Hearth and Homes Inspections, llc

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1 Cover Page Property Inspection Report Inspection prepared for: Ember Griffith Real Estate Agent: Samantha Elly - Keller Williams Date of Inspection: 3/4/2017 Time: 10:00 AM Age of Home: 63 Years old Size: 1800 Square feet Weather: 20 Degrees Order ID: 764 Inspector: Dave Range License # dave@hearthandhomesinspections.com

2 A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required. Page 1 of 23

3 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense 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 pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Roof Page 8 Item: 2 Chimney Cracked flue tile observed at the top of the chimney. Attic Page 10 Item: 4 Electrical Live knob and tube wiring present. This type of wiring was commonly used between 1880 and Over time improper alterations may have been made (adding extra branches i.e. outlets, switches etc,) which causes the wire to overheat and become brittle. For this reason it may be more difficult for a homeowner to obtain insurance for the house. Kitchen Page 17 Item: 11 GFCI GFCI did not respond to test, suggest replacing for safety. Ungrounded receptacles observed at water sources or exterior locations ideally should be grounded, suggest installing GFCI's for safety. Heat/AC Page 19 Item: 3 Enclosure Due to presence of rust, scale, and some debris in this furnace, a professional cleaning and service review by a licensed HVAC contractor is highly advised to ensure proper and safe operation of this unit. Inspection for holes and/or cracks in heat exchanger is not within the scope of this inspection and should be performed by a HVAC contractor prior to ensure the proper and safe operation of this system. Page 20 Item: 10 Filters The furnace filter is missing. Filters help clean the house air, making the environment more pleasant. Filters also clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. It is recommended to change the filter and then regular inspection and maintenance is advised. Page 2 of 23

4 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 GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non code, non cosmetic concerns that the inspector feels may need further investigation or repair. 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. Page 3 of 23

5 I. Inspection Details 1. Attendance In Attendance: Client present Buyer Agent present 2. Home Type Home Type: Detached Single Family Home Cape Cod Style 3. Occupancy Occupancy: Vacant The utilities were on at the time of inspection. Page 4 of 23

6 1. Driveway and Walkway Condition II. Grounds Materials: Concrete driveway noted. Concrete sidewalk noted. No major system safety or function concerns noted at the time of the inspection. The driveway was in good shape. No deficiencies noted. 2. Grading No major system safety or concerns noted at the time of the inspection. The exterior drainage is generally away from the foundation. 3. Vegetation Observations No major system safety or functional concerns noted at the time of the inspection. 4. Patio and Porch Deck The sandstone on the front porch was cracked, this should be sealed to prevent further damage 5. Stairs & Handrail There were no railings installed at the steps. Location: Back door stairs 6. Grounds Electrical The railing on the back step was missing No major system safety or function concerns noted at the time of the inspection. 7. Main Gas Valve Condition Materials: South side of the house. The meter located at the exterior. All gas appliances have shutoff valves in line at each unit. No gas odors were detected. Page 5 of 23

7 8. Exterior Faucet Condition Location: North side of the house. South side of the house. The outdoor faucets were functional during the inspection. Page 6 of 23

8 1. Doors III. Exterior Areas Appeared in functional and satisfactory condition at the time of the inspection. 2. Window Condition Components appeared in satisfactory condition at the time of the inspection. No major system safety or function concerns noted at the time of the inspection. 3. Siding Condition Materials: Aluminum siding, wood frame construction, concrete / block foundation. Brick veneer noted. No major system safety or function concerns noted at the time of the inspection. 4. Eaves & Facia The overhangs on the home appeared to be in satisfactory condition at the time of the inspection. Page 7 of 23

9 1. Roof Condition IV. Roof Materials: Asphalt shingles noted. No major system safety or function concerns noted at time of inspection. 2. Chimney Cracked flue tile observed at the top of the chimney. 3. Gutter Cracked flue tile observed at the top of the chimney. No major system safety or function concerns noted at time of inspection. Dented gutter noted over the garage door. Dented gutter noted over the garage door. Page 8 of 23

10 1. Roof Condition V. Garage Materials: Asphalt shingles noted. No major system safety or function concerns noted at the time of the inspection. 2. Walls The garage walls appeared satisfactory at the time of the inspection. 3. Floor Condition Materials: Bare concrete floors noted. Common cracks were noted on the garage floor. 4. Rafters & Ceiling Dimensional lumber wood ceiling joists noted. 1x solid plank sheathing noted. No deficiencies were observed at the visible portions of the roof structure. 5. Electrical The majority of grounded receptacles were tested and found to be wired correctly. 6. GFCI A GFCI receptacle was in place and operational. 7. Garage Door Condition Materials: One 16' insulated steel door noted. No deficiencies observed with the overhead garage door. 8. Garage Door Parts The garage door appeared functional during the inspection. 9. Garage Opener Status Screw drive opener noted. 10. Garage Door's Reverse Status Eye beam system present and operating. 11. Ventilation Gable louver vents noted. Page 9 of 23

11 1. Access Scuttle Hole located in the kitchen ceiling. Pull down ladder located in the garage ceiling. 2. Structure VI. Attic No deficiencies noted with the visible sections of the roofing structure. 3. Ventilation Ridge exhaust venting noted. Fixed, roof-field exhaust vent noted. 4. Electrical Live knob and tube wiring present. This type of wiring was commonly used between 1880 and Over time improper alterations may have been made (adding extra branches i.e. outlets, switches etc,) which causes the wire to overheat and become brittle. For this reason it may be more difficult for a homeowner to obtain insurance for the house. 5. Insulation Condition Materials: Blown in fiberglass insulation noted. Depth: Insulation averages about 6-8 inches in depth Insulation level in the attic is typical for a home of this age. 6. Chimney No deficiencies were noted on the visible sections of the chimney. Page 10 of 23

12 VII. Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Closets The closet was in satisfactory condition. 2. Electrical The majority of grounded receptacles were tested and found to be wired correctly. *in addition The home contained outdated, ungrounded 2-prong electrical outlets. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing condition to meet generally accepted current standards. 3. Ceiling Condition Materials: There are plaster ceilings noted. No deficiencies were noted with the interior ceilings. 4. Wall Condition Materials: Plaster walls noted. There were no deficiencies noted with the interior walls. 5. Window Condition Materials: Vinyl framed double hung window noted. Vinyl framed fixed window noted. Operated windows appeared functional at the time of the inspection. Missing screens observed at dining room. Damage/missing hardware at dining room. Repair as needed. 6. Floors There were no deficiencies noted with the interior floors. Page 11 of 23

13 VIII. Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Closets The closet was in satisfactory condition. 2. Doors Hollow wood doors, No deficiencies noted. 3. Electrical The home contained outdated, ungrounded 2-prong electrical outlets. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing condition to meet generally accepted current standards. 4. Floor Condition Flooring Types: Carpet is noted. No deficiencies noted with the bedroom floor. 5. Wall Condition Materials: Plaster walls noted. There were no deficiencies noted with the bedroom walls. 6. Window Condition Materials: Vinyl framed double hung window noted. Operated windows appeared functional at the time of the inspection. Damaged hardware was noted on the front, middle bedroom window. Missing screen noted. Page 12 of 23

14 7. Ceiling Condition Damaged hardware was noted on the front, middle bedroom window. Materials: There are plaster ceilings noted. No deficiencies noted with bedroom ceilings. Page 13 of 23

15 IX. Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Ceiling Condition Materials: There are plaster ceilings noted. No deficiencies were noted with the bathroom ceiling. 2. Exhaust Fan The bath fan did not operate when tested. 3. Walls No deficiencies noted with the walls. 4. Shower Walls Ceramic tile noted. No deficiencies noted with the tub/shower surround. 5. Window Condition Materials: Vinyl framed double hung window noted. Operated windows appeared functional at the time of the inspection. No deficiencies noted with the bathroom windows. 6. Doors No major system safety or function concerns noted at time of inspection. 7. Cabinets Appeared functional and in satisfactory condition at the time of the inspection. 8. Counters Solid Surface tops noted. There were no deficiencies noted with the counter tops. 9. Sinks Slow drain at sink. Recommend clearing. 10. Electrical No deficiencies noted with the lights and switches. Page 14 of 23

16 11. GFCI The GFCI receptacle was in place and operational. 12. Toilets 0bserved as functional and in good visual condition. Operated when tested. No deficiencies noted. 13. Floor Condition Materials: Ceramic tile is noted. No deficiencies were noted with the bathroom floor. 14. Heating Central heating was noted in the bathroom. At the time of the inspection the system appeared to be functioning and in satisfactory condition. Page 15 of 23

17 X. Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets No deficiencies observed on all kitchen cabinets. Appeared functional and in satisfactory condition at the time of the inspection. 2. Counters Solid Surface tops noted. No dificiencies noted. 3. Garbage Disposal Operated, appeared functional at the time of the inspection. 4. Sinks There were no deficiencies noted with the sink. 5. Spray Wand The spray wand was operated and was functional. 6. Vent Condition Materials: Recirculating The exhaust fan was operated and functional. 7. Window Condition Materials: Vinyl framed double hung window noted. The windows that were tested were functional. 8. Floor Condition Materials: Floating laminate type flooring noted. No deficiencies were noted with the kitchen floor. 9. Ceiling Condition Materials: There are plaster ceilings noted. No deficiencies noted with the kitchen ceiling. 10. Electrical Open ground (or 2-wire) outlets present. This means that the 3rd (round) part of an appliance plug is not getting ground protection. This may be a concern with items such as computers and electronic devices. Page 16 of 23

18 11. GFCI GFCI did not respond to test, suggest replacing for safety. Ungrounded receptacles observed at water sources or exterior locations ideally should be grounded, suggest installing GFCI's for safety. 12. Wall Condition Materials: Plaster walls noted. No deficiencies were noted with the kitchen walls. Page 17 of 23

19 1. Walls XI. Basement/Crawlspace Materials: Partly finished, full basement noted. No deficiencies were observed at the visible portions of the structural components of the home. No leaks were observed at the time of the inspection. No stains or evidence of moisture penetration observed. 2. Windows Materials: Glass blocks noted in window openings. Operated windows appeared functional at the time of the inspection. 3. Plumbing Materials Materials: **WASTE** Appears Functional. **SUPPLY** Appears Functional. PVC Copper Cast Iron 4. Basement Electric The majority of grounded receptacles were tested and found to be wired correctly. 5. GFCI GFCI in place and tested operational at the time of the inspection. 6. Columns No deficiencies were observed at the visible portions of the structural components of the home. Page 18 of 23

20 XII. Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: The furnace is located in the basement Materials: Gas fired forced hot air. 2. Heater Base The heater base appears to be functional. 3. Enclosure Due to presence of rust, scale, and some debris in this furnace, a professional cleaning and service review by a licensed HVAC contractor is highly advised to ensure proper and safe operation of this unit. Inspection for holes and/or cracks in heat exchanger is not within the scope of this inspection and should be performed by a HVAC contractor prior to ensure the proper and safe operation of this system. Due to presence of rust, scale, and some debris in this furnace, a professional cleaning and service review by a licensed HVAC contractor is highly advised to ensure proper and safe operation of this unit. Inspection for holes and/or cracks in heat exchanger is not within the scope of this inspection and should be performed by a HVAC contractor prior to ensure the proper and safe operation of this system. 4. Venting Metal double wall chimney vent pipe noted. The visible portions of the vent pipes appeared functional. Page 19 of 23

21 5. Gas Valves Gas shut off valves were present and functional. 6. Refrigerant Lines No defects found on the refrigerant lines. 7. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior north. The air conditioning unit was not operated because of the outdoor temperature. The manufacturers of these units recommend not operating the units in temperatures below 65 degrees fahrenheit because this could cause damage to the unit. 8. Air Supply The return air supply system appears to be functional. 9. Registers The air supply system appears to be functional. 10. Filters Annual HVAC service contract is recommended. The furnace filter is missing. Filters help clean the house air, making the environment more pleasant. Filters also clean the air before it passes through the blower and heat exchanger. This helps to keep these furnace components working efficiently. It is recommended to change the filter and then regular inspection and maintenance is advised. 11. Thermostats Thermostat located in the dining room. Digital - programmable type. Functional at the time of the inspection. Page 20 of 23

22 1. Base The water heater base is functional. XIII. Water Heater 2. Heater Enclosure The water heater enclosure is functional. 3. Combusion The combustion chamber appears to in functional condition. 4. Venting Double vent pipe noted. The visible sections of the vent pipe were in satisfactory condition. 5. Water Heater Condition Heater Type: Gas Location: The water heater is located in the basement. Water Source: Public 6. TPRV A Temperature Pressure Relief Valve (TPR Valve) was present. This safety valve releases water (and thus relieves pressure) if either the temperature or pressure in the tank gets too high. The TPR valve discharge tube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor and the end cannot be threaded or have a fitting. 7. Number Of Gallons 50 gallons 8. Gas Valve The gas shutoff valve appeared functional. 9. Plumbing Materials: Copper No deficiencies were observed with the visible portions of the supply piping. 10. Overflow Condition Materials: Copper Appears to be in satisfactory condition -- no concerns. Page 21 of 23

23 1. Electrical Panel XIV. Electrical Location: The main disconnect was located in the panel box. Location: The sub panel was located in the basement. No major system safety or function concerns noted at time of inspection at main panel box. 2. Main Amp Breaker 100 amp 3. Breakers in off position 0 4. Cable Feeds There is an overhead service drop noted. 5. Breakers Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Page 22 of 23

24 Glossary Term GFCI PVC TPR Valve Definition Glossary 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. Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines. 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 23 of 23