would operate for inspection due to the age and condition.
Recommend repair of at least one window in each room for emergency escape.
The basement window wells are close to the exterior patio or walkways.
Recommend installation of safety grates over the window wells.
Some basement windows not secure.
Page 19
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
INTERIOR WALLS:
MATERIAL &
CONDITION:
Drywall, Plaster, textured Wall covering, General condition appears
serviceable,
Repairs noted at SW dormer in attic; past roof leak? Refer to seller for any
additional information or history concerning this observation.
Damage/holes in walls due to utility work at various locations,in attic second
floor and at electrical panels.
CEILINGS:
TYPE &
CONDITION:
Drywall, Plaster, General condition appears serviceable, Damage noted at Sw
dormer. Typical cracks noted otherwise.
FLOORS:
TYPE &
CONDITION:
Carpet, Wood, General condition appears serviceable.
Page 20
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
FLOOR
STRUCTURE:
The floor system is constructed with 2x 10 wood joists on 16" centers, sheeted
with wood plank dimensional lumber. The visible areas of the floor structure
appear serviceable,
The vertical supports in SW crawl space may need improvement as they are
tilted and in proximity to the soil. This observation is consistent with age of the
property.
BASEMENT/CRAWL SPACE:
ACCESSIBILITY:
Basement is only partially accessible- Basement is unfinished.
BASEMENT
EXTERIOR
ENTRY
Basement door entryway is constructed without a proper drain, There is no
cover or roof structure over the basement entry. No handrails at stairs improper
guard rail consistent with age.
CRAWL SPACE/
BASEMENT
CONDITION :
Appears serviceable.
BASEMENT
FLOOR/
CRAWLSPACE
DRAINAGE:
Floor drain appears adequate, but not tested.
SLAB ON GRADE:
CONDITION:
Typical cracks are noted.
STAIRS & HANDRAILS:
CONDITION:
There are no handrail(s), At 2nd floor stairwell to attic.
Page 21
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
FIREPLACE/WOOD BURNING DEVICES:
LOCATION TYPE CONDITION:
Firepalce problems
Location #1: front parlor , Masonry firebox, Solid fuel burning Fireplace
appeared serviceable, Reccomend repair of the fire bricks in the Fireplace. No
damper is installed, but door intact.
Location #2: main parlor ,Masonry firebox, Solid fuel burning, missing damaged
floor grate. Debris in flue, may have limited function.
Location#3 Piano room. Masonry firebox, Solid fuel burning. Reccomend repair
of the fire bricks in the Fireplace. Damper is operational. Damaged bottom
grating. Insert loose from fire box.
Location #4 Master bed. Masonry firebox, Solid fuel burning Reccomend repair
of the fire bricks in the Fireplace. No damper is installed, but door intact.
Location #5: east bedroom. Masonry firebox, Solid fuel burning. Fireplace
appeared serviceable, Damper is operational. Door missing.
Recommend cleaning and interior flue inspection, repair to bricks, grates before
use.
SMOKE / FIRE DETECTOR:
COMMENTS:
Recommend maintenance of smoke detectors on all levels of the home. This
typically involves cleaning the units and changing the batteries.
Recommend installation of Carbon monoxide detectors in the area of the gas
appliances and on all levels of the home.
Page 22
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
BATHROOMS
Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual
use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this
inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections
can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be
required in the future.
BATHROOM AREA:
BATH
LOCATION:
1/2 Bath, Hall off kitchen.
CONDITION OF
SINK:
Appears serviceable, Drain appear serviceable, Counters/cabinets appear
serviceable.
CONDITION OF
TOILET:
Toilet does not flush properly and appears to be shut off.
BATH
VENTILATION:
Appears serviceable.
ELECTRICAL:
The outlet in the bath area is not a GFI (ground Fault Interrupter) type.
Recommend installation of a GFI outlet.
BATHROOM AREA:
BATH
LOCATION:
Hall, Upstairs.
Page 23
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CONDITION OF
SINK:
Appears serviceable, Stained from pipe sediment.
CONDITION OF
TOILET:
Appears serviceable.
Page 24
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
TUB/SHOWER
PLUMBING
FIXTURES:
Leak at fixture
Appears serviceable, Minor leakage is noted at faucet handles. Drain appears
serviceable.
TUB/SHOWER
AND WALLS:
Tub and shower areas appear serviceable, Enclosure appears serviceable, A
number of damaged/cracked tiles noted on walls floors.
BATH
VENTILATION:
None or inadequate ventilation noted. Window is not operational.
ELECTRICAL:
There is no outlet in the bath. Recommend installation of a grounded GFI outlet.
BATHROOM AREA:
BATH
LOCATION:
Hall, Upstairs NE.
Page 25
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
CONDITION OF
SINK:
Appears serviceable, Drain appear serviceable.
CONDITION OF
TOILET:
Toilet does not flush properly and needs repair. Runs constantly, shut of valve
not working.
TUB/SHOWER
PLUMBING
FIXTURES:
Leak and corrosion stains
Leakage is noted at faucet handles. Corrosion/Damage noted at faucet area. No
tub spout. Drain appears serviceable, Shower head appears serviceable.
TUB/SHOWER
AND WALLS:
Tub and shower areas appear serviceable, Enclosure appears serviceable.
BATH
VENTILATION:
Appears serviceable.
ELECTRICAL:
The outlet in the bath area is not a GFI (ground Fault Interrupter) type.
Recommend installation of a GFI outlet.
Page 26
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
BATHROOM AREA:
BATH
LOCATION:
top floor Partially roughed in. No inspection possible.
Page 27
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
KITCHEN - APPLIANCES - LAUNDRY
Inspection of refrigerators, trash compactors, stand alone freezers and built-in ice makers are outside the scope
of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous
cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested
during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected,
as they require connection to facilitate testing. The laundry drain and/or floor drains are not tested as the
washing machines are not tested. These drains can not be tested as there is often no water source, or the drains
are not visible due to storage or appliances. Testing of such drain that prove to be inoperative can cause water
damage to the property and liability to the inspector. It is recommended that the seller to demonstrate proper
operation.
KITCHEN SINK:
TYPE AND
CONDITION:
Porcelain, Appears serviceable.
RANGE/COOK TOP AND OVEN:
TYPE/
CONDITION:
Gas, Electric ignition, Separate cook top, Built in range, Wall Oven, Appears
serviceable.
VENTILATION:
TYPE AND
CONDITION:
No fan/hood present.
REFRIGERATOR:
TYPE AND
CONDITION:
Electric, Refrigerator appears serviceable.
DISHWASHER:
CONDITION:
Appears serviceable.
Page 28
sample -07
Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
GARBAGE DISPOSAL:
CONDITION:
Appears serviceable.
INTERIOR COMPONENTS:
COUNTERS AND
CABINETS:
Counters are Formica (plastic laminate), Appear serviceable.
WALLS/CEILINGS/
FLOORS:
Walls and ceilings appear serviceable, Floor covering wood, Appears
serviceable.
WINDOWS/
DOORS:
Window(s) Inoperable.
SWITCHES/
FIXTURES/
OUTLETS:
Appear serviceable.
Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring
hidden by them cannot be judged.
LAUNDRY:
LOCATION:
Basement.
CONDITION:
Plumbing appears serviceable.
Electrical outlet is grounded.
220 Service-operational.
Dryer venting is provided.
Page 29
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
PLUMBING
Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping
related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in
underground piping cannot be detected by a visual inspection. Valves that are not intended to be operated on a
regular basis such as water line main shut off or washer supply shut offs valves are not operated due to the risk
of leakge. Valves may leak if operated by the homeowner and not be detected at the time of inspection. Low
water pressure can be a result of a partially closed main valve.
The laundry drain and/or floor drains are not tested. These drains can not be tested as there is often no water
source, or the drains are not visible due to storage or appliances.Testing of such drain that prove to be
inoperative can cause water damage to the property and liability to the inspector. It is recommended that the
seller to demonstrate proper operation.
Most large gas appliances, including gas fireplaces, should have a "green sticker" indicating proper adjustment to
the natural gas supply that will be introduced to the system in the coming years. Refer to Gas suppliers web
site,www.questargas.com, for pertinent information and applicability for the specific appliance in question.
MAIN LINE:
MATERIAL
ENTERING HOME
(STREET LINE):
Copper piping.
MATERIAL
INSIDE HOME:
Galvanized piping.
CONDITION:
Appears serviceable, Water shut off is located, at the south wall/crawlspace of
the house. Main line is 3/4 inch diameter, Water pressure appears adequate.
SUPPLY LINES:
MATERIAL:
Combination of materials: Copper piping, Galvanized piping.
CONDITION:
Appears serviceable, Only limited viewing of supply lines was possible,
Minor corrosion is noted due to the dis-similar materials and/or the lack of
isolation fittings. No leaks observed at time of inspection.Recommend to
monitor for future leakage.
A combination of piping materials such as this can promote corrosion and
restriction of flow in the lines over time. While this flow may be adequate at the
time of inspection, it may not be satisfactory to the individual home owner or
occupants.
Page 30
sample -07
Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
WASTE LINES:
MATERIAL:
Cast Iron, Galvanized, Plastic.
CONDITION:
crack leaking pipe
Appears serviceable with adequate drainage rate, Lines not fully visible,
Damage/Defects noted: at East main sewer pipe, cracked split/ leaking
moisture. Needs prompt repair.
VENTING
The venting appears serviceable.
DRAIN LINE
CLEANOUTS
The drain line clean outs appeared adequate.
Page 31
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Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
WATER HEATER:
TYPE:
Gas.
SIZE:
40 Gallons.
LOCATION:
Basement.
CONDITION:
Appears serviceable, however the following observations were noted; Questar
gas "green sticker" not present.
Recommend addition of a strap to secure water heater from tipping over in the
event of an earthquake.
WATER HEATER #2:
TYPE:
Gas.
SIZE:
40 Gallons.
LOCATION:
Basement.
CONDITION:
Providing heat for kitchen area of home. Appears serviceable but was at hottest
setting and provided only minimal heat. See heating system notes. Other
observations were noted; Questar gas "green sticker" not present.
Recommend addition of a strap to secure water heater from tipping over in the
event of an earthquake.
FUEL SYSTEM:
METER/TANK
LOCATIONCONDITION:
Meter located at exterior, System appears serviceable.
Page 32
sample -07
Old Home
Inspection
Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
HEATING - AIR CONDITIONING
The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can
only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed
in such a way that inspection is almost impossible.
The inspector can not light pilot lights.
Safety devices are not tested by the inspector.
NOTE: the expected service life of a forced air furnace is 20 years. All units over 20 yrs should have a complete
internal inspection by a licensed Heating contractor. This type of inspection requires some disassembly to be
performed to access internal components and is beyond the scope of this inspection
NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos
can ONLY be preformed by laboratory testing and is beyond the scope of this inspection.
Electronic air cleaners and humidifiers are beyond the scope of this inspection. Humidifiers are observed for
leakage and overflow if they have an active water supply.
Most large gas appliances should have a "Green Sticker" indicating proper adjustment to the natural gas supply
that will be introduced to the distribution system in the coming years. Refer to the gas suppliers web site,
www.questargas.com for pertinent information and the applicability for the specific appliance in question.
HEATING SYSTEM DESCRIPTION:
LOCATION OF
PRIMARY UNIT:
Basement.
SYSTEM TYPE:
Steam boiler, Radiant heat serving all original radiators on original piping
circuits.
FUEL TYPE AND
NOTES:
Natural Gas.
CAPACITY OF
UNIT:
200 K BTU.
APPROXIMATE
AGE IN YEARS:
10-15 yrs.
SECONDARY
HEATING
SYSTEM:
Forced Air high efficiency with A/C serving attic and 2nd floor.
Page 33
sample -07
Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
ADDITIONAL
HEATING
SYSTEMS:
Forced hot water from 2nd water heater to ducted heat exchanger serving
kitchen area.
HEATING SYSTEM CONDITION:
PRIMARY UNIT
CONDITION:
Appears operational.
BURNERS/HEAT
EXCHANGERS
PRIMARY UNIT:
Burner Flame(s) appear typical.
Page 34
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Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
SECONDARY
UNIT CONDITION:
poor vent conection/leaking condensate
Ill fitting access panels are noted due to striped bolts. This allows the safety
switch to toggle on an off, possibly causing the short cycle. Unit stopped
operating during test. Unit not installed on a drain pan to contain any
condensate leakage.
Vent pipe not mated properly in cabinet causing a condensate leak and
corrosion inside cabinet.
Unit is noisy during operation due to method of ducting return air.
BURNERS/HEAT
EXCHANGERS
SECONDARY
UNIT:
The burner fired intermitnetly when the thermostat called for heat. This "short
cycling" is not normal operation and may be due to door panels vibrating loose.
BLOWER/ FAN
SECONDARY
UNIT:
Appears Serviceable.
ADDITIONAL
UNITS
CONDITION:
System operates but provides minimal heat, only 90 degrees at vent.
Thermostat set to 80 degrees but only heating at 65 degrees. Thsi 15 degree
disparity may be a thermostat problem but is more likely due to marginal
performance of the system. System may be undersized or water heater failing.
No backflow prevention valve between potable water supply and water heater.
BOILER/RADIANT
SYSTEM
CONDTION
Boiler systems are very robust and provide even draft free heat. The boilers
them selves have a considerable service life as do the other components,
pumps, valves and fittings, when the system is properly maintained. Annual
maintenance of the system, testing and correcting the water chemistry is
recommended to assure long life of the system. Periodic bleeding of the water
level and keeping the steam trap clean is required. System operate properly
with the exception of :limited or no function of radiators @ top floor, master
bedroom, kitchen , center parlor, some inoperative or shut off, valves not
Page 35
sample -07
Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
operational. All these area appeared to have an alternate method of heat.
COMBUSTION
AIR:
Could be Inadequate combustion air if doors closed to furnace room. This may
affect the safe operation of the gas appliances and should be corrected.
VENTING:
Vent clearnce
Inadequate vent pipe clearance to combustibles and vent located in living
space creating a safety concern and potential damage to vent piping.
AIR PLENUM/
DUCTWORK:
Appears serviceable but limited testing as furnace short cycled.
The original boiler piping exists and may have asbestos sealing tape and/or
insulation. Recommend to test for the presence of asbestos and determine
course of remediation action based upon test result.
There is no functioning heat source in the main floor 1/2 bath.
AIR FILTERS:
Appear serviceable.
NORMAL
CONTROLS:
Appear serviceable for steam and forced air systems, but off by 15 degrees for
hot water heater system.
GENERAL
SUGGESTIONS:
Questar Gas "green sticker" not present on any gas appliances.
Based upon the finding noted above a full system review is recommended by a
qualified HVAC contractor. Suggest cleaning/servicing blower motor, pilot light,
vent system and burners.
Page 36
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Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
AIR CONDITIONING:
TYPE:
Central system but only in areas of home with duct work; top floors.
Outside air temperature was below 65 degrees. Unable to test system at this
time. Refer to sellers disclosure for any A/C unit problems,
POWER
SOURCE:
220 Volt, Electrical disconnect present.
COMPRESSOR
AGE IN YEARS:
5-10.
Page 37
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Old Home
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475 East Third avenue
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84103
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SYSTEM
CONDITION:
Loose wiring
The compressor is not level. Recommend leveling for best performance. Loose
wiring at compressor.
CONDENSATE
LINE:
Condensate line installed.
AUXILIARY EQUIPMENT:
WHOLE HOUSE
ATTIC FAN:
The fan could not be tested due to cold temperature.
Page 38
sample -07
Old Home
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475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
ELECTRICAL SYSTEM
Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the
inspection, due to time constraints. Home sound and entertainment systems, security systems or surveillance
systems are not within the scope of this inspection and not tested.
SERVICE:
TYPE AND
CONDITION:
Double tap
Underground, 110/220 Volt, 200 Amps service rating, Appears serviceable,
Damage/Defects noted: The mast head is loose at rear and needs repair.
The main circuit breaker is wired to the patio panel and the branch circuit panel.
This is a double tap condtion that is non conforming to the electrical code.
ELECTRICAL PANELS:
MAIN PANEL
LOCATION AND
NOTES:
Basement.
Page 39
sample -07
Old Home
Inspection
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475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
Inspector Notes:
Circuit and wire sizing correct so far as visible. Grounding system is present.
Multiple wires are connected to a single lug on a circuit breaker where only one
wire should be connected. Panel cover doesn't fit well due to mis-matched
breakers.
# OF 11O VOLT
CIRCUITS:
23.
# OF 220 VOLT
CIRCUITS:
4.
SUB PANEL #1
LOCATION:
2nd floor closet.
SUB PANEL #1
Inspector Notes:
Circuit and wire sizing correct so far as visible.
Grounding system is present.
Multiple wires are connected to a single lug on a circuit breaker where only one
wire should be connected.
Page 40
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Old Home
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475 East Third avenue
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84103
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# OF 11O VOLT
CIRCUITS:
10.
# OF 220 VOLT
CIRCUITS:
0.
SUB PANEL #2
LOCATION:
Attic.
Page 41
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Old Home
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84103
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SUB PANEL #2
Inspector Notes:
Double taps
Circuit and wire sizing correct so far as visible. Grounding system is present.
Multiple wires are connected to a single lug on a circuit breaker where only one
wire should be connected.
SUB PANEL #3
LOCATION:
Patio.
SUB PANEL #3
Inspector Notes:
Circuit and wire sizing correct so far as visible.
Grounding system is present.
CONDUCTORS:
ENTRANCE
CABLES:
Aluminum in non metallic sheathed cable
Page 42
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Old Home
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Services LLC.
475 East Third avenue
Salt Lake City, Utah
84103
(801) 244-4547
[email protected]
BRANCH
WIRING:
exposed cable/open junction box
Copper conductors in non metallic sheathed cable, Cloth Cable wiring in use,
Knob and Tube wiring in use, Appears serviceable,
Open junction boxes are noted in attic and open wall cavity on 3rd floor
bathroom.
Portions of the original "Knob and Tube" wiring exist in the home. This type of
wiring is commonly found in older homes and performed adequately for low load
purposes such as lighting and small appliances. This wiring can be overloaded
due to today's higher load appliances and use. This system can be considered
unsafe if the wire runs have been damaged or disturbed and buried in
combustibles such as insulation. Complete inspection of all wire runs is not
possible and portions of the "Knob and Tube" may be buried in the insulation.
Reccomend review with electrician for full assessment of this wiring system
wiring.
Exposed non metallic cables runs observed that could be damaged in upstairs
closets. All exposed cable runs should be in a conduit of otherwise protected
from the elements and/or physical damage.
SWITCHES & OUTLETS:
CONDITION:
A representative sampling of switches and outlets was tested. As a whole,
outlets and switches throughout the house are in serviceable condition.
Ground Fault Circuit Interrupter (GFCI) outlets are recommended for installation
at exterior, garage, bath rooms & kitchen outlets.
Many of the outlets in the home are not grounded which is consistent with the
age of the home. Some areas of the home have been re-wired with grounded
circuits but many of the original two wire circuits exist. If greater fault protection
is required GFI (ground fault interrupter) outlets can be installed at specific
locations.
Limited electrical outlets noted consistent with the age of the home.
Mystery switches noted in kitchen 1/2 bath with unknown function. These may
be switching wall outlets, a vestige of an older system or be defective. Refer to
seller for function of switches.
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