52245 E 144th Ave. Prepared for Ed & Jane Allard Prepared by Ryan Goeglein Equity Home Inspections

Transcription

1 Report Index INSPECTION CONDITIONS 2 EXTERIOR - FOUNDATION - BASEMENT 5 ROOF SYSTEM 8 PLUMBING 11 HEATING - AIR CONDITIONING 13 ELECTRICAL SYSTEM 15 INTERIOR 16 GARAGE - CARPORT 17 KITCHEN - APPLIANCES - LAUNDRY 18 BATHROOMS 19 GROUNDS 20

2 INSPECTION CONDITIONS E 144th Ave Prepared for Ed & Jane Allard Prepared by Ryan Goeglein Equity Home Inspections This inspection report reflects the visual conditions of the property at the time of the inspection only. Overall, the home was constructed in a workmanlike manner, consistent with the local building trades in effect at the time of construction. Some of these items may require estimates, further evaluation and repair by licensed tradespeople Minor items are also noted in the following report and should receive eventual attention, but none of them affect the habitability of the house and their correction is typically considered the responsibility of the purchaser. The majority are the result of normal wear and tear. Page 2

3 INSPECTION REPORT OUTLINE - HIGHLIGHTS OF DEFECTS CRAWL SPACE: Insulation has a few areas that are loose and need re-secured. ROOF ACCESSIBILITY AND Additional attic ventilation is recommended. DEPTH AND R-FACTOR: Additional insulation is recommended. WATER HEATER The water heater is 28 years in age and may require replacement anytime in the near future. SECONDARY HEATING UNIT: Propane heater located in the living room near the garage may be unsafe for use, have serviced by a HVAC professional.. A/C SYSTEM The Air Conditioning System did not operate. The compressor failed to operate - the fan did not turn. Repair or replacement needed. MAIN PANEL LOCATION AND NOTES: Main house service panel is improperly located in the South crawlspace. An electrician should be called out to relocate the electrical panel to an accessible location. The sub panel located in the bedroom has an oversized main breaker of 200 Amp where a 100 Amp should be present. SWITCHES AND OUTLETS Several outlets are in need of replacement or repair. GARAGE DOORS The South garage door automatic opener (motor) is not operational. The circuit boards on this brand of garage openers are known to fail. Replace garage motors as needed. GUEST AND MASTER BATHROOM CONDITION OF TOILET: The toilets are loose at the floor and could lead to damaging leaks. Make repairs as needed. Page 3

4 CLIENT & SITE INFORMATION: FILE #: DATE OF INSPECTION: April 6th TIME OF INSPECTION: 2:30 pm. BUYERS AGENT NAME/ Glenn Neal. CLIMATIC CONDITIONS: WEATHER: Partly Cloudy. SOIL CONDITIONS: Dry. APPROXIMATE OUTSIDE TEMPERATURE in F: 60. BUILDING CHARACTERISTICS: MAIN ENTRY FACES: South. ESTIMATED AGE OF HOUSE: 32. BUILDING TYPE: 1 family. STORIES: 1 SPACE BELOW GRADE: Crawl space. UTILITY SERVICES: WATER SOURCE: Private. SEWAGE DISPOSAL: Private. UTILITIES STATUS: All utilities on. OTHER INFORMATION: HOUSE OCCUPIED? No. CLIENT PRESENT: Yes. PEOPLE PRESENT: Selling agent. Page 4

5 PAYMENT INFORMATION: TOTAL FEE: $295. PAID BY: Check. REPORT LIMITATIONS This report is intended only as a general guide to help the client make his or her own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. EXTERIOR - FOUNDATION - BASEM ENT Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. WALLS: TRIM: CHIMNEY: MATERIAL: Wood siding. Good conditions. MATERIAL: Wood. Good condition. MATERIAL: Metal vents, wood fireplace and two gas heaters. Good conditions. BASEMENT/CRAWL SPACE: ACCESSIBILITY: Crawl space is fully accessible. Page 5

6 CRAWL SPACE: Dry conditions, minimal ventilation. Underside of floor is insulated. Insulation has a few areas that are loose and need re-secured. There is evidence of rodents being in the property. Inspector's Note: The insulation was removed purposely where located directly under the guest bathroom (nearest to front entry). The insulation may have been removed to gain access during a past repair. Currently there was no water leaks visible, but monitor in future. Some pipes are exposed throughout the crawlspace areas and as a precaution, loose or missing insulation these exposed pipes should be insulated to prevent the possibility of a freeze break. BASEMENT WALLS - TYPE: North portion of structure has poured concrete foundation. South structure has concrete block walls. Good conditions. Efflorescence is present. Efflorescence is a harmless whitish substance as a result of minerals and salts being extracted from the concrete or brick after becoming wet. See GROUNDS/GRADING. Efflorescence BEAMS: Two piece wood beam, good conditions. Steel i beams, good conditions. FLOOR JOISTS: Solid wood, good conditions as visible. Page 6

7 COLUMNS/SUPPORTS: Steel column with concrete footing, good conditions. Concrete block supports in good conditions. Page 7

8 ROOF SYSTEM The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. ATTIC AND INSULATION: ACCESSIBILITY AND No attic access provided to the South (original) structure. Truss members in good condition. Additional ventilation is recommended. INSULATION TYPE AND Cellulose- Blown, good. DEPTH AND R-FACTOR: 5-6 inches, R-26 estimated. Additional insulation is recommended. ROOF: STYLE: Gable. Page 8

9 TYPE: Composition dimensional shingles. 2 layers noted on the South roof. 1 layer on the North roof. ROOF ACCESS: Walked on roof. ROOF COVERING STATUS: good overall conditions. No immediate need of repair. The shingles are newer and appears to be 5 years or less in age. Estimated life expectancy of roof is 10 years. With additional ventilation, a longer life expectancy is likely. Page 9

10 EXPOSED FLASHINGS: TYPE AND Good conditions. Installation of drip edge flashing is recommended to ensure water from roof drains into gutters properly. Page 10

11 GUTTERS & DOWNSPOUTS: TYPE & Full gutter system. Add gutter downspout extensions where needed to help with site drainage. Pitch of gutter appears appropriate, but monitor performance after a rain. PLUM BING Water quality or hazardous materials (lead) testing is available from local testing labs. ALL UNDERGROUND piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. If you desire, you may contact a competent plumber for a camera video scoping or other methods to evaluate underground piping. MAIN LINE: MATERIAL: Copper, Main water shut off valve is present inside the South crawlspace access. Pressure tank make: Pro Source Plus Model: PSP FW85-25 Code: 001F06B 1142 Gallon: 85 Age: unknown. The pressure tank is in working condition. The valve is operational and the water pressure is adequate. Main water valve Page 11

12 SUPPLY LINES: WASTE LINES: HOSE FAUCETS: WATER HEATER: FUEL SYSTEM: MATERIAL: Combination of materials, Copper, Galvanized. Good conditions viewed. No active leaks present. At some point, consider replacing the galvanized pipes with copper where located at the hot water heater. MATERIAL: Plastic ABS. Good conditions. All water ran and drained, no signs of leaking. OPERATION: Frost proof types, Samples operated, good condition. TYPE: Electric. SIZE: 50 Gallons. LOCATION: Guest bathroom closet. Good working condition. No signs of leaking. Pressure relief valve extension is present and correct. Typically an electric water heater will have a service life of 20 years. The water heater is 28 years in age and may require replacement anytime in the near future. Consider installation of a shut off valve for the water heater. METER/TANK LOCATION- LPG tank, good. All accessible gas lines where routed in the garage and living room where tested for leaks - good condition. Inspector's recommendation: It is usually not proper for gas lines to extend over a driveway area where damage could occur. It is recommended for safety purposes that the exterior propane gas line where routed to the tank to the house is buried. Page 12

13 SEPTIC SYSTEM: SEPTIC TANK LOCATION: East. DRAIN FIELD LOCATION: East. SYSTEM Not fully visible. Have competent Septic contractor evaluate and service as needed. H EATING - AIR CONDITIONING Equity Home Inspections inspectors are Heat Exchanger Expert Certified, enabling a fool proof invasive visual inspection of the furnace's heat exchanger for evidence of cracks or holes. The supply air also may have been tested for Carbon Monoxide Gas. These methods exceed all Standards of Practice for a home inspection. Some furnaces are designed in such a way that a visual inspection on the heat exchanger is impossible. Furnaces exceeding 15 years where an Invasive Inspection was NOT performed, it is suggested that a competent HVAC professional perform a leak/pressure test. We routinely suggest the cleaning/servicing blower motor, pilot light, vent system and burners if the furnace is in need for, or has not been cleaned/serviced a year prior to the inspection. NOTE: Asbestos materials have been commonly used in heating systems. Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. HEATING SYSTEM DESCRIPTION: LOCATION OF PRIMARY UNIT: Crawlspace. SYSTEM TYPE: Forced air furnace. FUEL TYPE AND NOTES: Electric. APPROXIMATE AGE IN YEARS: 6 HEATING SYSTEM PRIMARY UNIT: Make: Amana Model: BBA48A2A Serial: /230 Volts. PUMP/BLOWER FAN: Good working condition. Page 13

14 AIR FILTERS: Size: 18x25x1. NORMAL CONTROLS: Thermostat operated unit. SECONDARY HEATING UNIT: Propane heater located in the living room near the garage. The unit is in working condition. Carbon monoxide leak noted - Unit should be further evaluated by a competent HVAC professional prior to use to determined if it can be used safely. Have carbon monoxide detectors installed in the appropriate locations. ADDITIONAL HEATING UNITS: Propane space heater located in the garage. Make: Modine 50K BTU. Good working conditions. AIR CONDITIONING: TYPE: Central. POWER SOURCE: 220 Volt. COMPRESSOR AGE IN YEARS: 12. CAPACITY OF UNIT: 48,000 BTU's or 4 Tons. SYSTEM The Air Conditioning System did not operate. The compressor failed to operate - the fan did not turn. Repair or replacement needed. q. CONDENSATE LINE: Good conditions. Condensate line routes to a condensate pump which is then drained to a waste line. Page 14

15 DUCTWORK: TYPE: Round Sheet Metal, insulated. DUCTS/AIR SUPPLY: Good air flow noted. ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seem. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors. SERVICE: TYPE AND Underground, 110/220 Volt, Circuit breakers, 200 Amp Main Breaker. ELECTRICAL PANELS: MAIN PANEL LOCATION AND NOTES: Main panel is located at the exterior electrical pole near driveway. Main house service panel is improperly located in the South crawlspace. An electrician should be called out to relocate the electrical panel to an accessible location that complies with local electrical standards. Inspector Notes: The sub panel located in the bedroom has an oversized main breaker of 200 Amp where a 100 Amp should be present. Evaluation and corrections are recommended to be performed by a competent electrician. Circuit and wire sizing correct so far as visible. No sign of past over heated wiring. Anti oxidant properly on aluminum 220 volt connections, no improper double tapping found. All breakers Page 15

16 on at time of inspection. # OF 11O VOLT CIRCUITS: Main: 3 Sub: 3 Garage: 1. # OF 220 VOLT CIRCUITS: M ain: 3 Sub: 12 Garage: 7. SUBPANEL #1 LOCATION: Northwest bedroom. SUBPANEL #2 LOCATION: Garage. CONDUCTORS: ENTRANCE CABLES: Aluminum- OK. BRANCH WIRING: Copper. SWITCHES & OUTLETS: A representative sampling of switches and outlets was tested. As a whole, outlets and switches throughout the house are in serviceable condition. Consider installation of safety GFCI outlets in kitchen, bathrooms, garage and exterior. These were not required when the home was built, but are now recommended for safety purposes. The outlet on the South wall in the master bedroom has a loose or disconnected ground wire and should be corrected for the safety purposes that a ground provides. The exterior outlet on the North side of the house near the hot tub and the outlet on the West wall in the garage and the outlet on the East wall in the master bedroom are loosely anchored and have loose wiring connections. INTERIOR The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Drywall nail pops are due to normal expansion and contraction of the wood members to which the drywall is nailed, and are usually of no structural significance. DOORS: MAIN ENTRY DOOR: OTHER EXTERIOR DOORS: INTERIOR DOORS: Some doors stick/rub. WINDOWS: TYPE & Double paned. Windows are generally older and worn but are operational. As windows age, you may find them more difficult to operate and condensation may begin to leak/form in between the window panes. Some window screens are missing. Page 16

17 INTERIOR WALLS: MATERIAL & Overall good condition, some typical wear and tear noted. Crack near window in master bedroom is reflective of structure movement. The movement may have been caused from high winds or heavy snow load on roof or normal structural movement. No signs suggest concerns of the structural integrity. Overall good conditions. CEILINGS: FLOORS: TYPE & Good conditions, no signs of leaks. TYPE & Overall good condition. Tile in the master bathroom and kitchen are cracked. Matching replacement tiles may not be available. FIREPLACE/WOOD BURNING DEVICES: LOCATION - TYPE - Free standing wood burning fireplace located near the main entry is in good conditions. Damper and combustion vent adjustment provided. The fireplace (vent/chimney) should be cleaned prior to use. SMOKE / FIRE DETECTOR: COMMENTS: Add smoke alarms for fire safety. For minimum protection, install smoke alarms in each bedroom, outside each sleeping area and on every level of the home. For maximum protection, install additional smoke alarms in each living area of the home. Avoid placing smoke alarms in kitchen and bathrooms. GARAGE - CARPORT TYPE: ROOF: FLOOR: LOCATION: Attached, Two car. See house roof report. Good condition. Page 17

18 FIRE WALL: Good condition - no openings to report. GARAGE DOOR(S): The North garage door is in good cosmetic condition. North garage door electronic sensors and tension reverse features are in good working condition. The South garage door automatic opener (motor) is not operational. The circuit boards on this brand of garage openers are known to fail. Replace garage motors as needed. KITCH EN - APPLIANCES - LAUNDRY Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. KITCHEN SINK: TYPE AND Porcelain, Good condition. RANGE/COOK TOP AND OVEN: TYPE/ Electric stove top, good. Electric oven, good. REFRIGERATOR: TYPE AND None. DISHWASHER: Rinse cycle operated, good condition. GARBAGE DISPOSAL: Good conditions. OTHER BUILT-INS: MICROWAVE: Older - microwave leak test performed - safe conditions. INTERIOR COMPONENTS: COUNTERS AND CABINETS: Laminate/formica overall good condition. One isolated area of the counter is damaged. cabinets in good condition. Wood Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. Page 18

19 LAUNDRY: LOCATION: Hall. No washer or dryer present. Plumbing appears serviceable, Electrical outlet is grounded, 220 Service-operational, No gas service viewed, Dryer venting is provided. BATH ROOM S TIP: Slow drains on sinks, tubs, and showers are usually due to build up of hair and soap scum. Most sink pop-ups can be easily removed for cleaning. Some tubs have a spring attached to the closing lever that acts as a catch for hair. It may require removing a couple of screw to disassemble. If you cannot mechanically remove the obstruction, be kind to your pipes. Don't use caustic/corrosive cleaners. There are several bacteria drain cleaners available. These drain cleaners take a little longer to work, but are safe for you and your pipes. BATHROOM AREA: BATH LOCATION: Master. CONDITION OF SINK: CONDITION OF TOILET: TOILET- LOOSE AT FLOOR: No signs of leak damage at this time. Leakage at the base of a toilet is an unsanitary condition which can often damage flooring if left unrepaired. The wax seal located between the floor flange and the underside of the toilet bowl will need replacement to remedy this problem. This is a job best left to a plumber, as it involves the removal and replacement of the toilet. TUB/SHOWER PLUMBING FIXTURES: TUB/SHOWER AND WALLS: Good, 1 piece acrylic walls. BATH VENTILATION: Page 19

20 BATHROOM AREA: BATH LOCATION: Hall guest - nearest to front entry. CONDITION OF SINK: CONDITION OF TOILET: Toilet Loose at floor. TUB/SHOWER PLUMBING FIXTURES: TUB/SHOWER AND WALLS: Good, 1 piece acrylic walls. BATH VENTILATION: BATHROOM AREA: BATH LOCATION: Guest nearest to East exterior door. CONDITION OF SINK: Water stains located under sink - no signs of current leaks. CONDITION OF TOILET: TUB/SHOWER PLUMBING FIXTURES: TUB/SHOWER AND WALLS: BATH VENTILATION: GROUNDS Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. DRIVEWAY: SIDEWALKS: Overall good conditions, some minor cracks present. TYPE: Concrete. Good conditions - correct where needed for site drainage. See below. Sidewalks have isolated areas that have heaved or settled that could be a trip hazard - make corrections as deemed necessary. Page 20

21 GRADING: SITE: Pitch slope of soils away from foundation. Slope should fall away from the foundation at a minimum of 1/2 inch per foot and extend at least 10 feet away from the foundation. Page 21