Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 1 of 28 web sample Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection F Functional Functional with no obvious signs of defect. NP Not Present Item not present or not found. NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. M Marginal Item may not be fully functional and requires repair or servicing. NF Not Functional Item needs immediate repair or replacement. It is unable to perform its intended function. SC Safety Concern General Information Not all items in the inspection are included in this sample. Not all verbiage is for this sample... some items and verbiage removed to shorten the sample. THIS IS JUST A SAMPLE of what the report looks like. Thanks, Property Information Property Address 1234 Sample Avenue City Mostplaces State Ohio Zip 43000 Client Information Client Name Gest Ooner Client Address x City x State Ohio Zip x Phone 614 123-4567 Fax n/a E-Mail newbuyer@yahooo.com Inspection Company Inspector Name Rick A Harrington Company Name Patch Independent Home Inspections, LLC Company Address 13514 Falmouth Ave. City Pickerington State OH Zip 43147 Phone 614-565-4962 Fax 614-768-1190 E-Mail homeinspections@insight.rr.com File Number 090101a Amount Received xxx Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 2 of 28 web sample General Information (Continued) Conditions Others Present Buyer's Agent and Buyer Property Occupied Occupied Estimated Age Built 19xx per auditor web site Entrance Faces South Inspection Date 01/01/08 Start Time 10:45 am End Time 1:15 pm Electric On Yes No Not Applicable Gas/Oil On Yes No Not Applicable Water On Yes No Not Applicable Temperature 42 degrees Weather Drizzle Soil Conditions Damp Space Below Grade Basement Building Type Single family Garage Attached Lots and Grounds F NP NI M NF 1. 2. 3. 4. SC Driveway: Asphalt Multiple cracks in driveway. Suggest regular sealing to prevent water penetration and further cracking. This appears to be a capped over driveway. The area in front of the garage is sloped toward the garage. Suggest monitoring this area for water pooling. Walks: Concrete and pavers Steps/Stoops: Concrete and pavers Patio: Concrete and pavers Rear concrete patio at rear entrance has settled toward the foundation. This will direct water toward the foundation. Suggest evaluation for repair by a qualified contractor. Note - patio enclosure room also has settled toward the foundation. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 3 of 28 web sample Lots and Grounds (Continued) 5. Grading: Negative and flat Improper soil slope towards foundation in multiple areas. This will direct water toward the foundation and may cause foundation settlement or water penetration. Recommend the addition of fill dirt to improve grade. Recommended grade is 1 inch drop for every 1 ft lateral away from the foundation continuing from 4 feet to 6 feet. Areas of concern are between the house and front side walk, to right of front porch, left of AC unit. Suggest proper grading be evaluation on all sides. 6. 7. 8. Swale: Adequate slope and depth for drainage Vegetation: Shrubs, trees and vegetation Window Wells: Covered and drains not visible Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 4 of 28 web sample Exterior Surface and Components The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. F NP NI M NF SC Main Exterior Surface 1. Type: Stucco with partial stone front Multiple hairline cracks visible. Cracks on front right corner over hang. Suggest repair. Stucco should be cleaned and inspected annually. Stucco can be cleaned with water, a brush and mild detergent. Each year stucco surfaces should be inspected for any holes, significant cracks or separations. If stucco repairs are needed, it is important that such repairs be completed on a timely basis before damage can be incurred to your home. Suggest sealing area between front stone wall and stucco sides to prevent water and pest infiltration. Suggest sealing all penetrations through stucco. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 5 of 28 web sample Exterior Surface and Components (Continued) Type: (continued) 2. 3. 4. 5. 6. Trim: Aluminum Fascia: Aluminum Soffits: Aluminum Door Bell: Functional Entry Doors: Metal Skin and wood Dead bolt locks not installed at entry doors. Suggest evaluation for repair or replacing weather stripping at all entry doors. Garage entry door to house may be hollow wood door and may not be adequate to slow a fire. Suggest further evaluation to determine if door is hollow or solid. Suggest sealing metal slider threshold on exterior side. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 6 of 28 web sample Exterior Surface and Components (Continued) 7. 8. 9. 10. 11. 12. 13. 14. 15. Patio Door: Metal sliding This type of metal doors are known to leak air without proper maintenance. The left door has been sealed closed with caulking. The latch on the right door does not function. Suggest repairing the latch. Windows: Vinyl double hung Window Screens: Vinyl mesh Basement Windows: Glass block Exterior Lighting: Surface mounted lamps front and rear Exterior Electric Outlets: 110 VAC No ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI protected receptacles help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI receptacles. Hose Bibs: Gate anti siphon Gas Meter: Exterior surface mount at rear of home Main Gas Valve: Located at gas meter Roof F NP NI M NF SC Main Roof Surface 1. Method of Inspection: On roof 2. Material: Asphalt shingle 3. Type: Hip 4. Approximate Age: Approximately 5 years per seller Porch Roof Surface 5. Method of Inspection: On roof 6. Material: Metal 7. Type: Flat 8. Approximate Age: Unable to determine age of roofing material. 9. Flashing: Aluminum 10. Plumbing Vents: metal 11. Electrical Mast: Mast through roof 12. Gutters: Aluminum Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 7 of 28 web sample Roof (Continued) 13. Downspouts: Aluminum Downspout on florida room is not secured to the building on the west side. 14. Leader/Extension: Aluminum and Plastic Multiple extensions have been flattened and may impede water flow. Suggest correcting extensions. Center of Structure Chimney 15. Chimney: Stone Mortar cap has been repaired. Suggest monitoring. 16. 17. Flue/Flue Cap: Clay tile with metal cap Chimney Flashing: Aluminum Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 8 of 28 web sample Garage/Carport F NP NI M NF SC Front Garage 1. Type of Structure: Attached Car Spaces: 2 2. Garage Doors: Insulated aluminum 3. Door Operation: Mechanized 4. Door Opener: Craftsman Safety / Repair or Improve: The garage door auto reverse mechanism did not operate. All garage door opening devices should have a safety feature which automatically reverses the door if it strikes something while closing. This feature reduces the risk of liability, damage, injury, and possible death to a child or pet. Garage door openers equipped with this feature usually have a sensitivity adjustment. It is often set incorrectly or in need of adjustment. Recommend that you consult with a garage door specialist. Note: Due to the age of this home, the opener may not be equipped with an anti-reversing mechanism. Anti-reversing mechanisms were not required in most jurisdictions until 1991. Light beam safety does not exist. A qualified contractor is recommended to evaluate and estimate repairs 5. Ceiling: Drywall Ceiling drywall is cracked. Suggest repair and monitor. 6. Walls: Drywall Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 9 of 28 web sample Garage/Carport (Continued) 7. Floor/Foundation: Poured slab Multiple cracks in concrete garage floor. Suggest monitoring for water penetration and displacement. Repair as needed. It's a good idea to seal cracks to prevent water from seeping down into the cracks from water inside the garage. 8. Electrical: 110 VAC outlets and lighting circuits No ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI protected receptacles help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI receptacles. Windows: Jalousie 9. Electrical The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. F NP NI M NF SC 1. TWO- and THREE-HOLE RECEPTACLES Multiple 3 hole receptacles are ungrounded throughout. The use of three-hole ground-type receptacles on a two-wire electrical system gives the impression that safety protection is present in the circuit, when in reality it is not. Older style two-hole receptacles are still available and should be installed to eliminate this false sense of security. Three-hole receptacles may be more convenient (and often less expensive), but are often installed without giving consideration to this situation. The use of a three-pronged plug in an ungrounded receptacle can be a safety concern. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 10 of 28 web sample Electrical (Continued) The plug has the grounding provision for a reason and electrical appliances should always be used for the function they were intended to perform. All such installations should be labeled “No Equipment Ground” on each receptacle that applies. Grounding of all “three-pronged” receptacles or protection with a Ground Fault Circuit Interrupter (GFCI) on each is recommended for safety reasons, prior to the close of escrow or after taking possession of the property. “Two-hole” outlets are not grounded and should never be used with a “three-pronged” plug. Adapters have been devised for this usage, but there is still no adequate ground and such adapters are not always safe. Until the electrical system is upgraded for “three-pronged” usage, it would be prudent to not use adapters, extension cords, or “three-pronged” plugs in any way. Consider that “three-pronged” plugs have been engineered for use with a “three-hole” grounded receptacle. http://www.cpsc.gov/cpscpub/pubs/524.html Suggest evaluation for changes or upgrade by a qualified electrician. 2. Service Size Amps: 100 Volts: 110-240 VAC 3. Service: #2 Aluminum Service entry cable sheathing has deteriorated and may allow water to penetrate to the distribution panel. The cable is not secured to the structure and may be subject to mechanical damage. Suggest evaluation for repair by a qualified electrician. 4. 5. 6. 7. 8. 120 VAC Branch Circuits: Copper 240 VAC Branch Circuits: Copper Conductor Type: Non-metallic sheathed cable and Romex Ground: see note Ground wire exiting distribution panel at top. Could not locate the grounding rod on the exterior. Plumbing cannot be used as ground as the main line from the well is plastic. Suggest qualified electrician verify grounding. Smoke Detectors: Battery operated Cannot verify age of smoke detectors. Recommend adding new detectors on each level including outside bedrooms. Also recommend that carbon monoxide alarms be placed in bedrooms, utility closets (laundry, furnace, water heater), and garages; that they be tested monthly; and that batteries be changed when clocks are changed in Spring and Fall. I also recommend using only the most sensitive alarms with no time delay. Smoke detector design life is 7-10 years - see manufacturer recommendations. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 11 of 28 web sample Electrical (Continued) Basement Electric Panel 9. Manufacturer: General Electric Main lugs are double tapped. The breaker box to left of the main panel is powered by wires directly connected to the main lugs. Improperly terminated wiring in the panel. Improperly terminated wiring outside left of the panel that appears to be coming from the Dryer 240V outlet. 2 of the 240V breakers are not being used but in the on position. Opening on left side of panel may allow object to be entered into the panel and is a shock hazard. The panel is full but with 2 unused 240v breakers. Antioxidant grease not present on main lugs and this may lead to arcing. Suggest evaluation for repair by a qualified electrician. 10. Maximum Capacity: 100 Amps 11. Main Breaker Size: No single main breaker exists, Split bus design 12. Breakers: Copper and Aluminum 13. AFCI: 14. GFCI: Not present One or more GFCI receptacles. One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks, exterior outlets and outlets in unfinished basements have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 12 of 28 web sample Electrical (Continued) 15. Is the panel bonded? Yes No Structure The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons. F NP NI M NF 1. 2. 3. 4. 5. 6. 7. SC Structure Type: Wood frame Foundation: Block Differential Movement: Bearing Walls: Block and wood frame Joists/Trusses: 2x8 solid wood Floor/Slab: Poured slab Subfloor: solid wood planks Multiple openings from basement unfinished side to floor above. This is a safety concern. Openings such as these can allow fire to spread easily from floor to floor. Suggest evaluation for repair by a qualified contractor. Attic The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. F NP NI M NF SC Main Attic 1. Method of Inspection: From the attic access 2. Roof Framing: 2x6 solid wood rafter 3. Sheathing: solid wood planks 4. Ventilation: Roof and soffit vents 5. Insulation: Blown in Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 13 of 28 web sample Attic (Continued) 6. 7. Insulation Depth: 10 -12 inches Moisture Penetration: Previous water penetration noted Does not appear to be active. Bathroom Fan Venting: 8. Garage access Attic 9. Method of Inspection: From the attic access 10. Roof Framing: 2x6 solid wood rafter 11. Sheathing: solid wood planks 12. Ventilation: Roof and soffit vents 13. Insulation: Blown in 14. Insulation Depth: 10 -12 inches Over living space only. area. 15. Moisture Penetration: Previous water penetration noted Does not appear to be active. 16. Not over garage Bathroom Fan Venting: Basement F NP NI M NF SC unfinished utility room Basement 1. Unable to Inspect: 15% Some areas are not visible due to storage items. Suggest inspecting this area on final walk through. 2. Ceiling: Exposed framing 3. Walls: Block 4. Floor: Poured concrete 5. Floor Drain: Surface drain Drain cover/strainer not in place. This may allow for object to fall into the drain and clog the drain. Suggest adding cover or strainer to drain. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 14 of 28 web sample Basement (Continued) 6. 7. Doors: Hollow wood Electrical: 110 VAC outlets and lighting circuits Loose wiring at ceiling next to heat duct. Suggest securing wiring by a qualified contractor. No ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI protected receptacles help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI receptacles. 8. HVAC Source: Heating system register Vent in duct may be installed backwards. Suggest evaluation for repair by a qualified contractor. Insulation: None Suggest adding insulation at rim joist. 9. 10. Sump Pump: Submerged Main sump pump discharge pipe is not secured to wall. Backup sump pump discharge pipe is not supported and pump is not supported in sump pit. The discharge pipe is reduced in size at top and may not flow properly. The discharge pipe terminates in the yard. The main sump pump discharge is into the septic system. Suggest evaluation for repair by a qualified contractor. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 15 of 28 web sample Basement (Continued) 11. Moisture Location: see note Previous moisture in northwest corner visible and under kitchen sink on subfloor. Suggest monitoring and correct/repair as needed. Finished Area Basement 12. Unable to Inspect: 15 Foundation walls are finished and not visible in lower level rooms. This includes basement, next level bath room, office and living space that have partially covered foundation walls. 13. 14. 15. 16. 17. 18. 19. Ceiling: Painted Drywall Walls: Painted drywall and paneling Floor: Carpet over vinyl flooring Doors: Hollow wood Windows: Glass Block with vent Moisture Location: Basement Stairs/Railings: Concrete stairs with no handrails Missing safety rails to basement. Suggest adding safety railing. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 16 of 28 web sample Basement (Continued) 20. Mildew on paneling in southwest corner closet. Moisture meter indicates that area is not wet at time of inspection. This area coincides with the negative grade on front of house next to driveway. Suggest cleaning this area by a qualified contractor or use proper protective equipment if cleaning by client. If concerned about this area suggest further testing by an indoor air quality or mold contractor. www.epa.gov/mold can give guidelines for cleaning area. Suggest cleaning and monitoring area. Air Conditioning The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms. F NP NI M NF Main AC System 1. SC A/C System Operation: Not inspected To avoid possible compressor damage due to outside temperature below 60 degrees, the unit was not tested. All inspection items in this section is visual only. Not functionally tested. The unit appears to be approximately 21 years old and nearing the end of it's intended life. Suggest service and evaluation by a qualified contractor. 2. Condensate Removal: PVC piping 3. Exterior Unit: Pad mounted 4. Manufacturer: Sears 5. Model Number: 867.8101443C456A Serial Number: H705 12364 6. Area Served: Whole building Approximate Age: manf date 2/87 on tag 7. Fuel Type: 220-240 VAC Temperature Differential: n/a 8. Type: Central A/C Capacity: 3 Ton Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 17 of 28 web sample Air Conditioning (Continued) 9. Visible Coil: Copper core with aluminum fins Dirt and debris on coils. This will cause the unit to be less efficient. Suggest cleaning the coils. 10. Refrigerant Lines: Serviceable condition Refrigerant lines are run into the Florida room and are exposed to mechanical damage. Suggest protecting the lines. 11. Electrical Disconnect: Blade connection Fireplace/Wood Stove F NP NI M NF SC Living Room Fireplace 1. Fireplace Construction: Brick Due to build up of creosote, suggest fireplace and components be cleaned and inspected prior to use and on a regular basis. Individual use may affect the time between service checks. 2. Type: Wood burning 3. Smoke Chamber: 4. Flue: 5. Damper: Metal 6. Hearth: Raised Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 18 of 28 web sample Heating System The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. F NP NI M NF SC Basement Heating System 1. Heating System Operation: Functional at time of inspection 2. Manufacturer: Bryant 3. Model Number: 333BAV060100 Serial Number: 1702A76188 4. Type: Forced air Capacity: 100,000 BTUHR 5. Area Served: Whole building Approximate Age: 5 years per serial number 6. Fuel Type: Natural gas 7. Heat Exchanger: 5 Burner High efficiency furnaces are constructed as such the heat exchange and burners are not visible without dismantling the unit. 8. Blower Fan/Filter: Direct drive with disposable filter Filter size is 25x20x2. 9. 10. 11. 12. Distribution: Metal duct Suggest sealing openings in duct work and plenum to force air to the proper vents. Flue Pipe: single wall to double wall to chimney Humidifier: April-Aire Thermostats: Individual Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 19 of 28 web sample Heating System (Continued) 13. Suspected Asbestos: Yes 9 inch floor tiles in lower level may be asbestos or the mastic used to attach the tiles may be. This will not be an issue unless they become damaged and friable (loose fibers becoming air bourne). As long as they stay in tack or encapsulated they will not be a concern. It cannot be determined if these are asbestos unless it is tested by a lab. Plumbing The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. F NP NI M NF SC 1. Service Line: Black plastic 2. Main Water Shutoff: Not accessible 3. Water Lines: Copper 4. Drain Pipes: PVC, Cast Iron and galvanized 5. Service Caps: Accessible 6. Vent Pipes: metal 7. Gas Service Lines: Black iron pipe Basement Water Heater 8. Water Heater Operation: Functional at time of inspection This is an electric water heater. The individual electrodes are not tested as part of this inspection. This water heater is set up with power set back controls that may be controlled by the power company. This may be a leased unit. Suggest inquiry from the seller as to the details of the lease of this unit. 9. Manufacturer: Sepco - Hydrastone 10. Model Number: S1204545 Serial Number: 129480325 11. Type: Electric Capacity: 115 gallons 12. Approximate Age: unable to determine Area Served: Whole building 13. TPRV and Drain Tube: Copper Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 20 of 28 web sample Plumbing (Continued) 14. A water supply hose has been added to the main drain in the basement. This may be used to keep water in the trap of the drain used for the sump pump. However, this is a possible cross connection where non potable water could be drawn back into the supply lines if the water pressure were to be reduced and the septic system would back up. Suggest only having this line in the drain when in use. 15. Multiple plumbing lines in unfinished side of basement are covered with newspaper. This may have been done to prevent condensation. The condensation may have been caused by missing rim joist insulation. The heat duct over the washing machine is rusted and may have been caused by the previous condensation on the pipes. Suggest adding the rim joist insulation and monitoring the pipes. If condensations occurs, suggest adding insulation on the cold water pipes in this side of the basement after removing the newspaper. Water pipe next to heat duct is not completely supported. Suggest adding copper supports as needed. 16. FYI - a water softener and filter is installed in this house. The filters are available at hardware stores. Check the manufacturer suggestions on filter replacement intervals. The salt tank should always have salt in the tank. If further information is needed on the softener - contact company listed on the equipment. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 21 of 28 web sample Bathroom F NP NI M NF SC lower level half bath, upper level hall, master bath Bathroom 1. Ceiling: Painted Drywall 2. Walls: Painted drywall and paneling 3. Floor: Ceramic tile and vinyl 4. Doors: Hollow wood Door to lower level half bath sticks at bottom. Suggest repair. 5. Windows: Vinyl double hung 6. Electrical: 110 VAC outlets and lighting circuits No electrical outlets in lower level half bath and master bath. 7. Counter/Cabinet: Wood Multiple doors on storage pantry and under sink will not close due to broken latches. Suggest repair. 8. Sink/Basin: Molded single bowl and pedestal 9. Faucets/Traps: Faucet with PVC trap Tub stopper in upper level hall bath does not function. Suggest evaluation for repair by a qualified contractor. 10. Tub/Surround: Porcelain tub and fiberglass surround 11. Shower/Surround: Ceramic tile 12. Toilets: Functional 13. HVAC Source: Heating system register 14. Ventilation: Window No ceiling vent fans exist. Suggest opening windows during showers to vent moisture to exterior. Kitchen F NP NI M NF 1st Floor Kitchen 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. SC Cooking Appliances: Functional at time of inspection Ventilator: In Microwave Disposal: Functional Dishwasher: Functional at time of inspection Refrigerator: Functional at time of inspection Microwave: Functional at time of inspection Sink: Molded double bowl Plumbing/Fixtures: Functional with metal and PVC trap Counter Tops: Laminate Cabinets: Wood Ceiling: Painted Drywall Walls: Painted drywall Floor: Hardwood laminate Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 22 of 28 web sample Bedroom The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. F NP NI M NF SC All bedrooms Bedroom 1. Closet: Single 2. Ceiling: Painted Drywall 3. Walls: Painted drywall 4. Floor: Carpet and hardwood 5. Doors: Hollow wood Living Space The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and a representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. F NP NI M NF SC lower level office, family room, living room, dining room Living Space 1. Closet: Single 2. Ceiling: Painted Drywall 3. Walls: Painted drywall, paneling, mirrors and faux brick Settlement crack in wall above opening between living room and kitchen. Suggest repair and monitor. 4. Floor: Carpet, vinyl and stone 5. Doors: Hollow wood Door guides are missing on closet doors in mid level family room. This may allow doors to fall off track or pinch fingers. Suggest adding door guides. 6. Windows: Vinyl double hung Florida room Living Space 7. Ceiling: metal or vinyl 8. Walls: metal or vinyl 9. Floor: Carpet over concrete Concrete is not visible. Level indicates this floor has settled toward the foundation. 10. Doors: Storm door 11. Windows: Sliders 12. Electrical: 110 VAC outlets and lighting circuits ungrounded 3 prong outlet. Suggest adding GFCI outlet. 13. HVAC Source: Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 23 of 28 web sample Laundry Room/Area F NP NI M NF SC Unfinished utility side of basement Laundry Room/Area 1. 2. 3. Laundry Tub: Washer Hose Bib: Gate valves Washer and Dryer Electrical: 110 VAC Note 240v outlet for dryer is not connected to the panel. If electric dryer is to be used the outlet will need to be connected to the panel. 4. 5. Dryer Vent: Metal flex Dryer Gas Line: Black iron pipe Final Comments "USE BY OTHERS: This inspection report is for the exclusive use of client. Client will not disclose any part of the inspection report to any other person with these exceptions ONLY: One copy may be provided to the real estate agent (or lawyer) representing Client and/or a bank or other lender for use in Client's transaction only. This report and its contents cannot be relied upon by anyone outside of this direct transaction. Inspector and Inspection company shall be held harmless for any third party use of Inspection Report." Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 24 of 28 web sample 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. Lots and Grounds 1. Patio: Concrete and pavers Rear concrete patio at rear entrance has settled toward the foundation. This will direct water toward the foundation. Suggest evaluation for repair by a qualified contractor. Note - patio enclosure room also has settled toward the foundation. 2. Grading: Negative and flat Improper soil slope towards foundation in multiple areas. This will direct water toward the foundation and may cause foundation settlement or water penetration. Recommend the addition of fill dirt to improve grade. Recommended grade is 1 inch drop for every 1 ft lateral away from the foundation continuing from 4 feet to 6 feet. Areas of concern are between the house and front side walk, to right of front porch, left of AC unit. Suggest proper grading be evaluation on all sides. Exterior Surface and Components 3. Patio Door: Metal sliding This type of metal doors are known to leak air without proper maintenance. The left door has been sealed closed with caulking. The latch on the right door does not function. Suggest repairing the latch. Garage/Carport 4. Front Garage Door Opener: Craftsman Safety / Repair or Improve: The garage door auto reverse mechanism did not operate. All garage door opening devices should have a safety feature which automatically reverses the door if it strikes something while closing. This feature reduces the risk of liability, damage, injury, and possible death to a child or pet. Garage door openers equipped with this feature usually have a sensitivity adjustment. It is often set incorrectly or in need of adjustment. Recommend that you consult with a garage door specialist. Note: Due to the age of this home, the opener may not be equipped with an anti-reversing mechanism. Anti-reversing mechanisms were not required in most jurisdictions until 1991. Light beam safety does not exist. A qualified contractor is recommended to evaluate and estimate repairs Electrical 5. Service: #2 Aluminum Service entry cable sheathing has deteriorated and may allow water to penetrate to the distribution panel. The cable is not secured to the structure and may be subject to mechanical damage. Suggest evaluation for repair by a qualified electrician. 6. Ground: see note Ground wire exiting distribution panel at top. Could not locate the grounding rod on the exterior. Plumbing cannot be used as ground as the main line from the well is plastic. Suggest qualified electrician verify grounding. 7. Smoke Detectors: Battery operated Cannot verify age of smoke detectors. Recommend adding new detectors on each level including outside bedrooms. Also recommend that carbon monoxide alarms be placed in bedrooms, utility closets (laundry, furnace, water heater), and garages; that they be tested monthly; and that batteries be changed when clocks are changed in Spring and Fall. I also recommend using only the most sensitive alarms with no time delay. Smoke detector design life is 7-10 years - see manufacturer recommendations. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 25 of 28 web sample Marginal Summary (Continued) 8. Basement Electric Panel Manufacturer: General Electric Main lugs are double tapped. The breaker box to left of the main panel is powered by wires directly connected to the main lugs. Improperly terminated wiring in the panel. Improperly terminated wiring outside left of the panel that appears to be coming from the Dryer 240V outlet. 2 of the 240V breakers are not being used but in the on position. Opening on left side of panel may allow object to be entered into the panel and is a shock hazard. The panel is full but with 2 unused 240v breakers. Antioxidant grease not present on main lugs and this may lead to arcing. Suggest evaluation for repair by a qualified electrician. Structure 9. Subfloor: solid wood planks Multiple openings from basement unfinished side to floor above. This is a safety concern. Openings such as these can allow fire to spread easily from floor to floor. Suggest evaluation for repair by a qualified contractor. Basement 10. unfinished utility room Basement Floor Drain: Surface drain Drain cover/strainer not in place. This may allow for object to fall into the drain and clog the drain. Suggest adding cover or strainer to drain. 11. unfinished utility room Basement Electrical: 110 VAC outlets and lighting circuits Loose wiring at ceiling next to heat duct. Suggest securing wiring by a qualified contractor. No ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI protected receptacles help prevent electric shocks in areas that may have water present. Recommend having a qualified electrician install one or more GFCI receptacles. 12. unfinished utility room Basement HVAC Source: Heating system register Vent in duct may be installed backwards. Suggest evaluation for repair by a qualified contractor. 13. unfinished utility room Basement Sump Pump: Submerged Main sump pump discharge pipe is not secured to wall. Backup sump pump discharge pipe is not supported and pump is not supported in sump pit. The discharge pipe is reduced in size at top and may not flow properly. The discharge pipe terminates in the yard. The main sump pump discharge is into the septic system. Suggest evaluation for repair by a qualified contractor. Air Conditioning 14. Main AC System Visible Coil: Copper core with aluminum fins Dirt and debris on coils. This will cause the unit to be less efficient. Suggest cleaning the coils. Fireplace/Wood Stove 15. Living Room Fireplace Fireplace Construction: Brick Due to build up of creosote, suggest fireplace and components be cleaned and inspected prior to use and on a regular basis. Individual use may affect the time between service checks. Plumbing 16. Multiple plumbing lines in unfinished side of basement are covered with newspaper. This may have been done to prevent condensation. The condensation may have been caused by missing rim joist insulation. The heat duct over the washing machine is rusted and may have been caused by the previous condensation on the pipes. Suggest adding the rim joist insulation and monitoring the pipes. If condensations occurs, suggest adding insulation on the cold water pipes in this side of the Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 26 of 28 web sample Marginal Summary (Continued) 372 (continued) basement after removing the newspaper. Water pipe next to heat duct is not completely supported. Suggest adding copper supports as needed. Bathroom 17. lower level half bath, upper level hall, master bath Bathroom Doors: Hollow wood Door to lower level half bath sticks at bottom. Suggest repair. 18. lower level half bath, upper level hall, master bath Bathroom Electrical: 110 VAC outlets and lighting circuits No electrical outlets in lower level half bath and master bath. 19. lower level half bath, upper level hall, master bath Bathroom Counter/Cabinet: Wood Multiple doors on storage pantry and under sink will not close due to broken latches. Suggest repair. 20. lower level half bath, upper level hall, master bath Bathroom Faucets/Traps: Faucet with PVC trap Tub stopper in upper level hall bath does not function. Suggest evaluation for repair by a qualified contractor. Living Space 21. lower level office, family room, living room, dining room Living Space Doors: Hollow wood Door guides are missing on closet doors in mid level family room. This may allow doors to fall off track or pinch fingers. Suggest adding door guides. 22. Florida room Living Space Electrical: 110 VAC outlets and lighting circuits ungrounded 3 prong outlet. Suggest adding GFCI outlet. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 27 of 28 web sample Not Functional 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. Basement 1. unfinished utility room Basement Insulation: None Suggest adding insulation at rim joist. Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc. Patch Independent Home Inspections, LLC 21:36 February 10, 2009 Page 28 of 28 web sample Safety Concern 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. Electrical 1. Basement Electric Panel GFCI: Not present One or more GFCI receptacles. One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks, exterior outlets and outlets in unfinished basements have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed. Basement 2. Finished Area Basement Basement Stairs/Railings: Concrete stairs with no handrails Missing safety rails to basement. Suggest adding safety railing. Plumbing 3. A water supply hose has been added to the main drain in the basement. This may be used to keep water in the trap of the drain used for the sump pump. However, this is a possible cross connection where non potable water could be drawn back into the supply lines if the water pressure were to be reduced and the septic system would back up. Suggest only having this line in the drain when in use. Laundry Room/Area 4. Unfinished utility side of basement Laundry Room/Area Smoke Detector: Battery operated Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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