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TABLE of CONTENTS

TABLE of CONTENTS...................... 2

GENERAL INFORMATION................ 3

Inspection Address.............................. 3

Client Information............................... 3

Inspection Details................................ 3

Building Details.................................... 3

PURPOSE AND SCOPE.................... 4

GENERAL COMMENTS.................... 4

EXTERIOR.................................... 5

Building Exterior.................................. 5

Windows and Doors............................ 5

Eaves, Soffits, and Fascias.................. 5

Driveway and sidewalks..................... 5

Exterior Comments............................. 5

LANDSCAPE AND SITE DRAINAGE... 8

Slope and Drainage............................. 8

Landscape Comments......................... 8

ROOF SYSTEM.............................. 9

Roof Covering...................................... 9

Flashing................................................ 9

Chimneys............................................. 9

Gutters and Downspouts.................... 9

Skylights.............................................. 9

Other Penetrations.............................. 9

Roof Ventilation................................... 9

Attic...................................................... 9

Roof Comments................................. 10

STRUCTURAL SYSTEM.................. 13

Foundation......................................... 13

Floor Structure.................................. 13

Wall Structure................................... 13

Columns and Supports...................... 13

Comments:........................................ 13

BASEMENT AND CRAWLSPACE...... 14

Basement Comments:...................... 14

PLUMBING SYSTEM..................... 16

Drain, Waste, and Venting................ 16

Water supply..................................... 16

Fuel.................................................... 16

Hot Water Heater.............................. 16

Sump Pump....................................... 16

Plumbing Comments:....................... 16

ELECTRICAL SYSTEM................... 19

Service Entry..................................... 19

Main Disconnect................................ 19

Main Panel......................................... 19

Distribution Wiring............................ 19

Sub Panel........................................... 19

Smoke Alarm Detectors.................... 19

Ground fault circuit interrupters (GFCI)     19

Electrical system Comments........... 19

HEATING SYSTEM....................... 24

Heating Systems............................... 24

Furnace.............................................. 24

Heating system Comments.............. 24

AIR CONDITIONING SYSTEMS....... 25

System Description........................... 25

Air conditioning comments:............. 25

INTERIOR LIVING SPACE.............. 26

General interior comments.............. 26

Kitchen............................................... 28

Kitchen Comments:.......................... 28

Bedrooms1-4.................................... 28

Room Interior – living/dinning room 28

BATHROOMS AND LAUNDRY......... 29

Bathrooms......................................... 29

Bathroom 1........................................ 29

Bathroom 2........................................ 29

Laundry Area..................................... 30

FIREPLACES AND SOLID FUEL BURNING APPLIANCES   30

GARAGE..................................... 31

Condition Comments........................ 31

SHEDS AND OUT BUILDINGS......... 33

Condition Comments........................ 33

PORCHES, DECKS, STAIRS, AND RAILINGS          33

Condition Comments........................ 33

 

 

 

 

 

GENERAL INFORMATION

 

Inspection Address

Street:

 

City:

 

State:

 

Zip:

 

Client Information

Name:

 

Address:

 

City:

 

State:

 

Zip:

 

Home#:

 

Cell#:

 

Email:

 

Release:

 

Additional

Email

 

 

Delivery:

e-mail PDF and CD by mail

Inspection Details

Inspection Date:

07-03-06

Start time:

12:30 pm

Finish time:

3:30 pm

Temperature:

80’s

Weather Conditions:

Overcast

Report Delivered:

07-04-06

Fee Paid:

$365 Paid in full with check #1455

Parties present:

Buyer’s and sellers agent

Building Details

Style:

Single family 2 story

Approximate Age:

38+years

Bedrooms:

4

Bathrooms:

1.5

Basement:

Partial/ crawl, unfinished

Outbuildings:

Shed

Approximate Sq Ft:

2100 per realtor

Sale Price:

232,700

MLS#

 

Occupied:

Yes

Entrance Faces:

West

 

PURPOSE AND SCOPE

 

  1. This Sample Inspection report was an actual inspection. Every home is different and all homes have concerns and need for repair or maintenance.
  2. Each report is written specifically for your home. I have a few boilerplate narratives for common defects, but seldom do they adequately describe the site specific concerns.
  3. I regularly spend three or more hours at each inspection but I spend even more time compiling a comprehensive report. I can give references from past clients and copies of actual reports if desired (less personal information).
  4. Other inspectors use carbon copy checklists and illegible notes in the margins.
  5. I routinely find numerous problems on homes of all ages and styles. Some of the problems are obviously improper and others are more obscure.
  6. A popular misconception is if the home is new it should not have any problems. I usually find several concerns with new homes that are not inspected by municipal code inspectors. These have to do with quality of construction and yes even code violations. I often find items not properly installed or unfinished but operational. I recently found a roof that lack underlayment and the builder had to tear off the shingles and re-shingle the roof.

 

GENERAL COMMENTS

  1. In the general comments sections I often highlight some of the larger issues specific to the home.
  2. This home has undergone some recent repairs or additions that would have required permits. I noted several code related defects that would have been flagged if the work was inspected. This usually indicates lack of permits and amateur workmanship. Please inquire about recent permits at the municipal building department. If permits were not obtained have the seller obtain proper permits and inspections. Failure to do this prior to purchase can result in personal liability for previous permit related fines and repair to close open permits.
  3. Due to the homes age and construction methods of the times, there are many aspects of the home that are not up to today’s standards in construction and safety. Please read the recommendations carefully and please call for further clarification if necessary. I can explain some options for repairs or upgrades but methods vary greatly so I recommend researching options and hiring qualified contractors to complete the work. Please acquire permits for repairs. This ensures the best safety practices and documents the work for future reference.

 

           

 

 

EXTERIOR

Building Exterior

Siding Material:

Painted aluminum

Wall Trim:

Aluminum/ wood

Windows and Doors

Window type:

Single pane with storm/screen

Material:

Aluminum/wood

Door Type:

panel

Material:

Wood

Eaves, Soffits, and Fascias

Type:

Unvented

Material:

Aluminum

Driveway and sidewalks

Driveway Material:

Asphalt and concrete

Sidewalk Material:

Concrete

Flatwork Material:

Na

Exterior Comments

  1. The exterior Aluminum siding was fading. Some minor caulking is needed at joints and openings were siding meets trim.
  2. The driveway had several cracks and pitting. Fill and maintain cracks to prevent water damage from freezing and expanding. The parking area has a small retaining wall and uses large pipes to help hold soil in place beneath the slab in place. The wall is not adequate and it appears the slab has settled. This will likely continue slowly over years unless a better retaining wall is constructed and water is sealed out of joints.
  3. The shutters had some deterioration of paint and some wood damage.
  4. The basement windows were rotting and poorly sealed. I recommend replacement of basement windows with new maintenance free type or glass block.
  5. The windows in the home were all in similar condition. They had aluminum storm screen combos installed and the interior wood windows were single pane. These types of windows are not as efficient as modern windows and there is some need for maintenance currently. The windows need cleaning, caulk, re-glazing, and paint in various locations. The sill of the picture window was deteriorated and several layers of caulk exist indicating leakage and past repairs. Remove buildup of caulk and repair or maintain as needed.
  6. The home has a series of solar panels on the south gable end. This system has several ducts installed to circulate warm air captured within the panels. Several problems exist with this installation making it susceptible to problems and its current conditions warrant several repairs. Typically I recommend evaluating the repair cost with the benefit. Since there are numerous glass panels that are broken and all the seals and panel sections are deteriorated I would consider removal of the system. There are ducts that have plywood boxes located in closets and the ceiling in the lower hall. The insulated ducts in the attic and the other ducts are in poor condition and may actually loose heat in winter when the sun is not able to raise the air temperature in the panels above interior temperature. There may also be similar moisture concerns from panel seals. The removal of the panels would require re-siding the area and removal of ducts and sealing and insulating holes.

 

Cracks in concrete drive

Fading siding, chalking paint

Example of caulking needed

Large picture window sill, caulk and paint deteriorated.

 

Ungrounded outlet, needs GFCI protection

Example of shutter condition

Basement windows deteriorated

Wood rot evident in basement windows

Solar heating panels damaged near window

Several panes cracked

 

 

LANDSCAPE AND SITE DRAINAGE

Slope and Drainage

Direction of Lot Slope:

Relatively flat around the home

Downspouts Drain:

Into drain pipes that exit onto grade away from the home

Swales/Ditches:

NA

Retaining walls:

NA

Landscape Comments

1.      Landscaping and lot topography can have a significant impact on the building structure. It is important that surface runoff water is adequately diverted away from the building, especially in areas that have expansive soil characteristics. Low spots or depressions in the topography can result in ponding water that may exert hydrostatic pressure against the foundation. This pressure can cause a variety of effects on the building. A similar impact can result from tree roots growing against the foundation and causing cracking or movement of the structure. It is a standard recommendation that the lot grading slopes away from the building. Grading should fall a minimum of one inch every foot for a distance of six feet around the perimeter of the building. It is also important that tree branches are not permitted to overhang the roof and that all landscaping is kept well pruned and not permitted to grow up against any part of the building. This will help prevent the development of pest and insect problems.

2.      The sump drain discharge line connects to an underground pipe but the exit point was not verified.

3.      There is raised flower bed in the yard that appears to have been added around mature trees. This suffocates the roots of the trees and they appear stressed and will likely need to be removed in the next few years.

 

Flower bed, trees stressed

Sump discharge line

 

ROOF SYSTEM

Roof Covering

Roof Inspected:

Walked on surface

Roofing Materials:

Composite asphalt

Estimated life:

End of useful life

Flashing

 

Flashing Type:

Galvanized, aluminum

Flashing Locations:

Drip edge, gable end

Chimneys

 

Chimneys Type:

Masonry

Flue type:

Clay tile

Flashing:

Galvanized

Gutters and Downspouts

 

 Type:

Aluminum

Skylights

 

Type:

NA

Location:

Na

Flashing:

Na

Other Penetrations

 

Type:

Plumbing vent

Location:

Main gable

Roof Ventilation

 

Type:

Power vent gable end vent

Location:

Main upper gable and garage

Attic

Access Locations:

Hallway scuttle, garage

Observation:

Entered attic

Insulation Type:

Fiberglass

Insulation Measure:

+/- 6”

Approximate R-Value:

R19

Ventilation Type:

Power vent

 

 

Roof Comments

  1. The roof had multiple layers of shingles and the roof is in need of replacement. The shingles are brittle, curled, granules missing, and rain tabs widening. Because there is multiple layers there will be additional cost in removing the old shingles. The roof will need better ventilation when re-roofing.
  2. The attic had 2 power vents installed, one was located in garage. These fans blow outward and can move a sufficient amount of air, but they use electricity. The thermostat controls were not tested. The fans would also benefit from an adequate source of air. Since they blow outward they can create a low pressure area in the attic which can draw air from any openings in the home creating heat loss. The gable end vents were partially blocked.
  3. The attic had minimal insulation. I recommend adding additional insulation to reach a desired level of R-40 or greater. Do not use faced insulation.
  4. The chimneys were in need of minor tuck pointing. The chimney serving the fire place had a cap and the flue was not visible. Have the chimney cleaned and inspected by a chimney sweep prior to use. The other chimney was serving the water heater. The flue had some cracks and the masonry needs some repairs to minor cracks and deteriorated mortar. Have a cap installed to prevent rain from entering the chimney. Have the flashing replaced when re-roofing.

 

 

Multiple layers

Deteriorated shingles

Deteriorated shingles

Remove wood strips

Deteriorated shingles

Deteriorated shingles

Deteriorated shingles

Gutters improper slope and granules

Chimney needs minor repairs and cap

Power vent hood

Attic vent fan in garage

Solar ducting in attic

 

STRUCTURAL SYSTEM

Foundation

Type:

Concrete block

Floor Structure

Floor framing:

2x10 16” O.C.

Sheathing:

Plywood

Wall Structure

Wall framing:

2x4”

Sheathing:

Not visible

Columns and Supports

Material:

Steel

Location:

Center support in basement

 Comments:

  1. The north wall had a large workbench and pegboard on the wall. Next to this I noted two horizontal cracks typical of a bowing wall condition. The pegboard and bench conceal the extent of the problem. The peg board will need to be removed to determine the significance of the cracks and accurate measurements of the wall should be made to see if bracing is necessary. This can be done by foundation repair specialist or structural engineer.
  2. There were other minor settlement cracks located in the foundation. These appear to be insignificant cracks. The foundation for the fireplace had a few larger cracks and movement evidence noted that appear to be minor and not of structural significance.

 

Horizontal cracks in wall

Bowing visible in peg board area

 

 

BASEMENT AND CRAWLSPACE

Type:

Full/ unfinished crawlspace

Ventilation:

Na

Access:

Stairs from interior

Wall coverings:

Unfinished concrete block, some panel

Floor coverings:

Concrete

Drainage:

Yes floor drain near furnace

Basement Comments:

  1. The area under the front porch had some water stains. These may have been from construction. The wood in this area and else ware in the basement is supposed to be pressure treated. The decay of this wood is typically very slow but if allowed to remain damp they can cause mold growth and rapid decay. There was a minor exposure of re-bar. The outlets and lighting should be damp location type. The ventilation appears to have originally been intended for a root-cellar type but has been altered to minimize air movement.
  2. The crawl space floor was OSB plywood. The floor may have been gravel or dirt originally and the wood frame added. The construction was not visible but often is not done properly. The framing should have been pressure treated and a vapor barrier and insulation installed. This can be done in numerous ways but if done improperly it can cause wood decay and moisture entrapment under floor and other related problems. The lighting for this is hazardous because it can cause fire. The lighting will need to be changed to florescent covered fixtures suitable for storage location.

 

Vent and water stains on untreated wood

Exposed rebar

 

Untreated wood in contact with masonry

Flood light for crawl space is fire hazard

Step settlement cracks under chimney, fireplace

Old crack repair

 

PLUMBING SYSTEM

Drain, Waste, and Venting

 Drain Material:

PVC, copper, cast-iron

Septic type:

Municipal

Cleanout:

Yes

Water supply

Supply material:

Copper

Source:

Municipal

Main shut off:

Yes

Storage Tank:

No

Fuel

Supply material:

Black pipe

Source:

Municipal

Main shut off:

Yes at meter

Storage:

No

Hot Water Heater

Type:

Insulated Tank

Energy source:

Natural gas

Capacity:

40 Gallons

Venting:

Galvanized flue into chimney

Approx. Age:

Unknown

Sump Pump

Type:

Open crock

Tested:

Yes

Plumbing Comments:

  1. The utility sink in hall was added improperly. The drain is not vented and the slope and connection is improper. The joist were notched or drilled and this weakens them and they will need to be repaired. The supply uses rubber washer hoses and the piping was done poorly and subject to failure. The entire sink configuration will need to be repaired by a plumber.
  2. The dishwasher was not properly connected to the sewer drain. The current configuration is improper and can allow sewer gasses to build up in dishwasher and could cause explosion. Have this repaired immediately.
  3. Several pipes were in need of additional support. Add hangers to reduce chance of fatigue on joints and potential failure.

 

Hallway utility sink unvented

Improper dishwasher drain

Improper drain, poor connections

Washer and utility sink supply

Hoses supply utility sink

Improper drain and joist notching weakens joist

 

Unsupported pipe

Needs better support

 

ELECTRICAL SYSTEM

Service Entry

Drop Type:

Overhead

Entry Conductor:

Copper

Voltage/Amperage:

220v 60 amp

Meter Location:

North side of home

Ground Conductor:

Copper

Ground Location:

rod not visible, water pipe

Main Disconnect

Type:

Meter

Amperage Rating:

60 amp

Location:

North side of home

Main Panel

 Location:

Basement

Panel Style:

breaker

Amperage Rating:

100 amp

Voltage Rating:

220v

Distribution Wiring

Wiring Type:

Shielded copper, conduit

Sub Panel

Location:

NA

Amperage Rating:

Na

Smoke Alarm Detectors

Smoke Alarms:

Yes

Carbon monoxide:

No

Ground fault circuit interrupters (GFCI)

 

Required Location:

Kitchen, Bathrooms, Basement, Laundry, Garage, Exterior, moist areas

 Found Locations:

Kitchen, bathrooms, exterior

Electrical system Comments

1.