Pfeifer Home Inpsection, LLC 8332 Crystal Pointe Lane Indianapolis, Indiana 46236 317-340-1734 Lic #HI01700103 Home Inspection Report Columbus, IN 47201
Page 1 of 20 Table of Contents Definitions 2 General Information 2 Lots and Grounds 3 Exterior 4 Roof 5 Garage/Carport 6 Electrical 7 Attic 8 Crawl Space 9 Air Conditioning 9 Heating System 10 Plumbing 11 Bathroom 11 Kitchen 12 Bedroom 14 Living Space 16 Laundry Room/Area 16 Summary 18
Page 2 of 20 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function. General Information Property Information Property Address City Columbus State IN Zip 47201 Contact Name Phone 812-390-2162 Email jkinsey322@gmail.com Client Information Client Name Client Address City Columbus State IN Zip 47201 Phone 812-390-2162 Email jkinsey322@gmail.com Inspection Company Inspector Name Kyle Pfeifer Company Name Address 8332 Crystal Pointe Lane City Indianapolis State IN Zip 46236 Phone 3173401734 Email pfeiferhomeinspect@gmail.com Amount Received 275.00 Conditions Others Present Buyer Property Occupied Vacant Estimated Age Entrance Faces Inspection Date 12/01/2017 Start Time 2:30pm End Time 5:30pm Electric On Yes Gas/Oil On Yes Water On Yes Temperature 55 degrees Weather Cloudy Soil Conditions Damp Space Below Grade Crawl Space Building Type Multi-family Garage Attached
Page 3 of 20 General Information (Continued) Water Source City How Verified Sewage Disposal City How Verified Additions/Modifications N/A Permits Obtained N/A Lots and Grounds 1. Acceptable Driveway: Asphalt - We found the driveway to be in good shape, with no visible cracks. 2. Acceptable Patio: Concrete - The front patio was inspected with no issues present. 3. Acceptable Grading: Minor slope - Overall grading has a positive slope. We walked the perimeter of the foundation and found no areas in need of repair.
Page 4 of 20 Exterior Exterior Surface 1. Acceptable Type: Vinyl siding - No visible cracks, imperfections, or loose siding was noticed. 2. Acceptable Entry Doors: Metal 3. Acceptable Patio Door: Vinyl sliding - All exterior doors were found in good condition and operable. 4. Marginal Hose Bibs: Gate - The water pressure of the home was measure at 80psi. A typical home should range between 40-80psi. This home is at the acceptable limit. 5. Acceptable Gas Meter: Exterior surface mount at side of home - No major violations were found at the gas meter. Typical rust is evident. 6. Main Gas Valve:
Page 5 of 20 Roof Main Roof Surface 1. Method of Inspection: On roof 2. Acceptable Material: Asphalt shingle 3. Type: Gable 4. Approximate Age: 7-10 years old 5. Acceptable Flashing: 6. Acceptable Valleys: Asphalt shingle - The valleys are in good condition with no visible sign of leakage. 7. Acceptable Plumbing Vents: Galvanized - The plumbing vents were functioning at the time of the inspection. 8. Acceptable Electrical Mast: Mast with tie back at roof - The service entrance is up to code and appears in working condition. Chimney
Page 6 of 20 Roof (Continued) 9. Acceptable 10. Acceptable Chimney: Brick - A chimney sweep is always recommended when moving into a new home. Flue/Flue Cap: Stainless steel cap Garage/Carport Attached Garage 1. Type of Structure: Attached Car Spaces: 2 2. Acceptable Garage Doors: Metal - Overall, the garage door is working condition. The rollers and tracks are working normally. 3. Defective 4. Acceptable Door Operation: Mechanized - We tested the garage doors auto reverse function and it failed. A qualified overhead door technician will need to adjust the setting so it works properly. Door Opener:
Page 7 of 20 Garage/Carport (Continued) 5. Marginal Electrical: 110 VAC - Per code, any outlet box with wiring inside needs to have a cover properly attached. Electrical 1. Service Size Amps: 100 Volts: 2. Marginal Smoke Detectors: Battery operated - Smoke alarms our recommend to be replaced every ten years. The alarms observed in the house were installed on August 21 2008 Laundry Room Electric Panel 3. Acceptable Manufacturer: Cutler-Hammer 4. Maximum Capacity: 100 Amps 5. Acceptable Main Breaker Size: 100 Amps - The electric panel appears to be wired correctly. 6. Marginal Breakers: Copper - Per code, no gaps can exist in an electric panel. A missing cover was discovered and will need to be corrected by a certified electrician.
Page 8 of 20 Electrical (Continued) 7. Is the panel bonded? Attic Attic 1. Method of Inspection: In the attic 2. Acceptable Roof Framing: 2x4 Truss - The structure in this particular home is in good shape. 3. Acceptable Insulation: Batts - Inside the attic we discovered a great deal of insulation which will keep the home warm. 4. Defective Moisture/Gas Penetration: We observed a disconnected vent stack exiting from the HVAC system. A qualified contractor will need to reattached the pipe with glue to prevent separating again.
Page 9 of 20 Crawl Space West Crawl Space 1. Method of Inspection: From the access 2. Acceptable Unable to Inspect: 50% 3. Acceptable Access: Open - The access to the crawlspace is small liming access. 4. Acceptable Moisture Penetration: No moisture present at time of inspection 5. Moisture Location: 6. Acceptable Moisture Barrier: Plastic under gravel - A moisture barrier was present and functioning properly. 7. Acceptable Ventilation: Air Conditioning Main AC System 1. Acceptable A/C System Operation: Not inspected - To avoid possible compressor damage due to outside temperature below 60 degrees, the unit was not tested. 2. Acceptable Condensate Removal: Plastic tubing 3. Acceptable Exterior Unit: Pad mounted 4. Manufacturer: Bryant 5. Model Number: 113ana024-d Serial Number: 4910e16436 6. Area Served: Whole building Approximate Age: 2011 7. Fuel Type: 110 VAC Temperature Differential: 8. Type: Central A/C Capacity: 9. Acceptable Visible Coil: Aluminum
Page 10 of 20 Air Conditioning (Continued) 10. Acceptable 11. Acceptable Refrigerant Lines: Suction line and liquid line Electrical Disconnect: Breaker disconnect - The electrical disconnect appears in good condition. Heating System Main Heating System 1. Acceptable Heating System Operation: Appears functional - The HVAC system was functioning at the time of the inspection. A routing cleaning is recommended to maintain safe operation. 2. Manufacturer: Bryant 3. Model Number: cnpvp3017ataacaa Serial Number: 3610x26092 4. Type: Forced air Capacity: 100,000 BTUHR 5. Area Served: Whole building Approximate Age: 2010 6. Fuel Type: Natural gas 7. Not Inspected Heat Exchanger: The heat exchanger was not accessible. 8. Acceptable Blower Fan/Filter: Direct drive with disposable filter 9. Suspected Asbestos: No
Page 11 of 20 Plumbing 1. Acceptable Water Lines: Copper - All plumbing lines appear to be functional with no visible leaks. 2. Acceptable Drain Pipes: Cast iron - No signs of damage to any of the drainage lines. 3. Acceptable Gas Service Lines: Cast iron Laundry Room Water Heater 4. Acceptable Water Heater Operation: Functional at time of inspection 5. Manufacturer: Whirlpool 6. Model Number: n30s61-303 Serial Number: 1304t452285 7. Type: Natural gas Capacity: 30 Gal. 8. Approximate Age: 2010 Area Served: Whole building 9. Acceptable Flue Pipe: Double wall 10. Acceptable TPRV and Drain Tube: Copper - Pressure release valve is up to code. We did not test the valve during our inspection. Bathroom Master Bathroom 1. Acceptable Walls: Paint 2. Acceptable Electrical: 110 VAC - All the outlets were tested in this room and demonstrated no sign of any issues.
Page 12 of 20 Bathroom (Continued) 3. Acceptable Sink/Basin: Molded single bowl 4. Acceptable Toilets: 1 1/2 Gallon Tank - The inside of the toilet tank is in good condition and is operating. 5. Acceptable Ventilation: Electric ventilation fan - The ventilation fan was working during our inspection. May need to be cleaned. Kitchen 1st Floor Kitchen 1. Acceptable Cooking Appliances: Amana
Page 13 of 20 Kitchen (Continued) 2. Acceptable Disposal: In-Sinkerator - The garbage disposal passed all tests. 3. Air Gap Present? No 4. Acceptable Refrigerator: Frigidaire 5. Acceptable Sink: We did not find any issues needing addressed with the sink. 6. Acceptable Electrical: 110 VAC - All the outlets were tested in this room and demonstrated no sign of any issues. 7. Acceptable Plumbing/Fixtures: PVC
Page 14 of 20 Kitchen (Continued) 8. Acceptable Cabinets: Wood - All cabinets open and shut without any problem. Bedroom Rear - Right Bedroom 1. Acceptable Walls: Paint - The walls are in good condition in this room. 2. Acceptable Windows: Vinyl double hung 3. Acceptable Electrical: 110 VAC - All the outlets were tested in this room and demonstrated no sign of any issues. 4. Acceptable HVAC Source: Convection baseboard Rear - Left Bedroom
Page 15 of 20 Bedroom (Continued) 5. Acceptable Walls: Paint - The walls are in good condition in this room. Bedroom 6. Acceptable Walls: Paint 7. Defective Windows: Vinyl double hung - Hard operation 8. Acceptable Electrical: 110 VAC 9. Defective Smoke Detector: Battery operated - Smoke alarms our recommend to be replaced every ten years.
Page 16 of 20 Living Space Family Room Living Space 1. Acceptable Doors: Metal - The front door was opening and closing during our inspection. 2. Defective Windows: Vinyl double hung - Moisture present inside the layers of glass 3. Defective Electrical: Ceiling Fan - The pull chain turning on the fan operation is broke. A qualified contractor will need to make the necessary repairs. Laundry Room/Area Laundry Room/Area 1. Acceptable Carbon Monoxide Detector: Battery operated - We tested the carbon monoxide detector and it was working fine during inspection.
Page 17 of 20 Laundry Room/Area (Continued) 2. Acceptable Washer and Dryer Electrical: 110 VAC - The washer and dryer appear to be functioning correctly. We did not test the appliances during the inspection. 3. Defective Dryer Vent: Metal flex - The dryer vent needs to be cleaned and reattached to the dryer before the next use.
Page 18 of 20 Marginal Summary This 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. Exterior 1. Hose Bibs: Gate - The water pressure of the home was measure at 80psi. A typical home should range between 40-80psi. This home is at the acceptable limit. Garage/Carport 2. Attached Garage Electrical: 110 VAC - Per code, any outlet box with wiring inside needs to have a cover properly attached. Electrical 3. Smoke Detectors: Battery operated - Smoke alarms our recommend to be replaced every ten years. The alarms observed in the house were installed on August 21 2008 4. Laundry Room Electric Panel Breakers: Copper - Per code, no gaps can exist in an electric panel. A missing cover was discovered and will need to be corrected by a certified electrician.
Page 19 of 20 Defective Summary This 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. Garage/Carport 1. Attached Garage Door Operation: Mechanized - We tested the garage doors auto reverse function and it failed. A qualified overhead door technician will need to adjust the setting so it works properly. Attic 2. Attic Moisture/Gas Penetration: We observed a disconnected vent stack exiting from the HVAC system. A qualified contractor will need to reattached the pipe with glue to prevent separating again. Bedroom 3. Bedroom Windows: Vinyl double hung - Hard operation 4. Bedroom Smoke Detector: Battery operated - Smoke alarms our recommend to be replaced every ten years. Living Space 5. Family Room Living Space Windows: Vinyl double hung - Moisture present inside the layers of glass
Page 20 of 20 Living Space (Continued) Windows: (continued) 6. Family Room Living Space Electrical: Ceiling Fan - The pull chain turning on the fan operation is broke. A qualified contractor will need to make the necessary repairs. Laundry Room/Area 7. Laundry Room/Area Dryer Vent: Metal flex - The dryer vent needs to be cleaned and reattached to the dryer before the next use.