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33 Oakhill Circle
Page 1 of 40
Sherlock Homes Inspection Services
208 Penn Avenue
Souderton, PA 18964
(215) 620-5308
[email protected]
Customer
Sample
Inspected Property
33 Oakhill Circle
Malvern, PA 19355
Real Estate Agent
Inspection Date
Wednesday, October 26, 2005
Weather:
Cloudy
Temperature:
47 degrees
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Report ID:
0510262
Inspected By
Joe Michalski
12/27/2005
33 Oakhill Circle
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Roof, Chimney & Ventilation
Styles & Materials
VIEWED ROOF FROM:
WALKED ROOF
ROOF-TYPE:
GABLE
CHIMNEY:
MASONRY/STUCCO
ROOF COVERING:
3-TAB FIBERGLASS
VENTILATION:
GABLE VENTS
RIDGE VENTS
SOFFIT VENTS
Inspection Items
1.0 GENERAL CONDITION OF ROOF
Picture 1
Picture 2
Picture 3
Picture 4
Picture 5
Comments: Good, See Comments
The roof is a standard three tab asphalt shingle roof in good general condition with some areas of
minor lifting observed. No cracking or curling or loss of granulated surface was noted indicating
that the roof has approximately 8-10 years of expected remaining life. Natural growth (moss) and
excessive wear from downspout terminations directly onto roof surface will accelerate deterioration
and decrease expected life. Other factors including weather, quality of material and installation, and
ventilation can significantly inspect life expectancy as well.
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Significant moss growth on the roof (lack of sunlight, high moisture) This natural growth can
significantly decrease the life expectancy of this area of roofing and is recommended to be cleaned,
and the overhanging branches trimmed back.
Moss is quite easy to remove. Use a standard bristle scrub brush on a pole and push the brush down
the roof to tear the moss's shallow root system from the shingles. Do not brush up the roof as you
might break the bond between shingle layers.
Note how the moss typically starts to grow at the top of the vertical slots between shingles. These
areas of asphalt shingles are the last place water evaporates from a roof. Once the moss is removed,
inspect these slots to ensure the colored ceramic granules are still in place. If the granules are gone
and you see just the interior fiberglass mat of the shingle, your roof is well on its way to being
replaced.
Green and black algae are not harmful to the actual roofing material because they do not develop
roots. They are more of an aesthetic issue since they make the roof look horrible. Both of these
algae can be cleaned from the roof, however the green algae is far easier to remove than the black
algae. It is wise to avoid chorine bleach as a roof cleaner. Chlorine bleach can remove the natural
color from wood roofing shakes, it can kill vegetation on the ground if it runs onto the ground as it
is rinsed from the roof and it can accelerate corrosion of metal gutter and downspout systems.
A better roof cleaner might be non-toxic oxygen bleach <http://www.stainsolver.com>. This widely
available powder is mixed with water and applied to a cool roof surface, preferably on an overcast
day. If you keep the roof surface wet with the solution for just 20 minutes and then lightly scrub the
roof surface, the algae almost always comes off. Severely stained roofs may require multiple
applications of the oxygen bleach <http://www.stainsolver.com> solution. The solution also helps
to loosen the grip of the shallow moss roots.
Once the roof is clean you can hinder moss and algae growth by introducing copper onto the roof
surface. Visit a roofing supply company that sells tin, copper and galvanized metal products to
residential roofers. Often these companies sell rolls of copper that can be cut into long strips. I like
to cut strips that are 5 or 6 inches wide and are ten feet long. Using a metal brake tool, I put a 20
degree bend one-half inch in from the edge on one of the long sides of the copper strip. This bend
eliminates unsightly waviness that often develops as you cut the copper with a tin snips.
Place these strips of copper near the top of the roof. Slide the unbent edge up under a row of
shingles so that the bent edge and 4 inches of copper is exposed to the weather. Each time it rains
some copper molecules wash down onto the roof and create a poisoned environment that both the
moss and algae dislike. Be patient as the copper eventually will turn a distinctive dark brown and
then the classic green color. If you getting ready to install a new asphalt shingle roof, be sure to buy
shingles that have copper hidden in the colored ceramic granules.
When a "Good" or "Fair" condition is indicated, it means that the roof has been determined to be
satisfactory for its age and general usefulness. A roof which is stated to be Good or Fair may show
evidence of past or present leaks or may develop leaks, but it is the determination of the inspector
that the roof can be repaired without major expense and can continue to function satisfactorily
within the limits of its age.
1.1 ARE THERE ANY NOTICEABLE SWAYS OR SAGS IN THE ROOF SHEATHING
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Comments: No
1.2 ARE THERE MULTIPLE LAYERS OF ROOF COVERINGS
Comments: No
If a new roof is required, it may be installed over the existing roof unless prohibited by local codes.
When two layers of roofing have been installed, most building codes will require both layers to be
removed prior to the installation of the new roof covering.
1.3 ESTIMATE LIFE EXPECTANCY OF ROOF COVERING 5 YEARS OR MORE
Comments: Yes, See Comments
This roof has wear consistent with a covering of approximately 10-12 years of age, leaving
approximately 8-10 years of remaining life according to typical life expectancies for this material .
There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass
materials impregnated with mineral granules that are designed to deflect the deteriorating ultraviolet rays of the sun. These roofs are warranted by the manufacturer to last from twenty to twentyfive years, and are typically guaranteed against leaks by the installer for three to five years. The
actual life of the roof will vary, depending on a number of interrelated factors besides the quality of
the material and the method of installation. Poor maintenance is the most common cause of roof
failure, but a southern exposure can cause a roof to deteriorate prematurely, as will the practice of
layering over another roof. However, the first indication of significant wear is when the granules
begin to separate and leave pockmarks or dark spots. This is referred to as primary decomposition,
which means that the roof is in decline, and therefore susceptible to leakage. This typically begins
with the hip and ridge shingles and to the field shingles on the south facing side. This does not
mean that the roof is ready to be replaced, but that it should be serviced or monitored. Regular
maintenance will certainly extend the life of any roof, and will usually avert most leaks that only
become evident after they have caused other damage. This is important, because in accordance with
industry standards our inspection service does not include a guarantee against leaks. For such a
guarantee, you would need to have a roofing company perform a water test and issue a roof
certification. However, the sellers or the occupants will generally have the most intimate knowledge
of the roof, and you ask them about its history and then schedule a regular maintenance service.
1.4 CONDITION OF CHIMNEY STRUCTURE, SIDING AND CROWN
Picture 1
Picture 2
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33 Oakhill Circle
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Picture 3
Comments: Good
The chimney is a stucco/masonry exterior construction in good general condition.
It appears to meet the 3-2-10 rule used to predict drafting, which states that in order to draft well a
chimney should extend at least three (3) feet above the roof, and two (2) feet above any point
measured in a ten (10) foot radius.
1.5 ROOF VENTILATION
Comments: Good
Current building codes typically call for attic ventilation with the aim of minimizing condensation
on the underside of roof sheathing. Summer cooling of the attic air, minimizing of ice dams, and
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extending the service life of the roof materials are often cited as additional benefits of attic
ventilation. In fact, many asphalt roofing manufacturers warrant their products only for ventilated
roofs. Attic ventilation is now firmly established as a critical element in residential roof
construction, and lack of ventilation is routinely blamed for a variety of problems and failures.
Adequate ventilation of unconditioned attics is essential to avoid excessive heat or moisture buildup. In warm weather, such build-up in the attic can shorten the service life of the roofing and
increase living area temperatures. In many areas, summer heat also means high humidity. This can
ultimately lead to mildew and fungi growth and even sheathing decay. Even in cold weather,
moisture in the air can condense out onto the cold roof sheathing eventually causing sheathing
damage an "ice-damming".
Soffit and ridge venting in this home appear to be adequate in venting the attic space, to improve
energy efficiency, reduce moisture present, and prolong the life expectancy of the roofing materials.
1.6 ARE THERE AT LEAST A THREE INCH VENT PIPE FOR PLUMBING
Comments: Yes
Gutters, Drains, Eave, Siding, Windows
Styles & Materials
SIDING STYLE:
LAP
BRICK
SIDING MATERIAL:
BRICK VENEER
METAL
Inspection Items
2.0 CONDITION OF RAIN GUTTERS
Picture 1
Picture 2
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Picture 4
Picture 3
Comments: Fair, See Comments
Gutters are in fair general condition, but are filled with leaves and debris which impede proper
drainage. Installation of gutter shields to reduce build up of debris and reduce/ eliminate
maintenance is recommended.
2.1 ARE DOWNSPOUTS OR DRAINAGE PROVIDED PROPERLY
Picture 2
Picture 1
Downspouts are in good conditions and appropriately spaced, extending away from the foundation.
Downspout from the main roof terminate directly onto the lower roof, accelerating wear from water
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flow and significantly decreases the life expectancy of the roofing material. Extending the
downspout to terminate directly into the lower gutter is recommended.
Proper drainage has a significant impact on the ability to maintain a dry basement. This requires
gutters to be clean and free of debris, properly aligned, and downspouts to end in splash blocks or
tubing that removes the water 6 feet from the exterior of the home. The proper grade of drainage
away from the foundation is 1 inch per foot, over a course of 5 feet.
2.2 CONDITION OF EXTERIOR SIDING
Aluminum siding is low maintenance when compared to clapboard or other wood siding. One of its
features is the ability to keep a house cool in the summer by bouncing back the sun's heat rays. The
siding is usually sold in a thin (.19 inch) and a thick (.24 inch) version; the thicker, present on this
home, is able to hold up better under normal wear and tear.
While vinyl siding has the potential of developing holes in its surface, aluminum's biggest concern
is with denting. When dents occur, paint can come off revealing the bare metal underneath. If the
dent is deep, there is often rust which needs to be sanded and repainted.
Other things to watch for are scratches and rusted nails.
2.3 CONDITION OF SOFFIT, FASCIA, TRIM AND EAVES
Comments: Good
2.4 OUTSIDE APPEARANCE OF WINDOWS OR SKYLIGHTS
Picture 1
Picture 2
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Picture 3
Window well covers are an excellent addition to prevent moisture in the wells and foundation/
basement walls.
Windows around the home - particularly the second floor-have significant moisture present on the
interiors. Loose or deteriorated flashing, especially over the windows ) may be allowing water
penetrations into the window frame and interior. This is especially evident in the master bathrooms
window, where deteriorated caulk and sealing around the exterior was observed. Repair or
replacement of any and all damaged window flashing or drip caps is recommended.
Foundation Walls, Landscaping, Porch, Deck
Styles & Materials
APPURTENANCE:
COVERED PORCH
DECK
DRIVEWAY:
ASPHALT
Inspection Items
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3.0 EXTERIOR CONDITION OF FOUNDATION WALLS AND MORTAR JOINTS
Comments: Good
3.1 IS OUTSIDE ACCESS TO BASEMENT RODENT PROOF
Comments: Yes
3.2 WALKWAY AND DRIVEWAY
Comments: Good
3.3 CONDITION OF REAR DECK
Comments: Good
3.4 DOES LANDSCAPE FAVOR PROPER DRAINAGE
Comments: Yes
Grading and drainage are probably the most significant aspects of a property, simply because of the
direct and indirect damage that moisture can have on structures. In short, the ideal property will
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have soils that slope away from the house, and the interior floors will be at least several inches
higher than the exterior grade. Proper grading will allow homes with properly installed gutter and
downspout systems to effectively move water at least six feet from the base of the home and
provide adequate discharge to a catch basin or storm drain system.
3.5 EVIDENCE OF INSECTS ON OR AROUND PROPERTY
Comments: No
Outlets, Entry Doors, Utility Connections
Styles & Materials
OPENER MANUFACTURER:
POWER-LIFT
ALL-O-MATIC
ENTRY DOORS:
WOOD
GARAGE DOOR MATERIAL:
LIGHT INSERTS
TYPE:
TWO AUTOMATIC
Inspection Items
4.0 ARE OUTSIDE OUTLETS GFCI PROTECTED
Comments: No, See Comments
No exterior outlets were observed. If any are to be installed they should be GFCI outlets with
weather protected coverings as required by current building and safety standards for exterior
outlets. This is especially important where these outlets would be used to supply power to power
tools, lawn equipment, or entertainment devices as these items are more frequently subject to
accidental slicing of cords, and other similar safety hazards where GFCI protection is needed to
protect the user form electric shock.
4.1 CONDITION OF EXTERIOR ENTRY DOORS
Picture 1
Picture 2
Picture 3
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Comments: Good
4.2 IS DOOR CHIME OPERATIONAL
Comments: Yes
4.3 EXTERIOR LIGHTS OPERATIONAL
Comments: Yes
4.4 CONDITION AND LOCATION OF EXTERIOR UTILITY SERVICES
Picture 1
Picture 2
Comments: Good
Outbuildings & Garage
Styles & Materials
TYPE OF STRUCTURE:
GARAGE
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Inspection Items
5.0 SIZE, STYLE AND CONDITION OF GARAGE
Comments: Good
Two car attached garage with dual automatic doors and overhead attic access was observed to be in
good general conditions with some fireblocking and GFCI updates recommended.
5.1 CONDITION OF ROOFING
See comments under Section 1.1 regarding moss build up on roof and Section 2.2 regarding
extension of downspout terminations on roof.
5.2 TYPE AND CONDITION OF FLOORING
Comments: Good
Slab floor was obscured in several areas but observable areas were in good general condition.
5.3 DO DOORS AND WINDOWS OPERATE PROPERLY
Comments: Yes
5.4 IS COMPLETE INTERIOR INSPECTION POSSIBLE
Picture 1
Picture 2
Comments: Yes
5.5 ARE OUTLETS GFCI PROTECTED?
Upgrading garage outlets to GFCI outlets as required by current building and safety standards for
exterior outlets. This is especially important where these outlets would be used to supply power to
power tools, lawn equipment, or entertainment devices as these items are more frequently subject to
accidental slicing of cords, and other similar safety hazards where GFCI protection is needed to
protect the user form electric shock.
E3802.2 Garage receptacles. All 125-volt, single-phase, 15-or 20-ampere receptacles installed in
garages and grade-level portions of unfinished accessory buildings used for storage or work areas
shall have ground-fault circuit-interrupter protection for personnel.
Exceptions:
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1. Receptacles that are not readily accessible.
2. A single receptacle or a duplex receptacle for two appliances located within dedicated space for
each appliance that in normal use is not easily moved from one place to another, and that is cord
and plug connected.
5.6 IS PROPER FIREBLOCKING PRESENT?
Garages are required to have proper fireblocking at all locations adjacent to living space. Repair of
all holes in drywall is required to preserve fire blocking integrity. word interior entry door is also
not appropriately fire rated and is recommended to be replaced with a fire-rated door.
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BASEMENT (including Utility room)
Styles & Materials
CEILING MATERIALS:
UNFINISHED
WALL MATERIAL:
MASONRY BLOCK
FLOOR COVERING:
CONCRETE SLAB
Inspection Items
6.0 OVER-ALL CONDITION
Picture 1
Picture 2
Comments: Good
The room appeared in good general condition and all windows, doors, outlets and switches were
tested and found to operate properly.
6.1 CEILING
Comments: Good
6.2 WALLS
Front wall shows some minor blistering and peeling, indicating moisture present previously. No
active moisture was observed, and no corrective action is required.
6.3 FLOORS
Comments: Good
6.4 OUTLETS AND WALL SWITCHES CONDITION
Comments: Good
6.5 STAIRS
Comments: Good
LIVING ROOM (Coverings, Windows, Outlets and Doors)
Styles & Materials
CEILING MATERIAL:
SHEETROCK
WALL MATERIAL:
SHEETROCK
FLOOR COVERING:
CARPET
Inspection Items
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7.0 OVER ALL CONDITION OF ROOM
Comments: Good
7.1 CEILING
Comments: Good
7.2 WALLS
Comments: Good
7.3 FLOORS
Comments: Good
7.4 WINDOWS
Comments: Good
Comments: Good
7.6 STAIRS
Comments: Good
FAMILY ROOM (Coverings, Windows, Outlets and Doors)
Styles & Materials
CEILING MATERIAL:
SHEETROCK
WALL MATERIAL:
PANELING
WOOD
FLOOR COVERING:
CARPET
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Inspection Items
8.0 FAMILY ROOM (over-all)
Picture 1
Picture 2
tested and found to operate properly except as noted.
8.1 CEILING
Comments: Good
8.2 WALLS
Comments: Good
8.3 FLOOR
Comments: Good
8.4 WINDOWS/SKYLIGHTS
Comments: Good
8.5 DOORS
A failed thermal seal was observed on the left door panel of rear sliding doors. The loss of
insulation value cannot be repaired, and aesthetic concerns cannot be addressed as the condensation
between the panes cannot be cleaned. Replacement of this door panel is recommended.
Comments: Good
FIREPLACE (Flue, Firebox & Hearth)
Styles & Materials
Operable fireplaces:
ONE
Type of Fireplace:
CONVENTIONAL
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Inspection Items
9.0 IS THERE A FIREPLACE OR WOODSTOVE (S)
Comments: Good
Chimney flues need to be cleaned periodically, to prevent the possibility of chimney fires.
However, the complex variety of deposits that form within chimney flues as a result of incomplete
combustion, and which contribute to such fires, are complicated and not easily understood. They
range from soot, or pure carbon, that does not burn, to tars that can ignite. All of these deposits are
commonly described as creosote, but creosote has many forms, ranging from crusty carbon deposits
that can be easily brushed away, to a tar-glazed creosote that requires chemical cleaning. These
deposits must be identified and treated by a specialist.
Cleaning of the chimney and evaluation by a qualified professional is recommended.
9.1 CONDITION OF HEARTH, MANTLE AND WALL
Comments: Good
9.2 DO THE FIRE-BRICK WALLS NEED MORTAR OR REPAIR
Deterioration of mortar around some fire bricks was observed. Evaluation and repair by a qualified
chimney specialist is recommended.
9.3 WAS LINER INSPECTED OR FULLY VISIBLE FROM END TO END
Comments: No
The location of the damper prevented evaluation of any portion of the flue liner. Evaluation and
cleaning by a qualified chimney specialist is recommended.
Our inspection of chimney and flue liners is that of a generalist not a specialist, and meets industry
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standards. However, significant areas of chimney flues cannot be adequately viewed during a field
inspection, as has been documented by the Chimney Safety Institute of America, which reported in
1992: ‘The inner reaches of a flue are relatively inaccessible, and it should not be expected that the
distant oblique view from the top or bottom is adequate to fully document damage even with a
strong light.’ Therefore, because our inspection of chimneys , flues and liners is limited to those
areas that can be viewed without dismantling any portion of them, and does not include the use of
specialized equipment, we cannot guarantee their integrity. Regular cleaning and maintenance by a
qualified professional is always recommended.
They are different types of flue liners, but the most common are made of metal or vitreous clay.
Such liners provide a vent to the exterior and a thermal barrier that protects the chimney walls from
the degenerative effects of flue gases. Although the flues of unlined chimneys are commonly
plastered with mortar, which is intended to have the same effect as a liner, it is generally agreed that
mortar is a poor substitute that is in no way comparable.
DINING ROOM (Coverings, Windows, & Outlets)
Inspection Items
10.0 OVERALL CONDITION OF ROOM
Comments: Good
10.1 CEILINGS
Comments: Good
10.2 WALLS
Comments: Good
10.3 FLOOR
Comments: Good
10.4 WINDOWS
Comments: Good
10.5 OUTLETS AND WALL SWITCHES
Comments: Good
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KITCHEN (Coverings, Windows, Outlets and Doors)
Styles & Materials
CEILING MATERIAL:
SHEETROCK
WALL MATERIAL:
SHEETROCK
FLOOR COVERING(S):
CARPET
Inspection Items
11.0 KITCHEN (over-all)
The room appeared in good general condition and all windows, doors, outlets, appliances, fixtures
and switches were tested and found to operate properly except as noted.
11.1 CEILING
Comments: Good
11.2 WALLS
Comments: Good
11.3 FLOOR
Comments: Good
11.4 PANTRY OR CL0SET DOORS
Comments: Good
11.5 WINDOWS
Comments: Good
No GFCI outlets were observed at countertop locations as required by current building and safety
standards. Upgrading all existing countertop outlets to GFCI protected outlets is recommended.
KITCHEN COMPONENTS
Styles & Materials
CABINETRY:
WOOD
DISPOSER:
IN SINK ERATOR
COUNTERTOP:
LAMINATE
RANGE/OVEN:
WHIRLPOOL
DISHWASHER:
WHIRLPOOL
EXHAUST/RANGE:
RE-CIRCULATE
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Inspection Items
12.0 KITCHEN FIXTURES AND APPLIANCES (over-all)
All make, model and serial number information has been recorded and entered into a database that
is regularly checked against Consumer Product Safety sites. If a product alert or advisory is issued
about an appliance we tested, you will be informed by Sherlock Homes Inspections and provided
with all applicable information.
All fixtures and appliances were tested and operated properly except as noted.
12.1 CONDITION OF PLUMBING UNDER SINK
Comments: Good
12.2 ARE CUT-OFF VALVES UNDER SINK
Comments: Yes
12.3 FAUCET AND SPRAY NOZZLE CONDITION
Comments: Good
12.4 COOKTOP/OVEN OR RANGE OPERATIONAL
Comments: Good
12.5 IS THE OUTLET FOR REFRIGERATOR 3 PRONG GROUNDED OR ACCESSIBLE
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Comments: Yes
12.6 ARE THE OUTLETS WITHIN TWO FEET OF THE SINK GFCI
Outlets are not GFCI protected as required by current building and safety standards (see attached
citation of the International Residential Code). It is recommended to install GFCI protected outlets
at all countertop locations.
E3802.6 Kitchen receptacles. All 125-volt, single-phase, 15-and 20-ampere receptacles that serve
countertop surfaces shall have ground-fault circuit-interrupter protection for personnel.
GFCI (Ground Fault Circuit Interrupter) safety outlets-These are the outlets that typically have
black and red test buttons on them (see Illustration . Safety outlets typically should be present near
all sources of water and near metal-encased appliances that do not have electric motors (such as a
cooktop, oven, coffee maker, toaster, etc.). GFCI-protected outlets are outlets which are
"downstream" of GFCI outlets, meaning that they are on the same circuit as a GFCI outlet. If there
is no electricity to a protected outlet, the GFCI outlet at a separate location might have tripped and
disconnected electricity to the circuit. Typical areas where you might find GFCI or GFCIprotected outlets include garage, laundry, kitchen, bathrooms, and exterior locations. GFCIprotected outlets should always be labeled as GFCI-protected outlets for the simple reason that if
electricity is not present at the outlet, people will understand that they might need to check the
GFCI outlet in another location before calling an electrician and possibly paying a service charge.
You should test the GFCI outlets as soon as you move in, noting at the same time any protected
outlets that may be present and which GFCI outlets control those protected outlets. Typically, any
protected outlets are labeled as such. Although GFCI outlets are proven life-saving devices, they
are known to fail on a regular basis and should be tested monthly to ensure that they are
functioning properly. To test the GFCI outlet, first plug a nightlight or lamp into the outlet. Turn
the light on, then press the "TEST" button on the GFCI outlet. The GFCI outlet's "RESET" button
should pop out, and the light should go out. If the GFCI outlet is functioning properly, meaning
that the light goes out, press the "RESET" button to restore power to the outlet.
If the "RESET" button pops out but the light does not go out, either the GFCI outlet is not working
properly or it is incorrectly wired. Call a qualified electrician to evaluate the problem. Usually the
kitchen GFCI outlet will control any other outlets in the kitchen (sometimes more than one GFCI
outlet is present in the kitchen). Sometimes all the bathroom outlets are placed on the same circuit,
with only one GFCI outlet protecting the outlets in all the bathrooms. Occasionally a GFCI outlet
in the garage will protect outlets in various bathrooms. Such garage installations can be
inconvenient, particularly in multi-story buildings.
If GFCI outlets trip regularly, consult a qualified electrician immediately to determine why the
tripping is occurring. GFCI outlets trip quite often when hair dryers are used on the circuit due to
the electricity surge typically needed to start the dryer. If you notice this happening, try starting the
dryer on the lowest setting and then moving up to the higher setting after a few seconds. That
might resolve the problem, but a qualified electrician should evaluate it as soon as possible.
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12.7 CABINETS CONDITION
Comments: Good
12.8 CONDITION OF COUNTERTOP
Comments: Good
BEDROOMS (Coverings, Windows, Outlets and Doors)
Styles & Materials
CEILING MATERIAL:
SHEETROCK
WALL MATERIAL:
SHEETROCK
FLOOR COVERING:
CARPET
HARDWOOD T&G
(Tongue and Groove)
CLOSET DOORS:
SLIDER (track)
Inspection Items
13.0 BEDROOMS (over-all)
Picture 1
Picture 3
Picture 2
Picture 4
tested and found to operate properly except as noted.
13.1 CEILING
Comments: Good
13.2 WALLS
Comments: Good
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13.3 FLOORS
Comments: Good
13.4 DOORS
Comments: Good
13.5 WINDOWS
Picture 1
Picture 2
Comments: Poor, See Comments
Windows all showed evidence of moisture on the interiors (mildew, water, softness of sills and
walls). This is an indicators that the flashing over the window penetrations may be damaged or
deteriorated. Repair or replacement including caulk sealing at all appropriate points is
recommended to prevent further moisture problems. Removal and repair of all moistens damaged
materials is recommended to prevent the growth of mold or other moisture-related environmental
hazards.
Comments: Good
BATHROOMS (Coverings, Windows, Outlets and Doors)
Styles & Materials
CEILING MATERIAL:
SHEETROCK
WALL MATERIAL:
SHEETROCK
TILE
FLOOR COVERING:
TILE
Inspection Items
14.0 OVER-ALL CONDITION
Picture 1
Picture 2
Picture 3
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The room appeared in good general condition and all windows, doors, outlets, switches, fixtures,
and features were tested and found to operate properly except as noted.
14.1 CEILING
Comments: Good
14.2 WALLS
Comments: Good
14.3 FLOORS
Comments: Good
14.4 DOORS
Comments: Good
14.5 WINDOWS
Picture 2
Picture 1
Picture 3
Picture 4
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Picture 5
Comments: Poor, See Comments
Windows showed evidence of moisture on the interior (mildew, water, softness of sills and walls)
and deterioration of the seal around the exterior of the window, including the flashing over the
window penetrations was observed. Repair or replacement including caulk sealing at all
appropriate points is recommended to prevent further moisture problems. Removal and repair of
all moistens damaged materials is recommended to prevent the growth of mold or other moisturerelated environmental hazards.
14.6 ARE BATHROOM OUTLETS GFCI PROTECTED
Picture 1
Picture 2
No GFCI protected outlet is present in the bathroom locations as required (see International
Residential Code citation below). It is recommended to install GFCI protected outlets in place of
all unprotected bathroom outlets.
E3802.1 Bathroom receptacles. All 125-volt, single-phase, 15- and 20-ampere receptacles installed
in bathrooms shall have ground-fault circuit-interrupter protection for personnel.
BATHROOM COMPONENTS
Styles & Materials
EXHAUST FAN:
FAN ONLY
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Inspection Items
15.0 CONDITION OF SINK BASE AND CABINETRY
Picture 1
Picture 2
Comments: Good
15.1 CONDITION OF PLUMBING FIXTURES
Comments: Good
15.2 ARE CUT-OFF VALVES UNDER SINK AND TOILET
Comments: Yes
15.3 DOES SINK PLUMBING OPERATE PROPERLY
Comments: Yes
15.4 SINK FAUCETS AND STOP VALVE
Comments: Good
15.5 DOES TOILET OPERATE PROPERLY
Comments: Yes
15.6 DOES SHOWER/BATH DRAIN PROPERLY
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Comments: Yes
15.7 SHOWER AND TUB FAUCETS AND STOP VALVE
Comments: Good
15.8 CAULKING ALONG PERIMETER OF TUB/SHOWER AND FLOOR
Comments: Good, Fair, See Comments
Softness of tiles on the interior walks of the shower and evidence of recent repair indicates
possible moisture damage to the wall beneath.
The extent of the damage, if any, can not be evaluated except by removing the tile. Proper repair
of all moisture damaged materials, including removal of any wet or damaged portions of the walls,
floors or framing is recommended if needed.
Ensuring a water tight seal at all areas in and around the shower, including between tiles and
around the base perimeter and floor is recommended to prevent water damage in the future,
WASHER/DRYER & WASHROOM
Inspection Items
16.0 WASHER/DRYER CONNECTIONS?
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Picture 1
Picture 2
Proper commotions for a standard washer and electric dryer are present.
Some evidence of previous kayaking or overflow of basin was observed, but no active leak was
noted and no significant damage to materials was observed.
16.1 DOES DRYER VENT TO EXTERIOR PROPERLY?
Comments: Yes
16.2 ARE ELECTRICAL CONNECTIONS FOR WASHER AND DRYER ADEQUATE?
Picture 1
Picture 2
Comments: Yes
ATTIC
Styles & Materials
ATTIC FAN:
NO
R- VALUE:
BELOW R-19
ATTIC INFO:
PULL DOWN STAIRS
SCUTTLE HOLE
NO STORAGE
ROOF STRUCTURE:
2 X 6 RAFTERS
INSULATION:
BATT
FIBERGLASS
CEILING STRUCTURE:
2X4
Inspection Items
17.0 IS THERE AN ATTIC ACCESS
Picture 2
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33 Oakhill Circle
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Picture 1
Pull down stairs for overhead attic access is present in the garage.
overhead scuttle hole in center, real bedroom closet provides access to primary attic space not
suitable to be traversed or used for storage.
17.1 IS INSULATION IN ATTIC
Insulation in primary attic space is aged fiberglass batts of approximately 3 inches. This provide
an insulation value of about R-9 which is inadequate by current standards which recommend an Rvalue of at least R-19.
Additional insulation is recommended for improved. energy efficiency, reduced attic moisture, and
decreased ice damming.
In addition, current insulation is installed improperly with the paper vapor barrier facing up. Vapor
barriers are designed to be installed against the heated area of the home. Correction when new
insulation is added is recommended.
17.2 DO RAFTERS APPEAR TO BE IN GOOD CONDITION
Picture 1
Picture 2
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Picture 3
Comments: Yes, Good
17.3 ARE THERE ANY VISIBLE SIGNS OF LEAKS IN ATTIC
Comments: No
17.4 ARE THERE ANY VISIBLE SIGNS OF DETERIORATION
Comments: No
17.5 IS THERE CROSS-VENTILATION
Comments: Yes, Good
17.6 ARE THERE ANY DEBRIS IN ATTIC
Comments: No
17.7 ARE THERE ANY UNSAFE ELECTRICAL WIRING IN ATTIC
Comments: No
17.8 OVERALL CONDITION OF ATTIC
Picture 1
Picture 2
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Comments: Good
STRUCTURE, PLUMBING
Styles & Materials
FOUNDATION:
MASONRY BLOCK
WATER FILTERS:
NONE
DISTRIBUTION:
COPPER
FLOOR STRUCTURE:
2 X 10
WOOD JOISTS
METHOD USED TO OBSERVE CRAWLSPACE:
NO CRAWLSPACE
PLUMBING WASTE:
PVC
CAST IRON (OLD)
WATER SOURCE:
PUBLIC
PLUMBING SUPPLY:
COPPER
WALL STRUCTURE:
2 X 4 WOOD
Inspection Items
18.0 FOUNDATION WALLS
Picture 1
Picture 2
Masonry block foundation is in good conditions with only minor flaking observed on center of
front wall (see photo). No corrective action is required as drainage and grading appear appropriate.
18.1 ARE THERE FOUNDATION VENTS OR WINDOWS
Comments: Yes
18.2 GIRDERS, PIERS, COLUMNS AND SUPPORTS
Picture 1
Picture 2
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Picture 3
Center steel support column appears slightly out of plumb , and is not perfectly vertical. No
damage to the column, or other evidence of shifting, settling or defect (including bending or
twisting of steel I beam or cracking of foundation walls) was observed. Column is is good contact
with I beam and no cracking or other evidence of stress is observed on the slab floor around the
column or at any other point). For this reason, the installation of the column appears to be
appropriate and not of structural significance.
The steel lally column (screw jack) present at the center, rear portions of the basement was
installed to address minor sagging of floor joists caused by high traffic and excessive weight of the
refrigerator over time. This is an appropriate application and properly support the joists and
prevents floor squeaking.
18.3 FLOOR SYSTEM
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Comments: Good
18.4 IS BASEMENT OR CRAWLSPACE CEILING INSULATED
Comments: No
18.5 ANY WET OR UNUSUALLY DAMP AREA
Comments: No
18.6 PLUMBING COMPONENTS AND CONDITION
Comments: Good
All plumbing systems and their components are evaluated in in accordance with state and industry
standards, which include testing for pressure and functional flow. Plumbing systems have common
components but are not uniform. In addition to fixtures (detailed under kitchens or bathrooms)
components typically consist of gas pipes, potable water pipes, drain and vent pipes, shut off
valves (not tested), pressure regulators (not standard), pressure relief valves and water heating
devices each detailed fully in the appropriate section of this report.
Water pipes can be composed of a variety of materials. Among the most commonly found is
copper, present in this home and rated among the best and most dependable because they are not
subject to the build-up of minerals that bond to the inside of galvanized pipes and gradually reduce
their inner diameter and restrict the volume of water.
18.7 OVER-ALL WATER PRESSURE
Comments: Good
18.8 ANY LEAKS ON SUPPLY OR WASTE LINES
Comments: No
18.9 WAS THE MAIN WATER VALVE LOCATED
Comments: Yes
ELECTRICAL, WATER HEATER, HVAC
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33 Oakhill Circle
Page 35 of 40
Styles & Materials
ELEC. PANEL
MANUFACTURER:
ZINSCO
ELECTRICAL CONDUCTORS:
BELOW GROUND
ALUMINUM
220 VOLTS
FUEL SOURCE:
OIL
BTU RANGE:
130
NUMBER OF A/C UNITS:
ONE
BOILER PIPING:
NON INSULATED
PANEL TYPE:
CIRCUITS
BRANCH WIRE 15 and 20 AMP:
COPPER
PANEL CAPACITY:
200 AMP
NUMBER OF HEAT SYSTEMS (excluding
wood):
HEAT TYPE:
FORCED AIR
DUCTWORK:
NON-INSULATED
FILTER TYPE:
DISPOSABLE
WATER HEATER POWER
SOURCE:
ELECTRIC
HEAT SYSTEM BRAND:
TEMPSTAR
CENTRAL AIR MANUFACTURER:
TEMPSTAR
FILTER SIZE:
16x25
CAPACITY:
80 GAL (PLENTY)
MANUFACTURER:
A.O. SMITH
Inspection Items
19.0 CONDITION OF MAIN SERVICE PANEL AND THE LOCATION
A Zinsco panel in fair conditions is present, supplying 200 Amp service to the home.
Zinsco brand panels are potential hazards and are no longer manufactured. Many professional
electricians contend that Zinsco brand breakers are potentially hazardous because they have a high
failure rate, and report finding faulty breakers and overheated wiring in these panels at unusual
rates. Specifically, poor connections between the breakers and burs bas due to improper design can
lead to sparks, arcing, and other hazards. Failure to trip when occurrent is present results in
unprotected outlets, arc welding of breakers to the panel, and potential injury to users. While there
is no official study confirming the unusually high failure rate related to Zinsco's unique design, we
consider this panel to be potentially hazardous and strongly recommend that it be replaced at the
earliest opportunity.
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19.1 ARE THE CIRCUITS OR FUSES LABELED CLEARLY
Comments: No
Some labels are present, but illegible or confusing. Recommend correcting for safety reasons.
19.2 ARE THE CIRCUIT BREAKERS THE SAME BRAND NAME AS PANEL
The electrical service panel is manufactured by Zinsco, a brand noted for poor connections of the
breakers at the bus bars as well as erratic and undependable tripping of the breakers when
required. The proximity of the cover to the bus bars also presents a significant hazard when the
deadfront cover is removed. Many professional electricians contend that Zinsco brand breakers are
potentially hazardous because they have a high failure rate, and report finding faulty breakers and
overheated wiring in these panels all across the U.S. We consider this panel to be potentially
hazardous and strongly recommend that it be replaced at the earliest opportunity.
19.3 CONDITION OF WIRING, CIRCUITS, OR FUSES INSIDE MAIN PANEL
Picture 1
Picture 2
One double tapped breakers were observed within the panel. Double tapping can create hot spots
on breakers if not tightened to the correct torque and especially if two different size conductors are
used. This is especially true if aluminum conductors are used and they are not protected against
corrosion with De-ox. If the double tap or lug becomes loose, it begins to arc. As it arcs it builds
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up carbon. Carbon creates resistance and with more carbon build up end result can be the breaker
tripping because of the loose connection (excessive current exceeding the rating of the breaker), or
signs of overheating such as discolored wires, melted wires, or possibly even fire. This is
specifically a concern in Zinsco panels noted for failure of breakers end excessive overheating.
Corrections by a qualified electrician is recommended, and replacement of the entire panel should
be considered.
19.4 ANY LOOSE OR IMPROPER WIRING FOUND THROUGHOUT HOME
Comments: No
19.5 DOES THE METERBASE HAVE A GROUND WIRE AND ROD
Comments: Yes
19.6 WATER HEATER
An 80 gallon, electric A.O. Smith water heater is present and in good operating condition.
Information on the unit established the date of manufacture as November 1998, placing the unit
well within the expected 12-14 year life span for such models.
Water temperature was measured at the kitchen tap at 123 degrees - well within the acceptable
level for optimal energy efficiency and safety.
Water heaters should be set at 125° Fahrenheit or less. Temperatures set higher may cause
scalding of children or people with limited mobility. First degree burns or reddening of the skin
can occur in 2 seconds at 150 degrees; in 6 seconds at 140 degrees; and in 30 seconds at 130
degrees.
19.7 IS THE T&P VALVE PIPED WITHIN 6 INCHES OF FLOOR
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Comments: Yes
19.8 WAS THE CONDITION OF HEATING UNIT (S) TESTED
Picture 1
Picture 2
Comments: Yes, Good, See Comments
The oil fired, forced air furnace is a Tempstar unit in good general condition. Information taken
from the data plate establish the date of manufactures 1993, placing the unit within the typical 15
year life expectancy for such models.
Oil units require annual service as there are parts that require attention, lubrication, and
replacement at regular intervals . Regular service is recommended.
19.9 WAS THE CONDITION OF AC UNIT (S) TESTED
Picture 1
Picture 2
AC units are not tested until the weather has sustained 65 degrees for 24 consecutive hours.
The reason for not running the unit is the refrigerant will migrate to the coldest part of the system
in the form of liquid. This is most likely the compressor mostly due to its mass and the fact that it
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is generally in the condensing unit outside. Starting the system below 65 would result in slugging
of liquid refrigerant to the cylinders and usually damage to or loss of the compressors valves.
Most domestic systems do not have crank case heaters which warm the compressor to evaporate
any liquid refrigerant and to insure the refrigerant will not migrate to the compressor by keeping it
warm.
Based on information taken from the data plate, the Tempstar unit is 12 years old, placing it within
the expected 15 year life span for such units. AC units should be maintained annually by a
qualified HVAC expert in order to ensure proper care and operation of the unit, and to obtain peak
performance and optimal energy efficiency.
19.10 DUCTWORK/PIPING/REGISTERS
Comments: Good
19.11 IS THERE A HUMIDIFIER
Comments: No
19.12 THERMOSTATS CONDITION
Comments: Good
19.13 ARE SMOKE DETECTORS PRESENT IN HOME
Smoke detectors are present. Batteries should be replaced annually beginning on the first day of
occupancy to ensue maximum protection. It is estimated that properly working smoke detectors
can DOUBLE occupants chances of surviving a house fire.
SECTION R317
SMOKE ALARMS
R317.1 Single- and multiple-station smoke alarms. Single and multiple-station smoke alarms
shall be installed in the following locations:
1. In each sleeping room.
2. Outside of each separate sleeping area in the immediate vicinity of the bedrooms.
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3. On each additional story of the dwelling, including basements and cellars but not including
crawl spaces and uninhabitable attics.
In dwellings or dwelling units with split levels and without an intervening door between the
adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent lower
level provided that the
lower level is less than one full story below the upper level. When more than one smoke alarm is
required to be installed within an individual dwelling unit the alarm devices shall be
interconnected in such a manner that the actuation of one alarm will activate all of the alarms in
the individual unit. The alarm shall be clearly audible in all bedrooms over background noise
levels with all intervening doors closed.
All smoke alarms shall be listed and installed in accordance with the provisions of this code and
the household fire warning equipment provisions of NFPA 72.
Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2003 : Licensed To Joseph Michalski
12/27/2005

View Sample Report - Sherlock Homes Inspections

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