Property Inspection Report Cover Page 46143 Inspection prepared for: John and Jane Doe Date of Inspection: 4/15/2015 Age of Home: About 12 years Size: 1,600 sq ft Weather: About 60 degrees F The house was occupied with the utilities on. The client was present for the inspection. Inspector: Chris Jacobi HI01200061 4985 Somerset Ln, Columbus, IN 47201 Phone: 812-371-9182 Email: Chris@GreatHomeInspector.net wwwgreathomeinspector.net 2015 Excellent Home Inspection Services, LLC
Introduction 1. This inspection follows Indiana Licensing Board's Standards of Procedure (SOP), which can be found at www.in.gov. Per this SOP, the inspector will report on installed systems or components that are inoperable, near the end of their useful life, and/or unsafe conditions, however there are exclusions to this SOP. Additionally, there will be times the report will be above the Indiana SOP, however this does not mean all areas will exceed the Indiana SOP. 2. The inspection report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind. Instead, this report expresses the opinion of the inspector in accordance with Indiana's SOP. Just like doctors, other licensed home inspectors may have a different opinion. 3. The inspector performed a visual, non-technically exhaustive inspection, which is a snap shot in time. 4. This report and inspection is not intended to identify cosmetic flaws, but to find and report on failed systems and components outlined by the Indiana SOP. 5. Repairs are recommended for safety hazards or defects/deficiencies that may further damage the home. Defects that do not pose a hazard to the occupants or cause further deterioration of the home could be fixed, but that is up to the client. 6. Some narratives could include a recommendation for repair, but repair may turn in to complete replacement in some instances. 7. BLUE text comments are found in the summary, but all pages should be read by the client. 8. Any repairs should be completed by appropriately licensed and qualified professional, like plumbers, HVAC technicians, electricians, and other specialized contractors. 9. Environmental Hazards such as lead-based paint, radon, asbestos, cockroaches, rodents, pesticides, treated lumber, mold, mercury, carbon monoxide, and other similar environmental hazards are EXCLUDED from this inspection. 10. Wood destroying insects (WDI), such as termites, are EXCLUDED from this inspection report. If contracted to preform a WDI inspection, the results will be provided in a separate report. 11. This inspection EXCLUDES subterranean systems and system components, including but not limited to septic systems, water supply, fuel storage, and fuel pipes. 12. Not every instance of deterioration is documented, noted, or photographed. 13. The inspection should not be considered a guarantee or warranty of any kind. Additionally, unexpected repairs should be anticipated. 14. Life expectancy of a system or component is an art. There are a number of factors to estimating life expectancy, such as usage, proper maintenance, weather, installation, manufacturer's designed life expectancy, and manufacturer's defect. Sometimes systems or components will fail sooner than expected, but I make every effort to identify components and systems that are near the end of their useful life. Any time I provide a length (for example 2 to 5 years) this is an estimate. It may last longer or may not last nearly as long. 15. Items labeled "Good Condition" means that the element was functioning as designed with normal wear and tear. Also, "Marginal" means the item or system was functional, but may be near the end of it's useful life. Whereas, "Poor" means the item was not functioning as designed. 16. The inspection and report are for the use of the CLIENT only. Excellent Home Inspection Services, LLC (EHIS) shall be the sole owner of the report and all rights to it. EHIS accepts no responsibility for use or misinterpretation by third parties, and third parties who rely on it in any way do so at their own risk and release EHIS (including employees and business entities) from any liability. 17. This confidential report is prepared by Excellent Home Inspection Services, LLC exclusively for the client's listed on the cover page. Page 1 of 14
Exterior Wall Covering Wall covering: Brick Veneer Driveways & Walkways Concrete driveway Concrete sidewalk. Front Porch Back Patio Electrical, Exterior Exterior Plumbing Doors Window Condition Gutters & Grading Exterior Areas Metal Gutters The downspouts should discharge water at least six feet from the foundation of the house. Storm water should be encouraged to flow away from the building at the point of discharge. Page 2 of 14
Roof Descriptions: The roof covering asphalt shingles. The inspector walked on the roof. The roof had one layer of shingles. Limitations: Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. General photo of the roof Plumbing boot looks good Shingles look good Lawn Irrigation System The inspector was not contracted to inspect or test the irrigation system. Page 3 of 14
Crawlspace(s) Garage, Basement, Foundation, and Attic Floor structure: joists Foundation Walls: Concreted Masonry Unit Concrete Masonry Unit columns. Wood beam(s) present. Foundation Type: Crawlspace Crawlspace access location: backyard Inspection Method: crawled through crawlspace Limitations: Insulation in between floor joist limited the inspectors view of the subfloor. While the crawlspace was in very good condition, there was some water along the base of the foundation wall. I recommend monitoring for further water issues. Flexible dryer ductwork was used for dryer vent. This type of ductwork should only be used from the appliance to the wall and should be kept to a minimum. This setup is a fire hazard. I recommend replacing with rigid duct work. Attic Dryer duct Sub-floor in good condition Attic access hatch located in garage. Blown in fiberglass insulation Average Insulation Depth: 12" to 14" Roof structure was rafts and joists. Limitations: Attic access was limited by stored items. No access above covered patio. Bathroom fans exhaust into attic. This is not recommend, since it will encourage mold and mildew growth. I recommend extending the vent to the outdoors. Compressed insulation by storage area will effect insulating value. Nail the ladder to the ceiling through the metal plates. Page 4 of 14
Missing nails Missing nails Photo of attic North eaves: Black where the bathroom duct is exhausting. Garage/Carport Limitations: Storage items limited the inspection. Bathroom exhaust fan Doors Page 5 of 14
Duct Heating System HVAC Energy Source: Natural Gas System Type: Forced Air Furnace Flue Type: PVC Thermostat Location: Living room Limitations: The adequacy of heat supply or distribution balance is not inspected. The interior of flues or chimneys which are not readily accessible are not inspected. The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected. No significant deficiencies or safety hazards to report. Typically forced air furnaces last around 18 years and this unit was manufactured in 1997. Cooling #1 System Limitations: Evaporator coil was taped or caulked shut, which made it inaccessible to inspect. Compressor/Condenser unit typically lasts around 18 years and this unit was manufactured in 1997. Suction line was missing insulation. Insulation is standard installing practice. I recommend repair. Photo of Data Tag Page 6 of 14
General Plumbing Plumbing Water supply shutoff located in the crawlspace. Water supply source: Public Service water supply pipe was plastic. Interior water supply pipe was copper. Waste system: Public Waste pipe: PVC Drain Pipe: PVC Gas pipes were CSST and black iron. Gas shutoff valve was in the crawlspace. Since the house used CSST gas tubes, the manufacturers require it to be bonded to ground. I was unable to find that bond. This is a safety hazard. I recommend repair. Gas Shutoff Valve CSST gas pipes Water Shutoff Valve Water Heater(s) Water heater power source was natural gas. Water heater capacity was 40 gallons. Flue: Single walled metal into multi-walled metal No significant deficiencies or safety hazards to report. Water heaters typically last about 10 years and this water heater was manufactured in 2003. Sump Pump Observations The sump pump was operable. Data tag Flame looks good Page 7 of 14
Sump was operable Page 8 of 14
Service Panel Electrical Panels Underground Service 200 Amp and 120/240 volt Service Disconnect Breaker Rating was 200 amps Panel Rated for 200 amps. Main Service Panel located in garage. Service Entrance cables were Aluminum. Branch wires were copper. Do not store items in front of the service panel or distribution panels. Additionally, combustible items should be kept at least 36" from the panel. More than one neutral conductor was under one screw. (This may have occurred more than once in the service panel.) I recommend repair. Conductor to 50 amp breaker had stranded copper wire. One of the strands were bent back. I recommend repair. Two neutrals under one screw Strand bent back Page 9 of 14
Kitchen Interior Features Not all kitchen countertop receptacles within 6 feet of the sink are protected by GFCI. Even though Indiana SOP does not require inspecting appliances, this report includes some kitchen appliances. Any appliance not mentioned was not inspected. Scope of the appliance test is very basic. Not every function or setting is tested. There is a possibility that the appliance may work for one setting, but not another. Thermostats, timers, and other specialized features and controls are not tested. The temperature calibration, functionality of timers, effectiveness, efficiency, and overall performance of appliances is outside the scope of this inspection. Range was operable. Microwave was operable. Disposal was operable. Dishwasher was operable. Range anti-tip brackets were missing. This is a safety hazard for children. I recommend installing anti-tip brackets. Laundry Room/Closet Maintenance: Dryer lint can build up in the dryer duct, which is a fire hazard. Therefore, the dryer duct should be cleaned out periodically. Dinning Room Family Room Page 10 of 14
Living Room Fireplace / Stove #1 Photo of Family Room Ventless fireplace Ventless fireplaces do not have flues. Instead, it vents combustion gases into the room it resides and uses an oxygen depletion sensor to make sure that the occupants are safe. However, often times there are a number of rules that you need to follow when operating this appliance. These rules can be found on the manufacturer's web site. Foyer Smoke Detector/Carbon Monoxide Smoke Detector(s) were present Carbon Monoxide detector(s) were present. Hallways Bedroom 1 Photo of Fireplace/Stove #1. Window would not open. This is a secondary emergency exit. I recommend repair. Page 11 of 14
Bedroom 2 Photo of Bedroom #1 Bedroom 3 Photo of Bedroom #2 Window would not open. This is a secondary emergency exit. I recommend repair. Master Bedroom Photo of Bedroom #3 Page 12 of 14
Master Bathroom Maintenance Tip: Keep caulked/grouted areas maintained, including sink backsplash, shower surround, floor tub/shower junction and around windows in shower area. Also be sure to use exhaust fan when showering or bathing. Shower head leaks at connection. I recommend repair. Bathroom #1 Page 13 of 14
Summary of Items of Concern Summary of Items of Concern IMPORTANT NOTE: This is only a summary and is provided as a courtesy - it should not be considered a complete report. The complete list of issues, concerns, deficiencies, and important details pertaining to this property are found throughout the body of this inspection report. Your entire report must be carefully read to fully assess all of the findings and benefit from the recommendations, maintenance advice, tips, and other important resource information. Garage, Basement, Foundation, and Attic Page 4 Crawlspace(s) Flexible dryer ductwork was used for dryer vent. This type of ductwork should only be used from the appliance to the wall and should be kept to a minimum. This setup is a fire hazard. I recommend replacing with rigid duct work. Page 4 Attic Nail the ladder to the ceiling through the metal plates. Plumbing Page 7 General Plumbing Since the house used CSST gas tubes, the manufacturers require it to be bonded to ground. I was unable to find that bond. This is a safety hazard. I recommend repair. Electrical Panels Page 9 Service Panel More than one neutral conductor was under one screw. (This may have occurred more than once in the service panel.) I recommend repair. Conductor to 50 amp breaker had stranded copper wire. One of the strands were bent back. I recommend repair. Interior Features Page 10 Kitchen Range anti-tip brackets were missing. This is a safety hazard for children. I recommend installing anti-tip brackets. Page 12 Bedroom 1 Window would not open. This is a secondary emergency exit. I recommend repair. Page 12 Bedroom 3 Window would not open. This is a secondary emergency exit. I recommend repair. Page 14 of 14