Heritage Home Services Inc.

PO Box 648

Elkhorn, NE 68022

402-779-2529

 

Site Location:

123 Your St.

Your City, NE 68123

 

 

Client:

John Q. Home Buyer

123 Your St.

Your City, NE 68123

 

Inspection Date: 11/23/2010

 

Job Number: 1X-X007

WHAT YOU CAN EXPECT FROM THIS INSPECTION REPORT

    

 

The inspection is a reasonable effort to disclose the condition of the property on the day of inspection.  The inspection does not reveal information on concealed items or items the inspector is unable to inspect.  The inspectors are generalists trained to evaluate the structure. 

 

On the following pages you will be provided with all the inspector's findings.  Each category will contain what type of system or structure was inspected and if there were any major or minor concerns noted.

 

A major concern is generally considered to be any repair that is significant and or poses a safety hazard. 

 

When items are rated the categories are as follows: Acceptable (A) ratings should give satisfactory service within the limits of its age.  A Marginal (M) is generally cosmetic and repair is optional.  A Minor Defect (MD) rating is considered less than satisfactory and may need repair soon.  A Defective (D) rating requires repair, replacement or corrective action.  A Hazardous (H) rating is a dangerous situation and requires immediate attention.  Maintenance Required (MR) is considered normal upkeep.

 

The inspector will often make recommendations to repair or upgrade specific items or systems.  (e.g. upgrade bathroom or kitchen receptacles to ground fault interrupter receptacles.)  These recommendations are often intended to improve a system or item with newer products and technologies.

 

All of the inspector's findings are approximations and not a definitive answer.  It is impossible to predict exactly how long a system will last.  Any estimate of cost to repair is an approximation for budgetary purposes only.  Consult a qualified contractor for an exact estimate.

 

Before each category in the report there is a brief description of what is included in the inspection of that category.  e.g. The exterior category contains items such as: windows, doors and trim.  Check each description prior to reviewing the findings.

 

We have made every effort to make this report as comprehensive as possible.  If you do not understand any part of this report, please do not hesitate to call our office at our phone number.

 

 

 

 

____________________________________

Company Representative

 

Table of Contents

 

Exterior                                         

 

Roof                                             

 

Structure                                        

 

Electrical                                       

 

Plumbing                                         

 

Heating                                          

 

A/C                                              

 

Kitchen                                          

 

Bath                                             

 

Interior                                         

 

Summary

Exterior

 

The following opinion is based on an inspection of the visible portion of the exterior of the structure.  If any conditions are listed, a qualified contractor should correct them.

 

LANDSCAPING:            Landscaping is inspected only to the degree that it affects the condition of the structure. Examples would be drainage, intruding vegetation, etc.

 

Site:            Sloping

Conditions:            Negative drainage --- Drainage is negative, which means water will flow toward the structure.  In order to correct this condition, it may be necessary to re-grade by lowering or raising the immediate grade to divert water away from the building.

Comments:            Negative drainage at the east, north, and the west sides.

Rating:            Minor Defect

 

Vegetation:            Shrubs

Conditions:            Shrubbery too close --- Shrubbery appears to be located too close to some building areas. Air circulation and sunlight help prevent deterioration of building components. Recommend shrubs be trimmed back to alleviate this condition.

Comments:            Shrubbery is too close to the house at the front.

Rating:            Minor Defect

 

Improvements:            Fences

Rating:            Acceptable

 

PAVED AREAS:            This category includes steps and/or stoops, sidewalks, walkways, and/or driveways.

 

Sidewalks:            Concrete

Rating:            Acceptable

 

Steps:            Wood Steps

Conditions:            Wood in soil --- Untreated wood is in soil contact. Wood in soil contact may rot and/or attract wood destroying insects. This condition should be corrected.

Comments:            Wood steps at the east side are in the dirt.

Rating:            Minor Defect

 

Driveway:            Concrete

Conditions:            Common cracks ---

Rating:            Marginal

 

SIDING/TRIM:            Siding refers to the material forming the exterior walls.   Masonry construction can perform structural as well as siding functions.

 

Siding:            Vinyl

Comments:            Holes in the siding at the east, north and west sides.

Rating:            Minor Defect

 

Trim:            Vinyl, Metal

Rating:            Acceptable

 

PORCH/DECK:            Porches, decks and patios add value and enjoyment.  Because they are exposed to the weather, they are also higher maintenance items than other portions of the structure.

 

Porch:            Open, Enclosed

Comments:            Water stains at the west wall of the front porch.

Rating:            Minor Defect

 

Deck:            First Level

Conditions:            Wood in soil --- Untreated wood is in soil contact. Wood in soil contact may rot and/or attract wood destroying insects. This condition should be corrected.

Comments:            Some post at the back deck are touching the dirt.

Rating:            Minor Defect

 

WINDOWS:            Windows are an important part of the structure, gaining and losing more heat than any other element.

 

Type:            Wood

Conditions:            Broken sash rope --- Sash ropes are needed for proper window operation. All windows with missing or broken sash ropes should be repaired.

Comments:            Older units.

Rating:            Minor Defect

 

Glazing:            Single Glass

Conditions:            Glazing failing --- The glazing or putty is failing around the glass, which helps prevent heat loss.  These areas should be repaired.

Comments:            On some units.

Rating:            Minor Defect

 

Storms:            Metal

Rating:            Acceptable

 

DOORS:            Doors are inspected for functionality and condition.  The degree of protection from people or weather is a matter of personal decision.

 

Entry:            Wood, Metal

Rating:            Acceptable

 

Storm Door:            Metal

Rating:            Acceptable

 

GARAGE:            Standard inspections cover only attached garages and carports.  They are not considered habitable, and conditions are reported accordingly.

 

Garage:            Detached Garage

Conditions:            Dry rot --- Dry rot is decomposition in seasoned wood caused by fungi. Recommend repair of affected area as needed.

Comments:            Siding is in the dirt at the east side and same wall has dry rot at the base. Hail damage to the roof at the south side of the garage. Peeling paint on the garage. Exposed wires in the garage. Three double taps at sub-panel in the garage.

Rating:            Defective

 

Cars:            2

 

Doors:            Wood, Metal

Comments:            Could not open wood door at the garage.

Rating:            Minor Defect

 

Opener:            Manual, Automatic

Comments:            East door has auto opener.

Rating:            Acceptable

 

Roof

 

This report is made on the basis of what was visible and accessible on the day of inspection.  It is not a warranty of the roof system or of how long it may be watertight.  If any conditions are listed, a qualified contractor should correct them.

 

ACCESS:            This section describes the limitations for access to the roof (if any).  If severely limited, a re-inspection should be performed once the restrictions have been removed or overcome.

 

Access:            Restricted

Conditions:            Frost ---

                        Steep ---

Rating:            Marginal

 

STYLE:            The predominant roof style of the structure.

 

Type:            Gable

Rating:            Acceptable

 

COVERING:            Covering material is partially a matter of taste, but performs the vital function of keeping water out of the structure.  The life of roofing material can vary greatly depending on geographic area and estimates of remaining life (if given) are ESTIMATES.

 

Material:            Asphalt Shingle

Rating:            Acceptable

 

SEEN FROM:            This section describes the method the inspector used to examine the roof and obviously affect the ability to observe any conditions.

 

Method:            Binoculars, Eaves

Rating:            Marginal

 

GENERAL:           

 

Weather:            Clear

 

Est. Age:            6 yrs

 

OVERHANG:            Overhang describes soffits and fascia.  This area is important for proper ventilation of the roof and water removal.

 

Fascia:            Metal

Rating:            Acceptable

 

Soffits:            Metal

Rating:            Acceptable

 

FLASHING:            Flashing is the material used to seal the junction of the main roof material and items such as chimneys or vents.  It is also used where roof sections join (valleys).  This is the most common area for leaks to occur.

 

Type:            Metal

Rating:            Acceptable

 

DRAINAGE:            This section covers the items used to move the water shed by the roof away from the structure.  Water falling too close to the foundation can cause undermining, settlement and leaks into the structure if present.

 

Type:            Metal

Conditions:            Partial gutters --- The gutters are only partial in their coverage. Additional gutters may be needed.

Comments:            No gutters at the west and east sides.

Rating:            Minor Defect

 

Down Spouts:            Metal

Conditions:            Discharge near foundation --- Downspout is discharging close to the foundation. This may cause water into the building. It is recommended that all downspouts be extended 3 to 4 feet from the foundation.

Comments:            Drains near the foundation at the NE corner.

Rating:            Minor Defect

 

VENTILATION:            The types and condition of attic ventilation is covered in this section.  Proper ventilation is important for maximum life of the roof covering and framing materials.

 

Type:            Gable

Conditions:            Minimal ventilation --- Ventilation appears to be minimal. Additional ventilation may be needed to help prevent moisture and condensation problems. Correct as needed.

Comments:            Only two gable vents for ventilation of the attic.

Rating:            Minor Defect

 

FLUES/VENTS:            Flues are used to vent gases and heat from heating devices and vents are used to vent the plumbing system to atmosphere.  This section describes any damage or problems at the roof level.

 

Chimney:            Brick

Comments:            Has metal cap on top, and metal flue vent with cap.

Rating:            Acceptable

 

Plumbing:            Plastic

Comments:            One.

Rating:            Acceptable

 

Structure

 

This inspection is based on observation of the visible portions of the foundation and structure.  If any conditions are listed, a qualified contractor should correct them.

 

ACCESS:            This section describes the restrictions (if any) to the inspection of the foundation.  If severe restrictions existed, they should be overcome and a re-inspection performed.

 

Access:            Restricted

Comments:            No access to front crawlspace.

Rating:            Marginal

 

FOUNDATION:            This is the support for the primary part of the structure.  Therefore, it is very important that the proper material be used and installed.  Ventilation is important in order to avoid excessive moisture and resulting structural damage.

 

Type:            Basement

Conditions:            Minor cracks ---

                        Major cracks. ---

                        Displacement --- Displacement was observed.  This is due to erratic movement.  The cause of misalignment should be investigated  because it can be a sign of settling or sagging of the structure.

Comments:            Major crack and displacement at the SW corner of the basement. Major & minor cracks at the east, north, west, and south walls. Past water stains at the NE corner and at the west & north walls.

Rating:            Defective

 

Materials:            Block, Brick

Rating:            Acceptable

 

FLOORS:            This section covers the floors, primarily in the areas of support and construction.  Floor coverings are discussed in other sections.

 

Joist:            Solid Wood

Conditions:            Need hangers --- Joists and/or headers need metal hangers at their ends to help prevent twisting or displacement.

Comments:            Missing joist hangers at the stairway in the basement.

Rating:            Minor Defect

 

Beam:            Built-up wood

Rating:            Marginal

 

Sub Floor:            Wood Boards

Rating:            Acceptable

 

Column:            Wood

Rating:            Acceptable

 

Foundation:            Masonry

Rating:            Acceptable

 

WATER CONTROL:            In many areas of the country it may be almost impossible to prevent some water entry into basements or crawlspaces.  Proper water control  reduces the amount of water entry and provides for its removal.

 

Methods:            Floor Drains, Sump Pit, Sump Pump

Comments:            At the NW corner.

Rating:            Acceptable

 

Electrical

 

The following opinion is based on an inspection of the visible portion of the electrical system.  If any conditions are listed, a qualified electrician should correct them.

 

SERVICE:            Exterior service up to and including the meter may be the responsibility of the local power company.  If any problems are noted, contact them for repairs or questions.

 

Type:            Overhead

Comments:            Improper covering at the connections at the service drop. Improper wire connections at the service drop.

Rating:            Defective

 

Entrance Mat:            Copper

Rating:            Acceptable

 

Ground:            None

Conditions:            Steel gas line hazard. ---

                        Ground missing --- One or more of the required electrical grounds were missing and should be checked and corrected to insure the safety of the electrical system.

Comments:            No ground wire found. Mfgs. now recommend grounding steel gas lines due to lightning hazard.

Rating:            Defective

 

Bond:            Not Observed

Rating:            Marginal

 

Amps:            60

 

MAIN PANEL:            This is the main power supply panel.  Become familiar with its location and study the circuit location markings if any.

 

Type:            Fuse Panel

Conditions:            Double tap --- Some circuits in the panel are double lugged. (they have more than one electrical conductor attached to them)  These circuits should be separated with individual protection to eliminate possible overloading and power outage.

                        Oxidation on conductors --- Oxidation was noted on conductor terminations. This condition could eventually cause power interruption and should be corrected.

                        No room for expansion --- The electrical panel is crowded, leaving no room for further expansion. Electrician should check and possibly upgrade panel.

Comments:            Multiple taps in the main 60 amp fuse panel. Panel and electrical system is outdated by today’s standards.

Rating:            Defective

 

Location:            Basement

 

Amp Rating:            60

 

Volts:            120/240

 

SUB PANEL:            Auxiliary or subpanels are used to extend the system or provide a protected power source near large appliances or equipment.  Use the same caution as with the main panel.

 

Type:            Fuse Panel

Conditions:            Double tap --- Some circuits in the panel are double lugged. (they have more than one electrical conductor attached to them)  These circuits should be separated with individual protection to eliminate possible overloading and power outage.

Comments:            Triple taps at the 30 amp sub-panel in the basement. Exposed wires and fuses at the north wall of the back main level hallway.

Rating:            Defective

 

Location:            Basement

 

Amp Rating:            30

 

Volts:            120

 

BRANCH WIRING:            The wiring that makes up the bulk of the electrical system.  Because much of it is hidden by walls, insulation, etc., only the visible portions are examined.

 

Type:            Romex No Grnd, Conduit, Knob and tube, Metallic (BX), Romex

Conditions:            Splice not enclosed --- Splices have been made in wires and have not been properly enclosed.  This could be hazardous and should be repaired as soon as possible.

                        Exposed wiring --- The inspector observed exposed wiring.  All wiring should be concealed within the structure or properly housed in protective enclosures.  Have a qualified electrician correct this condition.

Comments:            Exposed wire and splices all over the basement area including the stairs to the basement. Undersized wire at the kitchen for the light above the sink.

Rating:            Defective

 

Material:            Copper

Rating:            Acceptable

 

INTERIOR COMP:            The inspection covers a representative number of components.  The National Electrical Code has extensive regulations concerning interior wiring.  If you have any doubt about the system, have it thoroughly inspected by a qualified electrician.

 

Receptacles:

Conditions:            Reversed polarity --- The inspector found reversed polarity in one or more outlets.  Reversed polarity can damage sensitive equipment such as computers and can be dangerous if appliances with poor insulation are connected to them. Recommend repair.

                        Non grounding receptacles --- Older two- slot receptacles are in the building. It is recommended that older two-slot outlets be updated to the newer grounded three-slot outlets where possible, and that the three-slot to two-slot adapters not be used on any outlet.

Comments:            Reverse polarity at the outlets at the west & north walls of the basement. Most of the outlets are not grounded due to the age of the house.

Rating:            Defective

 

Fixtures:

Conditions:            Fixture is OK. ---

Rating:            Acceptable

 

Switches:

Conditions:            Switch OK. ---

Rating:            Acceptable

 

GFI:

Conditions:            No GFCI --- There is no GFCI (ground fault circuit interrupter) protection noted on some of the interior outlets.  GFCIs are recommended in kitchens counter top outlets, bathrooms, spas, garages, unfinished basements and crawl spaces.

Comments:            No GFCI outlets at the kitchen, bathrooms and the basement.

Rating:            Minor Defect

 

Detector:

Conditions:            Smoke detector ok --- Smoke detector(s) tested by pressing test button. Smoke detectors should be checked every two to three weeks to insure that they are functioning properly.

Rating:            Acceptable

 

EXTERIOR COMP:            Exterior components add convenience but have additional hazards because of the presence of water.

 

Receptacles:

Conditions:            GFCI needed --- The inspector suggests a GFCI for this location to reduce the risk of shock.  These Ground Fault Current Interrupters are relatively inexpensive.

Comments:            At the exterior at the front.

Rating:            Minor Defect

 

Fixtures:

Conditions:            Fixture is OK. ---

Rating:            Acceptable

 

Plumbing

 

The standard inspection report does not include the testing of water salinity, quality or volume of any well supply.  Only interior waste systems are inspected.  If any conditions are listed, a qualified plumber should repair them.

 

WASTE/WATER:            This section describes the type of water supply and waste system for the structure.

 

Waste Type:            Public

Rating:            Acceptable

 

Water Type:            Public

Rating:            Acceptable

 

MAIN SUPPLY:            This section covers the type and material of the main water supply.   Learn where your shutoff valve is!  If a supply line ruptures, extensive water damage can occur rapidly.

 

Material:            Plastic

Rating:            Acceptable

 

Shutoff:            At meter, Basement

Comments:            At the west wall.

Rating:            Acceptable

 

Size:            1"

 

WATER FLOW:            The water flow into the system is measured in gallons per minute and describes how long the test was run.

 

Pressure:            75 P.S.I.

 

SUPPLY PIPING:            This is the potable water used for drinking and cooking needs.

 

Piping Mat:            Copper, Galvanized

Conditions:            copper/galvanized contact ---

Rating:            Minor Defect

 

WASTE PIPING:            This is the waste disposed of from toilets, sinks and other plumbing fixtures.

 

Piping Material:            Plastic, Galvanized, Cast Iron

Conditions:            Older pipes, will need future repairs. ---

                        Possible that waste lines will clog in the future. ---

Rating:            Minor Defect

 

HOT WATER:            The hot water supply system is inspected where visible.  Interior heating elements (if any) are not examined.

 

Type:            Natural Gas

Conditions:            Relief pipe undersized --- Temperature/pressure relief valve extension pipe is undersized. The extension pipe should be the same size as the relief outlet size and extend to within 6" above floor level.

Comments:            TPR pipe is undersized on the water heater.

Rating:            Defective

 

Size:            40

Comments:            Rheem unit, mfg 8/05.

Rating:            Acceptable

 

Heating

 

The heating system is one of the most important areas in the structure.  Improper maintenance may cause uncomfortable heat and fuel bills can be excessively high.  If any conditions are listed, a qualified heat technician should correct them.

 

SERVICE:            All heating equipment should be serviced annually.

 

Location:            Basement

Rating:            Acceptable

 

Age:            5 to 10 yrs

Comments:            Mfg 2003.

Rating:            Acceptable

 

WARM AIR:            Warm air systems heat air and distribute it to the living space via ductwork.  These systems include gas and oil furnaces as well as heat pumps.

 

Furnace:            Forced Air

Comments:            Water and rust stain below the inducer fan inside of the furnace.

Rating:            Defective

 

Duct:            Metal

Conditions:            Possible asbestos --- Insulation was observed which may contain asbestos.  This is not dangerous unless it breaks down and is inhaled or ingested.  Consider having it removed or encapsulated.

Rating:            Minor Defect

 

Filters:            Disposable

Rating:            Acceptable

 

FUEL:            This section reports the type or types of fuel in use.  Most equipment is designed for one type of fuel.

 

Fuel Type:            Natural Gas

Comments:            Nordyne unit, 100,000 BTU's.

Rating:            Acceptable

 

THERMOSTAT:            This section reports the type and condition of the thermostat for the primary heating system of the structure.

 

Type:            Programmable, Digital

Rating:            Acceptable

 

Location:            Dining Room

Rating:            Acceptable

 

HEATING FLUES:            This section reports on the type and condition of the heating system flues.

 

Type:            Plastic

Rating:            Acceptable

 

A/C

 

The inspector examines only central or built in air conditioners.  Window units are personal property. If any conditions are listed, a qualified technician should correct them.

 

ACCESS:            This section describes the limitations (if any) of the air conditioning inspection.

 

Access:            Restricted

Conditions:            Below 60 degrees --- To test the unit without causing possible damage to the compressor the ambient temperature needs to be above 60 degrees for the past 24 hours.

Rating:            Marginal

 

UNIT TYPE:            Performance of different air conditioner types varies greatly.  Observations are based on comparable units of the same type.

 

Type:            Central

Rating:            Acceptable

 

EQUIPMENT

LOCATION:            All air conditioning equipment should be serviced annually.

 

Location:            Exterior

Conditions:            Insulation is deteriorated. ---

Rating:            Minor Defect

 

Age:            5 to 10 yrs

Comments:            Mfg 2003.

Rating:            Acceptable

 

SPECS:            Air conditioning specifications are listed in this section.

 

Manufacturer:            Nordyne

 

Capacity:            2.5 ton BTU's

 

Ambient Temp:            20 Deg. F

 

ELECTRICAL:           

 

Disconnect:            Weatherproof

Rating:            Acceptable

 

Kitchen

 

If any conditions are listed in this section, a qualified contractor should correct them.

 

EXHAUST FAN:            This section describes the type and function of the kitchen exhaust in use.

 

Type:            Above Range

Rating:            Marginal

 

FLOORING:            The type of floor covering is noted.  Normal wear and tear or cosmetic deficiencies are not noted unless significant.

 

Type:            Sheet vinyl

Rating:            Acceptable

 

CABINETS:            The proper amount of cabinets is a matter of personal taste.  This inspection is restricted to their overall condition and installation.

 

Material:            Wood

Rating:            Acceptable

 

COUNTERTOP:            Overall condition and type of countertop(s) are noted in this section.

 

Material:            Laminate

Rating:            Acceptable

 

APPLIANCES:            Appliances are covered in this section with respects to functionality only.

 

Range:            None

Rating:            Acceptable

 

Oven:            None

Rating:            Acceptable

 

Dishwasher:            Built-in

Conditions:            No Hi-loop method. ---

Rating:            Minor Defect

 

Disposal:            none

Rating:            Acceptable

 

FIXTURES:            The type and condition of the kitchen fixtures is reported in this section.

 

Sink:            Double bowl sink

Rating:            Acceptable

 

LAUNDRY:            Laundry items are inspected if present.

 

Washer:            Electric

Rating:            Acceptable

 

Dryer:            Electric

Rating:            Acceptable

 

Bath

 

If any conditions are listed, a qualified professional should correct them.

 

BATH 1/2:           

 

Fixtures:            Vanity

Rating:            Acceptable

 

Ventilation:            Window

Rating:            Acceptable

 

Toilet:            Water tank type

Rating:            Acceptable

 

Floor:            Sheet vinyl

Rating:            Acceptable

 

BATH 1:           

 

Tub/Shower:            Shower, Tub

Comments:            Upper bathroom.

Rating:            Acceptable

 

Fixtures:            Vanity

Comments:            Low volume of water at the sink at the upper bathroom.

Rating:            Minor Defect

 

Ventilation:            Window

Comments:            No exhaust fan at the upper bathroom.

Rating:            Minor Defect

 

Toilet:            Water tank type

Rating:            Acceptable

 

Floor:            Carpet

Rating:            Acceptable

 

Interior

 

Cosmetic deficiencies may not be reported on unless they have an impact on habitation or have caused structural damage.  If any conditions are listed, a qualified contractor should be consulted.

 

FLOORS:            Floor covering types and conditions are reported, if other than cosmetic.  For example, loose floor covering can be a tripping hazard.

 

Type:            Carpet, Wood

Rating:            Acceptable

 

WALLS:            The type, material and integrity of the interior walls are reported on a representative basis only.

 

Type:            Plaster

Conditions:            Stained --- The material is stained.  Some stains may be very difficult to remove.  Before repairing, be sure the source of the stain has been located and cured.

Comments:            Stains at walls in closet under the front stairs to the upper level.

Rating:            Minor Defect

 

CEILINGS:            The type, material and integrity of the ceilings are reported on a representative basis only.

 

Type:            Suspended, Plaster

Conditions:            Stained --- The material is stained.  Some stains may be very difficult to remove.  Before repairing, be sure the source of the stain has been located and cured.

                        Cracks(minor) --- Some cracks were noted that are minor in nature.  Small settlement cracks are a common occurrence and can be repaired, providing that the settlement has stopped.

Comments:            Water stains on the ceiling and walls at the NW bedroom. Stains on the ceiling in the middle east bedroom.

Rating:            Minor Defect

 

DOORS:            The interior doors are reported on a representative basis.

 

Type:            Wood

Rating:            Acceptable

 

TRIM/HARDWARE:            Trim and hardware are inspected on a representative basis.  Lack of hardware is normally only noted if it presents a safety problem such as the inability to easily open a door in case of emergency.

 

Trim:            Stained Woodwork, Painted

Rating:            Acceptable

 

RAILS/STAIRS:            Rails and Stairs are inspected in this section.  Loose or missing stairs or rails can be hazardous.

 

Rails:            Hand rails

Rating:            Acceptable

 

Stairs:            Wood

Comments:            Stairs to the basement are sagging on the west side.

Rating:            Minor Defect

 

ATTIC:            The attic is inspected (if possible) for roof support structure, and insulation. Although the attic insulation may be acceptable, the greater the insulating value along with proper attic ventilation and moisture control will lessen the chance of ice dams.

 

Roof Framing:            Rafters

Rating:            Acceptable

 

Sheathing:            Wood Boards

Comments:            Spaced wood boards with particle board on top.

Rating:            Acceptable

 

Insulation Type:            Fiberglass, Cellulose

Conditions:            Access door not insulated --- The access door to attic area was not insulated. Recommend  door be insulated to lower heat loss.

                        Minimal insulation --- Minimal insulation was noted. Additional insulation should be installed to lower heat loss.

                        Vapor barrier reversed --- Insulation seems to be improperly installed. The vapor barrier should always face the heated surface.  If condensation is noted in the future correction may be necessary.

Rating:            Minor Defect

 

Summary

 

Exterior

 

            LANDSCAPING

            Site

                        Sloping

                        Condition: Negative drainage

                        Comments: Negative drainage at the east, north, and the west sides.

                        Minor Defect

            Vegetation

                        Shrubs

                        Condition: Shrubbery too close

                        Comments: Shrubbery is too close to the house at the front.

                        Minor Defect

 

            PAVED AREAS

            Steps

                        Wood Steps

                        Condition: Wood in soil

                        Comments: Wood steps at the east side are in the dirt.

                        Minor Defect

 

            SIDING/TRIM

            Siding

                        Vinyl

                        Comments: Holes in the siding at the east, north and west sides.

                        Minor Defect

 

            PORCH/DECK

            Porch

                        Open

                        Enclosed

                        Comments: Water stains at the west wall of the front porch.

                        Minor Defect

            Deck

                        First Level

                        Condition: Wood in soil

                        Comments: Some post at the back deck are touching the dirt.

                        Minor Defect

 

            WINDOWS

            Type

                        Wood

                        Condition: Broken sash rope

                        Comments: Older units.

                        Minor Defect

            Glazing

                        Single Glass

                        Condition: Glazing failing

                        Comments: On some units.

                        Minor Defect

 

            GARAGE

            Garage

                        Detached Garage

                        Condition: Dry rot

                        Comments: Siding is in the dirt at the east side and same wall has dry rot at the base. Hail damage to the roof at the south side of the garage. Peeling paint on the garage. Exposed wires in the garage. Three double taps at sub-panel in the garage.

                        Defective

            Doors

                        Wood

                        Metal

                        Comments: Could not open wood door at the garage.

                        Minor Defect

 

Roof

 

            DRAINAGE

            Type

                        Metal

                        Condition: Partial gutters

                        Comments: No gutters at the west and east sides.

                        Minor Defect

            Down Spouts

                        Metal

                        Condition: Discharge near foundation

                        Comments: Drains near the foundation at the NE corner.

                        Minor Defect

 

            VENTILATION

            Type

                        Gable

                        Condition: Minimal ventilation

                        Comments: Only two gable vents for ventilation of the attic.

                        Minor Defect

 

Structure

 

            FOUNDATION

            Type

                        Basement

                        Condition: Minor cracks

                        Condition: Major cracks.

                        Condition: Displacement

                        Comments: Major crack and displacement at the SW corner of the basement. Major & minor cracks at the east, north, west, and south walls. Past water stains at the NE corner and at the west & north walls.

                        Defective

 

            FLOORS

            Joist

                        Solid Wood

                        Condition: Need hangers

                        Comments: Missing joist hangers at the stairway in the basement.

                        Minor Defect

 

Electrical

 

            SERVICE

            Type

                        Overhead

                        Comments: Improper covering at the connections at the service drop. Improper wire connections at the service drop.

                        Defective

            Ground

                        None

                        Condition: Steel gas line hazard.

                        Condition: Ground missing

                        Comments: No ground wire found. Mfgs. now recommend grounding steel gas lines due to lightning hazard.

                        Defective

 

            MAIN PANEL

            Type

                        Fuse Panel

                        Condition: Double tap

                        Condition: Oxidation on conductors

                        Condition: No room for expansion

                        Comments: Multiple taps in the main 60 amp fuse panel. Panel and electrical system is outdated by today’s standards.

                        Defective

 

            SUB PANEL

            Type

                        Fuse Panel

                        Condition: Double tap

                        Comments: Triple taps at the 30 amp sub-panel in the basement. Exposed wires and fuses at the north wall of the back main level hallway.

                        Defective

 

            BRANCH WIRING

            Type

                        Romex No Grnd

                        Conduit

                        Knob and tube

                        Metallic (BX)

                        Romex

                        Condition: Splice not enclosed

                        Condition: Exposed wiring

                        Comments: Exposed wire and splices all over the basement area including the stairs to the basement. Undersized wire at the kitchen for the light above the sink.

                        Defective

 

            INTERIOR COMP

            Receptacles

                        Condition: Reversed polarity

                        Condition: Non grounding receptacles

                        Comments: Reverse polarity at the outlets at the west & north walls of the basement. Most of the outlets are not grounded due to the age of the house.

                        Defective

            GFI

                        Condition: No GFCI

                        Comments: No GFCI outlets at the kitchen, bathrooms and the basement.

                        Minor Defect

 

            EXTERIOR COMP

            Receptacles

                        Condition: GFCI needed

                        Comments: At the exterior at the front.

                        Minor Defect

 

Plumbing

 

            SUPPLY PIPING

            Piping Mat

                        Copper

                        Galvanized

                        Condition:  copper/galvanized contact

                        Minor Defect

 

            WASTE PIPING

            Piping Material

                        Plastic

                        Galvanized

                        Cast Iron

                        Condition: Older pipes, will need future repairs.

                        Condition: Possible that waste lines will clog in the future.

                        Minor Defect

 

            HOT WATER

            Type

                        Natural Gas

                        Condition: Relief pipe undersized

                        Comments: TPR pipe is undersized on the water heater.

                        Defective

 

Heating

 

            WARM AIR

            Furnace

                        Forced Air

                        Comments: Water and rust stain below the inducer fan inside of the furnace.

                        Defective

            Duct

                        Metal

                        Condition: Possible asbestos

                        Minor Defect

 

A/C

 

            EQUIPMENT

LOCATION

            Location

                        Exterior

                        Condition: Insulation is deteriorated.

                        Minor Defect

 

Kitchen

 

            APPLIANCES

            Dishwasher

                        Built-in

                        Condition: No Hi-loop method.

                        Minor Defect

 

Bath

 

            BATH 1

            Fixtures

                        Vanity

                        Comments: Low volume of water at the sink at the upper bathroom.

                        Minor Defect

            Ventilation

                        Window

                        Comments: No exhaust fan at the upper bathroom.

                        Minor Defect

 

Interior

 

            WALLS

            Type

                        Plaster

                        Condition: Stained

                        Comments: Stains at walls in closet under the front stairs to the upper level.

                        Minor Defect

 

            CEILINGS

            Type

                        Suspended

                        Plaster

                        Condition: Stained

                        Condition: Cracks(minor)

                        Comments: Water stains on the ceiling and walls at the NW bedroom. Stains on the ceiling in the middle east bedroom.

                        Minor Defect

 

            RAILS/STAIRS

            Stairs

                        Wood

                        Comments: Stairs to the basement are sagging on the west side.

                        Minor Defect

 

            ATTIC

            Insulation Type

                        Fiberglass

                        Cellulose

                        Condition: Access door not insulated

                        Condition: Minimal insulation

                        Condition: Vapor barrier reversed

                        Minor Defect