| Home Inspection Report |
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| Client(s): | NAME |
| Property address: | ADDRESS |
| Inspection date: | Saturday, April 15, 2006 |
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Safety | Poses a risk of injury or death |
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Major defect | Correction likely involves a significant expense |
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Repair/Replace | Recommend repairing or replacing |
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Repair/Maintain | Recommend repair and/or maintenance |
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Minor defect | Correction likely involves only a minor expense |
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Maintain | Recommend ongoing maintenance |
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Evaluate | Recommend evaluation by a specialist |
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Monitor | Recommend monitoring in the future |
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Comment | For your information |
Table of Contents
General
information
Exterior
Roof
Garage
Attic
Electric
service
Water
heater
Heating
and cooling
Plumbing
and laundry
Fireplaces,
woodstoves and chimneys
Kitchen
Living
Room
Interior
rooms
Master
Bedroom
Master
Bath
Bedroom
2
Bathroom
2
Basement
Bathroom 3
Basement
| General information | Return to table of contents |
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2) The natural gas service was turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks. |
| Exterior | Return to table of contents |
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3) One or more trip hazards were found
in sidewalk and/or patio sections due to cracks, settlement and/or
heaving. A qualified contractor should evaluate and repair or replace
sidewalk and/or patio sections as necessary to eliminate trip hazards.
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4) One or more electric receptacles
have reverse-polarity wiring, where the hot and neutral wires are
reversed. This is a safety hazard due to the risk of shock. A qualified
electrician should evaluate and make repairs as necessary. Outlet at the rear of the home.
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5) One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary. | ||
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6) Fascia boards are damaged or
deteriorated in one or more areas. A qualified contractor should
evaluate and make repairs as necessary.
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7) The perimeter grading slopes towards
the structure in one or more areas. This can result in water
accumulating around the structure's foundation, or in basements and
crawl spaces if they exist. Accumulated water is a conducive condition
to wood destroying insects and organisms. Wet soil may also cause the
foundation to settle and possibly fail over time. Recommend grading soil
so it slopes down and away from the structure with a slope of at least
5% (10% or better is optimal) for at least 6 feet.
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8) One or more downspouts have no
extensions, or have extensions that are ineffective. This can result in
water accumulating around the structure's foundation, or in basements
and crawl spaces if they exist. Accumulated water is a conducive
condition to wood destroying insects and organisms, and may also cause
the foundation to settle and possibly fail over time. Repairs should be
made as necessary, such as installing or repositioning splash blocks, or
installing and/or repairing tie-ins to underground drain lines, so rain
water is carried at least several feet away from the structure to soil
that slopes down and away from the structure.
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9) One or more gutters are damaged.
This can result in water accumulating around the structure's foundation,
or in basements and crawl spaces if they exist. Accumulated water is a
conducive condition to wood destroying insects and organisms, and may
also cause the foundation to settle and possibly fail over time. A
qualified contractor should replace or repair gutters where necessary.
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10) One or more minor cracks (1/8 inch
or less) were found in the foundation. These don't appear to be a
structural concern, but recommend sealing them to prevent water
infiltration and monitoring them in the future. Numerous products exist
to seal such cracks including:
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11) Vegetation such as trees, shrubs
and/or vines are in contact with or less than one foot from the
structure's exterior. Vegetation can serve as a conduit for wood
destroying insects and may retain moisture against the exterior after it
rains. Vegetation should be pruned and/or removed as necessary to
maintain a one foot clearance between it and the structure's exterior.
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12) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons. |
| Roof | Return to table of contents |
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13) The roof surface material is beyond
or at the end of its service life and needs replacing now. The client(s)
should consult with a qualified roofing contractor to determine
replacement options and costs.
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14) Debris has accumulated in one or
more gutters. This is a conducive condition for wood destroying insects
since gutters may overflow and cause water to come in contact with the
structure's exterior or make water accumulate around the foundation.
Gutters should be cleaned now and as necessary in the future.
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| Garage | Return to table of contents |
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15) No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html | |
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16) Cover plate(s) are missing from one
or more electric boxes, such as for receptacles, switches and/or
junction boxes. They are intended to contain fire and prevent electric
shock from exposed wires. This is a safety hazard due to the risk of
fire and shock. Cover plates should be installed where missing.
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| 17) An excessive voltage drop was found
at one outlet in the garage. A qualified electrician should make repairs
as necessary. For more information on voltage drop, please visit the following site. http://www.psihq.com/iread/faqvolt.htm
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| Attic | Return to table of contents |
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18) The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency. |
| Electric service | Return to table of contents |
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19) One or more over current protection
devices (circuit breakers or fuses) are "double tapped", where
2 or more wires are clamped in a terminal designed for only one wire.
This is a safety hazard since the bolt or screw may tighten securely
against one wire, but leave others loose. Arcing, sparks and fires may
result. A qualified electrician should evaluate and repair as necessary.
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20) One or more clamps that secure the
electric service's grounding electrode and/or bonding conductor(s) to
pipe(s) are improperly installed. Grounding and/or bonding may be
inadequate as a result and may be a safety hazard for shock. A qualified
electrician should evaluate and repair as necessary.
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| Water heater | Return to table of contents |
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21) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future. | |
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22) The temperature-pressure relief
valve is leaking. A qualified plumbing contractor should replace this
valve.
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23) The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater. |
| Heating and cooling | Return to table of contents |
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24) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html | |
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25) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. | |
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26) The outside condensing unit is not
level. Damage may occur if it is more than ten degrees off from level. A
qualified contractor should evaluate and make repairs as necessary, such
as replacing the pad that the condensing unit is installed on.
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27) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. | |
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28) The furnace was shut off at the time of the inspection. For example, the gas supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit. |
| Plumbing and laundry | Return to table of contents |
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29) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html | |
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30) Stains were found in one or more
sections of drain and/or waste pipes. Recommend monitoring these areas
in the future, and if leaks are found, have a qualified plumber evaluate
and repair as necessary. Alternatively, the client(s) may wish to have a
qualified plumber evaluate now and repair if necessary. This leak is directly under the hallway bathroom toilet.
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| Fireplaces, woodstoves and chimneys | Return to table of contents |
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31) A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future. | |
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32) All solid fuel burning appliances
(woodstoves and fireplaces, etc.) should be inspected annually by a
qualified chimney service contractor, cleaned and repaired as necessary.
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| Kitchen | Return to table of contents |
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33) One or more ground fault circuit
interrupter (GFCI) electric receptacles did not trip when tested with
the inspector's test instrument. These devices should trip when tested
with a test instrument in addition to tripping via the test buttons on
the receptacles. This is a safety hazard due to the risk of shock. A
qualified electrician should evaluate and repair as necessary.
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34) The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html | |
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35) The dishwasher drain line is not
configured with a "high loop" or "air gap". A high
loop is created by routing the drain line up to the bottom surface of
the counter top above, and securely fastening it to that surface. It is
meant to prevent water from siphoning out of the dishwasher, and to
prevent water from the sink drain or food disposal from entering the
dishwasher. Some dishwashers have a built-in high loop where one is not
required to be configured in the drain line. The clients should try to
determine if a high loop is required for this brand and model of
dishwasher (review installation instructions, etc.). If one is required,
or it cannot be determined if one is not required, then a qualified
contractor should install a high loop as per standard building
practices. Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed. |
| Living Room | Return to table of contents |
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36) No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html |
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37) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html |
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38) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html |
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39) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary. |
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40) Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily. |
| Interior rooms | Return to table of contents |
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41) One or more doors have no lockset
installed. Locksets should be installed where missing.
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| Master Bedroom | Return to table of contents |
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42) Lock mechanisms on one or more
windows are missing and/or damaged so that they are inoperable. Repairs
should be made by a qualified contractor or service technician so that
windows lock and unlock easily.
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| Master Bath | Return to table of contents |
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43) One or more ground fault circuit
interrupter (GFCI) electric receptacles did not trip when tested. This
is a safety hazard due to the risk of shock. A qualified electrician
should evaluate and repair as necessary.
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44) The door hinge screws are loose and
preventing the door from closing properly. Recommend tightening the
screws to allow for proper function.
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| Bedroom 2 | Return to table of contents |
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45) The closet doors appear to be improperly installed. While the doors stay in place, they are difficult to operate and require the proper hardware and adjustment for proper function. |
| Bathroom 2 | Return to table of contents |
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46) No ground fault circuit interrupter
(GFCI) protection device is visible for the electric supply to the
jetted tub. If no GFCI protection exists, then this is a safety hazard
due to the risk of shock. A qualified electrician should evaluate and
install GFCI protection if none is installed.
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47) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking. | |
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48) The toilet handle is missing and
should be repaired or replaced as necessary.
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| Basement Bathroom 3 | Return to table of contents |
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49) Water damage and organic growth was
found on the walls throughout the bathroom walls. Recommend further
tests be conducted by a mold specialist to determine proper removal and
repairs necessary.
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50) The bathroom door did not close due
to warped trim. This damage appears to be caused by moisture swelling
the trim. Recommend repairs by a licensed contractor.
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| Basement | Return to table of contents |
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51) Evidence of prior water intrusion
was found in one or more sections of the basement. For example, water
stains and/or efflorescence on the foundation or floor, water stains at
bases of support posts, etc. Accumulated water is a conducive condition
for wood destroying insects and organisms and should not be present in
the basement. The client(s) should review any disclosure statements
available and ask the property owner(s) about past accumulation of water
in the basement. The basement should be monitored in the future for
accumulated water, especially after heavy and/or prolonged periods of
rain. If water is found to accumulate, a qualified contractor who
specializes in drainage issues should evaluate and repair as necessary.
Typical repairs for preventing water from accumulating in the basement
include:
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52) The floor structure was not visible
due to ceiling tiles being installed preventing an inspection of the
floor system and plumbing. |
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53) Standing water and/or wet areas
were found in one or more sections of the basement. Accumulated water is
a conducive condition for wood destroying insects and organisms and
should not be present in the basement. A qualified contractor who
specializes in drainage issues should evaluate and repair as necessary.
Typical repairs for preventing water from accumulating in the basement
include:
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54) One or more electric receptacles
appear to have no power. Recommend asking the property owner(s) about
this. Switches may need to be operated to make some receptacles
energized. If necessary, a qualified electrician should evaluate and
make repairs as necessary.
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