ITEMS NEEDING ACTION

Transcription

1 October 9, 2013 RE:, Dear : At your request, a visual inspection of the above referenced property was conducted on. An earnest effort was made on your behalf to discover all VISIBLE defects, however, in the event of an oversight, maximum liability must be limited to the fee paid. The following is an opinion report, reflecting the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in this report. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service. IMPORTANT: The Summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. The entire Inspection Report, Standards of Practice, limitations and scope of Inspection, and Pre-Inspection Agreement (Jack's Home Inspections Contract) must be carefully read to fully assess the findings of the inspection. This list is not intended to determine which items may need to be addressed per the contractual requirements of the sale of the property. Any areas of uncertainty regarding the contract should be clarified by consulting an attorney or real estate agent, prior to the inspection, and addressed with Jack's Home Inspections. It is strongly recommended that you have appropriate licensed contractors evaluate each concern (or those that you deem valid to address with the selling party) further, and the entire system, for additional concerns that may be outside my area of expertise or the scope of your inspection BEFORE the close of escrow. Please call me for any clarifications or further questions. POSITIVE OBSERVATIONS STRUCTURAL Structural: Outside Entry Doors: 1. Satisfactory - The outside entry door(s) is satisfactory as noted from the exterior. There is a deadbolt installed on the entry door, and it is operational. This is a recommended safety feature. ITEMS NEEDING ACTION

2 SITE Utility Services: Electric Service Condition: 1. Satisfactory - The underground service appears adequate. Action Necessary - The overhead electrical service lines are in a condition that needs attention due to inadequate clearance from the ground level, structures, or vegetation. Inadequate clearance noted at service lines to detached garage. Gas Services: Vents Noted From Roof View: 2. There is at least one gas-fired vent stack through the roofline. The vent stack does not appear to pass through the roofline far enough so that the connected appliance should draft correctly. FOUNDATION Interior View of Basement: Staircase Condition: 3. Action Necessary - Action is necessary as the current staircase condition presents an unsafe condition or trip hazard. First step down is loose and in need of repair or adjustment. Second step down is very narrow - there is minimal room to step onto. There is NO handrail installed. One should be installed as soon as possible. The staircase is not lighted. For safety reasons, lighting should be installed.

3 STRUCTURAL Structural: Window Condition: 4. Action Necessary - Broken Glass - There is one or more broken window panes that need to be replaced. Broken pane noted at kitchen window. Minor cracked pane noted at master bedroom. There are damaged or missing screens noted. Some exterior wood window framing will need to be re-finished in the near future to prevent further deterioration. Fireplace: Firebox Condition: 5. Action Necessary - A condition exists that makes the fireplace unusable in its current condition. It is recommended that the fireplace not be used in its current condition. Missing mortar above or to the sides of the firebox, creating voids, may present an unsafe condition during normal usage due to the possibility of wood framing members being exposed to dangerously high temperatures. Some replacement or repair is needed. Be sure to use refractory mortar in the firebox. The firebox is in a condition that needs cleaning and further evaluation by a professional chimney sweep. The fireplace is in a condition that makes the fireplace unsafe to use. Before using, consult a professional chimney sweep for an estimate to clean and make repairs. 6. Damper Condition: 7. The damper is either missing or damaged. Services of a licensed professional mason would be needed to estimate repairs. Either way, one needs to be installed to prevent the heated room air from going up the fireplace

4 flue when the fireplace is not in use. HEATING, VENTILATION & AIR CONDITIONING Heating Unit # 1: Heat Exchanger Inspected Via: 8. The heat exchanger was tested by a visual inspection with the aid of a flashlight and mirrors, and no cracks or voids were noted. A visual inspection of the heat exchanger shows rust or other conditions exist which warrant further analysis and possible repair by a qualified licensed professional. The heat exchanger was inspected without invasive or destructive means. Usually only 10 to 20 percent of the exchanger is visible without partial or total disassembly of the furnace. This inspection covers only the readily visible portions of the heat exchanger. Draft Hoods/Draw: 9. The existing furnace flue does not appear to meet the rule of thumb that it should protrude through the roof line 2 feet higher than any surface within 10 feet horizontally. This may result in poor drafting. ELECTRICAL SYSTEMS Main Power Panel & Circuitry Panel Condition: 10. Action Necessary - The power panel, as a container for safely covering circuitry and components, requires immediate action to minimize the possibility of electrical shock. The panel cover installed is not the correct cover. The manufacturer's UL label assumes the correct cover. A replacement cover is needed. Smoke Detectors: 11. Action Necessary - There was at least one smoke/heat detectors noted in the structure. Noted at kitchen area, but the detector is missing. It should be replaced. I would recommend adding additional detectors. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the home and basement level. PLUMBING SYSTEM Water Heater: Flue/Exhaust Pipe Condition: 12. Action Necessary - The flue piping is in need of Immediate Action due to open connections, inadequate draft, or incorrect slope. Negative slope noted where the metal flue enters the furnace flue.

5 KITCHEN Kitchen: Windows: 13. Action Necessary - At least one window or associated hardware in the kitchen needs repair or replacement. There is at least one broken window pane. Adjacent butler pantry area vertical lift window has (1) bad spring or slide that holds the window up. Electrical Outlets: 14. Satisfactory - There is a Ground Fault Circuit Interrupt outlet installed and functional above the kitchen countertop. It is in the area within reach of the sink. Action Necessary - At least one outlet tested in the kitchen is incorrectly wired or needs to be replaced. Open ground noted. Outlet is located to the left of the range. GARAGE Garage: Electrical Service: 15. Action Necessary - At least one outlet tested in the garage is incorrectly wired or needs to be replaced. Open ground noted. The main breaker in the garage, added at a later date, is in need of attention. Box is missing bushing at the bottom, which help protect the incoming wires from damage. Addition of bushings is recommended. Please note - there is only (1) outlet in the garage. This may not be enough for your needs. Additional outlets may be needed. Extension cord wiring noted to garage door opener. It is recommended that a more permanent solution be made. Conduit is recommended for exposed wiring. ITEMS NEEDING ATTENTION SITE Site:

6 Trees Condition: 1. Satisfactory - The trees on the site all appear to be alive and in acceptable condition. Trees overhanging the structure need to be trimmed so that limbs, leaves, and rain will not drop off the tree onto the roof covering and clog the gutters, damage the roof, or promote moss growth. Trees that rub against the roof can cause severe damage and can drastically reduce the life of the roofing material. Trees that have power lines passing through them can cause a power outage. Also, tree limbs can break off due to wind or ice. The owner may be responsible for repair expenses. Paving Condition: Porch Area Cover: 2. Attention Needed - the supports holding up the front entry gable / cover were never screwed in or secured at the top. Fences & Gates: Fence Materials Condition: 3. Satisfactory - The fencing materials appear to be in satisfactory condition. Attention Needed - Some portions of the fencing need minor repair. FOUNDATION Interior View of Basement: These Slab Penetrations Were Noted: 4. There is a floor drain installed in the basement slab floor. Attention Needed - the drain needs to be cleaned out and a drain cover installed. Basement Windows: 5. There are no basement level windows currently installed. They have been boarded up. Vent to exterior noted at one of the boarded up windows. Recommend adding a vent at the south window to allow more air movement. Attention Needed - some basement window sills are in contact with earth. This is an easy access point for insects

7 or water. Recommend the area around the sills be dug out. Marginal egress for escape in case of emergency. Some rot noted at basement window framing. This will need to be addressed if actual windows are installed Electrical Service: 8. Satisfactory - The electrical outlets in the basement level tested as correctly grounded. Attention Needed - At least one outlet noted needs a new outlet cover. STRUCTURAL Structural: Siding Condition: 9. Attention Needed - The exterior siding material or finish at the detached garage is in a condition that requires minor repair to prevent further deterioration. Some rot noted at lower panels. The entire garage will need to be re-finished in the next 2-3 years to prevent further deterioration.

8 10. Soffit/Eaves: 11. Attention Needed - Soffit/eaves appear to need some minor repair to prevent further deterioration. Loose trim noted at front entry gable. Minor repair needed. Condition of Painted Surfaces: 12. Attention Needed - The exposed painted surfaces need some minor attention or touch-ups to make the surfaces weathertight. These repairs should be scheduled soon to prevent further deterioration. Fireplace: Flue Condition from Firebox: 13. Attention Needed - The visible portions of the fireplace chimney show evidence of creosote build-up. Cleaning and further evaluation by a professional chimney sweep are recommended. The inspection is limited to the visible portions of the fireplace flue. Drop light, mirrors, and smoke testing are not a part of the inspection. Visibility in the flue is limited to as little as 20 percent. If further investigation is necessary, a qualified professional chimney sweep is recommended. Exterior Stack Condition: 14. Attention Needed - The exterior stack needs some attention. The mortar joints are in need of repair as a result of deterioration. Rain Hat: 15. No - There is no metal rain hat installed. It is recommended that one be installed to help prevent rain from entering the flue stack. Spark Arrestor: 16. No - There is no metal spark arrestor installed. A spark arrestor, in addition to reducing fire possibility from burning embers, will eliminate animals and birds from entering the flue. HEATING, VENTILATION & AIR CONDITIONING Heating Unit # 1: Blower Condition: 17. Attention Needed - The blower assembly is working, but a condition exists that needs maintenance to perform correctly or more efficiently. The blower and surrounding area need to be cleaned.

9 Filter Condition: 18. Attention Needed - The filter is in need of cleaning or replacement. Replacing or cleaning filters every 30 to 45 days is recommended. Thermostat Condition: 19. The thermostat was not tested. No gas to the house. Gas meter is locked. Attention Needed - The thermostat needs to be secured to the wall. ELECTRICAL SYSTEMS Main Power Panel & Circuitry Exterior Wiring and Outlets: 20. Attention Needed - there is a loose wire noted at the exterior, south side. This wire should be secured and run through a conduit for safety reasons.

10 KITCHEN Kitchen: Floor: 21. Attention Needed - The flooring in the kitchen is in need of attention to prevent further deterioration. Typical sagging noted for age of home. Due to tile flooring, the sagging has caused the tile to crack. Should you ever replace the tile in the future, I would recommend installing wood flooring, which allows some movement with the floor. Faucet and Supply Lines: 22. Attention Needed - The kitchen faucet leaks. Attention is needed. Sink and Drain Lines: 23. Attention Needed - The sink or drainage lines need attention. There was evidence of a leak. LAUNDRY Laundry: Potentially Problem Location. 24. Attention Needed - The laundry is installed in close proximity to the furnace or water heater. There is a potential problem with the chemicals used in the laundry. Some of the chemicals can cause premature deterioration to the heat exchangers or enclosures. Be sure to keep cleaning chemicals in sealed containers or

11 provide adequate ventilation to the room, both when chemicals are stored or in use. Electrical Outlets: 25. Satisfactory - The outlet tested in the laundry room is correctly wired and grounded. Attention Needed - At least one outlet noted in the laundry needs a new outlet cover. Dryer Ventilation: 26. Attention Needed - The dryer ventilation as installed appears to need maintenance or repair. A vent clogged with lint can create a fire hazard. Vent cover at exterior needs to be re-attached. BATHROOMS Main Bathroom: Tub & Shower Walls: 27. Attention Needed - The walls show some deterioration. Some attention is needed to prevent further deterioration. The walls around the tub show some deterioration due to moisture. Some repair is needed. Floor: 28. Attention Needed - The flooring in this bathroom is in need of attention to prevent further deterioration. Cracking in the tile noted, due to typical floor sag considering age of home. BEDROOMS Master Bedroom: Electrical Outlets: 29. Satisfactory - The outlets tested in this room are correctly wired and grounded. Attention Needed - At least one outlet noted needs a new outlet cover. West Wall. Bedroom #2: Entry Door: 30. Attention Needed - The entry door or hardware on the master room needs some adjustment or repair for it to function appropriately. The doorknob assembly needs to be replaced. Electrical Outlets:

12 31. Satisfactory - The outlets tested in this room are correctly wired and grounded. Attention Needed - At least one outlet noted needs a new outlet cover. North Wall. OTHER LIVING SPACES Living Room: Electrical Outlets: 32. Satisfactory - The outlets tested in this room are correctly wired and grounded. Attention Needed - At least one outlet noted needs a new outlet cover. East Wall. Study/Den: Entry Door: 33. Attention Needed - The entry door or hardware on the master room needs some adjustment or repair for it to function appropriately. The doorknob assembly needs to be replaced, or is missing. Some minor damage to door noted near door knob assembly area. 34. Electrical Outlets: 35. Satisfactory - The outlets tested in this room are correctly wired and grounded. Action Necessary - At least one outlet tested in this room is incorrectly wired or needs to be replaced. Outlet at base of south wall is not working. Attention Needed - At least one outlet noted needs a new outlet cover. West Wall. GARAGE Garage: Safety Reverse Switch on the Automatic Opener: 36. Yes - The door opener is equipped with an automatic reverse safety switch. Attention Needed - The safety reverse switch worked, but it required more resistance than expected. Adjustment is needed to reverse with less force required. There is an electronic beam safety reverse system installed. It appears to be functional. Outside Entry Door: 37. Attention Needed - The outside entry door to the garage needs some minor adjustment or repair. The door needs to be scraped and re-finished. There is NO door knob installed. The door has been sealed shut.

13 Garage Window: 38. Yes, there is a window installed in the garage. Attention Needed - the window and framing are damaged or broken. Repair or adjustment needed for the window to perform as intended. ADDITIONAL RECOMMENDATIONS SITE Paving Condition: Driveway Condition: 1. Satisfactory - The driveway surface material is in satisfactory condition with only normal deterioration noted. Keep an eye on a low spot area of the driveway. Middle of the driveway, near the house. Water can pond and potentially freeze at this area. There is an adjacent basement window that is not being used. It is boarded up. Make sure that water doesn't get into the window area and into the basement. Adding gutter along the south side of the home would help the situation. Seal any driveway cracks to prevent further deterioration. ROOF & ATTIC Roofing: Valleys: 2. Satisfactory - The valleys appear to be in satisfactory condition. Some wear and erosion noted. More granular loss noted at valleys than the rest of the roof. Keep an eye on these areas, and replace the shingles as needed. The valleys on the roof are closed, using either overlapping or interwoven strip shingles from both intersecting roof lines.

14 HEATING, VENTILATION & AIR CONDITIONING Air Conditioning Unit No. 1: Model/ Serial Number/ Size: 3. There is NO current form of cooling to the house. Evidence at the exterior that there used to be a central air conditioning unit installed. There is power, line to furnace, and pad installed. The AC unit is the only thing that is missing. There is still a exposed live wire at the service disconnect. It is recommended that the wire be removed for safety reasons. Heating Unit # 1: Model/Serial Number/Size: 4. Brand - Carrier; Model #58SS080BC; Serial #1765C73597; This unit was manufactured about The typical service life for a forced air natural gas furnace is years. Although operational at the time of the inspection, the age and/or condition of this unit is such that you may need to replace it in the near future. ELECTRICAL SYSTEMS Main Power Panel & Circuitry Legend Available: 5. No - The breakers are not marked as to the rooms, areas, or appliances controlled. It is recommended that they be noted as soon as possible. PLUMBING SYSTEM Plumbing: Main Water Line Cutoff Location: 6. I was unable to locate the water main shut off valve location. It is recommended that you verify through the Sellers where this is located. You should operate the main water valve at least annually to prevent the valve from freezing in the on position; then, should you need the valve, it will be operable. KITCHEN Kitchen: Dishwasher:

15 7. Amana. The normal service life for a dishwasher is 8-12 years. The dishwasher was tested on one cycle, and it appeared to function normally. This dishwasher is a multi-cycle unit, but only one cycle was tested. This does not imply that the other cycles also work, nor does it imply that the dishwasher will clean the dishes to your requirements. The dishwasher ran roughly after the first five minutes. Maintenance or replacement may be needed. Broken handle noted. LAUNDRY Laundry: Ground Fault Interrupt Outlets: 8. This laundry room does not have a Ground Fault Circuit Interrupt outlet installed. The age of the structure may predate the required installation. However, for safety considerations, it is strongly suggested that one be installed at any location within 6 feet of a water source. BEDROOMS Master Bedroom: Smoke Detector: 9. There is no smoke detector installed in this room. For safety considerations, you should consider installation of a battery operated or hardwired smoke detector. Bedroom #2: Smoke Detector: 10. There is no smoke detector installed in this room. For safety considerations, you should consider installation of a battery operated or hardwired smoke detector. OTHER LIVING SPACES Living Room: Floor: 11. Satisfactory - The floors are in satisfactory condition. There is some sagging in the floor that would be considered typical. The floor covering material is hardwood. Some loose boards noted in middle of room. Loose boards noted near floor register. 12. Windows: 13. Satisfactory - The windows and associated hardware in this room are all satisfactory. Upper fixed window, at west wall, has some damage or warping noted. NO broken pane noted.

16 GARAGE Garage: Garage Walls Condition: 14. Satisfactory condition. Some water staining noted from previous leaks, probably caused by old roofing materials. Newer roofing materials have been installed. Some minor repairs may be needed to keep the garage water tight and keep insects out. The rear wall is a bit out of plumb. No cause for immediate concern or action. No sheetrock installed. 15. Thank you for selecting me to do your pre-purchase home inspection. I appreciate the opportunity to work with you. Good luck with the home purchase. If you have any questions regarding the inspection report or the home, please feel free to call me. Sincerely, Jack's Home Inspections jackshomeinspections@gmail.com