Property Inspection Report
Neighbors Home Inspections Cover Page
Property Inspection Report
123 Main St, Kansas City, MO 64068 Inspection prepared for: Starr Realty Date of Inspection: 9/14/2017 Time: 9:30 AM Age of Home: 1997 Size: 2400 Order ID: 27 Inspector: Robert Rothery License # Nachi14072019 17625 Lober Rd., Weston, MO 64098 Phone: 816-309-6002 Email: [email protected] neighborshomeinspections.com
Neighbors Home Inspections
123 Main St, Kansas City, MO
THANK YOU! Thank you for choosing us to perform this Home Inspection. The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not Pass/Fail. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! The following conditions lie beyond the scope of the General Home inspection: - Identification of building regulation violations; - Conditions not readily observable; - Failure to follow manufacturer's installation recommendations, or - Any condition requiring research. Read the Report! Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. Repairs, Evaluations and Corrections For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! WHAT IS INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have the same level of knowledge and experience, or to perform inspections of the different home systems to the same degree as would contractors specializing in each of those systems. Because performing research lies beyond the InterNACHI Standards of Practice, does not typically include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or structure setbacks. Any comments on proper installation are by courtesy only. Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors (InterNACHI) at www.nachi.org/sop. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. If you have questions about either the contents of this report, or about the home, please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability.
Page 1 of 70
Neighbors Home Inspections
Report Summary
123 Main St, Kansas City, MO
Report Summary
On this page you will find, in RED, a brief summary of any concerns of the inspection, as they relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks. The complete list of items noted is found throughout the body of the report, including Normal Maintenance items. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors when having any work done. If the living area has been remodeled or part of an addition, we recommend that you verify the permit and certificate of occupancy. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of the report may also be a concern for you; be sure to read your Inspection Report in its entirety.
GROUNDS Page 19 Item: 4
Fence Condition
• Fence was badly weathered. The inspector recommends maintenance be performed.
Page 19 Item: 6
Grading
The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above. The ground should slope away from the home a minimum of ¼-inch per foot for a distance of at least six feet from the foundation. The Inspector recommends that these area be re-graded to improve drainage near the foundation.
Negative grade to house. Page 20 Item: 7
Retaining Wall Condition
• The retaining wall showed signs of moderate failure. Recommend consulting a qualified contractor to discuss options and costs for stabilizing to prevent further failure. Page 2 of 70
Neighbors Home Inspections
Page 20 Item: 8
Vegetation Observations
123 Main St, Kansas City, MO
• Vegetation around the exterior walls was overgrown and needed to be cut back.
EXTERIOR PLUMBING Page 23 Item: 1
Exterior Faucets
• The handle of an exterior faucet on the right side of house was cracked. In spector recommends replacement by a qualified contractor.
Right side of house.
EXTERIOR ELECTRICAL Page 23 Item: 1
Exterior Electrical Receptacles
• The GFCI receptacle at the right side of the house had hot and neutral wires reversed. This condition is a defect that should be corrected by a qualified electrical contractor.
Page 3 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Improperly wired GFCI at AC unit location. Page 23 Item: 2
Exterior Lighting
• Exterior lighting was installed in a manner that left energized electrical components exposed moisture intrusion. This condition will deteriorate electrical connections and is a potential fire hazard. The inspector recommends correction by a qualified electrical contractor.
Front wall right of garage door.
Front wall left of garage door.
DOOR/WINDOW EXTERIORS Page 25 Item: 2
Window Exterior Condition
• A sidelight windows at front entry door trim exhibited light damage. • Sealant around front lower widows was old, discolored, cracked, and needed maintenance to avoid potential moisture intrusion. The Inspector recommends maintenance be performed by a qualified contractor.
Front door side light trim.
REAR DECK Page 25 Item: 1
General Condition • This deck exhibited general deterioration commensurate with its age, particularly the paint finish Page 4 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Page 25 Item: 2
Foundation
• Deck foundation piers or pads supporting structural posts appeared to be unstable at the time of the inspection. The Inspector recommends stabilization by a qualified contractor.
Page 26 Item: 5
Planking
• Nails used to fasten deck planking were protruding from the deck surface and are a trip hazard. These nails should be driven flush with or below the surface. Protruding nails are a sign of aging and will re-emerge over time. The Inspector recommends re-fastening as needed by a qualified contractor.
Various nail pops. Page 27 Item: 7
Finish Coating
• Finish coating designed to protect the deck exhibited moderate deterioration at the time of the inspection. Failure of the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. Maintenance performed on an appropriate schedule can significantly extend the lifespan of wood deck components. You should ask the seller for information about products and schedules related to deck maintenance. The Inspector recommends that the deck be re-finished as needed.
Page 5 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
FRONT PORCH Page 28 Item: 2
Stairs
• The concrete porch stairs had settled and were separated from the porch structure at the time of the inspection. This condition could be hazard. This condition is typically caused by inadequate compaction at the time of original construction. If that is the cause, the stair/landing assembly should be stable now. The Inspector recommends correction by a qualified foundation contractor.
ROOF STRUCTURE EXTERIOR Page 32 Item: 6
Tree-related Damage
• The branches of a tree close to the home have grown against the roof. Branches will need to be cut back to prevent damage. All work should be performed by a qualified contractor.
ASPHALT SHINGLES Page 34 Item: 7
Tree Damage
• Damage to the asphalt shingle roof can be caused by overhanging tree branches rubbing against the roof. To help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors.
ROOF DRAINAGE SYSTEM Page 36 Item: 4
Downspouts
• One or more downspout drain pipe discharge damaged an could cause drainage next to the foundation. This condition can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to discharge roof drainage a minimum of 6 feet from the foundation. Page 6 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
damaged drain pipe.
ATTIC Page 37 Item: 2
Electrical
• Energized electrical splices not contained within a junction box and exposed to touch were visible in the attic at the time of the inspection. Electrical splices should be contained within an approved junction box with a cover plate installed. This condition is a shock/electrocution and potential fire hazard and should be corrected by a qualified electrical contractor. • Wiring visible in the attic appeared to have been installed by persons unfamiliar with proper building practices. Improper wiring is a potential shock/electrocution or fire hazard. The Inspector recommends an evaluation and any necessary corrections be performed by a qualified electrical contractor. • Poorly-supported wires were visible in the attic at the time of the inspection. This indicates that wiring may have been installed by persons not qualified to perform the work. Nonworkmanlike electrical work may contain hazardous defects. A full electrical inspection lies beyond the scope of the General Home Inspection. The Inspector recommends evaluation by a qualified electrical contractor to ensure that safe conditions exist.
Page 38 Item: 4
Plumbing
• Plumbing vent pipes for the drain, waste, and vent (DWV) system terminated in the attic at the time of the inspection. This condition is improper, and may allow sewer gas to enter the living space. DWV pipes should terminate at the home exterior. The Inspector recommends correction by a qualified plumbing contractor.
Page 7 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Drain waste vent pipe disconnected. Page 39 Item: 5
Room Vent Terminations
• A bathroom exhaust vents and dryer vent terminated in the attic instead of at the home exterior. This condition can raise moisture vapor levels in the attic to the point at which home materials are damaged or unhealthy conditions related to mold develop. The Inspector recommends correction by a qualified contractor. • A laundry room exhaust vent visible in the attic had become disconnected and may exhaust excessive amounts of moisture into the attic. Excessive moisture deposited into the attic may result in damage to home materials from decay or encourage the growth of microbes such as mold. Exhaust vents should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
Page 8 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Disconnected dryer vent pipe.
Bathroom exhaust vent pipe improper termination.
Page 40 Item: 8
Page 41 Item: 9
Bathroom exhaust vent pipe improper termination.
Vent pipe missing at penetration.
Thermal Insulation • Thermal insulation in the attic had areas that was had gaps Condition which will result in unwanted heat gain or loss. This condition will increase heating and cooling costs and reduce comfort levels and may contribute to ice damming of the roof during the winter. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor Ventilation Device • Attic ventilation was provided by a thermostatically-controlled Type attic fan mounted in the attic which vented attic air to the home exterior. Improperly wired. Inspector did not operate. The Inspector recommends a qualified electrician do the necessary repairs.
Page 9 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Exposed wire connectors
DOORS Page 42 Item: 2
Exterior Door Hardware
• Handle prohibits storm door from closing.
Page 43 Item: 2
Cabinets
• The kitchen cabinets exhibited minor deterioration commensurate with the age of the home.
Page 44 Item: 5
Dishwasher
• Dishwasher installation was incomplete at the time of the inspection. The Inspector recommends completion of the installation by a qualified plumbing contractor or technician.
KITCHEN
Page 10 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Not hooked up under sink. Page 45 Item: 12 Undersink Conditions
Dishwasher drain line. • Leaking connections at the trap assembly beneath the kitchen sink should be repaired to avoid future/additional damage to the cabinet floor and possibly the wall/floor structures below. The Inspector recommends repair by a qualified plumbing contractor. • An uncapped waste pipe visible below the kitchen sink at the time of the inspection which will allow sewer gas to enter the living space. This condition should be corrected by a qualified plumbing contractor.
Drain waste pipe not capped.
Leak.
LAUNDRY ROOM Page 46 Item: 3
Dryer Venting
Page 47 Item: 4
240-volt Receptacles
• The dryer vent terminated in the attic. This condition is improper. To avoid excessively high moisture levels that can lead to mold growth and/or damage to materials, the dryer vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor. • The 220-volt dryer electrical receptacle was loose does not fit in the box and receptacle had no cover installed. The Inspector recommends that a proper installation be done by a qualified contractor.
Page 11 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
MASTER BATHROOM Page 52 Item: 7
Bath Tubs
• No hatch was provided for access to the pump for the whirlpool tub. A hatch should be provided to allow for inspection, service and repair of tub, pump and electrical equipment. • Sealant where the tub meets the wall was old and had sections of missing sealant which may allow damage from moisture intrusion of the wall assembly. The Inspector recommends correction by a qualified contractor.
No access panel. Page 53 Item: 9
Sliding Glass Doors
• The sliding glass door in this bathroom appeared to be worn or out-of-adjustment. The Inspector recommends service by a qualified contractor.
Not engaged in track.
Page 12 of 70
Neighbors Home Inspections Page 54 Item: 11 Bathroom Ventilation
123 Main St, Kansas City, MO • This bathroom had an operable source of ventilation at the time of the inspection. • The exhaust vent for this bathroom terminated in the . This condition is improper and may result in mold growth or damage to home materials. The exhaust vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
BEDROOMS Page 55 Item: 3
Window Operation • A window in front bedroom room was difficult to operate.
FIREPLACE Page 56 Item: 1
Damper
• The damper of the wood-burning fireplace in the living room appeared to be operable at time of the inspection. Inspector observed possible leak areas at damper flue connection. The Inspector recommends evaluation by a qualified HVAC contractor.
SERVICE PANEL Page 13 of 70
Neighbors Home Inspections Page 59 Item: 5
Labels
123 Main St, Kansas City, MO • The Circuit Directory label identifying individual electrical circuits was incomplete from the service panel. The service panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly marked Circuit Directory label be installed by a qualified electrical contractor.
Missing labels.
BRANCH WIRING Page 61 Item: 3
GFCI/AFCI Receptacles
• A ground fault circuit interrupter (GFCI) electrical receptacle in the did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.
Exterior GFCI. Page 61 Item: 4
Switches
• The inspector was unable to determine what device is controlled by a switch in the downstairs family room. Ceiling fan did not operate.
CENTRAL AIR CONDITIONER Page 64 Item: 6
Compressor Unit
• Airflow to the air-conditioner condenser coils was restricted by vegetation growing on the cabinet exterior which may limit their ability to dissipate heat. All vegetation should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.
Page 14 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Vegetation over growth. Page 65 Item: 8
AC Refrigerant Lines
• Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor..
DRAIN, WASTE, and VENT PIPES Page 67 Item: 2
DWV Pipe Condition
Page 68 Item: 3
Cleanouts
• Waste lines open to the sewer were visible in the attic. This condition may allow toxic sewer gas to enter the living space and should be corrected by a qualified plumbing contractor. • The Inspector was unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the buliding drain and sewer. Although this may not have been required by building standards commonly accepted when the home was originally built, as knowledge of building safety and methods has improved over the years, building standards have evolved. Older homes are not required to be upgraded to meet modern building standards. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for having a main sewer cleanout installed.
Page 15 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Possible main cleanout, not accessible.
FLOOD CONTROL Page 69 Item: 1
Sump Pump
Discharge pipe.
Power to the sump pump was supplied by an extension cord. This condition can be a shock or electrocution hazard if the plug drops into the water of the sump pump pit. The Inspector recommends correction by a qualified electrical contractor. The sump pump discharge pipe missing at the exterior of house was missing. This condition can cause excessively high moisture levels in soil next to the foundation that can effect that can effect the ability of the soil to support the weight of the structure above and/or can cause damage related to soil/foundation movement. The Inspector recommends installation of discharge pipe section by a qualified contractor. Drain tile from an unknown source extends too far into pit. The Inspector recommends correction by a qualified plumbing contractor.
Power cord to extension cord.
Poorly installed drain tile.
Possible leaking fitting.
Page 16 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
THANK YOU! Thank you for choosing us to perform this Home Inspection. The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not Pass/Fail. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! The following conditions lie beyond the scope of the General Home inspection: - Identification of building regulation violations; - Conditions not readily observable; - Failure to follow manufacturer's installation recommendations, or - Any condition requiring research. Read the Report! Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. Repairs, Evaluations and Corrections For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! WHAT IS INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have the same level of knowledge and experience, or to perform inspections of the different home systems to the same degree as would contractors specializing in each of those systems. Because performing research lies beyond the InterNACHI Standards of Practice, does not typically include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or structure setbacks. Any comments on proper installation are by courtesy only. Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors (InterNACHI) at www.nachi.org/sop. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. If you have questions about either the contents of this report, or about the home, please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability.
INSPECTION and SITE DETAILS
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Neighbors Home Inspections
123 Main St, Kansas City, MO
1. Inspection Time Observations: • The Inspection started at 9AM • The inspection ended at 2PM
2. Present at the Inspection Observations: • The seller's agent attended a portion of the inspection.
3. Occupancy Observations: • The home was unoccupied and was empty of furniture at the time of the inspection.
4. Weather Conditions Observations: • During the inspection the weather was sunny. • The temperature at the inspection was approximately 80F degrees. • During the 2 days preceding the inspection the inspection the weather was generally sunny.
5. Year of Original Construction Observations: • The home was originally constructed in approximately 1994
6. Home Footprint Size Observations: • The size of the home was approximately 2000 square feet.
7. Utilities Observations: • All utilities were on at the time of the inspection.
8. Ground/Surface soil Condition Observations: • At the inspection, the ground was dry.
GROUNDS Inspection of the property grounds typically includes: - adequate exterior surface drainage; - driveway and walkways; - identification of features that introduce moisture to soil near the foundation; - window wells; - exterior electrical components; - exterior plumbing components; - potential tree problems; and - retaining walls that may affect the home structure. Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas except as ancillary inspections. Page 18 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
1. Driveway Material Observations: • The home had a concrete driveway.
2. Driveway Condition Observations: • The Inspector observed no deficiencies the driveway condition at the time of the inspection.
3. Fence Material Observations: • Fences were made of wood.
4. Fence Condition Observations: • The inspector observed few deficiencies in the condition of the fences at the time of the inspection. Notable exceptions will be listed in this report. • Fence was badly weathered. The inspector recommends maintenance be performed.
5. Gates Observations: • The gates were made of wood. • The Inspector observed no deficiencies in the condition of the gates at the time of the inspection.
6. Grading Observations: The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above. The ground should slope away from the home a minimum of ¼-inch per foot for a distance of at least six feet from the foundation. The Inspector recommends that these area be re-graded to improve drainage near the foundation.
Page 19 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Negative grade to house.
7. Retaining Wall Condition Observations: • The retaining wall showed signs of moderate failure. Recommend consulting a qualified contractor to discuss options and costs for stabilizing to prevent further failure.
8. Vegetation Observations Observations: • Vines growing on the exterior walls may introduce insects, pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. Over time, vine tendrils may damage wall covering materials. Watering this vegetation will introduce moisture to the soil which may eventually reach the foundation. Moisture in soil supporting the foundation can affect the ability of the foundation to support the weight of the structure above and can cause damage from soil heaving or settling, depending on soil composition and other conditions. The Inspector recommends removal of the vegetation from exterior walls. • Vegetation around the exterior walls was overgrown and needed to be cut back.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
FOUNDATION 1. Foundation Configuration Observations: • Foundation construction included a basement.
2. Footings Observations: • The footings were not visible.
3. Concrete Foundation Walls Observations: • The visible portions of the foundations walls consisted of poured concrete. • At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible portions of the poured concrete foundation walls.
EXTERIOR WALLS 1. Exterior Wall Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.
2. Brick Construction Methods Observations: • Lower front exterior walls of the home appeared to be conventional wood framing covered on the exterior by brick cladding.
3. Brick Wall Condition Observations: • The Inspector observed no deficiencies in the condition of brick exterior walls. Inspection of brick veneer typically includes visual examination of the following: - brick exposed surface condition - mortar joint condition - provision for drainage of the air space (weep holes or wicks) - brick support ledge condition (when visible) - lintel conditions - overall installation quality
4. Vinyl Siding Observations: • The Inspector observed no deficiencies in the condition of vinyl siding covering exterior walls at the time of the inspection. Inspection of vinyl siding typically includes examination of general installation practices and visible condition.
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123 Main St, Kansas City, MO
EXTERIOR WALLS 1. Exterior Wall Construction Observations: • Exterior walls were wood frame 2x6. • Although exterior wall construction was hidden behind interior and exterior wall coverings, exterior walls of the home appeared to be conventional wood framing covered on the exterior with brick.
2. Exterior Wall Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.
EXTERIOR TRIM 1. Window Trim Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the window trim. Notable exceptions will be listed in this report.
2. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior trim.
EXTERIOR PLUMBING 1. Exterior Faucets Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of exterior water faucets. Notable exceptions will be listed in this report. • The handle of an exterior faucet on the right side of house was cracked. In spector recommends replacement by a qualified contractor. Page 22 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Right side of house.
2. Water Pressure Observations: • Home water pressure measured 50 pounds per square inch (psi) at the time of the inspection.
EXTERIOR ELECTRICAL 1. Exterior Electrical Receptacles Observations: • Exterior electrical receptacles were Ground Fault Circuit Interrupter (GFCI)-protected, and enclosed in weather-resistant covers. • The GFCI receptacle at the right side of the house had hot and neutral wires reversed. This condition is a defect that should be corrected by a qualified electrical contractor.
Improperly wired GFCI at AC unit location.
2. Exterior Lighting Observations: • Exterior lighting was installed in a manner that left energized electrical components exposed moisture intrusion. This condition will deteriorate electrical connections and is a potential fire hazard. The inspector recommends correction by a qualified electrical contractor.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
Front wall right of garage door.
Front wall left of garage door.
GENERAL STRUCTURE 1. General Structure Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the home structure. The General Home Inspection does not include evaluation of structural components hidden behind floor, wall, or ceiling coverings, but is visual and non-invasive only.
DOOR/WINDOW EXTERIORS 1. Door Exteriors Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of door exteriors. Notable exceptions will be listed in this report. Inspection of door exteriors typically includes examination of the following: • Door exterior surface condition • Weather-stripping condition • Presence of an effective sweep (sweeps are gaskets which seal the area between the bottom of a door and the threshold). • Jamb condition • Threshold condition • Moisture-intrusion integrity
Handle prohibits storm door from closing.
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123 Main St, Kansas City, MO
2. Window Exterior Condition Observations: • The Inspector observed few deficiencies in the condition of window exteriors at the time of the inspection. Notable exceptions will be listed in this report. • A sidelight windows at front entry door trim exhibited light damage. • Sealant around front lower widows was old, discolored, cracked, and needed maintenance to avoid potential moisture intrusion. The Inspector recommends maintenance be performed by a qualified contractor.
Front door side light trim.
REAR DECK 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of this deck. Notable exceptions will be listed in this report. • This deck exhibited general deterioration commensurate with its age, particularly the paint finish
2. Foundation Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the deck foundation. Notable exceptions will be listed in this report. • Deck foundation pier supporting structural posts appeared to be unstable at the time of the inspection. The Inspector recommends stabilization by a qualified contractor. • Deck foundation piers or pads supporting structural posts appeared to be unstable at the time of the inspection. The Inspector recommends stabilization by a qualified contractor.
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123 Main St, Kansas City, MO
3. Structure Observations: • The basic deck structure was built of wood.
4. Attachment to Home Observations: • The deck was attached to the home by a ledger nailed to the home exterior walls. Although this may have been common practice at the time the deck was built, generally-accepted modern standards specify the use of lag screws to fasten ledgers. The ledger appeared to be securely attached at the time of the inspection.
5. Planking Observations: • Deck planking (the walking surface) was composed of wood. • At the time of the inspection, the Inspector observed few deficiencies in the condition of the deck planking (the walking surface). Notable exceptions will be listed in this report. • Nails used to fasten deck planking were protruding from the deck surface and are a trip hazard. These nails should be driven flush with or below the surface. Protruding nails are a sign of aging and will re-emerge over time. The Inspector recommends re-fastening as needed by a qualified contractor.
Page 26 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Various nail pops.
6. Guardrails Observations: • Guardrail assemblies protecting the deck were made of wood. • At the time of the inspection, the Inspector observed few deficiencies in the condition of the deck guardrail assemblies. Notable exceptions will be listed in this report. Inspection of guardrails typically includes examination of the following: - attachment to the deck; - attachment to the home structure; - general condition; and - safety deficiencies.
7. Finish Coating Observations: • The deck appeared to be coated with paint. • Finish coating designed to protect the deck exhibited moderate deterioration at the time of the inspection. Failure of the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. Maintenance performed on an appropriate schedule can significantly extend the lifespan of wood deck components. You should ask the seller for information about products and schedules related to deck maintenance. The Inspector recommends that the deck be re-finished as needed.
FRONT PORCH 1. Concrete Porch Slab
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Neighbors Home Inspections
123 Main St, Kansas City, MO
Brick veneer.
2. Stairs Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the porch stairway. Notable exceptions will be listed in this report. • The concrete porch stairs had settled and were separated from the porch structure at the time of the inspection. This condition could be hazard. This condition is typically caused by inadequate compaction at the time of original construction. If that is the cause, the stair/landing assembly should be stable now. The Inspector recommends correction by a qualified foundation contractor.
CHIMNEY at ROOF 1. General Condition Observations: • Inspection of the portion of the chimney that protrudes above the roof typically includes examination of the following: - Chimney cap - Roof penetration - Flue - Cricket - Spark arrestor - Any necessary bracing - Adequate height above roof • The Inspector observed no deficiencies in the portion of the chimney that extended above the roof.
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123 Main St, Kansas City, MO
2. Spark Arrestor
GARAGE 1. Garage Description Observations: • The home had a two-car attached garage.
2. Garage General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage.
3. Garage Floor Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage floor. • The garage floor had common shrinkage cracks. These cracks are not a structural concern.
4. Garage Walls Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of The garage walls.
5. Garage Ceiling Observations: • The garage ceilings had minor damage visible at the time of the inspection.
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Minor drywall crack. Non- structural.
OVERHEAD GARAGE DOOR Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components: - door condition; - mounting brackets; - automatic opener; - automatic reverse; - photo sensor; - switch placement; - track &rollers; and - manual disconnect.
1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the overhead vehicle doors.
2. Automatic Opener Observations: • The automatic garage door opener responded to the controls at the time of the inspection.
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3. Automatic Reverse Observations: • The pressure-activated automatic reverse feature was tested and appeared to be operating in a satisfactory manner at the time of the inspection. Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm adherence to manufacturer’s specifications. This inspection is performed according to the Inspector’s judgment from past experience. You should adjust your expectations accordingly. If you wish to ensure that the garage door complies with the manufacturer’s specifications you should have the it inspected by a qualified contractor or technician.
4. Manual Disconnect Observations: • At the time of the inspection, the Inspector observed no deficiencies in the operation of the manual disconnect.
ROOF STRUCTURE EXTERIOR 1. Method of Inspection Observations: • The Inspector observed the roof from the ground, from the roof surface and from a ladder resting against the roof edge.
2. Configuration Observations: • The home had a gabled roof.
3. Slope Observations: • The roof pitch (slope) was approximately 4&12. • The roof pitch (slope) was approximately 6&12.
4. Exterior Appearance Observations: • The inspector observed no deficiencies in the condition of the roof structure exterior.
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5. Sheathing Observations: • The roof appeared to be sheathed with 7/16-inch oriented strand board (OSB).
6. Tree-related Damage Observations: • The branches of a tree close to the home have grown against the roof. Branches will need to be cut back to prevent damage. All work should be performed by a qualified contractor.
ASPHALT SHINGLES 1. Description Observations: • The roof was covered with laminated fiberglass asphalt shingles, also called "architectural" or dimensional" shingles. Laminated shingles are composed of multiple layers bonded together. Fiberglass shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.
2. Fasteners Observations: • The Inspector did not directly view the fasteners and disclaims responsibility for confirming proper fastening of the asphalt shingles. Fasteners used to asphalt connect asphalt shingles to the roof were not visible. At the time of the inspection the shingle adhesive strips were fully bonded. Because a fully bonded roof is the most important factor in the wind resistance of the shingles, breaking shingle bonds to view fasteners would constitute damage to the roof. Destructive testing lies beyond the scope of the General Home Inspection. The Inspector observed no indication of fastener deficiencies. • Inspector recommends applying sealant to exposed lag bolts for dish mount.
Potential moisture intrusion entry points.
3. General Condition Observations: • The Inspector observed no deficiencies in the condition of the shingles, flashing and vents.
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4. Granules Observations: • Granules from the asphalt shingles were accumulated in the gutters. New shingles can experience a lot of granule loss. During manufacturing, in addition to granules embedded into the asphalt, some granules interlock with embedded granules but are not embedded themselves. Many of these granules are still attached after installation is completed, are dislodged by rain and snow, and are washed into gutters by runoff. This condition does not affect the functionality of the shingles, but the granules trap sediment which hardens and prevents fully functional gutter drainage. Poor drainage may cause corrosion. The Inspector recommends thorough cleaning of the gutters.
5. Installation Observations: • At the time of the inspection, the Inspector observed no deficiencies in the installation of asphalt shingles covering this roof.
6. Number of Layers Observations: • The roof had one layer of asphalt shingles installed at the time of the inspection.
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7. Tree Damage Observations: • Damage to the asphalt shingle roof can be caused by overhanging tree branches rubbing against the roof. To help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors. • Damage to the asphalt shingle roof can be caused by overhanging tree branches rubbing against the roof. To help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors.
8. Valley Installation Observations: • The valleys were made using the open valley methods with valley metal flashing installed down the valley centerline.
FLASHING 1. General Condition Observations: • Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys). • The inspector observed no deficiencies in the condition of roof flashing.
2. Headwall flashing Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of headwall flashing.
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3. Roof-edge Flashing Observations: • The inspector observed no deficiencies when inspecting roof edge flashing.
4. Sidewall flashing Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of sidewall flashing.
Attic view,prior moisture intrusion Attic view of sidewall step staining. flashing prior moisture intrusion.
5. Valley Flashing Observations: • The inspector observed no deficiencies when inspecting valley flashing.
ROOF DRAINAGE SYSTEM Page 35 of 70
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1. Drainage System Description Observations: • The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.
2. General System Condition Observations: • The Inspector observed few deficiencies in the condition of the roof drainage system. Notable exceptions will be listed in this report.
3. Gutter Observations: • The Inspector observed no deficiencies in the condition of the gutters.
Granule accumulation, recommend cleaning.
4. Downspouts Observations: • The Inspector observed few deficiencies in the condition of the downspouts. Notable exceptions will be listed in this report. • One or more downspout drain pipe discharge damaged an could cause drainage next to the foundation. This condition can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to discharge roof drainage a minimum of 6 feet from the foundation.
damaged drain pipe.
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CHIMNEY STRUCTURE 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the portions of the chimney visible from the ground.
ATTIC 1. Attic Access Observations: • The Inspector evaluated the attic from inside the attic space.
Upstairs bedroom closet.
2. Electrical Observations: • Energized electrical splices not contained within a junction box and exposed to touch were visible in the attic at the time of the inspection. Electrical splices should be contained within an approved junction box with a cover plate installed. This condition is a shock/electrocution and potential fire hazard and should be corrected by a qualified electrical contractor. • Wiring visible in the attic appeared to have been installed by persons unfamiliar with proper building practices. Improper wiring is a potential shock/electrocution or fire hazard. The Inspector recommends an evaluation and any necessary corrections be performed by a qualified electrical contractor. • Poorly-supported wires were visible in the attic at the time of the inspection. This indicates that wiring may have been installed by persons not qualified to perform the work. Non-workmanlike electrical work may contain hazardous defects. A full electrical inspection lies beyond the scope of the General Home Inspection. The Inspector recommends evaluation by a qualified electrical contractor to ensure that safe conditions exist.
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3. Misc. Conditions
4. Plumbing Observations: • Plumbing vent pipes for the drain, waste, and vent (DWV) system terminated in the attic at the time of the inspection. This condition is improper, and may allow sewer gas to enter the living space. DWV pipes should terminate at the home exterior. The Inspector recommends correction by a qualified plumbing contractor.
Drain waste vent pipe disconnected.
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5. Room Vent Terminations Observations: • A bathroom exhaust vents and dryer vent terminated in the attic instead of at the home exterior. This condition can raise moisture vapor levels in the attic to the point at which home materials are damaged or unhealthy conditions related to mold develop. The Inspector recommends correction by a qualified contractor. • A laundry room exhaust vent visible in the attic had become disconnected and may exhaust excessive amounts of moisture into the attic. Excessive moisture deposited into the attic may result in damage to home materials from decay or encourage the growth of microbes such as mold. Exhaust vents should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
Disconnected dryer vent pipe.
Bathroom exhaust vent pipe improper termination.
Bathroom exhaust vent pipe improper termination.
Vent pipe missing at penetration.
6. Roof Framing
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7. Thermal Insulation Depth Observations: • Attic floor insulation depth averages 8 to 10 inches in upper level and 12 to 14 inches in lower section of attic. The Inspector recommends installing additional insulation to comply with local energy codes.12 to 14 inches.
8. Thermal Insulation Condition Observations: • Thermal insulation in the attic had areas that was had gaps which will result in unwanted heat gain or loss. This condition will increase heating and cooling costs and reduce comfort levels and may contribute to ice damming of the roof during the winter. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor
Insulation disrupted.
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9. Ventilation Device Type Observations: • Attic ventilation was provided by a thermostatically-controlled attic fan mounted in the attic which vented attic air to the home exterior. • Attic ventilation was provided by a thermostatically-controlled attic fan mounted in the attic which vented attic air to the home exterior. Improperly wired. Inspector did not operate. The Inspector recommends a qualified electrician do the necessary repairs.
Exposed wire connectors
Attic fan thermostat.
GENERAL INTERIOR 1. Walls Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of walls in the home interior. Notable exceptions will be listed in this report.
Entry door wall. Door lacking door stop.
FLOOR STRUCTURE 1. General Framing Condition
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Repaired floor section below new sliding door.
FLOORS 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in the home.
DOORS 1. Exterior Door Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of exterior doors. Notable exceptions will be listed in this report.
2. Exterior Door Hardware Observations: • Handle prohibits storm door from closing.
3. Interior Door Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the interior doors.
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4. Sliding Glass Doors Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the sliding glass doors.
WINDOWS 1. Window Type Observations: • The home had double-pane vinyl windows.
2. Window Condition
Fogged glass panel.
KITCHEN 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the kitchen. Notable exceptions will be listed in this report.
2. Cabinets Observations: • The kitchen cabinets exhibited minor deterioration commensurate with the age of the home.
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3. Ceilings Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen ceiling.
4. Countertops Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen countertops.
5. Dishwasher Observations: • Dishwasher installation was incomplete at the time of the inspection. The Inspector recommends completion of the installation by a qualified plumbing contractor or technician.
Not hooked up under sink.
Dishwasher drain line.
6. Garbage Disposal Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the garbage disposal.
7. GFCI Receptacles Observations: • Electrical receptacles in the kitchen had ground fault circuit interrupter (GFCI) protection which responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
8. Microwave Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the built-in microwave oven. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.
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9. Range Observations: • The range was electric. Inspection of electric ranges is limited to basic functions, such as testing of the range-top burners, and bake/broil features of the oven.
10. Range Condition Observations: • The Inspector observed no deficiencies during inspection of the range.
11. Sink Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen sink.
12. Undersink Conditions Observations: • Leaking connections at the trap assembly beneath the kitchen sink should be repaired to avoid future/additional damage to the cabinet floor and possibly the wall/floor structures below. The Inspector recommends repair by a qualified plumbing contractor. • An uncapped waste pipe visible below the kitchen sink at the time of the inspection which will allow sewer gas to enter the living space. This condition should be corrected by a qualified plumbing contractor.
Drain waste pipe not capped.
Leak.
LAUNDRY ROOM Inspection of kitchens typically includes the following: ROOM Page 45 of 70
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- wall, ceiling and floor - windows, skylights and doors APPLIANCES - range/cooktop (basic functions, anti-tip) - range hood/downdraft (fan, lights, type) - dishwasher (operated only at the Inspector's discretion) CABINETS - exterior and interior - door and drawer SINK - basin condition - supply valves - adequate trap configuration - functional water flow and drainage - disposal ELECTRICAL - switch operation - outlet placement, grounding, and GFCI protection Note: Appliances are operated at the discretion of the Inspector:
1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the laundry room. Notable exceptions will be listed in this report.
2. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room cabinets.
3. Dryer Venting Observations: • The dryer vent terminated in the attic. This condition is improper. To avoid excessively high moisture levels that can lead to mold growth and/or damage to materials, the dryer vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
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4. 240-volt Receptacles Observations: • The 220-volt dryer electrical receptacle was loose does not fit in the box and receptacle had no cover installed. The Inspector recommends that a proper installation be done by a qualified contractor.
5. 120-volt Receptacles Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the laundry room but they had no ground fault circuit interrupter (GFCI) protection. For safety reasons, consider having GFCI protection installed for receptacles within 6 feet of a plumbing fixture. This can be achieved by: 1. Replacing the current standard receptacle with GFCI outlets 2. Replacing the receptacle nearest the overcurrent protection device (breaker or fuse) with a GFCI receptacle. 3. Replacing the breakers currently protecting the laundry room electrical circuits with GFCI breakers.
BATHROOMS Inspection of the bathrooms typically includes the following: - walls, floors and ceiling; - sink (basin, faucet, overflow); - cabinets (exteriors, doors, drawers, undersink); - shower (valves, showerhead, walls, enclosure); - electrical (outlets, lighting); and - room ventilation
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1. The house has bathrooms. Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the bathrooms. Notable exceptions will be listed in this report. • The home had three bathrooms.
DOWNSTAIRS HALL BATHROOM 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom.
2. Sinks Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom sink. • The sink in this bathroom had an inoperable stopper.
3. Undersink Conditions Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of undersink plumbing in the kitchen.
4. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets.
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5. Toilet Type/Operation Observations: • The toilet in this bathroom was flushed and operated in a satisfactory manner. • The toilet in this bathroom was slow to fill. The Inspector recommends repair by a qualified plumbing contractor.
UPSTAIRS HALL BATHROOM 1. Undersink Conditions Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of undersink plumbing in the kitchen.
2. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets.
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3. Toilet Type/Operation Observations: • The toilet in this bathroom was flushed and operated in a satisfactory manner.
4. Bath Tubs Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of bathtub components. Tub inspection incudes testing for: • Functional flow; • Functional drainage; and • Operational shut-off valves, faucet, and diverter valve
5. Shower Observations: • The shower in this bathroom appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes: • Functional flow; • Functional drainage • Proper operation of shut-off and diverter valves, and faucet; and • Moisture intrusion of walls and pan.
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6. GFCI Receptacles Observations: • Electrical receptacles in this bathroom had ground fault circuit interrupter (GFCI) protection which responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
MASTER BATHROOM 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of this bathroom. Notable exceptions will be listed in this report.
2. Sinks Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom sink.
3. Undersink Conditions Observations: • GENERAL CONDITION • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of undersink plumbing in the kitchen.
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4. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets.
5. Counters Observations: • The countertops in this bathroom appeared to be in serviceable condition at the time of the inspection.
6. Toilet Type/Operation Observations: • The toilet in this bathroom was flushed and operated in a satisfactory manner.
7. Bath Tubs Observations: • FAUCET • No hatch was provided for access to the pump for the whirlpool tub. A hatch should be provided to allow for inspection, service and repair of tub, pump and electrical equipment. • Sealant where the tub meets the wall was old and had sections of missing sealant which may allow damage from moisture intrusion of the wall assembly. The Inspector recommends correction by a qualified contractor.
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No access panel.
8. Shower Observations: • The shower in this bathroom appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes: • Functional flow; • Functional drainage • Proper operation of shut-off and diverter valves, and faucet; and • Moisture intrusion of walls and pan. • The shower had functional drainage at the time of the inspection.
9. Sliding Glass Doors Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the sliding glass door. Notable exceptions will be listed in this report. • The sliding glass door in this bathroom appeared to be worn or out-of-adjustment. The Inspector recommends service by a qualified contractor.
Not engaged in track.
10. GFCI Receptacles Observations: • Electrical receptacles in this bathroom had ground fault circuit interrupter (GFCI) protection which responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
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11. Bathroom Ventilation Observations: • This bathroom had an operable source of ventilation at the time of the inspection. • The exhaust vent for this bathroom terminated in the . This condition is improper and may result in mold growth or damage to home materials. The exhaust vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
MASTER BEDROOM 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in this bedroom.
2. Walls Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the walls in this bedroom.
3. Ceiling Observations: • The bedroom ceiling appeared to be in serviceable condition at the time of the inspection.
4. Ceiling Fan Observations: • Most ceiling fans in the home were operable and appeared to be in serviceable condition at the time of the inspection. Notable exceptions will be listed in this report. Page 54 of 70
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BEDROOMS 1. Walls Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the walls in this bedroom.
2. Ceiling Observations: • The bedroom ceiling appeared to be in serviceable condition at the time of the inspection.
3. Window Operation Observations: • A window in front bedroom room was difficult to operate.
4. Ceiling Fan Observations: • Most ceiling fans in the home were operable and appeared to be in serviceable condition at the time of the inspection. Notable exceptions will be listed in this report.
STAIRWAY to 2nd FLOOR
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1. General Stairway Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this staircase. Inspection of staircases typically includes visual examination of the following: - Treads and risers - Landings - Angle of stairway - Handrails - Guardrails - Lighting - Headroom - Windows - Walls and ceilings
STAIRWAY to BASEMENT 1. Handrail Assembly
FIREPLACE 1. Damper Observations: • The damper of the wood-burning fireplace in the living room appeared to be operable at time of the inspection. Inspector observed possible leak areas at damper flue connection. The Inspector recommends evaluation by a qualified HVAC contractor.
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Flue chase.
Over the years, many different types and brands of electrical components have been installed. Electrical components and standards have changed and continue to change. For this reason, full inspection of home electrical systems lies beyond the scope of the General Home Inspection. The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditions indicating the need for a more comprehensive inspection will be referred to a qualified electrical contractor. Inspection of the home electrical system typically includes the following: - service drop: conductors, weatherhead, and service mast; - electric meter exterior; - service panel and sub-panels; - service and equipment grounding; - system and component bonding; and - visible branch wiring: receptacles (representative number), switches, lighting.
ELECTRICAL SERVICE 1. Electric Meter Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the electric meter. Electric meters are installed by utility companies to measure home electrical consumption.
2. Service Lateral Observations: • Conductors supplying electricity to the home were buried underground.
3. Electric Meter Location Observations: • The electric meter was located at the right side of the home. Page 57 of 70
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ELECTRICAL SYSTEM 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the electrical system. Notable exceptions will be listed in this report.
SERVICE PANEL 1. Service Panel General Condition Observations: • Inspection of the service panel typically includes examination of the following: - panel interior and exterior condition; - panel amperage rating; - main disconnect amperage rating and condition; - main conductor amperage ratings; - branch conductor types, amperage rating and condition; - wiring visible materials, types, condition and connections; - circuit breaker types, amperage ratings and condition - label information present; - service and equipment grounding; and - bonding of service equipment. • The inspector observed few deficiencies at the electrical service panel at the time of the inspection. Notable exceptions will be listed in this report. Inspection of the main service panel typically includes examination of the following: - Panel interior and exterior condition - Panel amperage rating - Main disconnect amperage rating and condition - Service entrance conductor amperage ratings - Branch conductor types, amperage rating and condition - Wiring visible materials, types, condition and connections - Circuit breaker types, amperage ratings and condition - Label information present - Service and equipment grounding - Bonding of service equipment
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2. Service Panel Description Observations: • LOAD CENTER SERVICE PANEL
Siemens 200 AMP.
3. Service Panel Location Observations: • The electrical service panel was located in the basement.
4. Service Panel Manufacturer Observations: • The service panel brand was Siemens
5. Labels Observations: • The Circuit Directory label identifying individual electrical circuits was incomplete from the service panel. The service panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly marked Circuit Directory label be installed by a qualified electrical contractor.
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Missing labels.
6. Service Grounding Observations: • Although a grounding electrode conductor was bonded to the service panel and visibly exited the panel, the Inspector was unable to visually confirm it's proper termination at a grounding electrode.
7. Cabinet Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the service panel.
8. Cabinet Amperage Rating Observations: • The manufacturer's label listed the panel rating as 200 amps.
BRANCH WIRING 1. Branch Wiring Observations: • The visible branch circuit wiring was modern solid, vinyl-insulated copper wire. • At the time of the inspection, the Inspector observed few deficiencies in the condition of the visible branch wiring. Notable exceptions will be listed in this report. • Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.
2. Electrical Receptacles Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of electrical receptacles. Notable exceptions will be listed in this report. In accordance with the Standards of Practice, the inspector tested a representative number of accessible outlets only.
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3. GFCI/AFCI Receptacles Observations: • Arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. • A ground fault circuit interrupter (GFCI) electrical receptacle in the did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.
AFCI
Exterior GFCI.
4. Switches Observations: • The inspector was unable to determine what device is controlled by a switch in the downstairs family room. Ceiling fan did not operate.
5. Lighting Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of interior lighting.
FURNACE 1. Furnace Location Observations: • The furnace was located in the basement.
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2. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this furnace. Inspection of the furnace typically includes examination/operation of the following: - Cabinet interior and exterior - Fuel supply and shut-off (not tested) - Electrical shut-off - Adequate combustion air - Proper ignition - Burn chamber conditions (when visible) - Exhaust venting - Air filter and blower - Plenum and ducts - Response to the thermostat - Adequate return air - Automatic damper and controls - Condensate drain components
3. Furnace Operation Observations: • This furnace responded adequately to the call for heat.
4. Date Codes Observations: • Lennox: Either the first two or second two digits are the year, it varies by era, but most of them actually have a separate sticker somewhere that has the year printed on it. Newer ones are first two equals manufacturing plant #, 2nd two are year and letter in fifth slot is month (A thru M minus I). So 5898G 07568 would be Plant # 58, Year of MFR would be 98 and month would be July.
5. Furnace Manufacturer Observations: • This furnace was manufactured by Lennox.
6. Furnace Air Filter Observations: • The air filter for this furnace was located a side compartment at the furnace. Access was through the furnace front. Shut off the furnace at the electrical switch before attempting any service such as filter replacement. The air filter should be checked quarterly and replaced when dirty. Page 62 of 70
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7. Condensate Drain Observations: • The high-efficiency furnace exhaust produced condensate fluid that must be discharged to a proper location. Conditions appeared to be acceptable at the time of the inspection.
CENTRAL AIR CONDITIONER 1. Cooling System Description Observations: • The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace.
2. Cooling System Data Plate
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Neighbors Home Inspections
123 Main St, Kansas City, MO
3. Serial # Date Codes Observations: • Lennox Either the first two or second two digits are the year, it varies by era, but most of them actually have a separate sticker somewhere that has the year printed on it. Newer ones are first two equals manufacturing plant #, 2nd two are year and letter in fifth slot is month.
4. Manufacturer Observations: • The air-conditioner brand was Lennox.
5. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the airconditioning system. Notable exceptions will be mentioned in this report.
6. Compressor Unit Observations: • Airflow to the air-conditioner condenser coils was restricted by vegetation growing on the cabinet exterior which may limit their ability to dissipate heat. All vegetation should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.
Vegetation over growth.
7. AC Electrical Disconnect Observations: • Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed at the time of the inspection. It was not operated.
Page 64 of 70
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123 Main St, Kansas City, MO
8. AC Refrigerant Lines Observations: • Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor..
WATER SUPPLY SOURCE 1. Water Supply Observations: • The home water was supplied from a public source.
WATER SUPPLY PIPES 1. Water Pressure Observations: • Home water pressure measured 50 pounds per square inch (psi) at the time of the inspection.
50 lbs. pressure. Page 65 of 70
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123 Main St, Kansas City, MO
2. Main Water Pipe Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the main water supply pipe.
3. Main Water Shut-off
WATER HEATER 1. Water Heater Type Observations: • This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.
Marathon
2. Water Heater Location Observations: • This water heater was located in the basement.
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123 Main St, Kansas City, MO
3. Water Heater Data Plate Information
85 gal.
4. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition or operation of the water heater.
DRAIN, WASTE, and VENT PIPES 1. Functional Drainage Observations: • All plumbing fixtures in the home exhibited functional drainage at the time of the inspection.
2. DWV Pipe Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the visible drain, waste and vent pipes. Notable exceptions will be listed in this report. • Waste lines open to the sewer were visible in the attic. This condition may allow toxic sewer gas to enter the living space and should be corrected by a qualified plumbing contractor.
Page 67 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
3. Cleanouts Observations: • The Inspector was unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the buliding drain and sewer. Although this may not have been required by building standards commonly accepted when the home was originally built, as knowledge of building safety and methods has improved over the years, building standards have evolved. Older homes are not required to be upgraded to meet modern building standards. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for having a main sewer cleanout installed.
Only visible drain waste cleanout.
Possible main cleanout, not accessible.
WATER QUALITY 1. Water Treatment System Condition
FLOOD CONTROL 1. Sump Pump Observations: Power to the sump pump was supplied by an extension cord. This condition can be a shock or electrocution hazard if the plug drops into the water of the sump pump pit. The Inspector recommends correction by a qualified electrical contractor. The sump pump discharge pipe missing at the exterior of house was missing. This condition can cause excessively high moisture levels in soil next to the foundation that can effect that can effect the ability of the soil to support the weight of the structure above and/or can cause damage related to soil/foundation movement. The Inspector recommends installation of discharge pipe section by a qualified contractor. Drain tile from an unknown source extends too far into pit. The Inspector recommends correction by a qualified plumbing contractor. Page 68 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Discharge pipe.
Poorly installed drain tile.
Power cord to extension cord.
Possible leaking fitting.
BEDROOMS
Page 69 of 70
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123 Main St, Kansas City, MO
Glossary Glossary
Term
Definition
AFCI
Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected. The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low. In modern plumbing, a drain-waste-vent (or DWV) is part of a system that removes sewage and greywater from a building and regulates air pressure in the waste-system pipes, facilitating flow. Waste is produced at fixtures such as toilets, sinks and showers, and exits the fixtures through a trap, a dipped section of pipe that always contains water. All fixtures must contain traps to prevent sewer gases from leaking into the house. Through traps, all fixtures are connected to waste lines, which in turn take the waste to a soil stack, or soil vent pipe. At the building drain system's lowest point, the drain-waste vent is attached, and rises (usually inside a wall) to and out of the roof. Waste is removed from the building through the building drain and taken to a sewage line, which leads to a septic system or a public sewer. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The internal angle formed by the junction of two sloping sides of a roof. Sheet metal or other material used to line a valley in a roof to direct rainwater down into the gutter system.
Combustion Air DWV
GFCI
Valley Valley Flashing
Page 70 of 70
Property Inspection Report
123 Main St, Kansas City, MO 64068 Inspection prepared for: Starr Realty Date of Inspection: 9/14/2017 Time: 9:30 AM Age of Home: 1997 Size: 2400 Order ID: 27 Inspector: Robert Rothery License # Nachi14072019 17625 Lober Rd., Weston, MO 64098 Phone: 816-309-6002 Email: [email protected] neighborshomeinspections.com
Neighbors Home Inspections
123 Main St, Kansas City, MO
THANK YOU! Thank you for choosing us to perform this Home Inspection. The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not Pass/Fail. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! The following conditions lie beyond the scope of the General Home inspection: - Identification of building regulation violations; - Conditions not readily observable; - Failure to follow manufacturer's installation recommendations, or - Any condition requiring research. Read the Report! Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. Repairs, Evaluations and Corrections For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! WHAT IS INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have the same level of knowledge and experience, or to perform inspections of the different home systems to the same degree as would contractors specializing in each of those systems. Because performing research lies beyond the InterNACHI Standards of Practice, does not typically include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or structure setbacks. Any comments on proper installation are by courtesy only. Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors (InterNACHI) at www.nachi.org/sop. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. If you have questions about either the contents of this report, or about the home, please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability.
Page 1 of 70
Neighbors Home Inspections
Report Summary
123 Main St, Kansas City, MO
Report Summary
On this page you will find, in RED, a brief summary of any concerns of the inspection, as they relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks. The complete list of items noted is found throughout the body of the report, including Normal Maintenance items. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors when having any work done. If the living area has been remodeled or part of an addition, we recommend that you verify the permit and certificate of occupancy. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of the report may also be a concern for you; be sure to read your Inspection Report in its entirety.
GROUNDS Page 19 Item: 4
Fence Condition
• Fence was badly weathered. The inspector recommends maintenance be performed.
Page 19 Item: 6
Grading
The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above. The ground should slope away from the home a minimum of ¼-inch per foot for a distance of at least six feet from the foundation. The Inspector recommends that these area be re-graded to improve drainage near the foundation.
Negative grade to house. Page 20 Item: 7
Retaining Wall Condition
• The retaining wall showed signs of moderate failure. Recommend consulting a qualified contractor to discuss options and costs for stabilizing to prevent further failure. Page 2 of 70
Neighbors Home Inspections
Page 20 Item: 8
Vegetation Observations
123 Main St, Kansas City, MO
• Vegetation around the exterior walls was overgrown and needed to be cut back.
EXTERIOR PLUMBING Page 23 Item: 1
Exterior Faucets
• The handle of an exterior faucet on the right side of house was cracked. In spector recommends replacement by a qualified contractor.
Right side of house.
EXTERIOR ELECTRICAL Page 23 Item: 1
Exterior Electrical Receptacles
• The GFCI receptacle at the right side of the house had hot and neutral wires reversed. This condition is a defect that should be corrected by a qualified electrical contractor.
Page 3 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Improperly wired GFCI at AC unit location. Page 23 Item: 2
Exterior Lighting
• Exterior lighting was installed in a manner that left energized electrical components exposed moisture intrusion. This condition will deteriorate electrical connections and is a potential fire hazard. The inspector recommends correction by a qualified electrical contractor.
Front wall right of garage door.
Front wall left of garage door.
DOOR/WINDOW EXTERIORS Page 25 Item: 2
Window Exterior Condition
• A sidelight windows at front entry door trim exhibited light damage. • Sealant around front lower widows was old, discolored, cracked, and needed maintenance to avoid potential moisture intrusion. The Inspector recommends maintenance be performed by a qualified contractor.
Front door side light trim.
REAR DECK Page 25 Item: 1
General Condition • This deck exhibited general deterioration commensurate with its age, particularly the paint finish Page 4 of 70
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123 Main St, Kansas City, MO
Page 25 Item: 2
Foundation
• Deck foundation piers or pads supporting structural posts appeared to be unstable at the time of the inspection. The Inspector recommends stabilization by a qualified contractor.
Page 26 Item: 5
Planking
• Nails used to fasten deck planking were protruding from the deck surface and are a trip hazard. These nails should be driven flush with or below the surface. Protruding nails are a sign of aging and will re-emerge over time. The Inspector recommends re-fastening as needed by a qualified contractor.
Various nail pops. Page 27 Item: 7
Finish Coating
• Finish coating designed to protect the deck exhibited moderate deterioration at the time of the inspection. Failure of the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. Maintenance performed on an appropriate schedule can significantly extend the lifespan of wood deck components. You should ask the seller for information about products and schedules related to deck maintenance. The Inspector recommends that the deck be re-finished as needed.
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FRONT PORCH Page 28 Item: 2
Stairs
• The concrete porch stairs had settled and were separated from the porch structure at the time of the inspection. This condition could be hazard. This condition is typically caused by inadequate compaction at the time of original construction. If that is the cause, the stair/landing assembly should be stable now. The Inspector recommends correction by a qualified foundation contractor.
ROOF STRUCTURE EXTERIOR Page 32 Item: 6
Tree-related Damage
• The branches of a tree close to the home have grown against the roof. Branches will need to be cut back to prevent damage. All work should be performed by a qualified contractor.
ASPHALT SHINGLES Page 34 Item: 7
Tree Damage
• Damage to the asphalt shingle roof can be caused by overhanging tree branches rubbing against the roof. To help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors.
ROOF DRAINAGE SYSTEM Page 36 Item: 4
Downspouts
• One or more downspout drain pipe discharge damaged an could cause drainage next to the foundation. This condition can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to discharge roof drainage a minimum of 6 feet from the foundation. Page 6 of 70
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123 Main St, Kansas City, MO
damaged drain pipe.
ATTIC Page 37 Item: 2
Electrical
• Energized electrical splices not contained within a junction box and exposed to touch were visible in the attic at the time of the inspection. Electrical splices should be contained within an approved junction box with a cover plate installed. This condition is a shock/electrocution and potential fire hazard and should be corrected by a qualified electrical contractor. • Wiring visible in the attic appeared to have been installed by persons unfamiliar with proper building practices. Improper wiring is a potential shock/electrocution or fire hazard. The Inspector recommends an evaluation and any necessary corrections be performed by a qualified electrical contractor. • Poorly-supported wires were visible in the attic at the time of the inspection. This indicates that wiring may have been installed by persons not qualified to perform the work. Nonworkmanlike electrical work may contain hazardous defects. A full electrical inspection lies beyond the scope of the General Home Inspection. The Inspector recommends evaluation by a qualified electrical contractor to ensure that safe conditions exist.
Page 38 Item: 4
Plumbing
• Plumbing vent pipes for the drain, waste, and vent (DWV) system terminated in the attic at the time of the inspection. This condition is improper, and may allow sewer gas to enter the living space. DWV pipes should terminate at the home exterior. The Inspector recommends correction by a qualified plumbing contractor.
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Drain waste vent pipe disconnected. Page 39 Item: 5
Room Vent Terminations
• A bathroom exhaust vents and dryer vent terminated in the attic instead of at the home exterior. This condition can raise moisture vapor levels in the attic to the point at which home materials are damaged or unhealthy conditions related to mold develop. The Inspector recommends correction by a qualified contractor. • A laundry room exhaust vent visible in the attic had become disconnected and may exhaust excessive amounts of moisture into the attic. Excessive moisture deposited into the attic may result in damage to home materials from decay or encourage the growth of microbes such as mold. Exhaust vents should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
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Disconnected dryer vent pipe.
Bathroom exhaust vent pipe improper termination.
Page 40 Item: 8
Page 41 Item: 9
Bathroom exhaust vent pipe improper termination.
Vent pipe missing at penetration.
Thermal Insulation • Thermal insulation in the attic had areas that was had gaps Condition which will result in unwanted heat gain or loss. This condition will increase heating and cooling costs and reduce comfort levels and may contribute to ice damming of the roof during the winter. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor Ventilation Device • Attic ventilation was provided by a thermostatically-controlled Type attic fan mounted in the attic which vented attic air to the home exterior. Improperly wired. Inspector did not operate. The Inspector recommends a qualified electrician do the necessary repairs.
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Exposed wire connectors
DOORS Page 42 Item: 2
Exterior Door Hardware
• Handle prohibits storm door from closing.
Page 43 Item: 2
Cabinets
• The kitchen cabinets exhibited minor deterioration commensurate with the age of the home.
Page 44 Item: 5
Dishwasher
• Dishwasher installation was incomplete at the time of the inspection. The Inspector recommends completion of the installation by a qualified plumbing contractor or technician.
KITCHEN
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Not hooked up under sink. Page 45 Item: 12 Undersink Conditions
Dishwasher drain line. • Leaking connections at the trap assembly beneath the kitchen sink should be repaired to avoid future/additional damage to the cabinet floor and possibly the wall/floor structures below. The Inspector recommends repair by a qualified plumbing contractor. • An uncapped waste pipe visible below the kitchen sink at the time of the inspection which will allow sewer gas to enter the living space. This condition should be corrected by a qualified plumbing contractor.
Drain waste pipe not capped.
Leak.
LAUNDRY ROOM Page 46 Item: 3
Dryer Venting
Page 47 Item: 4
240-volt Receptacles
• The dryer vent terminated in the attic. This condition is improper. To avoid excessively high moisture levels that can lead to mold growth and/or damage to materials, the dryer vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor. • The 220-volt dryer electrical receptacle was loose does not fit in the box and receptacle had no cover installed. The Inspector recommends that a proper installation be done by a qualified contractor.
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MASTER BATHROOM Page 52 Item: 7
Bath Tubs
• No hatch was provided for access to the pump for the whirlpool tub. A hatch should be provided to allow for inspection, service and repair of tub, pump and electrical equipment. • Sealant where the tub meets the wall was old and had sections of missing sealant which may allow damage from moisture intrusion of the wall assembly. The Inspector recommends correction by a qualified contractor.
No access panel. Page 53 Item: 9
Sliding Glass Doors
• The sliding glass door in this bathroom appeared to be worn or out-of-adjustment. The Inspector recommends service by a qualified contractor.
Not engaged in track.
Page 12 of 70
Neighbors Home Inspections Page 54 Item: 11 Bathroom Ventilation
123 Main St, Kansas City, MO • This bathroom had an operable source of ventilation at the time of the inspection. • The exhaust vent for this bathroom terminated in the . This condition is improper and may result in mold growth or damage to home materials. The exhaust vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
BEDROOMS Page 55 Item: 3
Window Operation • A window in front bedroom room was difficult to operate.
FIREPLACE Page 56 Item: 1
Damper
• The damper of the wood-burning fireplace in the living room appeared to be operable at time of the inspection. Inspector observed possible leak areas at damper flue connection. The Inspector recommends evaluation by a qualified HVAC contractor.
SERVICE PANEL Page 13 of 70
Neighbors Home Inspections Page 59 Item: 5
Labels
123 Main St, Kansas City, MO • The Circuit Directory label identifying individual electrical circuits was incomplete from the service panel. The service panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly marked Circuit Directory label be installed by a qualified electrical contractor.
Missing labels.
BRANCH WIRING Page 61 Item: 3
GFCI/AFCI Receptacles
• A ground fault circuit interrupter (GFCI) electrical receptacle in the did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.
Exterior GFCI. Page 61 Item: 4
Switches
• The inspector was unable to determine what device is controlled by a switch in the downstairs family room. Ceiling fan did not operate.
CENTRAL AIR CONDITIONER Page 64 Item: 6
Compressor Unit
• Airflow to the air-conditioner condenser coils was restricted by vegetation growing on the cabinet exterior which may limit their ability to dissipate heat. All vegetation should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.
Page 14 of 70
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123 Main St, Kansas City, MO
Vegetation over growth. Page 65 Item: 8
AC Refrigerant Lines
• Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor..
DRAIN, WASTE, and VENT PIPES Page 67 Item: 2
DWV Pipe Condition
Page 68 Item: 3
Cleanouts
• Waste lines open to the sewer were visible in the attic. This condition may allow toxic sewer gas to enter the living space and should be corrected by a qualified plumbing contractor. • The Inspector was unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the buliding drain and sewer. Although this may not have been required by building standards commonly accepted when the home was originally built, as knowledge of building safety and methods has improved over the years, building standards have evolved. Older homes are not required to be upgraded to meet modern building standards. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for having a main sewer cleanout installed.
Page 15 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Possible main cleanout, not accessible.
FLOOD CONTROL Page 69 Item: 1
Sump Pump
Discharge pipe.
Power to the sump pump was supplied by an extension cord. This condition can be a shock or electrocution hazard if the plug drops into the water of the sump pump pit. The Inspector recommends correction by a qualified electrical contractor. The sump pump discharge pipe missing at the exterior of house was missing. This condition can cause excessively high moisture levels in soil next to the foundation that can effect that can effect the ability of the soil to support the weight of the structure above and/or can cause damage related to soil/foundation movement. The Inspector recommends installation of discharge pipe section by a qualified contractor. Drain tile from an unknown source extends too far into pit. The Inspector recommends correction by a qualified plumbing contractor.
Power cord to extension cord.
Poorly installed drain tile.
Possible leaking fitting.
Page 16 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
THANK YOU! Thank you for choosing us to perform this Home Inspection. The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not Pass/Fail. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! The following conditions lie beyond the scope of the General Home inspection: - Identification of building regulation violations; - Conditions not readily observable; - Failure to follow manufacturer's installation recommendations, or - Any condition requiring research. Read the Report! Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. Repairs, Evaluations and Corrections For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! WHAT IS INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have the same level of knowledge and experience, or to perform inspections of the different home systems to the same degree as would contractors specializing in each of those systems. Because performing research lies beyond the InterNACHI Standards of Practice, does not typically include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or structure setbacks. Any comments on proper installation are by courtesy only. Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors (InterNACHI) at www.nachi.org/sop. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. If you have questions about either the contents of this report, or about the home, please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability.
INSPECTION and SITE DETAILS
Page 17 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
1. Inspection Time Observations: • The Inspection started at 9AM • The inspection ended at 2PM
2. Present at the Inspection Observations: • The seller's agent attended a portion of the inspection.
3. Occupancy Observations: • The home was unoccupied and was empty of furniture at the time of the inspection.
4. Weather Conditions Observations: • During the inspection the weather was sunny. • The temperature at the inspection was approximately 80F degrees. • During the 2 days preceding the inspection the inspection the weather was generally sunny.
5. Year of Original Construction Observations: • The home was originally constructed in approximately 1994
6. Home Footprint Size Observations: • The size of the home was approximately 2000 square feet.
7. Utilities Observations: • All utilities were on at the time of the inspection.
8. Ground/Surface soil Condition Observations: • At the inspection, the ground was dry.
GROUNDS Inspection of the property grounds typically includes: - adequate exterior surface drainage; - driveway and walkways; - identification of features that introduce moisture to soil near the foundation; - window wells; - exterior electrical components; - exterior plumbing components; - potential tree problems; and - retaining walls that may affect the home structure. Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas except as ancillary inspections. Page 18 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
1. Driveway Material Observations: • The home had a concrete driveway.
2. Driveway Condition Observations: • The Inspector observed no deficiencies the driveway condition at the time of the inspection.
3. Fence Material Observations: • Fences were made of wood.
4. Fence Condition Observations: • The inspector observed few deficiencies in the condition of the fences at the time of the inspection. Notable exceptions will be listed in this report. • Fence was badly weathered. The inspector recommends maintenance be performed.
5. Gates Observations: • The gates were made of wood. • The Inspector observed no deficiencies in the condition of the gates at the time of the inspection.
6. Grading Observations: The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above. The ground should slope away from the home a minimum of ¼-inch per foot for a distance of at least six feet from the foundation. The Inspector recommends that these area be re-graded to improve drainage near the foundation.
Page 19 of 70
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123 Main St, Kansas City, MO
Negative grade to house.
7. Retaining Wall Condition Observations: • The retaining wall showed signs of moderate failure. Recommend consulting a qualified contractor to discuss options and costs for stabilizing to prevent further failure.
8. Vegetation Observations Observations: • Vines growing on the exterior walls may introduce insects, pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. Over time, vine tendrils may damage wall covering materials. Watering this vegetation will introduce moisture to the soil which may eventually reach the foundation. Moisture in soil supporting the foundation can affect the ability of the foundation to support the weight of the structure above and can cause damage from soil heaving or settling, depending on soil composition and other conditions. The Inspector recommends removal of the vegetation from exterior walls. • Vegetation around the exterior walls was overgrown and needed to be cut back.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
FOUNDATION 1. Foundation Configuration Observations: • Foundation construction included a basement.
2. Footings Observations: • The footings were not visible.
3. Concrete Foundation Walls Observations: • The visible portions of the foundations walls consisted of poured concrete. • At the time of the inspection, the Inspector observed no deficiencies in the condition of the visible portions of the poured concrete foundation walls.
EXTERIOR WALLS 1. Exterior Wall Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.
2. Brick Construction Methods Observations: • Lower front exterior walls of the home appeared to be conventional wood framing covered on the exterior by brick cladding.
3. Brick Wall Condition Observations: • The Inspector observed no deficiencies in the condition of brick exterior walls. Inspection of brick veneer typically includes visual examination of the following: - brick exposed surface condition - mortar joint condition - provision for drainage of the air space (weep holes or wicks) - brick support ledge condition (when visible) - lintel conditions - overall installation quality
4. Vinyl Siding Observations: • The Inspector observed no deficiencies in the condition of vinyl siding covering exterior walls at the time of the inspection. Inspection of vinyl siding typically includes examination of general installation practices and visible condition.
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123 Main St, Kansas City, MO
EXTERIOR WALLS 1. Exterior Wall Construction Observations: • Exterior walls were wood frame 2x6. • Although exterior wall construction was hidden behind interior and exterior wall coverings, exterior walls of the home appeared to be conventional wood framing covered on the exterior with brick.
2. Exterior Wall Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the exterior wall structures.
EXTERIOR TRIM 1. Window Trim Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the window trim. Notable exceptions will be listed in this report.
2. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior trim.
EXTERIOR PLUMBING 1. Exterior Faucets Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of exterior water faucets. Notable exceptions will be listed in this report. • The handle of an exterior faucet on the right side of house was cracked. In spector recommends replacement by a qualified contractor. Page 22 of 70
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123 Main St, Kansas City, MO
Right side of house.
2. Water Pressure Observations: • Home water pressure measured 50 pounds per square inch (psi) at the time of the inspection.
EXTERIOR ELECTRICAL 1. Exterior Electrical Receptacles Observations: • Exterior electrical receptacles were Ground Fault Circuit Interrupter (GFCI)-protected, and enclosed in weather-resistant covers. • The GFCI receptacle at the right side of the house had hot and neutral wires reversed. This condition is a defect that should be corrected by a qualified electrical contractor.
Improperly wired GFCI at AC unit location.
2. Exterior Lighting Observations: • Exterior lighting was installed in a manner that left energized electrical components exposed moisture intrusion. This condition will deteriorate electrical connections and is a potential fire hazard. The inspector recommends correction by a qualified electrical contractor.
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Front wall right of garage door.
Front wall left of garage door.
GENERAL STRUCTURE 1. General Structure Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the home structure. The General Home Inspection does not include evaluation of structural components hidden behind floor, wall, or ceiling coverings, but is visual and non-invasive only.
DOOR/WINDOW EXTERIORS 1. Door Exteriors Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of door exteriors. Notable exceptions will be listed in this report. Inspection of door exteriors typically includes examination of the following: • Door exterior surface condition • Weather-stripping condition • Presence of an effective sweep (sweeps are gaskets which seal the area between the bottom of a door and the threshold). • Jamb condition • Threshold condition • Moisture-intrusion integrity
Handle prohibits storm door from closing.
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2. Window Exterior Condition Observations: • The Inspector observed few deficiencies in the condition of window exteriors at the time of the inspection. Notable exceptions will be listed in this report. • A sidelight windows at front entry door trim exhibited light damage. • Sealant around front lower widows was old, discolored, cracked, and needed maintenance to avoid potential moisture intrusion. The Inspector recommends maintenance be performed by a qualified contractor.
Front door side light trim.
REAR DECK 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of this deck. Notable exceptions will be listed in this report. • This deck exhibited general deterioration commensurate with its age, particularly the paint finish
2. Foundation Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the deck foundation. Notable exceptions will be listed in this report. • Deck foundation pier supporting structural posts appeared to be unstable at the time of the inspection. The Inspector recommends stabilization by a qualified contractor. • Deck foundation piers or pads supporting structural posts appeared to be unstable at the time of the inspection. The Inspector recommends stabilization by a qualified contractor.
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3. Structure Observations: • The basic deck structure was built of wood.
4. Attachment to Home Observations: • The deck was attached to the home by a ledger nailed to the home exterior walls. Although this may have been common practice at the time the deck was built, generally-accepted modern standards specify the use of lag screws to fasten ledgers. The ledger appeared to be securely attached at the time of the inspection.
5. Planking Observations: • Deck planking (the walking surface) was composed of wood. • At the time of the inspection, the Inspector observed few deficiencies in the condition of the deck planking (the walking surface). Notable exceptions will be listed in this report. • Nails used to fasten deck planking were protruding from the deck surface and are a trip hazard. These nails should be driven flush with or below the surface. Protruding nails are a sign of aging and will re-emerge over time. The Inspector recommends re-fastening as needed by a qualified contractor.
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Various nail pops.
6. Guardrails Observations: • Guardrail assemblies protecting the deck were made of wood. • At the time of the inspection, the Inspector observed few deficiencies in the condition of the deck guardrail assemblies. Notable exceptions will be listed in this report. Inspection of guardrails typically includes examination of the following: - attachment to the deck; - attachment to the home structure; - general condition; and - safety deficiencies.
7. Finish Coating Observations: • The deck appeared to be coated with paint. • Finish coating designed to protect the deck exhibited moderate deterioration at the time of the inspection. Failure of the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. Maintenance performed on an appropriate schedule can significantly extend the lifespan of wood deck components. You should ask the seller for information about products and schedules related to deck maintenance. The Inspector recommends that the deck be re-finished as needed.
FRONT PORCH 1. Concrete Porch Slab
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Brick veneer.
2. Stairs Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the porch stairway. Notable exceptions will be listed in this report. • The concrete porch stairs had settled and were separated from the porch structure at the time of the inspection. This condition could be hazard. This condition is typically caused by inadequate compaction at the time of original construction. If that is the cause, the stair/landing assembly should be stable now. The Inspector recommends correction by a qualified foundation contractor.
CHIMNEY at ROOF 1. General Condition Observations: • Inspection of the portion of the chimney that protrudes above the roof typically includes examination of the following: - Chimney cap - Roof penetration - Flue - Cricket - Spark arrestor - Any necessary bracing - Adequate height above roof • The Inspector observed no deficiencies in the portion of the chimney that extended above the roof.
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2. Spark Arrestor
GARAGE 1. Garage Description Observations: • The home had a two-car attached garage.
2. Garage General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage.
3. Garage Floor Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the garage floor. • The garage floor had common shrinkage cracks. These cracks are not a structural concern.
4. Garage Walls Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of The garage walls.
5. Garage Ceiling Observations: • The garage ceilings had minor damage visible at the time of the inspection.
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Minor drywall crack. Non- structural.
OVERHEAD GARAGE DOOR Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components: - door condition; - mounting brackets; - automatic opener; - automatic reverse; - photo sensor; - switch placement; - track &rollers; and - manual disconnect.
1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the overhead vehicle doors.
2. Automatic Opener Observations: • The automatic garage door opener responded to the controls at the time of the inspection.
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3. Automatic Reverse Observations: • The pressure-activated automatic reverse feature was tested and appeared to be operating in a satisfactory manner at the time of the inspection. Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm adherence to manufacturer’s specifications. This inspection is performed according to the Inspector’s judgment from past experience. You should adjust your expectations accordingly. If you wish to ensure that the garage door complies with the manufacturer’s specifications you should have the it inspected by a qualified contractor or technician.
4. Manual Disconnect Observations: • At the time of the inspection, the Inspector observed no deficiencies in the operation of the manual disconnect.
ROOF STRUCTURE EXTERIOR 1. Method of Inspection Observations: • The Inspector observed the roof from the ground, from the roof surface and from a ladder resting against the roof edge.
2. Configuration Observations: • The home had a gabled roof.
3. Slope Observations: • The roof pitch (slope) was approximately 4&12. • The roof pitch (slope) was approximately 6&12.
4. Exterior Appearance Observations: • The inspector observed no deficiencies in the condition of the roof structure exterior.
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5. Sheathing Observations: • The roof appeared to be sheathed with 7/16-inch oriented strand board (OSB).
6. Tree-related Damage Observations: • The branches of a tree close to the home have grown against the roof. Branches will need to be cut back to prevent damage. All work should be performed by a qualified contractor.
ASPHALT SHINGLES 1. Description Observations: • The roof was covered with laminated fiberglass asphalt shingles, also called "architectural" or dimensional" shingles. Laminated shingles are composed of multiple layers bonded together. Fiberglass shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.
2. Fasteners Observations: • The Inspector did not directly view the fasteners and disclaims responsibility for confirming proper fastening of the asphalt shingles. Fasteners used to asphalt connect asphalt shingles to the roof were not visible. At the time of the inspection the shingle adhesive strips were fully bonded. Because a fully bonded roof is the most important factor in the wind resistance of the shingles, breaking shingle bonds to view fasteners would constitute damage to the roof. Destructive testing lies beyond the scope of the General Home Inspection. The Inspector observed no indication of fastener deficiencies. • Inspector recommends applying sealant to exposed lag bolts for dish mount.
Potential moisture intrusion entry points.
3. General Condition Observations: • The Inspector observed no deficiencies in the condition of the shingles, flashing and vents.
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4. Granules Observations: • Granules from the asphalt shingles were accumulated in the gutters. New shingles can experience a lot of granule loss. During manufacturing, in addition to granules embedded into the asphalt, some granules interlock with embedded granules but are not embedded themselves. Many of these granules are still attached after installation is completed, are dislodged by rain and snow, and are washed into gutters by runoff. This condition does not affect the functionality of the shingles, but the granules trap sediment which hardens and prevents fully functional gutter drainage. Poor drainage may cause corrosion. The Inspector recommends thorough cleaning of the gutters.
5. Installation Observations: • At the time of the inspection, the Inspector observed no deficiencies in the installation of asphalt shingles covering this roof.
6. Number of Layers Observations: • The roof had one layer of asphalt shingles installed at the time of the inspection.
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7. Tree Damage Observations: • Damage to the asphalt shingle roof can be caused by overhanging tree branches rubbing against the roof. To help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors. • Damage to the asphalt shingle roof can be caused by overhanging tree branches rubbing against the roof. To help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent development of microbial growth such as mold. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors.
8. Valley Installation Observations: • The valleys were made using the open valley methods with valley metal flashing installed down the valley centerline.
FLASHING 1. General Condition Observations: • Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys). • The inspector observed no deficiencies in the condition of roof flashing.
2. Headwall flashing Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of headwall flashing.
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3. Roof-edge Flashing Observations: • The inspector observed no deficiencies when inspecting roof edge flashing.
4. Sidewall flashing Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of sidewall flashing.
Attic view,prior moisture intrusion Attic view of sidewall step staining. flashing prior moisture intrusion.
5. Valley Flashing Observations: • The inspector observed no deficiencies when inspecting valley flashing.
ROOF DRAINAGE SYSTEM Page 35 of 70
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1. Drainage System Description Observations: • The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.
2. General System Condition Observations: • The Inspector observed few deficiencies in the condition of the roof drainage system. Notable exceptions will be listed in this report.
3. Gutter Observations: • The Inspector observed no deficiencies in the condition of the gutters.
Granule accumulation, recommend cleaning.
4. Downspouts Observations: • The Inspector observed few deficiencies in the condition of the downspouts. Notable exceptions will be listed in this report. • One or more downspout drain pipe discharge damaged an could cause drainage next to the foundation. This condition can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to discharge roof drainage a minimum of 6 feet from the foundation.
damaged drain pipe.
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CHIMNEY STRUCTURE 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the portions of the chimney visible from the ground.
ATTIC 1. Attic Access Observations: • The Inspector evaluated the attic from inside the attic space.
Upstairs bedroom closet.
2. Electrical Observations: • Energized electrical splices not contained within a junction box and exposed to touch were visible in the attic at the time of the inspection. Electrical splices should be contained within an approved junction box with a cover plate installed. This condition is a shock/electrocution and potential fire hazard and should be corrected by a qualified electrical contractor. • Wiring visible in the attic appeared to have been installed by persons unfamiliar with proper building practices. Improper wiring is a potential shock/electrocution or fire hazard. The Inspector recommends an evaluation and any necessary corrections be performed by a qualified electrical contractor. • Poorly-supported wires were visible in the attic at the time of the inspection. This indicates that wiring may have been installed by persons not qualified to perform the work. Non-workmanlike electrical work may contain hazardous defects. A full electrical inspection lies beyond the scope of the General Home Inspection. The Inspector recommends evaluation by a qualified electrical contractor to ensure that safe conditions exist.
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3. Misc. Conditions
4. Plumbing Observations: • Plumbing vent pipes for the drain, waste, and vent (DWV) system terminated in the attic at the time of the inspection. This condition is improper, and may allow sewer gas to enter the living space. DWV pipes should terminate at the home exterior. The Inspector recommends correction by a qualified plumbing contractor.
Drain waste vent pipe disconnected.
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5. Room Vent Terminations Observations: • A bathroom exhaust vents and dryer vent terminated in the attic instead of at the home exterior. This condition can raise moisture vapor levels in the attic to the point at which home materials are damaged or unhealthy conditions related to mold develop. The Inspector recommends correction by a qualified contractor. • A laundry room exhaust vent visible in the attic had become disconnected and may exhaust excessive amounts of moisture into the attic. Excessive moisture deposited into the attic may result in damage to home materials from decay or encourage the growth of microbes such as mold. Exhaust vents should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
Disconnected dryer vent pipe.
Bathroom exhaust vent pipe improper termination.
Bathroom exhaust vent pipe improper termination.
Vent pipe missing at penetration.
6. Roof Framing
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7. Thermal Insulation Depth Observations: • Attic floor insulation depth averages 8 to 10 inches in upper level and 12 to 14 inches in lower section of attic. The Inspector recommends installing additional insulation to comply with local energy codes.12 to 14 inches.
8. Thermal Insulation Condition Observations: • Thermal insulation in the attic had areas that was had gaps which will result in unwanted heat gain or loss. This condition will increase heating and cooling costs and reduce comfort levels and may contribute to ice damming of the roof during the winter. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space. All work should be performed by a qualified contractor
Insulation disrupted.
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9. Ventilation Device Type Observations: • Attic ventilation was provided by a thermostatically-controlled attic fan mounted in the attic which vented attic air to the home exterior. • Attic ventilation was provided by a thermostatically-controlled attic fan mounted in the attic which vented attic air to the home exterior. Improperly wired. Inspector did not operate. The Inspector recommends a qualified electrician do the necessary repairs.
Exposed wire connectors
Attic fan thermostat.
GENERAL INTERIOR 1. Walls Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of walls in the home interior. Notable exceptions will be listed in this report.
Entry door wall. Door lacking door stop.
FLOOR STRUCTURE 1. General Framing Condition
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Repaired floor section below new sliding door.
FLOORS 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in the home.
DOORS 1. Exterior Door Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of exterior doors. Notable exceptions will be listed in this report.
2. Exterior Door Hardware Observations: • Handle prohibits storm door from closing.
3. Interior Door Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the interior doors.
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4. Sliding Glass Doors Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the sliding glass doors.
WINDOWS 1. Window Type Observations: • The home had double-pane vinyl windows.
2. Window Condition
Fogged glass panel.
KITCHEN 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the kitchen. Notable exceptions will be listed in this report.
2. Cabinets Observations: • The kitchen cabinets exhibited minor deterioration commensurate with the age of the home.
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3. Ceilings Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen ceiling.
4. Countertops Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchen countertops.
5. Dishwasher Observations: • Dishwasher installation was incomplete at the time of the inspection. The Inspector recommends completion of the installation by a qualified plumbing contractor or technician.
Not hooked up under sink.
Dishwasher drain line.
6. Garbage Disposal Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the garbage disposal.
7. GFCI Receptacles Observations: • Electrical receptacles in the kitchen had ground fault circuit interrupter (GFCI) protection which responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
8. Microwave Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the built-in microwave oven. Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, you should seek further evaluation by qualified technician prior to closing.
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9. Range Observations: • The range was electric. Inspection of electric ranges is limited to basic functions, such as testing of the range-top burners, and bake/broil features of the oven.
10. Range Condition Observations: • The Inspector observed no deficiencies during inspection of the range.
11. Sink Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the kitchen sink.
12. Undersink Conditions Observations: • Leaking connections at the trap assembly beneath the kitchen sink should be repaired to avoid future/additional damage to the cabinet floor and possibly the wall/floor structures below. The Inspector recommends repair by a qualified plumbing contractor. • An uncapped waste pipe visible below the kitchen sink at the time of the inspection which will allow sewer gas to enter the living space. This condition should be corrected by a qualified plumbing contractor.
Drain waste pipe not capped.
Leak.
LAUNDRY ROOM Inspection of kitchens typically includes the following: ROOM Page 45 of 70
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- wall, ceiling and floor - windows, skylights and doors APPLIANCES - range/cooktop (basic functions, anti-tip) - range hood/downdraft (fan, lights, type) - dishwasher (operated only at the Inspector's discretion) CABINETS - exterior and interior - door and drawer SINK - basin condition - supply valves - adequate trap configuration - functional water flow and drainage - disposal ELECTRICAL - switch operation - outlet placement, grounding, and GFCI protection Note: Appliances are operated at the discretion of the Inspector:
1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the laundry room. Notable exceptions will be listed in this report.
2. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundry room cabinets.
3. Dryer Venting Observations: • The dryer vent terminated in the attic. This condition is improper. To avoid excessively high moisture levels that can lead to mold growth and/or damage to materials, the dryer vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
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4. 240-volt Receptacles Observations: • The 220-volt dryer electrical receptacle was loose does not fit in the box and receptacle had no cover installed. The Inspector recommends that a proper installation be done by a qualified contractor.
5. 120-volt Receptacles Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of electrical receptacles in the laundry room but they had no ground fault circuit interrupter (GFCI) protection. For safety reasons, consider having GFCI protection installed for receptacles within 6 feet of a plumbing fixture. This can be achieved by: 1. Replacing the current standard receptacle with GFCI outlets 2. Replacing the receptacle nearest the overcurrent protection device (breaker or fuse) with a GFCI receptacle. 3. Replacing the breakers currently protecting the laundry room electrical circuits with GFCI breakers.
BATHROOMS Inspection of the bathrooms typically includes the following: - walls, floors and ceiling; - sink (basin, faucet, overflow); - cabinets (exteriors, doors, drawers, undersink); - shower (valves, showerhead, walls, enclosure); - electrical (outlets, lighting); and - room ventilation
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1. The house has bathrooms. Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the bathrooms. Notable exceptions will be listed in this report. • The home had three bathrooms.
DOWNSTAIRS HALL BATHROOM 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom.
2. Sinks Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom sink. • The sink in this bathroom had an inoperable stopper.
3. Undersink Conditions Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of undersink plumbing in the kitchen.
4. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets.
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5. Toilet Type/Operation Observations: • The toilet in this bathroom was flushed and operated in a satisfactory manner. • The toilet in this bathroom was slow to fill. The Inspector recommends repair by a qualified plumbing contractor.
UPSTAIRS HALL BATHROOM 1. Undersink Conditions Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of undersink plumbing in the kitchen.
2. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets.
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3. Toilet Type/Operation Observations: • The toilet in this bathroom was flushed and operated in a satisfactory manner.
4. Bath Tubs Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of bathtub components. Tub inspection incudes testing for: • Functional flow; • Functional drainage; and • Operational shut-off valves, faucet, and diverter valve
5. Shower Observations: • The shower in this bathroom appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes: • Functional flow; • Functional drainage • Proper operation of shut-off and diverter valves, and faucet; and • Moisture intrusion of walls and pan.
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6. GFCI Receptacles Observations: • Electrical receptacles in this bathroom had ground fault circuit interrupter (GFCI) protection which responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
MASTER BATHROOM 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of this bathroom. Notable exceptions will be listed in this report.
2. Sinks Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this bathroom sink.
3. Undersink Conditions Observations: • GENERAL CONDITION • At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of undersink plumbing in the kitchen.
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4. Cabinets Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the bathroom cabinets.
5. Counters Observations: • The countertops in this bathroom appeared to be in serviceable condition at the time of the inspection.
6. Toilet Type/Operation Observations: • The toilet in this bathroom was flushed and operated in a satisfactory manner.
7. Bath Tubs Observations: • FAUCET • No hatch was provided for access to the pump for the whirlpool tub. A hatch should be provided to allow for inspection, service and repair of tub, pump and electrical equipment. • Sealant where the tub meets the wall was old and had sections of missing sealant which may allow damage from moisture intrusion of the wall assembly. The Inspector recommends correction by a qualified contractor.
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No access panel.
8. Shower Observations: • The shower in this bathroom appeared to be in serviceable condition at the time of the inspection. Inspection of the shower typically includes: • Functional flow; • Functional drainage • Proper operation of shut-off and diverter valves, and faucet; and • Moisture intrusion of walls and pan. • The shower had functional drainage at the time of the inspection.
9. Sliding Glass Doors Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the sliding glass door. Notable exceptions will be listed in this report. • The sliding glass door in this bathroom appeared to be worn or out-of-adjustment. The Inspector recommends service by a qualified contractor.
Not engaged in track.
10. GFCI Receptacles Observations: • Electrical receptacles in this bathroom had ground fault circuit interrupter (GFCI) protection which responded to testing in a satisfactory manner at the time of the inspection. The inspector tested a representative number of accessible receptacles only.
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11. Bathroom Ventilation Observations: • This bathroom had an operable source of ventilation at the time of the inspection. • The exhaust vent for this bathroom terminated in the . This condition is improper and may result in mold growth or damage to home materials. The exhaust vent should terminate at the home exterior. The Inspector recommends correction by a qualified contractor.
MASTER BEDROOM 1. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in this bedroom.
2. Walls Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the walls in this bedroom.
3. Ceiling Observations: • The bedroom ceiling appeared to be in serviceable condition at the time of the inspection.
4. Ceiling Fan Observations: • Most ceiling fans in the home were operable and appeared to be in serviceable condition at the time of the inspection. Notable exceptions will be listed in this report. Page 54 of 70
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BEDROOMS 1. Walls Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the walls in this bedroom.
2. Ceiling Observations: • The bedroom ceiling appeared to be in serviceable condition at the time of the inspection.
3. Window Operation Observations: • A window in front bedroom room was difficult to operate.
4. Ceiling Fan Observations: • Most ceiling fans in the home were operable and appeared to be in serviceable condition at the time of the inspection. Notable exceptions will be listed in this report.
STAIRWAY to 2nd FLOOR
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1. General Stairway Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this staircase. Inspection of staircases typically includes visual examination of the following: - Treads and risers - Landings - Angle of stairway - Handrails - Guardrails - Lighting - Headroom - Windows - Walls and ceilings
STAIRWAY to BASEMENT 1. Handrail Assembly
FIREPLACE 1. Damper Observations: • The damper of the wood-burning fireplace in the living room appeared to be operable at time of the inspection. Inspector observed possible leak areas at damper flue connection. The Inspector recommends evaluation by a qualified HVAC contractor.
2. Visible Flue Page 56 of 70
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Flue chase.
Over the years, many different types and brands of electrical components have been installed. Electrical components and standards have changed and continue to change. For this reason, full inspection of home electrical systems lies beyond the scope of the General Home Inspection. The General Home Inspection is limited to identifying common electrical requirements and deficiencies. Conditions indicating the need for a more comprehensive inspection will be referred to a qualified electrical contractor. Inspection of the home electrical system typically includes the following: - service drop: conductors, weatherhead, and service mast; - electric meter exterior; - service panel and sub-panels; - service and equipment grounding; - system and component bonding; and - visible branch wiring: receptacles (representative number), switches, lighting.
ELECTRICAL SERVICE 1. Electric Meter Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the electric meter. Electric meters are installed by utility companies to measure home electrical consumption.
2. Service Lateral Observations: • Conductors supplying electricity to the home were buried underground.
3. Electric Meter Location Observations: • The electric meter was located at the right side of the home. Page 57 of 70
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123 Main St, Kansas City, MO
ELECTRICAL SYSTEM 1. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the electrical system. Notable exceptions will be listed in this report.
SERVICE PANEL 1. Service Panel General Condition Observations: • Inspection of the service panel typically includes examination of the following: - panel interior and exterior condition; - panel amperage rating; - main disconnect amperage rating and condition; - main conductor amperage ratings; - branch conductor types, amperage rating and condition; - wiring visible materials, types, condition and connections; - circuit breaker types, amperage ratings and condition - label information present; - service and equipment grounding; and - bonding of service equipment. • The inspector observed few deficiencies at the electrical service panel at the time of the inspection. Notable exceptions will be listed in this report. Inspection of the main service panel typically includes examination of the following: - Panel interior and exterior condition - Panel amperage rating - Main disconnect amperage rating and condition - Service entrance conductor amperage ratings - Branch conductor types, amperage rating and condition - Wiring visible materials, types, condition and connections - Circuit breaker types, amperage ratings and condition - Label information present - Service and equipment grounding - Bonding of service equipment
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Neighbors Home Inspections
123 Main St, Kansas City, MO
2. Service Panel Description Observations: • LOAD CENTER SERVICE PANEL
Siemens 200 AMP.
3. Service Panel Location Observations: • The electrical service panel was located in the basement.
4. Service Panel Manufacturer Observations: • The service panel brand was Siemens
5. Labels Observations: • The Circuit Directory label identifying individual electrical circuits was incomplete from the service panel. The service panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly marked Circuit Directory label be installed by a qualified electrical contractor.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
Missing labels.
6. Service Grounding Observations: • Although a grounding electrode conductor was bonded to the service panel and visibly exited the panel, the Inspector was unable to visually confirm it's proper termination at a grounding electrode.
7. Cabinet Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the service panel.
8. Cabinet Amperage Rating Observations: • The manufacturer's label listed the panel rating as 200 amps.
BRANCH WIRING 1. Branch Wiring Observations: • The visible branch circuit wiring was modern solid, vinyl-insulated copper wire. • At the time of the inspection, the Inspector observed few deficiencies in the condition of the visible branch wiring. Notable exceptions will be listed in this report. • Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.
2. Electrical Receptacles Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of electrical receptacles. Notable exceptions will be listed in this report. In accordance with the Standards of Practice, the inspector tested a representative number of accessible outlets only.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
3. GFCI/AFCI Receptacles Observations: • Arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. • A ground fault circuit interrupter (GFCI) electrical receptacle in the did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.
AFCI
Exterior GFCI.
4. Switches Observations: • The inspector was unable to determine what device is controlled by a switch in the downstairs family room. Ceiling fan did not operate.
5. Lighting Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of interior lighting.
FURNACE 1. Furnace Location Observations: • The furnace was located in the basement.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
2. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of this furnace. Inspection of the furnace typically includes examination/operation of the following: - Cabinet interior and exterior - Fuel supply and shut-off (not tested) - Electrical shut-off - Adequate combustion air - Proper ignition - Burn chamber conditions (when visible) - Exhaust venting - Air filter and blower - Plenum and ducts - Response to the thermostat - Adequate return air - Automatic damper and controls - Condensate drain components
3. Furnace Operation Observations: • This furnace responded adequately to the call for heat.
4. Date Codes Observations: • Lennox: Either the first two or second two digits are the year, it varies by era, but most of them actually have a separate sticker somewhere that has the year printed on it. Newer ones are first two equals manufacturing plant #, 2nd two are year and letter in fifth slot is month (A thru M minus I). So 5898G 07568 would be Plant # 58, Year of MFR would be 98 and month would be July.
5. Furnace Manufacturer Observations: • This furnace was manufactured by Lennox.
6. Furnace Air Filter Observations: • The air filter for this furnace was located a side compartment at the furnace. Access was through the furnace front. Shut off the furnace at the electrical switch before attempting any service such as filter replacement. The air filter should be checked quarterly and replaced when dirty. Page 62 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
7. Condensate Drain Observations: • The high-efficiency furnace exhaust produced condensate fluid that must be discharged to a proper location. Conditions appeared to be acceptable at the time of the inspection.
CENTRAL AIR CONDITIONER 1. Cooling System Description Observations: • The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace.
2. Cooling System Data Plate
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Neighbors Home Inspections
123 Main St, Kansas City, MO
3. Serial # Date Codes Observations: • Lennox Either the first two or second two digits are the year, it varies by era, but most of them actually have a separate sticker somewhere that has the year printed on it. Newer ones are first two equals manufacturing plant #, 2nd two are year and letter in fifth slot is month.
4. Manufacturer Observations: • The air-conditioner brand was Lennox.
5. General Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the airconditioning system. Notable exceptions will be mentioned in this report.
6. Compressor Unit Observations: • Airflow to the air-conditioner condenser coils was restricted by vegetation growing on the cabinet exterior which may limit their ability to dissipate heat. All vegetation should be removed in order to maintain cooling system efficiency and avoid problems from overheating of the compressor.
Vegetation over growth.
7. AC Electrical Disconnect Observations: • Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed at the time of the inspection. It was not operated.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
8. AC Refrigerant Lines Observations: • Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor..
WATER SUPPLY SOURCE 1. Water Supply Observations: • The home water was supplied from a public source.
WATER SUPPLY PIPES 1. Water Pressure Observations: • Home water pressure measured 50 pounds per square inch (psi) at the time of the inspection.
50 lbs. pressure. Page 65 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
2. Main Water Pipe Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition of the main water supply pipe.
3. Main Water Shut-off
WATER HEATER 1. Water Heater Type Observations: • This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.
Marathon
2. Water Heater Location Observations: • This water heater was located in the basement.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
3. Water Heater Data Plate Information
85 gal.
4. General Condition Observations: • At the time of the inspection, the Inspector observed no deficiencies in the condition or operation of the water heater.
DRAIN, WASTE, and VENT PIPES 1. Functional Drainage Observations: • All plumbing fixtures in the home exhibited functional drainage at the time of the inspection.
2. DWV Pipe Condition Observations: • At the time of the inspection, the Inspector observed few deficiencies in the condition of the visible drain, waste and vent pipes. Notable exceptions will be listed in this report. • Waste lines open to the sewer were visible in the attic. This condition may allow toxic sewer gas to enter the living space and should be corrected by a qualified plumbing contractor.
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Neighbors Home Inspections
123 Main St, Kansas City, MO
3. Cleanouts Observations: • The Inspector was unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the buliding drain and sewer. Although this may not have been required by building standards commonly accepted when the home was originally built, as knowledge of building safety and methods has improved over the years, building standards have evolved. Older homes are not required to be upgraded to meet modern building standards. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for having a main sewer cleanout installed.
Only visible drain waste cleanout.
Possible main cleanout, not accessible.
WATER QUALITY 1. Water Treatment System Condition
FLOOD CONTROL 1. Sump Pump Observations: Power to the sump pump was supplied by an extension cord. This condition can be a shock or electrocution hazard if the plug drops into the water of the sump pump pit. The Inspector recommends correction by a qualified electrical contractor. The sump pump discharge pipe missing at the exterior of house was missing. This condition can cause excessively high moisture levels in soil next to the foundation that can effect that can effect the ability of the soil to support the weight of the structure above and/or can cause damage related to soil/foundation movement. The Inspector recommends installation of discharge pipe section by a qualified contractor. Drain tile from an unknown source extends too far into pit. The Inspector recommends correction by a qualified plumbing contractor. Page 68 of 70
Neighbors Home Inspections
123 Main St, Kansas City, MO
Discharge pipe.
Poorly installed drain tile.
Power cord to extension cord.
Possible leaking fitting.
BEDROOMS
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Neighbors Home Inspections
123 Main St, Kansas City, MO
Glossary Glossary
Term
Definition
AFCI
Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected. The ductwork installed to bring fresh outside air to the furnace and/or hot water heater. Normally, two separate supplies of air are brought in: one high and one low. In modern plumbing, a drain-waste-vent (or DWV) is part of a system that removes sewage and greywater from a building and regulates air pressure in the waste-system pipes, facilitating flow. Waste is produced at fixtures such as toilets, sinks and showers, and exits the fixtures through a trap, a dipped section of pipe that always contains water. All fixtures must contain traps to prevent sewer gases from leaking into the house. Through traps, all fixtures are connected to waste lines, which in turn take the waste to a soil stack, or soil vent pipe. At the building drain system's lowest point, the drain-waste vent is attached, and rises (usually inside a wall) to and out of the roof. Waste is removed from the building through the building drain and taken to a sewage line, which leads to a septic system or a public sewer. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. The internal angle formed by the junction of two sloping sides of a roof. Sheet metal or other material used to line a valley in a roof to direct rainwater down into the gutter system.
Combustion Air DWV
GFCI
Valley Valley Flashing
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