Gas may be shut off to fireplace.
inspector
Tristan Eager
22148
28
Observation
1
Safety hazard
1 - Information
2 - I. Structural Systems
A. Foundations:
Foundation Type
Post-Tension Cable Slab
C. Roof Covering Materials:
Types of Roof Covering
Architectural
C. Roof Covering Materials:
Roof Covering was Observed From
Walked lower levels of roof
C. Roof Covering Materials:
Only the south side of the roof was observed due to its height and slope.
D. Roof Structure & Attic:
Type of Attic Ventilation
Soffit Vents, Static Vents
D. Roof Structure & Attic:
Depth of Attic Insulation
14 inches
D. Roof Structure & Attic:
Attic was Observed From
Walked accessible areas
D. Roof Structure & Attic:
Reason for not Inspecting Entire Attic
Insulation Over Top of Rafters
J. Fireplaces and Chimneys:
Fireplace vent in attic was not accessible and was not inspected
J. Fireplaces and Chimneys:
Fire place did not operate when switch was turned on
J. Fireplaces and Chimneys:
Gas at fireplace not tested
Operation of any shut-off valves is outside of the scope of the inspection.
A. Foundations:
LIMITATIONS OF EVALUATING FOUNDATION PERFORMANCE BY VISUAL INSPECTION
Evaluating the performance of a foundation is a complex task that would typically be performed by a licensed professional engineer using specialized equipment over a period of time. An evaluation of this nature is outside the scope of this inspection.
To inspect the foundation the following visual and performance criteria were used:
- No framing or frieze board separations
- Doors properly opening and closing
- No sloping floors (visual inspection only)
- No slab, window, wall, flooring or ceiling cracks
- No cracked or damaged masonry
This evaluation provides a snapshot of the foundation on the particular day it was inspected. It does not predict future performance. Stresses placed on the foundation can vary significantly by season. Varying stresses could result in a door that closes in the summer, but may bind after a significant amount of rain. Varying foundation stresses can be minimized by proper maintenance of the foundation. It is strongly recommended that homeowners research the maintenance that is required for their type of foundation and address the comments listed in the Grading and Drainage Section of this report. No foundation warranty is implied by this inspection.
LIMITATIONS: Areas of the foundation that were not visible due to adjacent flatwork, floor coverings, soil, furniture, patios, decks and vegetation were not inspected.
A. Foundations:
Foundation Performance (as intended)
Based on conditions observed today, the foundation is performing as intended. Addressing comments in the Grading and Drainage section of this report may help minimize future foundation movement.
B. Grading and Drainage:
Subsurface Storm Drain System Not Inspected
Subsurface drains were not inspected internally and may require periodic cleaning.
C. Roof Covering Materials:
Insurability
It is recommended that your insurer confirms that the roof meets underwriting requirements prior to closing.
J. Fireplaces and Chimneys:
Chimney Accessibility
Only the readily accessible parts of the chimney were inspected. A remote camera was not used to inspect the internal surfaces and joints of the chimney. The National Fire Protection Association recommends annual chimney inspections. Chimneys that are frequently used may need annual cleanings.
$
Credit
Comment
Cut Back Vegetation
Cut back all trees and plants that are touching the house. Plant material adjacent to wall, foundation and roof promote high moisture and insect intrusion.
$
Credit
Comment
Drain system is clogged or not adequately sloped
Standing water was observed in the drain system. The slope on the south side of the house is insufficient to drain water away from the house. The drain system is needed to prevent ponding water and soil saturation. Saturated soil can cause foundation movement.
$
Credit
Comment
Lifted Shingles
South
Lifted shingles were observed in multiple locations. This may be caused by nail heads sticking up. This will make the roof more prone to wind damage.
$
Credit
Comment
Attic ladder not fire rated
Per building code, the garage is designed to contain fires and slow their spreading to the house. All penetrations of the garage walls and ceilings must be designed to slow the spread of fire. The attic access hatch is not fire rated and does not meet building code requirements.
$
Credit
Comment
Mold Like substance observed on sheathing
Mold like substance was observed in multiple locations on roof sheathing. Inspector did not test and can not determine if this is actually mold. Sheathing was probed with a moisture meter and was dry. This substance was covering much of the sheathing in the attic. Professional evaluation is recommended.
$
Credit
Comment
Split strut
Attic, by attic entry
Strut has cracked along its length in attic. There is a defect in the lumber where the crack occurred. Inspector can not determine if this will affect the performance of the roof structure.
$
Credit
Comment
Rusting Lintels
Multiple Locations
Rusting observed on lintel. It should be cleaned and painted to prevent further deterioration. Lintels support brick above wall openings. Lintels that rust can expand and cause brick cracking. Rusting lintels will eventually loose strength and can cause damage to the wall.
$
Credit
Comment
Brick cracking above garage door
Brick cracking observed above garage door. This is a high stress area that is prone to cracking. Recommend monitoring cracking and if it worsens, consider professional evaluation.
$
Credit
Comment
Weep holes not installed above winow
North
Weep holes help reduce moisture inside the walls and are needed to allow walls to breathe.
$
Credit
Comment
Drywall tape separation (minor)
above column near kitchen
$
Credit
Comment
Minor Ceiling cracking
2nd floor living room
No other indicators of foundation movement were observed. Recommend monitoring and if it worsens consider professional evaluation.
$
Credit
Comment
Cracked window
2nd Floor West Bedroom closet
$
Credit
Comment
Window is difficult to close and lock
Kitchen above sink
It must be lifted to engage locks.
3 - II. Electrical Systems
A. Service Entrance and Panels:
Type of Electrical Service
Underground
A. Service Entrance and Panels:
Service Panel Location
Garage
A. Service Entrance and Panels:
Service Panel Capacity (Amps)
200
A. Service Entrance and Panels:
Type of Grounding
Grounding Rod at Meter
A. Service Entrance and Panels:
Type of Branch Circuit Conductor
Copper (where observed)
$
Credit
Comment
Exterior lights controlled by a light switch were not tested
$
Credit
Comment
Unknown Function of Switch
Front door, switch on far right
Pictured switches by back door
Pictured switches in master bedroom
Column by kitchen, switch on right
$
Credit
Comment
Pictured Light - Did not turn on when all switches were tested.
hallway at front entry
The bulb may be burned out or there may be an issue with the circuit.
Additionally, the trim ring for this light fell out when the garage door was opened. The trim ring is now broken.
4 - III. Heating, Ventilation & Air Conditioning Systems
A. Heating Equipment:
Type of Heating System
Central Ducted
A. Heating Equipment:
Furnace Manufacturer
Lennox
A. Heating Equipment:
Furnace Date of Manufacture
2015
A. Heating Equipment:
Furnace Energy Source
Natural Gas
B. Cooling Equipment:
Type of Cooling System
Central Ducted
B. Cooling Equipment:
Condenser Manufacturer
Lennox
B. Cooling Equipment:
Condenser Date of Manufacture
2016
B. Cooling Equipment:
Evaporator Manufacturer
Lennox
B. Cooling Equipment:
Evaporator Date of Manufacture
2015
A. Heating Equipment:
Furnace Nameplate
.
B. Cooling Equipment:
Condenser Nameplate
B. Cooling Equipment:
Evaporator Nameplate
$
Credit
Comment
Air Conditioner Performance
- 9 degree cooling difference between register by north dining room and return register (63F/72F)
- 7 degree cooling difference between register by master bedroom and return register (65F/72F)
- Similar conditions observed at other registers
Ideally all ducts should have a minimum of 15F between supply and return registers. Based on the performance of the air conditioner, it is recommended that it be professionally serviced and evaluated prior to expiration of the option period.
$
Credit
Comment
Air filter is dirty and needs to be changed
$
Credit
Comment
Water and Rusting Observed in Condensate overflow pan and water leaking from evaporator housing
Water was leaking out of the evaporator housing. Evaporator condensate drains may be plugged or there could be in problem with the drain system inside the evaporator. Professional evaluation is recommended.
$
Credit
Comment
Condensate Drain does not have a vent installed
Evaporator #2
A vent is needed to prevent water from siphoning out of the trap.
$
Credit
Comment
Trim plants away from AC condensers
Typical manufacturer's installation instructions require objects that could impede airflow to be a minimum of 12" from the condenser.
5 - IV. Plumbing Systems
Static Water Pressure (PSI)
80
Water Meter Location
In Vault Near Curb at Front of House
Location of Main Water Supply Valve
In Vault Near Curb with Water Meter, Laundry Room
C. Water Heating Equipment:
Water Heater Power Source
Natural gas
C. Water Heating Equipment:
Water Heater Capacity
NA
Tankless
C. Water Heating Equipment:
Water Heater Location
Garage
C. Water Heating Equipment:
Water Heater Date of Manufacture
Not Observed
Sewer Lines not Inspected
Inspector did not inspect the sewer lines with a camera and can not determine their condition. This requires special equipment and is beyond the scope of this inspection. Sewer lines can be clogged with tree roots, collapse or rust out (cast iron). Inspector operated both bath tubs for an extended period.
$
Credit
Comment
Backflow Preventer has been removed
North
Half of the backflow preventer has been removed. A hose can not be fitted to the backflow preventer body threads. A backflow preventer is needed to prevent hose water from entering the water distribution system.
$
Credit
Comment
Sink stopper does not retain water
2nd Floor Jack and Jill Bathroom
$
Credit
Comment
Chipping observed in bath tub finish
Master Bathroom
$
Credit
Comment
Active water leak inside wall at shower head connection.
Master Bathroom Shower (at ceiling)
Staining observed on ceiling and was damp when probed with a moisture meter.
$
Credit
Comment
Slow shower drain
2nd Floor West Bathroom
$
Credit
Comment
Sanitary sewer cleanout covers missing/damaged
Front yard
Sewer cleanout needs to be covered to prevent debris from entering the sewer line.
$
Credit
Comment
