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1921 River Birch Dr., Shawnee, OK 74804Inspection prepared for: Vicki Jager

Date of Inspection: 7/27/2015 Time: 8am Weather: Sunny

Inspector: John CrouchLicense #70001257Newalla, OK 74857Phone: 4054815032

Email: [email protected]

Good Living Homes LLC 1921 River Birch Dr., Shawnee, OK

Page 1 of 41

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.BedroomsPage 7 Closets • There is evidence of a small leak (see roof section) on the

ceiling. After the leak is repaired on the roof, this should goaway. However, the current spot on the ceiling should beproperly treated with mold treatment. (Not bleach)

BathroomPage 9 GFCI • GFCI had power when tripped. This is often the result of

miswiring and is usually easily fixed. Advise repair onreplacement as needed. Estimated cost throughout thebathrooms is $200.

Page 10 Shower Walls • Caulking needed around perimeter in master.KitchenPage 15 GFCI • GFCI had power when tripped. This is often the result of

miswiring and is usually easily fixed. Advise repair onreplacement as needed.

Garage4 Fire Door • The door knob does not operate properly at the garage entry

door. Recommend repair or replacement.Page 25 Garage Opener

Status• Photo safety reverse feature works but the eyes one thesensors get tripped due to the bright sun in the morning. Mightwant to call a garage door repairman out to see if there is anoption to remedy this. Estimated cost is $50

RoofPage 28 Roof Condition • Some shingles lightly damaged from hail. Roof integrity is

not compromised and should be considered in good workingorder for a long time.

Page 30 Flashing • Recommend re-sealing all through the roof vents andprojections as a part of routine maintenance.

Page 30 Gutter • The home had no roof drainage system to channel roofdrainage away from the foundation on east, west, and southsides.Recommended installation of a roof drainage system to helpprotect the home foundation at least on the east side due tothe downward slope of the terrain towards the house.

FoundationPage 34 Slab Foundation • Evidence of repairs observed, unable to determine the

effectiveness of these repairs.• Expansive cracks and settling observed, suggest sealingcracks as necessary. Location is at entry door.

Page 34 FoundationPerimeter

• Recommend review for repair or replacement as necessary.Contact the foundation jack company to come out and give aprofessional opinion on the slab.

Grounds

Definition

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.


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6 GFCI • Missing cover.RepairsPage 39 Cost • Estimated cost for all repairs is:

Cracked window $200Roof sealant and new pipe seals $200Garage entry door deadbolt repair $25Garage door sensor repair $50Shower surround in master bathroom $25GFCI electrical outlets checked by a licensed electrician $200Missing GFCI outlet cover on east side near garage entrydoor $25


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I appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call me after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, I am stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. I recommend thatyou or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide. Thank you so much for your business!John Crouch


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Inspection Details Attendance

In Attendance: Client present • Buyer Agent present • Seller present • Somefamily members of the buyer present.

Home TypeHome Type: Single Family Home

OccupancyOccupancy: Occupied - Furnished


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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

BarGood Fair Poor N/A None

X

CabinetsGood Fair Poor N/A None

XObservations:• No deficiencies observed.

Ceiling FansGood Fair Poor N/A None

XObservations:• Operated normally when tested, at time of inspection.

ClosetsGood Fair Poor N/A None

XObservations:• The closet is in serviceable condition.

Door BellGood Fair Poor N/A None

XObservations:• Operated normally when tested.

DoorsGood Fair Poor N/A None

X

ElectricalGood Fair Poor N/A None

X

Security BarsGood Fair Poor N/A None

X

Smoke DetectorsGood Fair Poor N/A None

XObservations:• Operated when tested.

Stairs & HandrailGood Fair Poor N/A None

X


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Window-Wall AC or HeatGood Fair Poor N/A None

X

Ceiling ConditionGood Fair Poor N/A None

XMaterials: There are drywall ceilings noted.

Patio DoorsGood Fair Poor N/A None

XObservations:• The hinged patio door was functional during the inspection.

Screen DoorsGood Fair Poor N/A None

X

Wall ConditionGood Fair Poor N/A None

XMaterials: Drywall walls noted.

FireplaceGood Fair Poor N/A None

XMaterials: Living RoomMaterials: Prefabricated "zero clearance" fireplace noted.Observations:• Tested. Easy on/off switch on the wall beside the mantel.

Window ConditionGood Fair Poor N/A None

XMaterials: Vinyl framed single hung window noted.


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Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

LocationsLocations: Master#1 • North West#4 • West#2



Ceiling FansGood Fair Poor N/A None

XObservations:• Operated normally when tested, at time of inspection.

ClosetsGood Fair Poor N/A None

XObservations:• The closet is in serviceable condition.• There is evidence of a small leak (see roof section) on the ceiling. After theleak is repaired on the roof, this should go away. However, the current spoton the ceiling should be properly treated with mold treatment. (Not bleach)

Concrobium Mold Control Some active mold growthDoorsGood Fair Poor N/A None

XObservations:• Hollow wood doors.


X

FireplaceGood Fair Poor N/A None

X


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Floor ConditionGood Fair Poor N/A None

XFlooring Types: Carpet is noted.

Smoke DetectorsGood Fair Poor N/A None

XObservations:• The smoke detectors operated during the inspection.








X


X


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Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. The homeinspector will identify as many issues as possible but some problems may be undetectable due toproblems within the walls or under the flooring..

LocationsLocations: Master Bathroom • Guest bathroom





CountersGood Fair Poor N/A None

XObservations:• Solid Surface tops noted.


XObservations:• No major system safety or function concerns noted at time of inspection.


X

GFCIGood Fair Poor N/A None

XObservations:• GFCI had power when tripped. This is often the result of miswiring and isusually easily fixed. Advise repair on replacement as needed. Estimatedcost throughout the bathrooms is $200.

Exhaust FanGood Fair Poor N/A None

XObservations:• The bath fan was operated and no issues were found.


XMaterials: Ceramic tile is noted.

HeatingGood Fair Poor N/A None

XObservations:• Central heating and cooling noted in this room. At the time of theinspection, all appeared to be functioning and in serviceable condition.• Heat lamp mounted in the ceiling noted in this room. At the time of theinspection, it appeared to be functioning and in serviceable condition.

Definition

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.


Page 10 of 41

MirrorsGood Fair Poor N/A None

X

PlumbingGood Fair Poor N/A None

X

ShowersGood Fair Poor N/A None

XObservations:• Showers are in good shape and functional.

Shower WallsGood Fair Poor N/A None

XObservations:• Ceramic tile noted.• Caulking needed around perimeter in master.


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Bath TubsGood Fair Poor N/A None

XObservations:• Whirlpool• Whirlpool tub observed. Tub was filled to a level above the water jets andoperated to check intake and jets. The tub was then drained to check forleaks and/or damage. Pump and supply lines were not completely visible oraccessible. GFCI's were present and was tested. The items tested appearedto be in serviceable condition. If a more detailed report is desired, the client isadvised to consult a licensed plumber for a complete review prior to closing.• Debris was ejected from the jets during operation, recommend cleaningsystem with bleach and circulating throughout the system for a few minutes.

EnclosureGood Fair Poor N/A None

X

SinksGood Fair Poor N/A None



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ToiletsGood Fair Poor N/A None

XObservations:• Operated when tested. No deficiencies noted.




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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include astove, dishwasher, sink and other appliances.


XObservations:• No deficiencies observed on all kitchen cabinets.


XObservations:• Granite tops noted.

DishwasherGood Fair Poor N/A None

XObservations:• Operated.


X

Garbage DisposalGood Fair Poor N/A None

XObservations:• Operated - appeared functional at time of inspection.

MicrowaveGood Fair Poor N/A None

XObservations:• Built-in microwave ovens are tested using normal operating controls. Unitwas tested and appeared to be serviceable at time of inspection. Leak and/orefficiency testing is beyond the scope of this inspection. If concerned, clientshould seek further review by qualified technician prior to closing.

Cook top conditionGood Fair Poor N/A None

XObservations:• Electric cook top noted.• All heating elements operated when tested.


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Oven & RangeGood Fair Poor N/A None

XObservations:• All heating elements operated when tested.

SinksGood Fair Poor N/A None


Vent ConditionGood Fair Poor N/A None

XMaterials: Recirculating




XMaterials: Ceramic tile is noted.


X




X


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X


X


XObservations:• GFCI had power when tripped. This is often the result of miswiring and isusually easily fixed. Advise repair on replacement as needed.




Page 16 of 41

Laundry Locations

Locations: Located at garage entry.




X

Dryer VentGood Fair Poor N/A None

X


X


X

Exhaust FanGood Fair Poor N/A None

XObservations:• None present.

Gas ValvesGood Fair Poor N/A None

XObservations:• No gas present.

Wash BasinGood Fair Poor N/A None

X


XMaterials: Carpet is noted.


X




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X


X


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Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

Heater ConditionGood Fair Poor N/A None

XMaterials: The furnace is located in the atticMaterials: Gas fired forced hot air.Observations:• Relatively new furnace in place. Original with the house.

Heater BaseGood Fair Poor N/A None

X


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EnclosureGood Fair Poor N/A None

X

VentingGood Fair Poor N/A None

XObservations:• Metal single wall chimney vent pipe noted.• The visible portions of the vent pipes appeared functional.

Gas ValvesGood Fair Poor N/A None

XObservations:• Gas shut off valves were present and functional.

Refrigerant LinesGood Fair Poor N/A None

XObservations:• No defects found.

AC Compress ConditionGood Fair Poor N/A None

XCompressor Type: ElectricLocation: The compressor is located on the exterior east.Observations:• Appeared functional at the time of inspection.


Page 20 of 41

Air SupplyGood Fair Poor N/A None

XObservations:• The return air supply system appears to be functional.

RegistersGood Fair Poor N/A None

XObservations:• The return air supply system appears to be functional.


Page 21 of 41

FiltersGood Fair Poor N/A None

XLocation: Located in a filter grill in a hall area wall.Observations:• Located in the entry hallway and the master bedroom.

ThermostatsGood Fair Poor N/A None

XObservations:• Digital - programmable type from local electric company (OG&E). Houseappears to be on a program called "Smart Hours"• Functional at the time of inspection.


Page 22 of 41

Water Heater BaseGood Fair Poor N/A None

XObservations:• The water heater base is functional.

Heater EnclosureGood Fair Poor N/A None

XObservations:• The water heater enclosure is functional.

CombusionGood Fair Poor N/A None

XObservations:• The combustion chamber appears to in functional condition.

VentingGood Fair Poor N/A None

X


Page 23 of 41

Water Heater ConditionGood Fair Poor N/A None

XHeater Type: GasLocation: The heater is located in the garage.Observations:• Tank appears to be in satisfactory condition -- no concerns.• No major system safety or function concerns noted at time of inspection.• Water Source: Public

TPRVGood Fair Poor N/A None

XObservations:• A pressure & temperature relief valve & extension is present and appearssatisfactory.

Number Of GallonsGood Fair Poor N/A None

XObservations:• 40 gallons

Gas ValveGood Fair Poor N/A None

XObservations:• Appears functional.


XMaterials: AquapexObservations:• No deficiencies observed at the visible portions of the supply piping.

Overflow ConditionGood Fair Poor N/A None

XMaterials: Copper


Page 24 of 41

Garage Roof ConditionGood Fair Poor N/A None

XMaterials: Roofing is the same as main structure.Observations:• No major system safety or function concerns noted at time of inspection.

WallsGood Fair Poor N/A None

XObservations:• Appeared satisfactory, at time of inspection.

Anchor BoltsGood Fair Poor N/A None

X


XMaterials: Bare concrete floors noted.

Rafters & CeilingGood Fair Poor N/A None

XObservations:• No deficiencies observed at the visible portions of the roof structure.• Limited review due to insulation and finishing materials.


X


X

240 VoltGood Fair Poor N/A None

X

Exterior DoorGood Fair Poor N/A None

X

Fire DoorGood Fair Poor N/A None

XObservations:• The door knob does not operate properly at the garage entry door.Recommend repair or replacement.


Page 25 of 41

Deadbolt does not engage all of the way. Hole needs to be drilled out. Estimated cost is $25Garage Door ConditionGood Fair Poor N/A None

XMaterials: One 16' upgraded insulated steel door

Garage Door PartsGood Fair Poor N/A None

XObservations:• The garage door appeared functional during the inspection.

Garage Opener StatusGood Fair Poor N/A None

XObservations:• Chain drive opener noted.• Photo safety reverse feature works but the eyes one the sensors gettripped due to the bright sun in the morning. Might want to call a garage doorrepairman out to see if there is an option to remedy this. Estimated cost is$50

This is the sensor that is being effected by the sun.


Page 26 of 41

Garage Door's Reverse StatusGood Fair Poor N/A None

X

VentilationGood Fair Poor N/A None

XObservations:• Under eave soffit inlet vents noted.• Fixed, roof-field exhaust vent noted.

Vent ScreensGood Fair Poor N/A None

X


X


X

Wash BasinGood Fair Poor N/A None

X


Page 27 of 41

Electrical Electrical PanelGood Fair Poor N/A None

XLocation: Panel box located in garage.Observations:• No major system safety or function concerns noted at time of inspection atmain panel box.

Main Amp BreakerGood Fair Poor N/A None

XObservations:• 200 amp

Breakers in off positionGood Fair Poor N/A None

X

Cable FeedsGood Fair Poor N/A None

XObservations:• There is an underground service lateral noted.

BreakersGood Fair Poor N/A None

XMaterials: Copper non-metallic sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.• GFCI breaker noted.


Page 28 of 41

Roof Roof ConditionGood Fair Poor N/A None

XMaterials: Roof was visually inspected from accessible points on the interiorand/or exterior.Materials: Asphalt shingles noted.Observations:• No major system safety or function concerns noted at time of inspection.• Some shingles lightly damaged from hail. Roof integrity is not compromisedand should be considered in good working order for a long time.

Nail hole


Page 29 of 41

Seal with roof sealant. (NOT CAULKING)

Seal with roof sealant. (NOT CAULKING) Seal with roof sealant. (NOT CAULKING)

Replace seal or cover with sleave. Seal nail heads at peak of roof.


Page 30 of 41

FlashingGood Fair Poor N/A None

XObservations:• Recommend re-sealing all through the roof vents and projections as a partof routine maintenance.

Replace seal or cover with sleave. Obvious gapon rubber.

Sealant is in good shape.

ChimneyGood Fair Poor N/A None

X

Sky LightsGood Fair Poor N/A None

X

Spark ArrestorGood Fair Poor N/A None

X

Vent CapsGood Fair Poor N/A None

X

GutterGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time of inspection.• The home had no roof drainage system to channel roof drainage away fromthe foundation on east, west, and south sides.Recommended installation of a roof drainage system to help protect thehome foundation at least on the east side due to the downward slope of theterrain towards the house.


Page 31 of 41


Page 32 of 41

Attic AccessGood Fair Poor N/A None

XObservations:• Pull Down Ladder located in: Garage

StructureGood Fair Poor N/A None

X


XObservations:• Fixed, roof-field exhaust vent noted.


X

Duct WorkGood Fair Poor N/A None

XObservations:• Functional.• See HVAC page.


X

Attic PlumbingGood Fair Poor N/A None

XObservations:• PVC plumbing vents• No deficiencies noted in plumbing vent piping.

Insulation ConditionGood Fair Poor N/A None

XMaterials: Blown in fiberglass insulation noted.Depth: Insulation averages about 10-12 inches in depthObservations:• Insulation appears adequate.

ChimneyGood Fair Poor N/A None

X

Exhaust VentGood Fair Poor N/A None

X

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


Page 33 of 41

Exterior Areas DoorsGood Fair Poor N/A None

XObservations:• Appeared in functional and in satisfactory condition, at time of inspection.


XObservations:• Components appeared in satisfactory condition at time of inspection.• Window glass cracked in guest bedroom on north side.

Window is cracked and needs to replaced. Estimated cost is $200Siding ConditionGood Fair Poor N/A None

XObservations:• No major system safety or function concerns noted at time of inspection.• Several missing and damaged vent covers, have contractor replace.

Eaves & FaciaGood Fair Poor N/A None

XObservations:• Soffits at the home appeared to be in serviceable condition at the time ofthe inspection.

Exterior PaintGood Fair Poor N/A None

X

StuccoGood Fair Poor N/A None

X


Page 34 of 41

Foundation Slab FoundationGood Fair Poor N/A None

XObservations:• Common cracks noted.• Evidence of repairs observed, unable to determine the effectiveness ofthese repairs.• Expansive cracks and settling observed, suggest sealing cracks asnecessary. Location is at entry door.

Foundation PerimeterGood Fair Poor N/A None

XObservations:• Recommend review for repair or replacement as necessary. Contact thefoundation jack company to come out and give a professional opinion on theslab.

Contact foundation repair companyFoundation WallsGood Fair Poor N/A None

X

Cripple WallsGood Fair Poor N/A None

X


X


X


Page 35 of 41

Access PanelGood Fair Poor N/A None

X

Post and GirdersGood Fair Poor N/A None

X

Sub FlooringGood Fair Poor N/A None

X

Foundation ElectricalGood Fair Poor N/A None

X

Foundation PlumbingGood Fair Poor N/A None

X

DuctingGood Fair Poor N/A None

X


Page 36 of 41

Grounds Driveway and Walkway ConditionGood Fair Poor N/A None

XMaterials: Concrete driveway noted. • Concrete sidewalk noted.Observations:• Driveway in good shape for age and wear. No deficiencies noted.

GradingGood Fair Poor N/A None


Vegetation ObservationsGood Fair Poor N/A None

XObservations:• No major system safety or functional concerns noted at time of inspection.

Gate ConditionGood Fair Poor N/A None

X

Patio and Porch DeckGood Fair Poor N/A None

X

Stairs & HandrailGood Fair Poor N/A None

X

Grounds ElectricalGood Fair Poor N/A None



XObservations:• Missing cover.

Estimated cost for repair is $25


Page 37 of 41

Main Gas Valve ConditionGood Fair Poor N/A None

XMaterials: East side.Observations:• Meter located at exterior. All gas appliances have cut-off valves in line ateach unit. No gas odors detected.


XMaterials: Aquapex piping noted.

Water PressureGood Fair Poor N/A None

XObservations:• 60

Pressure RegulatorGood Fair Poor N/A None

XObservations:• Pressure regulator noted.

Exterior Faucet ConditionGood Fair Poor N/A None

XLocation: Front of structure. • East side of house. • South side of house. •West side of house.Observations:• Appears Functional.

BalconyGood Fair Poor N/A None

X

Patio EnclosureGood Fair Poor N/A None

XObservations:• Appears in satisfactory and functional condition with normal wear for itsage. Appears to be sound structure.


Page 38 of 41

Patio and Porch ConditionGood Fair Poor N/A None

XMaterials: The patio/porch roof is the same as main structure. • Asphaltshingles noted.Observations:• No major system safety or function concerns noted at time of inspection.

Fence ConditionGood Fair Poor N/A None

X

SprinklersGood Fair Poor N/A None

X


Page 39 of 41

Repairs CostGood Fair Poor N/A None

XObservations:• Estimated cost for all repairs is:Cracked window $200Roof sealant and new pipe seals $200Garage entry door deadbolt repair $25Garage door sensor repair $50Shower surround in master bathroom $25GFCI electrical outlets checked by a licensed electrician $200Missing GFCI outlet cover on east side near garage entry door $25


Page 40 of 41

Photos


Page 41 of 41

GlossaryGlossary

Term DefinitionGFCI A special device that is intended for the protection of personnel

by de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

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