Home. Safe. Home. - Colorado Springs

Transcription

home inspection report
Home. Safe. Home.
Each office is independently owned and operated. | ©2013 The HomeTeam Inspection Service, Inc. All rights reserved.
What is a home inspection?
The purpose of a home inspection is to visually examine
the readily accessible systems and components of the home.
The inspectors are not required to move personal property,
materials or any other objects that may impede access or limit
visibility. Items that are unsafe or not functioning, in the opinion
of the inspector, will be described in accordance with the
standards of practice by which inspectors abide.
What does this report mean to you?
This inspection report is not intended as a guarantee, warranty
or an insurance policy. Because your home is one of the largest
investments you will ever make, use the information provided in
this report and discuss the findings with your real estate agent
and family to understand the current condition of the home.
Our inspections exceed the highest
industry standards.
FAST
Because we use a team of inspectors, each an expert in his or
her field, our inspections are performed with greater efficiency
and more expertise and therefore exceed the highest industry
standards. We are pleased to provide this detailed report as a
service to you, our client.
TRUSTED
We believe in your dream
of home ownership.
We want to help you get into your dream home. Therefore,
we take great pride in assisting you with this decision making
process. This is certainly a major achievement in your life. We are
happy to be part of this important occasion and we appreciate
the opportunity to help you realize your dream.
We exceed your expectations.
Buying your new home is a major decision. Much hinges on the
current condition of the home you have chosen. That is why we
have developed the HomeTeam Inspection Report. Backed by
HomeTeam’s experience with hundreds of thousands of home
inspections over the years, the report in your hand has been
uniquely designed to meet and exceed the expectations of
today’s homebuyers. We are proud to deliver this high-quality
document for your peace of mind. If you have any questions
while reviewing this report, please contact us immediately.
Thank you for allowing us the opportunity to serve you.
ACCURATE
FileNumber:SAMPLEREPORT
AddressofInspection:12345TestDrive
Afrontviewofthehome
SUMMARY:
PLEASEREADTHISENTIREREPORT,FROMBEGINNINGTOEND,BEFORETHEHOMEINSPECTION
CONTINGENCYPERIODINYOURCONTRACTWITHTHEHOMEOWNEREXPIRES.ONCETHEHOME
INSPECTIONCONTINGENCYPERIODEXPIRES,YOUMAYNOTBEABLETOCANCELYOURPURCHASE
CONTRACTBASEDUPONTHERESULTSOFTHISORANYOTHERINSPECTION.
Recommendedrepairsand/orrenovationofthestructure,oranypartofthisstructure,aswellasissues/
defectsand/orsafetyissueslistedinthereport,mayexposeadditionaldefectsorneededupgradesthat
couldaffectyourevaluationoftheproperty.HomeTeamrecommendsthatyouactuponthethestatedissues
andrecommendationsduringthenegotiationstimetable.Ahomeinspectionisnotdesignedtoeliminateall
riskandcannotandshouldnotbereliedupontodiscoveralldefectsthatarenotdisclosedbythesellers.
Allhomeownersshouldanticipateregularexpensesasanormalpartofhomeownership.Forthatreasona
homeinspectionshouldnotbeconsideredaninsurancepolicy.
WEFURTHERRECOMMENDTHATPRIORTOCLOSING,ACHECKOFREGIONALBUILDINGORMUNICIPAL
RECORDSPERTAININGTOTHISPROPERTYBEMADETOENSURETHATANYANDALLNECESSARYPERMITS
WEREOBTAINEDFORRECENTREPAIRS,UPGRADES,MODIFICATIONSANDADDITIONS,ANDTHATTHESE
PERMITSWERESUBSEQUENTLYAPPROVEDBYTHESEAUTHORITIESAFTERTHEWORKWASCOMPLETED.
THISHOMEINSPECTIONDOESNOTINCLUDERESEARCHONTHEPROPERTY'SPERMITHISTORY.
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Safety/HealthConcerns
Therewasonefirewallbreachobservedinthegarage(onthereargaragewall)atthetimeofinspection.
Firewallbreachesaresafetyconcernswhichincludeholesorvoidsinthefirewallseparationbetween
thegarageandhomewhichshouldbesealedtopreventagaragefirefromspreadingeasilyintothe
home.
Arepresentativeamount(eightormore)oftheelectricalreceptaclesgaragewerenotedtohavereverse
polarity.Thisconditionisasafetyconcernwhichshouldberepairedbyaqualifiedelectricianpriorto
closing.
Bothgaragedoorsfailedtoreversewhenpressurewasappliedtothedoorindicatingthatthesafety
reversingfeatureisoutofadjustmentornonfunctional.Servicingandadjustments,replacementofthe
garagedooropenersarerecommendedbyaqualifiedgaragedoorcompany,priortoclosing.
Thetwofrontlivingroomwindowsareeitherswollenorweatheredshutanddonotopen.
Therewereafewopensplicesnotedthroughoutthecrawlspaceatthetimeofinspection.Opensplices
consistofwiresjoinedtogetheroutsideofajunctionboxorloosewiring.Thisisasafetyconcernwhich
shouldbecorrectedbyaqualifiedelectricianpriortoclosing.
MinorDefects
Therewasnorainhatonthechimney.Thisdeviceisrecommendedtobeinstalledbytheseller(priorto
closing)topreventrainwaterfromenteringthechimneyandfireplaceflueandcausingwaterdamageto
thehomeortothemetalfluedamperinsidethechimney.
Therangehoodventwascappedandtheventhooddoesnotventproperlyindicatingtheneedfor
furtherevaluationbyaqualifiedappliancecompany,priortoclosing.
Thefurnacewastested,inspectedandappearedtobefunctional.Thefurnacehoweverwasnotedtobe
verydirtyandinneedofservicingandcleaningbyaqualifiedHVACcompanypriortoclosing.
Theexteriorgradingontherearofthehomewasnotedtobeslopingtowardsthehomeandfoundation.
Thegradinginthisareashouldbecorrectedtoallowforproperdrainageandtopreventwater
accumulationalongthehomeandfoundation,basement.
Someoftheexteriorsidingontherearofthehomeisincontactorisunderthegroundorearth.This
conditioncanleadtowoodrotorinsectintrusionifnotcorrected.Furtherevaluationisrecommended
byaqualifiedcontractor,priortoclosing.
Thetransitionroofflashing(wherethehouseroofmeetsthepatioroof)islooseorisunsecured
indicatingtheneedforfurtherevaluationandrepairsbyaqualifiedroofer,priortoclosing.
Oneofthedownspoutsontheleft,rearofthehomewasmissingtheextension.Thisconditioncanallow
forrainwatertoaccumulatealongthehomeandthepossibilityofwaterinthecrawlspaceifnot
repaired.
Thefurnaceventpipe(whichpenetratestheroofline)isrustedordeterioratedandisrecommendedto
bereplacedbyaqualifiedHVACcontractororroofer,priortoclosing.
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Oneoftheheatingsupplyorreturnducts(inthecrawlspace)hasanopeningwhichisrecommendedto
beproperlysealedtopreventheatlossintothecrawlspacewhentheheatingsystemforthehomeisin
use.
Thefrontcrawlspaceaccesscoverwasfoundtobeinoverallpoorordeterioratedcondition.Repairsare
recommendedbyaqualifiedcontractor,priortoclosing.
Thefrontdoortothehomeisdamagedanddoesnotsealfullytothedoorframeorcasingindicatingthe
needforrepairorreplacementofthedoorbyaqualifiedcontractor,priortoclosing.
MaintenanceConcerns
Thesidingandtrimthroughouttheexteriorofthehomewereinoverallmarginalcondition.Therewere
severalareasthroughouttheexteriorwherethesidingandtrimwasdeterioratingandscraping,repairs,
caulkingandpainttomatchareneeded.Werecommendthatareputablecontractorfurtherevaluatethe
homesexteriorandanyrecommendationsforrepairsandmaintenancebecompletedpriortoclosingto
preventanyfurtherdecayandtopreventpossiblewaterintrusionintothehomeorthehomesstructure.
OtherObservations
Theundersideofthedeckwasunabletobefullyinspectedduetothedeckbeingveryclosetothe
groundorearthbelow.Therewerehoweverseveraldeckboardsthatwerelooseorweredeteriorated
indicatingtheneedforfurtherevaluationandrepairstothedeck(asneeded)byaqualifiedcontractor,
priortoclosing.
Arepresentativeamount(6ormore)oftheolderwindowsandbothoftheslidingglassdoorsinthe
homehavealossofvacuumsealandcondensationispresentbetweenthewindowpanes.Theonly
recommendationthatcanbemadeisreplacementofthesewindowsbyaqualifiedwindowcompany,
priortoclosing.
Allofthewindowscreensandtheslidingdoorscreensinthehomewerefoundtobemissingatthetime
ofinspection.
Thenormallifeexpectancyofagasfiredorelectricwaterheateris12-20yearsmeaningthatthewater
heaterinthishomewillprobablybeinneedofreplacementwithinthenext1-5years.
Recommendations
Thereisanoldabandonedwellpressuretank,heatpump,andvarioussolarcomponentsinthe
crawlspacewhicharerecommendedtoberemovedbytheseller,priortoclosing.
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GENERALDESCRIPTION
Throughoutthisreport,theterms"right"and"left"areusedtodescribethehomeasviewedfromthestreet.Theterm
"majorvisualdefect"isdefinedintheHomeInspectionAgreement,thetermsofwhichareincorporatedintothisreport.
TheHomeTeaminspectsforevidenceofstructuralfailureandsafetyconcernsonly.Thecosmeticconditionofthe
paint,wallcovering,carpeting,windowcoverings,etc.,arenotaddressed.Allconditionsarereportedastheyexisted
atthetimeoftheinspection.Routinemaintenanceandsafetyitemsarenotwithinthescopeofthisinspectionunless
theyappeartoconstitutemajor,visuallyobservabledefectsasdefinedintheHomeInspectionAgreement.Although
somemaintenanceand/orsafetyitemsmaybedisclosed,thisreportdoesnotincludeallmaintenanceorsafetyitems,
andshouldnotberelieduponforsuchitems.
AllitemsdesignatedforinspectionintheASHI(AmericanSocietyofHomeInspectors)Standardsof
Practice,whichwaspresentatthetimeofinspection,wereinspectedunlessnotedinthisreport.
Theinspectedpropertyconsistedofaranchwood-framedstructurewithplywoodsiding/claddingthatwasoccupied
atthetimeoftheinspection.
Minor,exteriortypecaulkingandmaintenance,paintingarecommononmosthomesandmaybepresentbutmayor
maynotbespecificallyidentifiedinthisreport
Theapproximatetemperatureatthetimeoftheinspectionwas70-75degreesFahrenheit,andtheweatherwassunny
andclear.
Theutilitieswereonatthetimeoftheinspection.
Thebuyerwaspresentduringtheinspection.
Thehomewassituatedonalightlyslopedlot.
Thegeneralgradearoundthehomeappearedtobemostlyadequatetodirectrainwaterawayfromthefoundation.
Anysystemofgradingorlandscapingthatcreatespositivedrainageawayfromthefoundationwill
helpkeepabasementdry.Soillevelshouldbeapproximately6"belowthebottomsillplateshouldnot
touchwoodsurfaces.Flowerbeds,loosemulchareas,railroadtiesandotherlandscapeitemscloseto
thefoundationmaytrapmoistureandcontributetowetbasements.Toestablishapositivegrade.,
properslopeawayfromthehouseis1"perfootforapproximately5to6feet.
Theageofthehome,asreportedbythebuildingpermitswassaidtobe37yearsold.
Therewasaconcretewalkwayleadingtoaconcretestoopinthefrontofthehome.Therewerenomajorvisual
defectsobservedinthewalkwayorthefrontentrywayofthehome.
Forintentsandpurposesthefrontofthishomeisfacingnorth
Thesidingandtrimthroughouttheexteriorofthehomewereinoverallmarginalcondition.Therewere
severalareasthroughouttheexteriorwherethesidingandtrimwasdeterioratingandscraping,repairs,
caulkingandpainttomatchareneeded.Werecommendthatareputablecontractorfurtherevaluatethe
homesexteriorandanyrecommendationsforrepairsandmaintenancebecompletedpriortoclosingto
preventanyfurtherdecayandtopreventpossiblewaterintrusionintothehomeorthehomes
structure.
Seeattachedphotosbelowforsomeexamplesofthisconcern:
Page5of23
Theexteriorgradingontherearofthehomewasnotedtobeslopingtowardsthehomeand
foundation.Thegradinginthisareashouldbecorrectedtoallowforproperdrainageandtoprevent
wateraccumulationalongthehomeandfoundation,basement.
Page6of23
Thisareaofexteriorgradingontherearofthe
homeisslopingtowardsthehome.
Someoftheexteriorsidingontherearofthehomeisincontactorisunderthegroundorearth.This
conditioncanleadtowoodrotorinsectintrusionifnotcorrected.Furtherevaluationisrecommended
byaqualifiedcontractor,priortoclosing.
Thissectionofsidingontherearofthehome
isincontactwiththegroundorearth.
DRIVEWAY
Therewasanunpavedtostonedrivewayinthefrontofthehomewhichledtotheattachedgarage.Therewereno
majorvisual,structuralorsafetydefectsobservedinthedrivewayatthetimeofinspection.
NOTE:Smallcrackingofthedrivewaycanbeconsideredcommonduetoexpansivesoils,lowwater
tableand/orgroundmovement.Thedrivewayisusuallynotconsideredapartofthehomes
foundationorsupportstructure.
Page7of23
GARAGE
Theattachedgaragewasdesignedfortwocarswithaccessprovidedbytwooverhead-styledoors.ThetwoOverhead
doorbrandelectricgaragedooropenerswerebothtestedandfoundtobefunctional.
Theconcretegaragefloorwasnotedtobeslopingawayfromthehomenormallyandinoverallgoodcondition.
Therewerenomajorvisualdefectsobservedinthegarageorthedoormechanisms.
Therewasonefirewallbreachobservedinthegarage(onthereargaragewall)atthetimeof
inspection.Firewallbreachesaresafetyconcernswhichincludeholesorvoidsinthefirewall
separationbetweenthegarageandhomewhichshouldbesealedtopreventagaragefirefrom
spreadingeasilyintothehome.
Arepresentativeamount(eightormore)oftheelectricalreceptaclesgaragewerenotedtohave
reversepolarity.Thisconditionisasafetyconcernwhichshouldberepairedbyaqualifiedelectrician
priortoclosing.
Bothgaragedoorsfailedtoreversewhenpressurewasappliedtothedoorindicatingthatthesafety
reversingfeatureisoutofadjustmentornonfunctional.Servicingandadjustments,replacementofthe
garagedooropenersarerecommendedbyaqualifiedgaragedoorcompany,priortoclosing.
DECK
Therewasawoodbuiltdecklocatedinthebackofthehome.
Atthetimeofinspection,theredidnotappeartobeanysignificantdeteriorationofthedeckwood.Thedeckstructure
wasproperlysupportedtothegroundwithwoodpostsandpouredconcretepiers.Themaindeckheaderwasbolted
tothehomeusingproperlysizedlagbolts.Thedeckjoistswereproperlyattachedtothestructurewithjoisthangers.
Thedeckboardswereproperlyattachedtothedeckjoistsusingwoodscrewsorcommonnails.
Therewerenomajorvisualdefectsobservedonthevisibleportionsofthedeckorthedecksupport
structure.
NOTE:Thedeckshouldbecleanedandsealed,paintedonaregularbasistopreventthepossibilityof
futurewoodrottingordeteriorationofthedeckwood.
Page8of23
Theundersideofthedeckwasunabletobefullyinspectedduetothedeckbeingveryclosetothe
groundorearthbelow.Therewerehoweverseveraldeckboardsthatwerelooseorweredeteriorated
indicatingtheneedforfurtherevaluationandrepairstothedeck(asneeded)byaqualified
contractor,priortoclosing.
Looseordeteriorateddeckboardontherear
deck.
Looseordeteriorateddeckboardsontherear
deck.
Page9of23
ROOFSTRUCTURE
Theroofwasagableandvalleydesigncoveredwithasphalt,fiberglasscompositionshingles.
Observationoftheroofsurfacesandvent,transitionflashing'swereperformedfromrooflevel.Forroofsthataretoo
steeplypitchedorotherwisetoodangeroustoaccess,theseroofswereviewedorinspectedfromatopaladderorby
theuseofbinoculars
Theageoftheroofcovering,asreportedbythebuildingpermits,wasapproximatelylessthanthreeyears.
Therewasonelayerofshinglesontheroofatthetimeoftheinspection.
Therewasonlylightsurfacewearobservedontheroofshinglesatthetimeoftheinspection.Theseconditions
indicatetheroofshingleswereinthefirsthalfoftheirusefullife.
Therewerenomajorvisualdefectsdetectedontheexterioroftheroof.
GENERALROOFNOTES:
Sometimesouropinionofaroofmaydifferfromthatoftheinsuranceadjusterortheroofer.This
dependsgreatlyonwhichcompanyisprovidinginsuranceaswellaswhoisevaluatingit.Some
insuranceprovidersaremoreparticularthanotherswhenitcomestoevaluatingandinsuringaroof.
Oneprovidermightfindaroofunacceptabletotheirstandardswhileanotherfindsitwithintheir
guidelines.Wearetheretostatetheoverallconditionoftheroofandtheroofisnotconsidered
defectiveunlesstherearevisibleleaksand/ormajordamageorwearthatindicatefailureis
imminent.Thisvisualroofinspectionisnotintendedasawarrantyoranestimateontheremaininglife
oftheroof.
Theunder-laymentofanyroofcoveringsorflashing'sisnotabletobeviewedorinspectedwithout
removingtheroofcoveringsorshingles,whichisbeyondthescopeofahomeinspection.Anyroof
metal,especiallytheflashingandvalleys,mustbekeptwellpaintedwithapaintspeciallyformulated
forthisuse.
Cementtilescanonlybeviewedfromaladder(forfearofbreakingthetiles)whichwillrestrictthe
abilitytofullyinspectsomeareasoftheroof
Roofscoveringsshouldbecheckedinthespringandfallseasonsforanymissingshingles,damaged
coveringsandvisiblerooffelt.
Attachedbelowarephotostakenoftheroofandroofshinglesorcoveringsatthetimeofinspection:
Page10of23
Page11of23
Thetransitionroofflashing(wherethehouseroofmeetsthepatioroof)islooseorisunsecured
indicatingtheneedforfurtherevaluationandrepairsbyaqualifiedroofer,priortoclosing.
Thistransitionroofflashingislooseorisnot
securedwhichcanleadtoroofleakageifnot
repaired.
Thefurnaceventpipe(whichpenetratestheroofline)isrustedordeterioratedandisrecommended
tobereplacedbyaqualifiedHVACcontractororroofer,priortoclosing.
Page12of23
GUTTERS
Theroofdrainagesystemconsistedofaluminumandgalvanizedguttersanddownspoutswhichappearedtobe
functionalandcleanatthetimeoftheinspection.
NOTE:Aproperlyfunctioninggutteranddownspoutsystemisoneofthemostimportantcomponents
oftheroofandsitedrainagesystemandfordivertingrainwaterawayfromthehomeandfoundation,
andforkeepingbasementsandcrawlspacesdry.Guttersanddownspoutsshouldreceiveroutine
maintenanceandcleaningforproperroofdrainageandtopreventanyprematurefailureofthedrainage
system.
Therewerenomajorvisualdefectsobservedonthevisibleportionsoftheguttersorthedownspouts.
Oneofthedownspoutsontheleft,rearofthehomewasmissingtheextension.Thisconditioncan
allowforrainwatertoaccumulatealongthehomeandthepossibilityofwaterinthecrawlspaceifnot
repaired.
CHIMNEY
Therewasonechimney.
Thechimneywasconstructedofbrickandmortarwithaclaytypeinnerlinerforfireplaceventing
Observationofthechimneyexteriorwasmadefromtheground,withtheaidofbinoculars(onsteeplypitchedroofs)
orbyavisualinspectionontheroof.
Therewerenomajorvisualdefectsobservedontheexteriorofthechimneyorchase.
Therewasnorainhatonthechimney.Thisdeviceisrecommendedtobeinstalledbytheseller(prior
toclosing)topreventanimalsorrainwaterfromenteringthechimneyandfireplaceflueandcausing
damagetothehomeortothemetalfluedamperinsidethechimney.
Page13of23
FOUNDATION
Thefoundationwasconstructedofsteelreinforcedconcrete.
Therewerenomajorvisualdefectsobservedonthevisibleportionsofthefoundation.
NOTE:Therewereseveralsmallertypecracksnotedalongtheexteriorandinteriorfoundationwalls.
Thesecracksdidnotappeartohaveanystructuralsignificanceatthetimeofinspectionbutthese
cracksarerecommendedtobemonitoredforfuturemovement.
Asinglehomeinspectioncannotdeterminewhethermovementofanyhomesfoundationhasceased.
Smaller,stresstypecrackingofafoundationisgenerallyconsiderednormalandshouldnotbe
construedasindicationsoffoundationmovementunlessthesecrackscontinuetogrow.Anylarger,
horizontaltypecracks(ifpresent)shouldbesealedwithfoundationtypeepoxyandthenmonitored
forcontinuedmovementregularly.Foundationsorcrawlspacewallsthatarepartiallyorfullycovered
withinsulationarelimitedinviewingastheinsulationisnotdisturbedorremovedforinspection.
FLOORSTRUCTURE
Thevisiblefloorstructureconsistedofaplywoodsubfloor,supportedbytwo-inchbyten-inchtruss-joistsspaced
eighteentotwentyfourinchesoncenter.Therewasa6x12-inchbuilt-upwoodcenterbeamand4x4-inchwoodposts
orpiersforloadbearingsupport.
Therewerenomajorvisualdefectsobservedinthevisibleportionsofthefloorstructure.
CRAWLSPACE
Thecrawlspacewasaccessiblethroughascuttleontheoutsideofthehomeandwasdry.Becauseofits
configurationandductwork,piping,etc.thecrawlspacewasnotfullyvisible.Thecrawlspacealsodidhaveapolyvinyl
orothermoisturebarriercoveringthecrawlspacefloor.Apolyvinylorothertypeofmoisturebarrierisrecommended
toretainmoisturebuildupandmoldfromaccumulatinginthisspace.Therewerenomajordefectsobservedwithinthe
visibleareasofthecrawlspace.
Therewereafewopensplicesnotedthroughoutthecrawlspaceatthetimeofinspection.Opensplices
consistofwiresjoinedtogetheroutsideofajunctionboxorloosewiring.Thisisasafetyconcern
whichshouldbecorrectedbyaqualifiedelectricianpriortoclosing.
Page14of23
Opensplicedwiringinthecrawlspace.
Thereisanoldabandonedwellpressuretank,heatpump,andvarioussolarcomponentsinthe
crawlspacewhicharerecommendedtoberemovedbytheseller,priortoclosing.
Seeattachedphotosbelow:
Oneoftheheatingsupplyorreturnducts(inthecrawlspace)hasanopeningwhichisrecommended
Page15of23
tobeproperlysealedtopreventheatlossintothecrawlspacewhentheheatingsystemforthehomeis
inuse.
Thefrontcrawlspaceaccesscoverwasfoundtobeinoverallpoorordeterioratedcondition.Repairs
arerecommendedbyaqualifiedcontractor,priortoclosing.
PLUMBING
Thevisiblewatersupplylinesthroughoutthehomewerefoundtobeconstructedofcopperandpex(polyethylene)
pipe.Thewatertothehomewassuppliedbyawellandpump.ThevisiblewastelinesconsistedofABSplasticpipe.
Thehomewasconnectedtoaseptictanksystem.
Allplumbingfixturesandappliancesattachedtoavailablewateranddrainswereoperatedandinspectedforvisible
leaks.Anyclosedshutoffvalvesornonconnectedfixturesorapplianceswerenotoperatedorinspected.
Waterflowthroughoutthehomewasaverage.Waterpressurewastestedbyapressuregaugeandfoundtobe51
poundspersquareinchand8.8gallonsperminutewhichisconsiderednormalwaterpressuretoawellsupplied
home.
Therewerenomajorvisualdefectsobservedinthevisibleportionsoftheplumbingsystem.
GENERALPLUMBINGNOTES:
Lawnsprinklersystems(ifpresent)aretypicallynotincludedortestedinahomeinspectionasper
ASHI(AmericanSocietyofHomeInspectors)standardsanditisrecommendedthatthehomes
sprinklersystembewinterizedduringthetimeperiodofOctober-Maybyacompanywhospecializes
inthistypeofwork.
Becauselargetreesarepresentaroundthehomeorthehomeisovertwentyyearsolditis
recommendedthatthemainsewerlinebescopedbyaqualifiedplumberorothercapablepersonsto
ensurethatthemainsewerlineisfreefromtreerootsorotherobstacles.Obstaclesinthemainsewer
linecanbeaveryexpensiverepairandtheconditionofthemainsewerlineisnotabletobeviewedor
determinedduringanyhomeinspection.
WATERMETER/WATERSHUTOFFVALVE
Themainwatershutoffvalveforthehomewasalsolocatedinthecrawlspace.
Page16of23
Thisisthemainwatershutoffvalveforthe
home.
WATERHEATER
Therewasa50galloncapacity,naturalgaswaterheaterlocatedinthecrawlspace.
ThewaterheaterwasmanufacturedbyRheem.
Informationonthewaterheaterindicatedthatitwasmanufactured20yearsago.Atemperatureandpressurerelief
valve(T&P)waspresent.Becauseofthelimebuild-uptypicalofT&Pvalves,wedonottestoropenthem.An
overflowleg/drainlinefortheT&Pvalvewaspresent.Itdidterminateclosetothefloor.Foryoursafetyandfor
properfunctionofthewaterheater,theT&Pvalveandanoverflowlegshouldterminateclosetothefloor,exteriorof
thehomeortoanearbyfloordrain.
Thewaterheaterwasfunctional.
Thewaterheaterfiredwhencalledtodosofromthethermostat.Theflamewasobservedtobenormalandthere
werenocombustablegasleakspresent.
Thenormallifeexpectancyofagasfiredorelectricwaterheateris12-20yearsmeaningthatthewater
heaterinthishomewillprobablybeinneedofreplacementwithinthenext1-5years.
GASMETER
Thegasmeterandwholehouse,gasshutoffvalveforthehomewerelocatedinthefrontyard.Althoughnoactual
testingwasperformedtodetectthepresenceofgasfumes,therewasnonoticeableodorofgasdetectedatthetime
oftheinspection.
Page17of23
ELECTRICSERVICE
Theundergroundelectricservicewireenteredthehomeontherear,exteriorwall.
Theelectricmeterwaslocatedinthebackyard.
TheservicewireforthehomeenteredaGeneralElectricservicepanel,locatedonthediningroomwallwitha200
ampand120/240voltratedcapacity.
Thebranchcircuitswithinthepanelwereconstructedofcopperwiring.Thesebranchcircuitsandthecircuitbreakerto
whichtheywereattachedappearedtobeappropriatelymatched.Thevisiblehousewiringconsistedprimarilyofthe
Romextypeandappearedtobeinoverallgoodcondition.
Theelectricalpanelcoverwasremovedfor
inspectionofthehousewiring,circuitsand
breakers.
SWITCHES,FIXTURES,RECEPTACLES
Arepresentativenumberofinstalledlightingfixtures,switches,andreceptacleslocatedthroughoutthehomewere
inspectedandwerefoundtobefunctional.Thegroundingandpolarityofreceptacleswithinsixfeetofplumbing
fixtures,andthoseattachedtogroundfaultcircuitinterrupters(GFCI),ifpresent,werealsotested.GFCIreceptacles
arecurrentlyrequiredbytheNationalElectricalCodeforwetareareceptaclesbutwerenotrequiredinhomespriorto
1984.
TherewereGFCIprotectedcircuitslocatedinthekitchenandbathroom(s)whichweretestedandfoundtobe
functional.
Theelectricalserviceforthehome(overall)appearedtobeadequate.
Therewerenomajorvisualdefectsobservedintheelectricalsystem.
GENERALELECTRICALNOTES:
Lightfixtureswithoutbulbsorapparent,expiredbulbswerenotdismantledforproofofproperwiring.
Electricalreceptaclesthatwerehiddenbehindfurniture,storeditems,personaleffectsorappliances
mayhavenothavebeenabletobeinspectedforproofofproperwiring.
Electricalreceptaclesarecheckedwithareceptacletype(plugin)testeronlyforcorrectwiringbutare
notcheckedfortheavailablecurrentorloadcapacityofthecircuit.
Page18of23
SMOKEALARMS
Thereweresmokealarmsfoundinthehouseandtheyweretestedandfoundtobefunctional.
Forsafetyreasons,thesmokealarmsshouldbere-testeduponoccupancy.
CARBONMONOXIDEALARMS:
Therewerecarbonmonoxidealarm(s)foundinthehomeatthetimeofinspectionwhichweretestedandappeared
tobefunctional.Thesetypeofalarmsarerequiredwithin15feetofanysleepingareaaccordingtoColoradoState
safetylaw.
NOTE:Testingofsmokeorcarbonmonoxidedetectorsduringahomeinspectionwillnotprovide
definitiveproofthatthesedetectorswillrespondasneededintheeventofafireoracarbonmonoxide
leak.Thebatteries(ifany)shouldbereplacedwithnewoneswhenyoumoveintothehouse,and
testedonamonthlybasisthereafter.
WINDOWSANDDOORS
Arepresentativenumberofaccessiblewindowsanddoorswereoperatedandfoundtobefunctional.
Theprimarywindowswereconstructedofaluminumandvinylclad,slidingstyle,withdoublepaneglass.Allexterior
doorswereoperatedandfoundtobefunctional.Theexteriordoorlocksshouldbechangedorre-keyedupon
occupancy.
GENERALWINDOWANDDOORNOTES:
Windowsthatarecoveredbyfurnitureorthatwereotherwisenotvisibleoraccessiblewerenot
inspectedortested.
Possibleproblemareasmaynotbeidentifiedifthewindowsordoorshavebeenrecentlypainted.
Maintainingoftheexteriorcaulkingofdoorsandwindowsiscriticalasthesecanwasteanenormous
amountofenergy.
Changingconditionssuchastemperature,humidity,lightingaswellasexternalwaterspotsand
soilingcanlimittheabilitytovisuallyreviewwindowsforbrokenseals.Therefore,conditions
indicatingabrokenorcompromisedsealmaynotbeapparentorvisibleatthetimeoftheinspection.A
brokensealcausesalossofvacuumbetweenthepanesandresultsinthelossofinsulationvalue
Thetwofrontlivingroomwindowsareeitherswollenorweatheredshutanddonotopen.
Arepresentativeamount(6ormore)oftheolderwindowsandbothoftheslidingglassdoorsinthe
homehavealossofvacuumsealandcondensationispresentbetweenthewindowpanes.Theonly
recommendationthatcanbemadeisreplacementofthesewindowsbyaqualifiedwindowcompany,
priortoclosing.
Allofthewindowscreensandtheslidingdoorscreensinthehomewerefoundtobemissingatthe
timeofinspection.
Thefrontdoortothehomeisdamagedanddoesnotsealfullytothedoorframeorcasingindicating
theneedforrepairorreplacementofthedoorbyaqualifiedcontractor,priortoclosing.
Page19of23
INTERIORWALLSANDCEILINGS
Theinteriorwallandceilingsurfaceswerefinishedwithdrywall,textureandpaint.Possibleproblemareasmaynotbe
identifiediftheinteriorwallandceilingsurfaceshavebeenrecentlypaintedandtextured.Windowtreatments,blinds,
carpeting,paint,wallpaperandotherfinishtreatmentsarenotinspectedasperASHIstandards
Therewerenomajorvisualdefectsobservedintheinteriorwallsorceilings.
NOTE:Thereweresomeareasthroughoutthehomewherecrackswereobservedonsomeofthe
drywalltapedjoints.Thesecracksdidnotappeartohaveanystructuralsignificancebutare
recommendedtobemonitoredforfuturemovement.
APPLIANCES:OVEN
TheFrigidaireelectricfreestandingovenwithcountertoprangewasinspectedanddidappeartobefunctional.
Theaccuracyoftheclock,timersandsettingsonovensarenottestedoravailableandarenotwithinthescopeofthis
homeinspection.
RANGEHOOD
ThePresenzabrandrangehoodwasinspectedanddidappeartobesomewhatfunctional.
Cleaningoftheexhaustfanandfiltermayincreasetheexhaustcapabilityoftheexhaustfan.
Therangehoodventwascappedandtheventhooddoesnotventproperlyindicatingtheneedfor
furtherevaluationbyaqualifiedappliancecompany,priortoclosing.
REFRIGERATOR
TheFrigidairebrandrefrigeratorwasinspectedanddidappeartobefunctional.
Thetemperaturesettings,electronicordigitalcomponentsandicemaker,ifpresent,arenotwithinthescopeofthis
homeinspection.
DISHWASHER
TheFrigidairebranddishwasherwasobservedthroughacompletecycleanddidappeartobefunctionalwhenseton
the"wash"and"drain"cycle.
Thedishwasherwasinoverallacceptablecondition.Thedoorsealwasingoodconditionandtheunitwasfreefrom
leaks.
GARBAGEDISPOSER
TheIn-sinkeratorbrandgarbagedisposerwasinspectedanddidappeartobefunctional.
FIREPLACE
Therewasonefireplacelocatedinthehome.Thevisualconditionofthefireplace(s)thechimney(s)orexternal
ventterminationsatthetimeoftheinspectionisindicatedasfollows.
Page20of23
WOODORGASFIREPLACE
Awood-burningfireplacewaslocatedinthefamilyroom.Therewasnovisualevidenceofexcessivecreosotebuildup
inthefireboxand/orchimney.Therewerenocracksobservedinthefireboxorvisibleportionsofthechimneyor
exteriorventterminations.
Thefluedamperwasinspectedandfoundtobefunctional
Althoughnotoperatedthefireplaceanditsinternalcomponentsappearedtobeingoodoverallcondition.
GENERALFIREPLACENOTES:
Ahomeinspectionofthefireplaceandchimneyislimitedtothereadilyvisibleportionsonly.Theinner
reachesofanyfireplaceflueismainlyinaccessible.Ourviewwasnotadequatetodiscoverpossible
deficienciesordamage,evenwithastronglight.
Forsafeandefficientoperationwerecommendacurrentandsubsequentannualinspectionsbya
qualifiedfireplaceprofessional.Aqualifiedchimneysweepwillcleantheinteriorifnecessary,using
specializedtools,testingprocedures,mirrorsandvideocamerasasneededtofullyevaluatethe
fireplacesystem.Ifthefireplacehasnotbeencleanedandinspectedbyaqualifiedfireplace
professionalwithinthepastyearwerecommendthisbedonepriortofurtheruse.
ATTICSTRUCTURE
Theatticwasaccessedthroughascuttleinthegarageandhallway
Theatticabovethelivingspacewasinsulatedwithbattedfiberglassinsulation,approximately6-inchesindepth.
Ventilationthroughouttheatticwasprovidedbygableandroofvents.
Theroofstructureconsistedoftwo-inchbyfour-inchwoodtrussesspaced24inchesoncenterandplywood
sheathing.
Becauseoftheconfigurationofthetrussesandabsenceofanycatwalk,whichlimitedaccess,itwasnotpossibleto
inspectallareasoftheattic.
Therewasnomoisturevisibleintheatticspace.
Therewerenomajorvisualdefectsobservedintheatticorroofstructure.
GENERALATTICNOTES:
Theabsenceofvisibleindicationsofmoistureisnotnecessarilyconclusiveevidencethattheroofis
freefromleaks.Theonlywaytobesurearoofdoesnotleakistoinspecttheundersideoftheroof
duringaheavyrainortoperformotherevasivetypetesting/samplingwhichisbeyondthescopeof
thishomeinspection.
Manufacturedtrusses(ifapplicable)arecomposedofwoodmembersandmetalgussetplatesto
connectthem.Theyarenotdesignedtobealteredduringtheirlifetime.
Attachedbelowaresomephotostakenoftheatticandvariousatticcomponents:
Page21of23
Page22of23
HVACINSPECTIONREPORT
Theheating,ventilatingandairconditioningsystems(ifapplicable)wereinspectedbyyourinspector.Annual
maintenanceoftheheatingandcoolingequipmentisessentialforsafeandefficientperformance,whichwillmaximize
thesystem'susefullife.Theresultsofourvisualandoperationalinspectionoftheheatingandairconditioningsystem
aredescribedbelow.Periodicpreventivemaintenanceisrecommendedtokeepthisunitingoodworkingcondition.
ThehomewasheatedbyaDucanenaturalgasforcedairfurnace,whichis24yearsold.
Theunitwaslocatedinthecrawlspaceofthehome.
Ithasanapproximategrossheatingcapacityof125,000BTUH.
Theheatingsystem(furnace)wastested,inspectedandwasfoundtobefunctional.
NOTE:Withoutremovingtheburnersandinnerfurnacecomponentstogaincompleteaccess,andwith
thelimitedviewingareaoftheheatex-changerathoroughinspectionoftheinnerheatex-changeris
notpossible.
Thefurnacewastested,inspectedandappearedtobefunctional.Thefurnacehoweverwasnotedto
beverydirtyandinneedofservicingandcleaningbyaqualifiedHVACcompanypriortoclosing.
Therewillbenormaltemperaturevariationsfromroomtoroomandleveltolevel,mostnoticeablebetweenlevels
whenthefurnaceorairconditioning(ifavailable)systemsareinuse.
Thedisposablefilterwasdirtyandshouldbereplacedonaregularbasistomaintaintheefficiencyofthesystem.
NOTE:MostHVACmanufacturersrecommendreplacement/cleaningofairfiltersonamonthlybasis
whenthesystemisinuse.Dirtyfiltersrestricttheeffectivenessofthesystemreducingoverallservice
lifeexpectancyoftheequipmentandoverallairqualityofthehome.
CONTROLS
Thecontrolfortheheatingandairconditioningsystem(ifapplicable)wasa24voltthermostatlocatedonthehallway
wallofthehome.ThethermostatwasmanufacturedbyHoneywellandwasfoundtobeingoodworkingorder.
Page23of23

Home. Safe. Home. - Colorado Springs

Transcription

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