INSPECTION REPORT CLIENT INFORMATION TIME: 10:30 am Duane s Antique Market 349-7078 WEATHER: sunny,74 deg akauction@gci.net INSPECTOR PERSONS PRESENT Donna Ranson Owner OL# HINI37 ASHI# 207853 EXTERIOR PHOTO PROPERTY DESCRIPTION Two story single family home with basement, huge master bedroom, 2.5 bathrooms, den and storage, deck, balcony, and 2 car garage; well and septic, concrete block foundation and slab below grade, engineered wood lap siding, 2x6 framed walls, electric baseboard heating, double pane vinyl windows, and rubber roofing. This report is designed to provide you with a better understanding of the property conditions observed at the time of inspection. This non-invasive visual inspection is limited by furnishings. Latent or concealed defects may remain undiscovered. Hire professional and qualified contractors for the work to be performed, ie electrical, roofing, heating, etc. Cosmetic deficiencies are not reported. This is not a code compliance inspection. Report Page 1 of 9
LIFE-SAFETY REPAIRS Items in this category are required by an enforcing authority (local code, lender, appraiser, underwriter, etc.). If left unattended, these items may present a danger to health or life. Detectors 1. Install a wired smoke detector next to the dining room where wiring is present. 2. Install a CO detector on each level of the home. Electrical 3. Replace the broken outlet between the living room window and balcony door. 4. Install GFCI protection for all kitchen countertop accessible outlets. 5. Install a coverplate at the breaker panel in the boiler room. 6. Install GFCI protection for all garage outlets. Garage 7. Firedoor is damaged. Replace the door with one that is fire rated or exterior grade without glass. The door must have weather stripping on all 4 sides and fully self-close and latch. Report Page 2 of 9
SIGNIFICANT REPAIRS Items in this category may be required by an enforcing authority (local code, lender, appraiser, underwriter, etc.). If left unattended, these items may have a negative impact on the longevity of the home. Note: Repairs are intentionally non-prescriptive so contractors have latitude when determining the best repair option. Electrical 1. The outlet outside the front entry door has no power. Restore power. 2. Two exterior outlets on either side of the car door have no power. Restore power. 3. Install a coverplate at the junction box at the right side of the house. 4. A wiring splice with cover is out of the junction box behind the water heater. Repair. 5. Wires are exposed at a junction box above the well tank in the boiler room. Utilize the wiring or install nuts and a cover. 6. A switch above the well tank is damaged. Replace. 7. The outlet in the entry hall (basement) is scorched. Replace. 8. The outlet in the basement den (first room) is cracked. Replace. Heating / Plumbing 9. Remove the stuffing from the combustion air vent in the boiler room. 10. Cold water handle at the jetted tub wouldn t turn. Repair. Report Page 3 of 9
11. The condition of the jetted tub is suspect (due to age) and wasn t run. Replacement is suggested. 12. Water is dripping from the dielectric union at the top of the boiler. 13. Install an expansion tank (or similar device) to quiet the water supply pipes. 14. There is water on the floor between the old water heater and well tank; source undetermined. Investigate and repair. 15. The water heater is old. Replace. Interior 16. The range hood over the gas range isn t vented to the exterior. Install ducting to the exterior to meet current ventilation standards. Garage 17. Car door opener failed the safety reverse test as described by the manufacturer. Adjust the opener so the door reverses up when it hits a 2x4 block laid flat on the floor. Report Page 4 of 9
ROUTINE MAINTENANCE Routine maintenance repairs are not normally required by an enforcing authority. Items in this category are of normal wear and tear and should be repaired when possible but pose no immediate negative impact on the home or residents. Note: Repairs are intentionally nonprescriptive so contractors have latitude when determining the best repair option. Bathroom 1. Remove carpet from around the toilets. 2. The sconce in the master bathroom didn t turn on. Replace the bulb to ensure the socket functions. 3. The shower surround is laminate material that can be used in damp locations but isn t suitable for use in showers (wet location). The panels are warping due to moisture wicking up from the bottom. Replace the surround. 4. Replace the tank parts in the main floor toilet. 5. Adjust the shower door so it closes properly. Kitchen 6. The sink sprayer mount isn t secured to the sink rim. Repair. 7. Water leaks from the sink sprayer. Repair or replace. 8. Install a coverplate at the electrical junction box under the sink. 9. The floor of the sink base cabinet is damaged (repairs incomplete). Repair. 10. The stile at the base cabinet left of the refrigerator is loose. Secure. 11. The pocket door to the pantry has been removed and the wall is damaged. Interior 12. Patch the hole in the ceiling drywall in the master bedroom. Ensure a vapor retarder is installed. Report Page 5 of 9
13. Finish the ceiling drywall patch in the master bathroom water closet. 14. Flooring is in fair to poor condition and some has been removed. Replace floor coverings. 15. Drywall repairs are incomplete after replacing windows. Texture and paint. 16. Install window sills and caulk the edges. 17. Replace bulbs as needed to ensure all sockets function. 18. Install drywall to cover all wiring around the breaker panel in the boiler room. 19. Patch the drywall ceiling in the basement entry hall and back room. 20. Install weather stripping on the threshold at the main entry door. Heating 21. Boiler may be due annual servicing. Have all heating systems inspected and serviced by a qualified heating technician. 22. Install the metal guards at the baseboard register under the living room side window. Garage 23. The firedoor opens into the garage over two steps. Install a platform that is as wide as the firedoor and 36 in the direction of travel. 24. Replace the broken light in the garage storage loft. Report Page 6 of 9
GENERAL INFORMATION Grounds: The yard is to slope away from the house 1 per foot for 6 for proper drainage. Yard slopes away from the house and drainage is adequate. Driveway is unpaved. Trees don t adversely afect the building.be sure to keep branches cut back to prevent contact with the house. Exterior: Engineered wood lap siding and trim are in good condition. The new siding was placed over the original T1-11 panels. Deck framing is attached to a ledger board secured to the house with lag screws. Balcony framing is built as part of the garage roof. The deck and balcony are level and in good condition. Hand and guard rails are sturdy. Balusters are spaced at approximately4. Roof: Roof is too high to access with available equipment. The owner showed photos of the new rubber roof covering. Interior: Floor coverings are in fair to poor condition. Some floors are bare. Gypsum walls and ceilings are ok. Stair handrails are secure. There is no fireplace. The master bedroom is located on the top floor. A wall divides the room making it easy to create a 2 nd bedroom while maintaining a sizable master bedroom. A room in the basement would be suitable as a bedroom if an emergency egress window was installed. The finish work around the new windows is incomplete. Bedroom windows meet current egress standards. Windows should be kept locked to reduce unwanted cold air drafts. Broken thermalseals can be repaired by a company such as Window Medics, 243-7364, should they occur. Kitchen: Window ventilation; built-in microwave with range hood doesn t exhaust to the exterior. Periodically clean the grease screen in the dishwasher. Gas range, disposer, dishwasher, and refrigerator function. Range should have an anti-tip device installed. Dishwasher is secured under the countertop and has an air gap. Laminate countertops and wood cabinets are ok. Bathroom: Shower surround, tub, laminate countertops, sinks, toilets, and exhaust fans are ok except as noted. Use exhaust fans regularly to remove moist air (mold grows when humidity exceeds 50%). Master bathroom has a jetted tub. Attic: There is no attic. Report Page 7 of 9
Electrical: Underground aluminum service, 100 amps, 220 volts, meter located at the left side of the house, main breaker is at the meter. Breaker panels are in the boiler room and pantry, copper circuits, no AFCI breakers. GFCI breaker protects the bathroom outlets. Many outlets in the master bedroom are connected to the bathroom circuit. The power at these outlets goes out when the GFCI breaker trips. Jetted tub GFCI is located at the breaker panel in the pantry. GFCI ground fault circuit interrupter AFCI arc fault circuit interrupter Structural: Concrete block foundation walls and slab below grade are mostly concealed from view except just above grade outside. Floor joists are 12 BCIs (wood I-beams) spaced 16 on center. There is no sump pump and there are no signs of previous flooding. No carpenter ants noted. There is no crawlspace. The structure has been modified by adding a ceiling to the living room (the portion over the garage) which created a secondary space in the master bedroom. Plumbing: Copper supply, ABS drains and vents. Main shutoff is in the boiler room left of the well tank. All fixtures except the tub/shower have individual shutoff valves. Natural gas water heater has earthquake straps and functions; 75 gallons, 4 galvanized flue. Consider replacing the water heater with an indirect-fired unit (heated by the boiler). Laundry hookups are located off the kitchen and in the garage. Clean lint from the dryer vent annually. Well and septic inspections should be completed by an independent engineer. Heating: Natural gas boiler is located in the basement. Backflow preventer and TPR valve are installed. Inspect gas heating appliances annually. Date of last servicing is unknown. A combustion air vent in the garage left wall promotes proper exhaust drafting. Gas meter is located at the left side of the house, rigid steel supply. Garage: Basement level, tuck-under, 2 car, wood door, garage door opener functions. Door into the house is to be solid core wood or metal, have all gaskets in place, and fully self-close and latch. There is no visible damage to the firewall between the garage and living space. Garage unit heater is suspended from the ceiling. Floor drain terminates at an unknown location. It is the opinion of some inspectors that electric laundry machines located in a garage need to be elevated 18 to be out of the gasoline fume colection area. This is unsubstantiated and unverified and as a result is not required by this company. Report Page 8 of 9
Safety Devices: Smoke detectors are required on all levels and in all bedrooms. Wiring for smoke detectors must be utilized when provided. CO detectors are required on all levels. CO detectors can be in combination with smoke detectors. Codes for new construction require CO detectors in all bedrooms in addition to the hallways outside bedrooms and each level but this isn t curently being enforced. This standard may be enforced when you sell your home. Indoor Air Quality: Consider having a radon test performed. Radon gas breaks down into decay products which are known to be carcinogenic. Every home has radon to some level and those levels can build during winter months when windows are kept closed. Tests are most accurate when the home is vacant but can be accomplished anytime. Tests are conducted over 48 hours and will indicate the peak reading and the overall average. Energy Efficiency: This home would benefit from an energy audit. Become an informed homeowner. Free classes are available through The Alaska Craftsman Home Program, Inc., www.achpalaska.com, 258-2247. View additional information at www.homeinspectorak.com. Report Page 9 of 9