fieldwork report contains the Functional

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1 December 6, 2010 Dear Bill and Ann, On October 2, 2010, Cities Inspection Service, Inc. completed a home inspection of the property located at 2344 Arbour Lane, St. Paul, Minnesota for you. Doug Hastings did all the fieldwork related to this project. Doug used the national home inspection protocol; the American Society of Home Inspectors (ASHI) Standards of Practice. The method used for this inspection was visual. There was no destructive analysis or technical testing of any building component. The project excludedd all environmental health hazards, such as concealed mold, mildew and fungal growth; and any insect and vermin infestations. The purpose of this inspection was to observe the physical condition of this building. The intent was to identify defects or conditions that adversely affected the structure and its components. This report contains the results of the inspection. Thesee definitions were used in this report: Functional Major Defect Minor Defect component was performing itss intended function; installation and condition were appropriate forr age and use. component was not performing its intendedd function and requires repair or replacement. component deficiency was insufficient to be major defect; but it requires repair, normal maintenance, or a safety improvement. 1

2 Exterior Description of Exterior This home is located in a suburban neighborhood and is positioned on a sloped site. The building is a split level single family home with a tuckunder two car garage. The structure is approximately 50 years old and, for the purpose of this report, the front entry door faces east. The weather condition, at the time of the inspection, is good. The walls are covered with two layers of traditional stucco which is more than 25 years old. The windows are double hung with insulated glass and are not original to the house. The roof is steep sloped; there is one layer of asphalt composition shingles andd the materials are approximately 5 10 years old. Because of snow cover, the components are viewed from the ground. Functional Major Defectt Minor Defectt A. Grounds Observations Landscape grading retaining walls shed Hardscape walks steps patio driveway Utilities / other electric service gas meter outlets/fixtures water faucets Explanation of Problems flat grade (east side) / negative slope (south side) planter box contacting stucco / snow covered & not visible snow covered & not visible water off / not viewed operating 2

3 A.1. A.2. Earth contacting stucco A.2. 3

4 B. Building Exterior Observations Wall covering siding windows doors deck trellis Roof covering shingles flashing chimney overhangs Garage walls window fire barrier floor slab overhead door service door Explanation of Problems contacting earth (west side) / painted stucco non stair grip able handrail poor front valley drainage (ice dam) /snow covered & not visible limited view flue tiles not visible unprotected ducts / wood access covers / supply air register pitted concrete Probability of Moisture Intrusion grounds walls roof Limitations to Exterior Observations o Hardscape is snow covered and not o Leaking insulated window and door o o visible. glass air sealss may not be visible, because of outside air temperature. Roof components are snow covered and not visible. Fireplace chimney flue tiles are inaccessible and condition is not visible. 4

5 B.2. Ice dam in valley B.2. Poor front valley drainage B.3. 5

6 Structure Description of Structure The foundation is concrete block with no visible insulation. This home hass no crawl space. The floor systems are solid wood joists and subfloor with no rim joist insulation. The above ground walls are wood frame; the type, depth, and condition of insulation are not visible. The attic is constructed with wood truss rafters and solid wood sheathing. There is approximately 8 12" of fiberglass attic insulation with a vapor retarder. The attic is viewed from access opening because off deep insulation. Functional Major Defectt Minor Defectt C. Structure Observations Foundation stairs walls insulation floor slab moisture drain tile Floors joists insulation posts/beam moisture Walls walls insulation moisture Roof rafters chimney moisture insulation ventilation vent pipes Explanation of Problems missing handrail not visible water stained blockss (west & north sides) none none not visible not visible disconnected bath fan pipe 6

7 Probability of Moisture Intrusion foundation floors walls roof Probability of Failure foundation floors walls roof Limitations to Structure Observations o Foundation is 85% covered and condition not visible. o Floors are 70% covered and condition not visible. o Walll and floor structure are 100% covered; ; wood decay and molds are not visible. C.1. 7

8 C.1. C.4. 8

9 C.4. Disconnected vent pipe C.4. Disconnected vent pipe 9

10 Electrical Description of Electrical The public utility service is underground and the voltage is 110/220. There is one 200 amp main electrical panel and it is approximately 6 years old. The service entrance wires are aluminum, the main disconnect is circuit breaker and it is located on the west basement wall. The branch circuit distribution wiring is copper with circuit breakers. Functional Major Defectt Minor Defectt D. Electrical Observations Main panel size condition grounding wiring Subpanel condition grounding wiring Outlets/fixtures basement attic smoke detector security system none Explanation of Problems Limitations to Electrical Observations o None. 10

11 Plumbing Description of Plumbing The main water supply is public and the visible pipe material is copper. The interior water pipes are mostly copper and plastic. The main water shutoff valve is located in the laundry room. The gas water heater is 40 gallons and is approximately 8 years old. The public underground sewer pipe is not visible; the soil stack is cast iron and plastic. The drain and vent pipes are mainly iron and plastic. The appliance fuel supply is natural gas and the main shutoff valve is located at the exterior utility meter. Functional Major Defectt Minor Defectt E. Plumbing Observations Water supply main pipe interior pipes Waste pipes soil stack drain/vent pipes floor drain laundry tub Gas piping interior pipes appliances Water heater storage tank vent pipe Appliances water softener clothes washer clothes dryer Explanation of Problems plugged drain pipe no clothes dryer dripp leg leaking storage tankss rotten egg smell Probability of Failure Water pressure Plugged sewer Water heater 11

12 Limitations to Plumbing Observations o Condition of underground sewer pipe is not visible. E.3. Example drip leg 12

13 Mechanical Description of Mechanical The central heating is with 3 forced air furnaces. The fuel source is natural gas and the systems are approximately 8 years old. There are 3 central air conditioners, each approximately 8 years old. Functional Major Defectt Minor Defectt F. Mechanical Observations 1. Systems jacket heat exchanger distribution vent/fluee pipes Explanation of Problems water stained basement furnace jacket Air conditioners condenser compressor piping wiring Other humidifier cold weather & not viewed operating 1 humidifier only Probability of Failure Furnace Air conditioner Limitations to Mechanical Observations o Systems heater exchangers are 100% inaccessible and condition is not visible. o Air conditioners are not viewed operating due to cold weather conditions. 13

14 F.1. F.1. Condensation 14

15 Interior Description of Interior Rooms There are 5 bedrooms and 3 baths. The basement is partiallyy finished. There is not a basement bedroom that meets egress specifications. Functional Major Defectt Minor Defectt G. Interior Room Observations Rec room walls/ceiling floor window( (s) door(s) outlets/fixtures heating fireplacee Basement bath walls/ceiling floor window door outlets/fixtures heating fixture/faucet water pressure cabinet/ /top exhaust fan Kitchen walls/ceiling floor window( (s) door outlets/fixtures heating fixture/faucet water pressure cabinet/ /top Explanation of Problems exteriorr wall contacting earth 15

16 Kitchen appliances refrigerator stove dishwasher disposal microwave exhaust fan Living/diningg walls/ceiling floor window( (s) door outlets/fixtures heating fireplacee Family room walls/ceiling floor window( (s) door outlets/fixtures heating Main bath walls/ceiling floor window door outlets/fixtures heating fixture/faucet water pressure cabinet/ /top exhaust fan flue tiles not visible no GFCI receptacles leaking faucet 16

17 Master bath walls/ceiling floor window door outlets/fixtures heating fixture/faucet water pressure cabinet/ /top exhaust fan Bedrooms walls/ceiling floor window( (s) door outlets/fixtures heating smoke/co Hallways/entries walls/ceiling floor window door outlets/fixtures heating smoke detector stairs unprotected closet fixtures (fire hazard) Probability of Moisture Intrusion Ceiling Walls Floor Limitations to Interior Observations o Only appliances listed in this report are included in this inspection. o Fireplace chimney flue tiles are 100% inaccessible and condition is not visible. 17

18 G.5. Flue tiles not visible G.7. G.9. 18

19 Conclusions Major Defects A. Grounds Patio planter box earth contacting stucco andd wood wall structure (moisture intrusion). B. Building Exterior None. C. Structure None. D. Electrical None. E. Plumbing Leaking water softener. F. Mechanical Unprotected garage duct and open supply air register. G. Interior Rooms None. Minor Defects A. Grounds Earth grade and front patio not sloped away from foundation (basement moisture). Non grip able deck stair handrails. Poor front roof valley drainage (ice dam). B. Building Exterior Openings in garage ceiling fire barrier. C. Structure Water stained foundation blocks. Disconnected attic vent pipe. D. Electrical No main bath GFCI receptacles. Unprotected closet light fixtures. E. Plumbing Plugged laundry tub drain. No clothes dryer gas pipe drip leg. Sulfur smell in clothes washer. Leaking main bath sink faucet. F. Mechanical Condensation stains in basement furnace. 19

20 G. Interior Rooms Missing basement stair handrail. Potential Defects 1. Not visible or limited view: a. Driveway and patios (snow) b. Roof shingles and flashing (snow) c. Fireplace chimney flue tiles (snow) d. Underground sewer pipe 2. Not viewed operating: a. Outside water faucets (water off) b. Air conditioners (too cold) 20