We got the results of the home inspection done, so I have put the majority of the report up so that friends and family can see what was found with the house.
Definitions:
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 – Improvements are needed or Item is not fully functional and requires further evaluation by appropriate trade.
Needs Improvement – Item needs immediate repair or replacement. It is unable to perform its intended function.
Lots and Grounds
1. Marginal Walks: Concrete – The concrete walk in front of the porch has a large gap at steps. The walk also may be a possible trip hazard. The walks can be repaired with a patch. Concrete of this age typically has cracks and some settlement.
2. Acceptable Steps/Stoops: Concrete
3. Acceptable Porch: Concrete
4. Acceptable Vegetation: Mulched planting beds
5. Marginal Grading: Moderate slope – The rear and North side have negative slope & should be corrected with drains or grading to help prevent further water intrusion into basement.
6. Acceptable Driveway: Concrete front porch. – Concrete pitted and chipped, common in concrete of this age.
Exterior Surface and Components
All Exterior Surface
1. Acceptable Type: Brick & Vinyl Siding
2. Acceptable Trim: Aluminum
3. Acceptable Fascia: Aluminum
4. Acceptable Soffits: Vinyl
5. Acceptable Entry Doors: Metal clad
6. Acceptable Door Bell: Hard wired
7. Acceptable Windows: Vinyl double hung / Fixed
8. Acceptable Window Screens: Vinyl mesh
9. Acceptable Basement Windows: Glass block
10. Acceptable Exterior Lighting: Surface mount
11. Marginal Exterior Electric Outlets: GFI – Improper wiring for exterior application open ground> ( GFCI does not function )
12. Acceptable Hose Bibs: Standard Faucet
13. Acceptable Gas Meter: Basement
14. Acceptable Main Gas Valve: Located at gas meter
Roof
Porch & 2nd Floor bath Roof Surface
1. Method of Inspection: From main roof looking down
2. Acceptable Unable to Inspect: 20%
3. Acceptable Material: Rubber flat roof – Flat roofs appear to be in good shape. Several seams will soon need to be re-sealed. Recommend having roofer evaluate in the next year or so.
4. Type: Flat
5. Approx Age: 8 Years
Main Roof Surface
6. Method of Inspection: On roof
7. Acceptable Unable to Inspect: 30%
8. Acceptable Material: Asphalt shingle
9. Type: Dormer
10. Approx Age: 8 Years
11. Acceptable Flashing: Metal
12. Acceptable Valleys: Preformed metal
Main Chimney
13. Acceptable Chimney: Masonry
14. Marginal Flue/Flue Cap: Clay Flue no cap – Recommend chimney caps to prevent water & animal intrusion. Cement cap in need of repairs.
15. Acceptable Chimney Flashing: Metal
16. Acceptable Plumbing Vents: Copper
17. Acceptable Electrical Mast: Surface mount
18. Acceptable Gutters: Aluminum
19. Acceptable Downspouts: Aluminum – Recommend diverting downspouts away from foundation to prevent water intrusion into basement.
Garage/Carport
Attached Garage
1. Type of Structure: Attached Car Spaces: 1
2. Acceptable Garage Doors: Insulated aluminum
3. Acceptable Door Operation: Mechanized
4. Acceptable Door Opener: Gene
5. Acceptable Service Doors: Wood
6. Marginal Walls: Masonry – Deterioration at surfaces & cracks.
7. Marginal Ceiling: Paint – Cracked several locations.
8. Marginal Floor/Foundation: Concrete – Cracked with displacement. 40% of the floor was not visible for inspection.
9. Acceptable Electrical: 120 VAC outlets and lighting circuits
10. Not Present Heating: NOT PRESENT
Electrical
1. Service Size Amps: 100 Volts: 120 / 240 Volt
2. Acceptable Service: Copper
3. Acceptable 110 VAC Branch Circuits: Copper
4. Acceptable 220 VAC Branch Circuits: Aluminum
5. Not Inspected Aluminum Wiring: Present monitor
6. Acceptable Conductor Type: Romex
7. Acceptable Ground: Plumbing and rod in ground.
Basement Electric Panel
8. Acceptable Manufacturer: Homelite – The main panel is newer, but no inspection sticker present.
9. Max Capacity: 100 Amps
10. Acceptable Main Breaker Size: 100 Amps
11. Acceptable Breakers: CU/AL
12. Is the panel bonded? X Yes _ No
Structure
1. Acceptable Structure Type: Masonry
2. Marginal Foundation: Block – Cracks visible several locations in the basement & garage. Block walls with cracks and poor grading are a major contributor to water intrusion in the basement. The interior doors close and no signs of any major cracks in the interior walls were present. We strongly recommend correcting the grading and fixing the cracks in the basement walls to prevent further damage. If excess water is in or behind the wall, bulging walls and structural problems may occur during freeze thaw cycles and prolong or heavy rains.
3. Acceptable Beams: Steel I-Beam
4. Acceptable Bearing Walls: Masonry / Frame
5. Acceptable Joists/Trusses: 2×8
6. Acceptable Piers/Posts: Steel posts
7. Not Inspected Floor/Slab: Concrete – The floor covering was removed but the mastic was still on concrete.
8. Acceptable Stairs/Handrails: Wood stairs with wood handrails
9. Acceptable Subfloor: Wood tongue & groove
Attic
2ND Floor Attic
1. Method of Inspection: From the attic access
2. Acceptable Unable to Inspect: 60%
3. Acceptable Roof Framing: 2×6 Rafter
4. Acceptable Sheathing: Wood
5. Acceptable Ventilation: Gable and roof vents
6. Acceptable Insulation: Present
7. Acceptable Moisture Penetration: Previous water penetration noted – Moisture damage present. The attic and areas that were inspected were dry at the time of inspection. -Monitor
8. Not Inspected Bathroom Fan Venting:
Basement
It is not possible to determine for certain if moisture or dampness has entered the basement in the past or will enter the basement in the future during a heavy or prolonged rain.
Basement Basement
1. Acceptable Unable to Inspect: 40% due to clutter
2. Acceptable Ceiling: Exposed framing / Drop
3. Acceptable Walls: Block / Paneling
4. Not Present Floor Drain: Not Present
5. Marginal Doors: Wood – The door has moisture damage
6. Acceptable Windows: Glass Block
7. Marginal Electrical: 120 VAC outlets and lighting circuits – Several wires exposed & need to be terminated in junction box.
8. Acceptable HVAC Source: Forced air
9. Acceptable Ventilation: Windows
10. Not Present Insulation: None
11. Marginal Moisture Location: Previous water stains present.
Air Conditioning
Manufacture recommends yearly service.
Rear of home AC System
1. Acceptable A/C System Operation: Appears serviceable
2. Acceptable Condensate Removal: Plastic tubing
3. Acceptable Exterior Unit: Trane
4. Model Number: 2TTB0030A1000AA Serial Number: 3073TE85F
5. Area Served: Whole building Approximate Age: New
6. Type: Central A/C Capacity: Not listed
7. Acceptable Visible Coil: Aluminum
8. Acceptable Refrigerant Lines: Serviceable condition
9. Acceptable Electrical Disconnect: Tumble switch
10. Acceptable Exposed Ductwork: Metal
Heating System
Manufacture recommends clean and service yearly.
Basement Heating System
1. Acceptable Heating System Operation: Adequate
2. Manufacturer: Trane
3. Model Number: TUC100C948BA Serial Number: 4335H577G
4. Type: Forced air Capacity: 100,000 BTUHR
5. Area Served: Whole building Approximate Age: New
6. Fuel Type: Natural gas
7. Not Inspected Heat Exchanger: Enclosed
8. Unable to Inspect: 90%
9. Marginal Blower Fan/Filter: Direct drive with disposable filter – 16 X 25 X 1 filter. Filter is extremely dirty
10. Acceptable Distribution: Metal duct
11. Acceptable Flue Pipe: PVC
12. Acceptable Thermostats: Digital
13. Acceptable Suspected Asbestos: Yes – In satisfactory condition at the time of inspection
Plumbing
1. Acceptable Service Line: Copper
2. Acceptable Main Water Shutoff: Basement
3. Acceptable Water Lines: Copper – The waterlines have several plastic splices that were added. ( Basement & 2nd floor bath ) These should be monitored for any leaks. The main concern is that any electrical grounding will be ineffective with plastic. This may be why several outlets show an open ground.
4. Acceptable Gas Service Line: Black Iron Gas Piping
5. Acceptable Vent Pipes: Copper
6. Marginal Service Caps: Accessible – Cast iron clean out cracked & leaking in basement.
7. Marginal Drain Pipes: Copper / Cast Iron / PVC – The main drain pipe has a PVC pipe with cast iron clean out installed. The clean out is cracked and the 1-1/2" line disconnected and open at the hub. The PVC drain in the basement is leaking to the first floor tub. Cast iron drain pipes rust and deteriorate from the inside out making it difficult to asses their condition. When these pipes rust through, a hole will develop as a small pin hole and in many cases the rust will temporarily seal itself. The hole will eventually become large enough to allow water to run from the opening in the pipe, this process can take as long as three to four years from the time the pin hole develops to the time water flows from the pipe.
Basement Water Heater
8. Not Inspected Water Heater Operation: Water heater was not working at Time of inspection. ( Turned Off )
9. Manufacturer: GE
10. Model Number: GG50TO6AVG00 Serial Number: GELN0804A20840
11. Type: Natural gas Capacity: 50 Gal.
12. Approximate Age: New Area Served: Whole building
13. Acceptable Flue Pipe: Metal
14. Acceptable TPRV and Drain Tube: PVC
Bathroom
1st Floor Bathroom
1. Acceptable Ceiling: Paint
2. Acceptable Walls: Paint / Tile
3. Acceptable Floor: Vinyl floor covering
4. Marginal Doors: Wood – Door needs to be replaced.
5. Acceptable Electrical: Recommend GFI @ sink
6. Acceptable Sink/Basin: Porcelain coated
7. Acceptable Faucets/Traps: Metal trap
8. Acceptable Tub/Surround: Porcelain tub and ceramic tile surround
9. Acceptable Toilets: Elongated Bowl
10. Not Present Ventilation: No ventilation
2nd Floor Bathroom
11. Acceptable Ceiling: Paint
12. Acceptable Walls: Paint / Tile
13. Acceptable Floor: Vinyl floor covering
14. Acceptable Doors: Wood
15. Marginal Electrical: GFCI receptacles – Open or missing ground
16. Marginal Sink/Basin: Porcelain coated – The sink is loose
17. Acceptable Faucets/Traps: PVC Trap
18. Acceptable Tub/Surround: Porcelain tub and ceramic tile surround
19. Acceptable Toilets: Elongated Bowl
20. Marginal Ventilation: Electric ventilation fan – The exhaust fan does not appear to be venting outside.
Kitchen
1st Floor Kitchen
1. Acceptable Sink: SS Dual
2. Marginal Electrical: GFCI – Open or missing ground GFCI left of sink.
3. Acceptable Plumbing/Fixtures: PVC Trap
4. Acceptable Counter Tops: Laminate
5. Acceptable Cabinets: Wood
6. Acceptable Ceiling: Paint
7. Acceptable Walls: Paint
8. Acceptable Floor: Vinyl floor covering
9. Acceptable Doors: Wood
10. Acceptable HVAC Source: Forced air
Interior Rooms
Living Room Living Space
1. Acceptable Ceiling: Paint
2. Acceptable Walls: Paint
3. Acceptable Floor: Carpet
4. Acceptable Doors: Wood
5. Acceptable Windows: Vinyl Double Hung / Fixed
6. Acceptable Electrical: 120 VAC outlets and lighting circuits
7. Acceptable HVAC Source: Forced air
Dining Room Living Space
8. Acceptable Ceiling: Paint
9. Acceptable Walls: Paint
10. Acceptable Floor: Wood
11. Acceptable Windows: Vinyl Double Hung / Fixed
12. Acceptable Electrical: 120 VAC outlets and lighting circuits
13. Acceptable HVAC Source: Forced air
Laundry Area
Basement Laundry Room/Area
1. Acceptable Laundry Tub: Concrete
2. Marginal Laundry Tub Drain: Galvanized – Slow drain
3. Acceptable Washer Hose Bib: Standard Faucet
4. Acceptable Washer and Dryer Electrical: 120-240 VAC
5. Acceptable Dryer Vent: Metal flex
6. Acceptable Washer Drain: Drains to laundry tub
7. Not Present Floor Drain: Not Present
Final Comments
The HVAC- Hot Water heater Windows -Doors- Roof all are newer or in good condition. The foundation cracks & water damage & stains in the basement are the main concerns. We recommend prior to close that an indoor air quality test be performed for the entire house. This recommendation is based on the water damage & smell of the basement. The main plumbing DWV lines are also in need of repair. The majority of the plumbing is concealed and not visible for inspection.
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