RW West Consultants, Inc. Property Inspection Report Inspector: Clifton Moody (Skip), RW West Consultants, Inc. Cover Page

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1 Property Inspection Report Inspector: Clifton Moody (Skip), RW West Consultants, Inc. Cover Page Inspection prepared for: Faira.com Real Estate Agent: - Date of Inspection: 11/1/2018 Time: 9:00 AM Age of Home: 1927 Size: 2550 Order ID: 4605 Front faces West Inspector: Clifton Moody (Skip) License # rwwestconsultants@gmail.com

2 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Items denote serious, safety or items that required further investigation Items denote minor or maintenance items Green notes denote locations and shutoff valves 1. Attendance In Attendance: Seller present 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Occupied - Furnished Page 1 of 59

3 1. Exterior Note North Elevation South Elevation East Elevation West Elevation General Exterior Note 2 West Elevation 2 North Elevation 2 East Elevation 2 South Elevation Page 2 of 59

4 1. Siding Condition Exterior Areas Siding appeared in good condition overall. Vinyl siding noted. Slight damage to east siding at deck. Noted. Louver vent damaged. Recommend repair. South 2. Gutters Debris in gutters, recommend cleaning gutters. Recommend installing splashblocks or extensions to divert water minimum 3 feet away from the foundation. Extensions longer than 3 feet may be required if grade slopes toward the house where slpash blocks or extension end. Gutter detaching at garage. Recommend repair. Page 3 of 59

5 3. Soffit Soffits and eaves appeared in good condition overall. 4. Door/Window Exterior doors appeared in operable condition, at time of inspection. Window frames and sills appeared in good condition overall. Page 4 of 59

6 5. Grading Grading appeared in good condition overall. 6. Cable Feeds Materials: Primary Service is Overhead Service Drop 7. Gas Condition Meter located at North side. Main Gas shutoff is located to the lower left of the meter. Page 5 of 59

7 8. Exterior Faucet Condition Exterior faucets were in operable condition overall. Page 6 of 59

8 1. Storage Room Exterior Storage Room Walls and ceilings appear in good condition overall. 2. Electrical Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Page 7 of 59

9 1. Porch Porches Porch surface appeared in good condition, framing was not visible due to ground proximity. Guardrail appeared secure. Page 8 of 59

10 1. Deck Deck 1 Deck surface appeared in good condition, framing was not visible due to ground proximity. Trex type deck material appeared in good condition overall. Handrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through handrail. Ladder-type guardrail infill are easy for children to climb over. Recommend using caution or correcting Page 9 of 59

11 1. Stair Exterior Stairs Steps appeared uniform. There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Page 10 of 59

12 1. Rodents Rodents/Pests Rodent bait traps present at exterior perimeter, recommend conditions are investigated further by licensed pest control company Page 11 of 59

13 1. Roof Condition Roof Architectural Composition shingle. Walked on roof surface. Plexiglass roofing material at awning Type Average life span 20 years for this type surface with proper maintenance and care. Garage Average life span 30 years for this type surface with proper maintenance and care. Moss on roof. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss with a moss retarding chemical. Pressure washing is not recommended as it can damage surface and lessen life span. Slight granular surfacing deteriorated. Recommend further investigation by licensed roofing contractor. Garage Page 12 of 59

14 Garage Garage Garage Page 13 of 59

15 2. Chimney Chimney/Chimneys appeared in good condition overall. Cracking in the crown of the chimney, recommend resealing. Page 14 of 59

16 1. Attic Attic 1 Attic access is located in the hallway stairs. Limited visibility due to size of entry and knob and tube wiring in close proximity. Inspection from hatch only. 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages about inches in depth, estimated R value Rodent/Pests No visible indications of Rodent Activity. Page 15 of 59

17 1. Attic Attic 2 Attic access is located in bedroom closet. East closet 2. Framing Visible framing appeared in good condition overall, no visible indications of decay or water penetration presently. 3. Ventilation Attic appeared inadequately vented. Normally vents should be placed equally at high and low areas so that cross ventilation is acheived. Recommend conditions are investigated further by licensed roofing contract and repair as necessary to ensure proper ventilation. Adding additional ventilation will help avoid premature aging of roof and help to maintain proper humidity and temperature control that could otherwise result in mold/fungus or wood decay. 4. Fan/Duct Bathroom fans appeared to exhaust to the exterior overall. Page 16 of 59

18 5. Electrical Knob and tube wiring present, cannot be sure if it has been disconnected. Strongly recommend conditions are investigated further by licensed electrical contractor. 6. Insulation Condition Unfinished fiberglass batts noted. Depth: Insulation averages approximately inches in depth, estimated R value 30 Missing insulation at back section of attic. Newer requirements are R49 insulation content. Page 17 of 59

19 7. Rodent/Pests Bait traps present. Page 18 of 59

20 1. Framing Attic 3 Evidence of past or present leaks, dry at time of the inspection and new sheathing does not have stains. Monitor for leaks &/or have roofing contractor evaluate. 2. Ventilation Continuous Ridge Vent present. Gable louver vents noted. Page 19 of 59

21 Page 20 of 59

22 1. General Notes General Interior Note Materials: Windows in the home are Double pane insulated glass windows. Any deficiencies are noted in each room section for accessible windows Accessible Doors in the home are considered operational unless otherwise noted in each room section Accessible Cabinet doors and in the home are considered operational unless otherwise noted in each room section This inspection and report is exactly the same as it would be you the buyer had ordered the report directly from us. We have performed over 20,000 inspections for home buyers over 32 years. Please check out our reviews on google what buyers that we have worked for think about our services. It is the quality of inspections that has earned buyers and Fairas trust in providing a completely unbiased report. Faira gives us no special instructions on how we perform our inspections. These reports are exactly the same reports as we would have produced if you had hired us on that day. If you are a buyer and have questions, please call us at and we can go over the report. Our inspectors can also revisit/reinspect the property with the prospective buyer and their agent, reinspect any repairs or update the sellers might have done, after the original inspection date for $200 reinspection fee. Ron West President RW West Consultants and Inspection. Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Page 21 of 59

23 1. Conditions Entryway Ceiling and walls are in good condition overall. Light fixture operates. Entry door operates and locks overall. Wood flooring is in good condition overall. Page 22 of 59

24 1. Den Room Den Walls and ceilings appear in good condition overall. Flooring is laminate wood grain material. Heat register present. Accessible outlets operate. 2. Window Deficiencies Windows does not operate properly. Recommend correction. 3. Floor Floor slope from west to east Page 23 of 59

25 1. Living Room Living Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. 2. Floor Floor slope from west to east 3. Fireplace Fireplace was wood burning type. Damper is in place. Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Page 24 of 59

26 1. Dining Room Dining Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 25 of 59

27 1. Kitchen Room Kitchen Walls and ceilings appear in good condition overall. Flooring is vinyl. Accessible outlets operate. Light fixture operates. Sink and faucets are in operable condition overall. Cabinet doors and drawers are in operable condition overall. 2. Counter Condition Formica counter is in good condition overall. 3. Dishwasher Dishwasher was in operable condition. Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a licensed plumber install a air gap or drip loop to prevent possible contamination to water supply. Minor condition to correct Page 26 of 59

28 4. Microwave Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 5. Stove/Oven Stove/oven were in operable condition overall. Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. 6. Refrigerator Refrigerator was in operable condition. Page 27 of 59

29 7. Electrical No visible outlets near sink. Noted. GFCI outlets have been required for Kitchens (since 1987) No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. 8. Vent Condition Vent fan is part of microwave and is Recirculating Type Page 28 of 59

30 1. Bedroom Master Bedroom Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. 2. Floor Carpet Wrinkled, recommend restretching. Floor slope from west to east Page 29 of 59

31 1. Conditions Hallway Ceiling and walls are in good condition overall. Light fixture operates. Carpet floor covering is in good condition. 2. Floor Floor squeaks Page 30 of 59

32 1. Stair Stairs Leading to 2nd Floor Steps appeared uniform. Handrail appeared secure. Page 31 of 59

33 1. Room Hall Bathroom1 Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Electrical GFI outlets within 6 feet of water sources. 3. Exhaust Fans Vent fan operates overall. 4. Floors Tile Flooring is in good condition overall. 5. Shower Shower door is in operable condition overall. Shower grout absorbs moisture when water comes in contact, recommend sealing shower grout. Voids in the grout between some of the tile, recommend resealing. Moisture meter indicates high moisture content at shower walls indicating water penetration, recommend drying areas out and resealing. Page 32 of 59

34 6. Sinks Sink was in operable condition overall. 7. Toilet Toilet was in operable condition overall. 8. Heating Heat register operates. Radiant floor heat operates. Page 33 of 59

35 1. Bedroom Room Bedroom 1 Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 34 of 59

36 1. Location Location 1st Right Bedroom 2 2. Bedroom Room Walls and ceilings appear in good condition overall. Flooring is wood. Heat register present. Accessible outlets operate. Page 35 of 59

37 1. Stair Stairs Leading to Basement Steps appeared uniform. Handrail does not run the complete length of stairs, recommend correction as a safety precaution Page 36 of 59

38 1. Family Room Basement Family Room Walls and ceilings appear in good condition overall. Flooring is carpet in good condition. Heat register present. Accessible outlets operate. Ceiling unfinished. Noted. 2. Floor Significant slope and floor from west to east. Recommend conditions are investigated further and corrected by licensed structural engineer. Page 37 of 59

39 1. Room Basement Bathroom Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 2. Exhaust Fans Vent fan operates overall. 3. Tub Tub was in good condition overall. 4. Shower Shower is in good condition overall. 5. Sinks Drain line leaks under sink. Recommend conditions are repaired. 6. Toilet Toilet was in operable condition overall. Page 38 of 59

40 7. Heating Electric Convector heater operates. Radiant floor heat operates. Cadet CB103 Page 39 of 59

41 1. Location Basement family room Basement Laundry Room 2. Condition Ceiling and walls are in good condition overall. Accessible outlets operate. Light fixture operates. 3. Exhaust Fans Window only, no vent fan. 4. Dryer Dryer appeared to exhaust to the exterior. Dryer is electric Unit 220 volt electrical service for electric dryer. 5. Sink Sink is in operable condition overall. Sewer smell when water is running at sink. Recommend conditions are investigated further and corrected by plumbing licensed contractor. Page 40 of 59

42 6. Washer Materials: Washer appeared to be in operable condition. Washer drains into sink. Page 41 of 59

43 1. Condition Garage Wood frame walls appeared in good condition overall. Wood decay at wood shingle siding. Recommend conditions are investigated further and corrected by licensed contractor. Garage only 2. Floor Condition Materials: Flooring is concrete, appeared in good condition overall. Cracking at the floor does not appear unusual. Page 42 of 59

44 3. Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution. Garages (since 1978) Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. 4. Doors Staining to door. Noted Page 43 of 59

45 5. Garage Doors Single garage door operates, was on auto opener. Photo cell safety returns operate overall. Tension safety return did not operate on the garage doors, recommend adjustment. Page 44 of 59

46 1. Heating Type Heat/AC Gas forced air furnace. There was good air flow at the heat registers and cold air returns. 2. Heater Location The furnace is located in the basement Furnace is Lennox Brand 7 years of age approximately, average life span is 18 to 22 years. 3. Heating condition Furnace disconnect switch Service does not appear to have been performed within the last year, recommend serviced by licensed HVAC contractor. Furnace not fully accessible due to stored items. Recommend further investigation. Page 45 of 59

47 4. Filters Service Record Location: Filter located at bottom section of furnace Page 46 of 59

48 Plumbing/Water Heater1 1. Plumbing Water lines were copper Water lines were PEX plastic. Drain and waste lines were plastic. 2. Water Heater Condition Heater Type: Gas Water heater. 50 gallons 3. Age Approximately 13 years of age, average life span is 10 to 12 years. 4. Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Page 47 of 59

49 5. TPRV Condition Temperature Pressure Relief Valve (TPR Valve) present. 6. Venting Page 48 of 59

50 1. Electrical Electrical AMP service, 4/0 Aluminum service entrance wires. 2. Grounding Electrical service is grounded and bonded. 3. Wiring Type Breaker system present. Wiring sizes conform to breaker sizes overall. Smaller branch circuit wiring is copper. Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque-- especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Page 49 of 59

51 4. Fuses Fuse system present. Basement family room Page 50 of 59

52 1. Foundation Foundation/Crawlspaces 1 Continuous concrete foundation visible portion appeared in good condition overall. Basement and concrete slab foundation. Indications of settling at the foundation, recommend conditions are investigated further and corrected as required by licensed structural engineer. Page 51 of 59

53 1. Shutoff Locations Shutoffs Could not locate main water shutoff, recommend consulting with owner. 2 Furnace gas shutoff is located to the left of the furnace. 2 Water heater water line shutoff is located above the water heater. 2 Water Heater gas shutoff is located to the left of the water heater. Page 52 of 59

54 1. Appliances/Equipment Oven Refrigerator Dishwasher Microwave Water Heater Furnace Washer Dryer Equipment 2 Microwave 2 Dishwasher 2 Refrigerator Water heater Page 53 of 59

55 2 Washer Page 54 of 59

56 1. Carbon Monoxide Carbon Monoxide Detectors Carbon monoxide detectors not visible on all levels. As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 55 of 59

57 Glossary Glossary Term Air Gap Double Tap Expansion Tank GFCI TPR Valve Definition Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged. A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box. An expansion tank or expansion vessel is a small tank used to protect closed (not open to atmospheric pressure) water heating systems and domestic hot water systems from excessive pressure. The tank is partially filled with air, whose compressibility cushions shock caused by water hammer and absorbs excess water pressure caused by thermal expansion. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 56 of 59

58 Report Summary Report Summary This is a visual inspection. No destructive testing is performed. This is not a soil inspection nor do we inspect for formaldehyde, radon, asbestos, Chinese drywall, lead paint, mold, hazardous materials/substances, landscape lighting, sprinkler systems, septic systems/drain fields, smoke alarms or recreational equipment such as Jacuzzis etc.. It is recommended that noted deficiencies be investigated further by licensed companies specializing in those disciplines. Inspection is subject to conditions at the time of inspection. Appliances are checked to see if they're in operable condition. This is not a code inspection as codes change frequently and vary between municipalities. We make no guarantees for expected life. It is impossible to verify conditions of places inaccessible in walls under and in between floors, behind furniture appliances etc., and we assume no responsibility for those items as such. Estimates for repairs are approximations and we do not guarantee their accuracy. Possible solutions for problems are solely opinions based on conditions at the time of the inspection and are not to be assumed as being totally conclusive The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses or further investigation to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. We recommend repairs should be done by licensed &bonded contractors. We also recommend obtaining a copy of all receipts, warranties and permits for the work done. Exterior Storage Room Page 7 Item: 2 Electrical Open junction boxes were observed, which is a safety concern. Recommend installing proper covers, as needed, for safety. Deck 1 Page 9 Item: 1 Deck Handrail balusters/spindles are spaced further than the maximum 4 inches, this requirement is to prevent small children from fitting through handrail. Ladder-type guardrail infill are easy for children to climb over. Recommend using caution or correcting Exterior Stairs Page 10 Item: 1 Stair There is no handrail, recommend installing handrail when there are 4 or more steps as a safety precaution. Rodents/Pests Page 11 Item: 1 Rodents Rodent bait traps present at exterior perimeter, recommend conditions are investigated further by licensed pest control company Attic 1 Page 15 Item: 1 Attic Limited visibility due to size of entry and knob and tube wiring in close proximity. Inspection from hatch only. Attic 2 Page 17 Item: 5 Electrical Knob and tube wiring present, cannot be sure if it has been disconnected. Strongly recommend conditions are investigated further by licensed electrical contractor. Page 18 Item: 7 Rodent/Pests Bait traps present. Attic 3 Page 19 Item: 1 Framing Evidence of past or present leaks, dry at time of the inspection and new sheathing does not have stains. Monitor for leaks &/or have roofing contractor evaluate. Page 57 of 59

59 General Interior Note Page 21 Item: 1 General Notes Home contains popcorn ceilings. This material could contain asbestos, testing is not within the scope of this inspection Living Room Page 24 Item: 3 Fireplace Creosote buildup in the fireplace, recommend cleaning by licensed chimney sweep before using. Kitchen Page 27 Item: 5 Stove/Oven Anti tip bracket/device missing at stove, recommend installation as a safety precaution. Should be installed. Page 28 Item: 7 Electrical GFCI outlets have been required for Kitchens (since 1987) No GFCI protection present,, strongly recommend GFCI outlets are installed as a safety precaution. Hall Bathroom1 Page 32 Item: 5 Shower Voids in the grout between some of the tile, recommend resealing. Moisture meter indicates high moisture content at shower walls indicating water penetration, recommend drying areas out and resealing. Stairs Leading to Basement Page 36 Item: 1 Stair Handrail does not run the complete length of stairs, recommend correction as a safety precaution Basement Family Room Page 37 Item: 2 Floor Significant slope and floor from west to east. Recommend conditions are investigated further and corrected by licensed structural engineer. Basement Bathroom Page 38 Item: 5 Sinks Drain line leaks under sink. Recommend conditions are repaired. Basement Laundry Room Page 40 Item: 5 Sink Sewer smell when water is running at sink. Recommend conditions are investigated further and corrected by plumbing licensed contractor. Garage Page 42 Item: 1 Condition Wood decay at wood shingle siding. Recommend conditions are investigated further and corrected by licensed contractor. Garage only Page 43 Item: 3 Electrical Outlets are not GFCI protected, recommend GFCI protecting outlets as a safety precaution. Garages (since 1978) Ungrounded outlets, recommend a licensed electrical contractor investigate conditions further and correct as required. Page 44 Item: 5 Garage Doors Tension safety return did not operate on the garage doors, recommend adjustment. Plumbing/Water Heater1 Page 58 of 59

60 Page 47 Item: 4 Condition Seismic straps are not in place/ improperly installed. Normally there should be seismic straps installed at the upper and lower one thirds of the tank. Expansion tank is not in place. This is a hazardous condition on closed water systems. Recommend conditions are investigated further and corrected as required by licensed plumbing contractor. Electrical 1 Page 49 Item: 3 Wiring Type Neutral busbar double taps were not allowable after Double tapping and lugging can create hot spots on breakers and neutral bars because they are not tightened to the correct torque--especially if two different size conductors are used. Conditions can result in the breaker tripping because of the loose connection [current exceeding the rating of the breaker]. Conditions can result in over heating and possible fire. Strongly recommend conditions are investigated further corrected as required by licensed electrical contractor. Foundation/Crawlspaces 1 Page 51 Item: 1 Foundation Indications of settling at the foundation, recommend conditions are investigated further and corrected as required by licensed structural engineer. Shutoffs Page 52 Item: 1 Shutoff Locations Could not locate main water shutoff, recommend consulting with owner. Carbon Monoxide Detectors Page 55 Item: 1 Carbon Monoxide Carbon monoxide detectors not visible on all levels. As of April 1st 2012 it is required that Carbon monoxide detectors are installed on each level and outside of bedroom areas. Recommend conditions are corrected. Page 59 of 59