property inspection reportkearneyhomeinspections.com/uploads/sample_report2.pdf · toilets in...

Property Inspection Report

Inspector Information

Inspector Larry G. Karschner

Integrity Home Inspection & Testing, LLC

8 Redwood Drive

Kearney, NE 68845

Phone: 308-627-5471

Cell: 308-627-5471

Fax: 308-234-4804

[email protected]

http://www.kearneyhomeinspections.com

Client Information

Sample

Date of Inspection: 5-12-13

Time: 9:30 AM to 11:40 AM

Weather Conditions: Partly cloudy and 60 degrees.

Property Address: New Sample Town, NE 68000

Attendance: Seller

Inspector Larry G. Karschner

Important InformationThis report is solely for the benefit of the Client. Any person or party designated by the Client to receive information in this report shall be subject to the TERMS AND CONDITIONS contained herein. Such designation

shall be provided in writing to the inspector. This report is intended only as a general guide to help the client make his or her own evaluation of the overall condition of the home, and it is not intended to reflect the value of

the premises, nor make any representaion as to the advisability of purchase. This inspection and report are not

intended to be technically exhaustive, or imply that every component was inspected, or that every possible defect was discovered. The purpose of the inspection is to report the general condition of the property and

identify and disclose major defects and deficiencies of the inspected systems and components which existed at the time of the inspection and which are evident to the inspector upon ordinary visual observation. Minor

cosmetic defects may be listed in the report for maintenance purposes but it is not the intent, nor will the inspection report identify and list all minor and cosmetic defects. Please read the Home Inspection Agreement,

which become a part of the final report. This document was to be made available to you by your agent for your signature or signed by your agent on your behalf. This document explains the Scope of the Inspection, Limits of

the Inspection, General Exclusions, Terms and Conditions, Limitations of Liability, and Arbitration Agreement. Integrity Home Inspection & Testing, LLC is not an insurer and the inspection and report are not intended as a

guarantee or warranty.

of 24

8/11/2013file:///C:/IRC3/preview.html

Report Summary

Site Grounds and Grading Summary:

Sidewalks/Walkways:

Uneven areas on a sidewalk present a trip hazard. If the height difference across a walkway is 1/8" or

more it forms a tripping hazard and it should be repaired.

Window Wells:Without a weather cover rain water will enter the window well. Keep dirt inside window well dug out

to a depth of 4" - 6" below window. The basement windows on the south side do not have window wells. Without a window well it is important to keep the exterior grade at a depth of 4" - 6" below

windows to prevent moisture entry.

Exterior and Structure Summary:

Exterior Wall CoveringThe north west outside corner has paint on it. (See photo) There is a gap at a siding seam at the top

row on the north side of the home. The siding on the detached garage is damaged and faded. Gutters and Downspouts

There is a gap were the gutter is split at the downspout hole on the south west side of the home. (See photo) The hole will allow water to run down the outside of the downspout. Recommend sealing

with proper caulking.

Roofing Components Summary:

Vents / ProtrusionsA roof boot was not installed at the overhead electrical mast. (See photo) Caution needs to be taken

while working near the overhead electrical mast. Roof Covering

Granule loss by delamination was observed at the south west corner of the roof. (See photo) No impact marks or blemishes were observed on the roof surface. It is the inspector's opinion the roof is

functioning properly and considered to be satisfactory. We do however recommend verifying insurability of the roof surface before closing.

Plumbing Components Summary:

Water Heater

Recommend turning the temperature down. The water temperature tested between 130 and 132 degrees at several locations in the home. Water at 120 degrees Fahrenheit (°F) takes 5 minutes for

2nd & 3rd degree burns on adult skin. Safety Note: Hot Water Scald Burn Warning for Infants, Children and the Elderly.

Electrical Components Summary:

Line Entrance

The support for the electrical wire before the entrance mast appears to be inadequate. (See photo) Recommend contacting the power company for an upgrade. The service line between the meter and

power pole belongs to the power company. Outlets, Fixtures, and Switches

Several outlet and light switch faceplates are missing. The north wall of the kitchen and the light switch cover for the pantry. Missing faceplates over exposed electrical components is a safety hazard

that needs to be corrected immediately.

Attic Summary:

Attic InsulationThe attic insulation is 4 to 6 inches of poured fiberglass and cellulose. An average insulation depth is

6 to 12 inches is common, however, colder climates benefit from 14 or more inches. The deeper the insulation the better the protection.

Interior Summary:

Walls

Interior wall cracks can be caused by shrinkage of materials, overloading of headers and movement due to humidity or temperature change. The wall imperfections and repairs observed at the time of

the inspection appear to be normal for plaster walls.

of 24


Ceilings

The photo is the ceiling of the south center bedroom closet. Interior ceiling cracks can be caused by shrinkage of materials, overloading of headers and movement due to humidity or temperature

change. The imperfections and repairs to the ceiling appear to be normal for plaster walls. The repair of plaster is difficult and considered rare trade or lost art.

WindowsWindow glazing is cracked/broken on most of the windows. Upgrading to newer energy efficient

windows would be recommended Stairs/Railings

No railing is provided at the east basement entry stairs. Entry Doors

The east basement entry door has a plywood panel replacing the original glass. The panel is not secured properly. (See photo) The storm door for this door is missing the glass panel.

Interior Door 1The pantry door is missing.

Interior Door 2The second floor bathroom entry door was removed. The door could not be opened with the installed

sink and vanity.

Interior Door 3The west entry storm door screen has holes.

Bathrooms Summary:

Sinks in Bathroom 1

There are two sinks in this bathroom. The north or left sink drained very slow and the cold faucet handle is missing. The mechanical drain stopper is missing for the the left sink.

Floor in Bathroom 1Recommend upgrading the caulking seal between the floor and tub base to prevent moisture entry.

Toilets in Bathroom 2The toilet bowl is not securely attached to floor. You should consult a competent plumbing contractor

about the needed repairs. Over tightening of the bolts may crack the base of the bowel. Also verify the wax ring is sealed properly to stop leaks and methane gas entry.

Sinks in Bathroom 2The sink drained slow at the time of the inspection. There is no mechanical drain stopper provided for

this sink.

Basement and Crawlspace Summary:

Basement StairsThe handrail is not provided for the basement stairway. Openings in spindles are greater than 4". This

is a safety hazard for small children that needs to be corrected. Floor Drain

The drain from the air conditioner A-coil dumps into a PVC drain pipe near the furnace. (See photo) There is no floor drain provided in the basement area.

Heating Components Summary:

Air Filter in Heating System 1

Without a door or plate over the filter slot unfiltered air will entering the furnace. The filter appears dirty and should be replaced. Recommend replacing filter every 1to3 months.

Heat Distribution in Heating System 1There is an old unused section of furnace duct work located behind the furnace on the south wall

inside the floor joists. (See photo) The heating duct insulation, white paper wrap, is known to contain Chrysotile Asbestos.

Air Conditioning Summary:

AC Unit 1The air conditioner cooling fins have dents and compressed areas. Seventy percent of the surface

area needs to be damaged before combing is required. (See photo) The identification and serial number plate was not on the exterior of the air conditioner or above the furnace on the A-coil box.

Recommend setting the unit level for efficient operation and upgrading the insulation on the coolant

of 24


lines. The temperature at the duct work vents was tested with a temperature gauge. At the time of

the inspection the temperature was the same as the thermostat setting.

Garage and Carport Summary:

Description of Garage 1

Siding material is damaged near the bottom and it should be above grade a minimum of 6" to prevent moisture damage and insect infestation.

Vehicle Doors

The east door is missing a roller on the east side of the bottom panel. The door is not operational until the roller is repaired. Safety cables for the west vehicle door springs are missing. (See photo)

Notice the missing safety cable which should be inside the spring and properly secured outside the spring at each end. If somebody were in the path of this door spring when it breaks, it will cause

serious bodily injury or death! The safety cable will stop or slow down the broken spring. You should consult a component garage door contractor about the needed repairs.

Door OpenerThe east door was not tested. The west garage door opener automatic reverse needs to be adjusted

to a weaker setting.

Site Grounds & Grading

This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade

is limited to only areas around the exterior of the exposed foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground

piping, including municipal water and sewer service piping or septic systems. When decks and porches are built

close to the ground where no viewing or access is possible, we cannot make accurate opinions. These areas as well as others that are too low to enter, or in some other manner not accessible, are excluded from the inspection

and are not addressed in this report. We routinely recommend that inquiry be made with the seller about knowledge of conditions.

DrivewayType: Concrete

Condition: Satisfactory

Steps To BuildingStair Type: Concrete

Landing: Concrete Railing: No


Sidewalks/WalkwaysType: Concrete

Condition: Needs Maintenance

Problems: -There are uneven spots on the sidewalk.

-There are tree roots growing too close to the sidewalk.

Comments:

Uneven areas on a sidewalk present a trip hazard. If the height difference across a walkway is 1/8" or more it forms a tripping hazard and it should be repaired.

of 24


Window WellsType: Metal Condition: Needs Maintenance

Problems:

-Water collects in the window wells which could lead to deterioration.

Comments:

Without a weather cover rain water will enter the window well. Keep dirt inside window well dug out to a depth of 4" - 6" below window. The basement

windows on the south side do not have window wells. Without a window well it is important to keep the exterior grade at a depth of 4" - 6" below windows to prevent moisture entry.

General Grading/DrainageCondition: Satisfactory

Comments:

Maintain fill near the house to slope away approximately 1" per ft. within 6 ft.

Trees & ShrubsCondition: Satisfactory

Grading At House WallCondition: Satisfactory

Patio/TerraceCondition: Satisfactory

Type: Concrete Location: East

FencesCondition: Satisfactory

Type: Wood

Exterior & Structure

Our inspection of the Exterior grounds includes the surface drainage, grading, some fencing, gates, sidewalks, patios, driveways, and retaining walls adjacent to the structure. The inspection of the exterior of the building

includes the cladding, trim, eaves, fascias, decks, porches, downspouts, railings, doors, windows and flashings.

Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks

present along with rotation, we routinely recommend further evaluation be made by a qualified professional structural engineer. The grading of the soil should allow for surface and roof water to flow away from the

foundation. All concrete slabs experience some degree of cracking due to shrinkage in the drying process or minor settlement. All items listed are inspected for their proper function, poor installation, excessive wear and general

state of repair. Where deck carpeting, stacked firewood, excessive vegetation, soil and other coverings are installed over decking and patio surfaces, the materials or their nature of construction and condition of the

underneath these coverings cannot be determined.

Building InformationYear Constructed: 1916

of 24


Type: Single

Comments:

Property's constructed prior to 1978 may contain lead in the paint, varnish and plumbing pipe solder. More

information can be obtained at www.epa.gov/lead. com or Nebraska Department of Health and Human Services, Lead Program.

Wall StructureCondition: Satisfactory

Type: Wood Frame

Comments:

The inspection of the interior and exterior of the property provided no obvious visual evidence of structural defects.

Wall CoveringCondition: Needs Maintenance

Type: Brick, Vinyl

Problems:

-There are cracks, holes, or deflections in the siding material.

Comments:

The north west outside corner has paint on it. (See photo) There is a gap at a

siding seam at the top row on the north side of the home. The siding on the detached garage is damaged and faded.

Exterior ReceptaclesCondition: Satisfactory

Type: GFCI

Gas Meter & PipingCondition: Satisfactory

Exterior WindowsCondition: Needs Maintenance

Comments:

Maintain caulking around windows to prevent moisture entry.

Exterior DoorsCondition: Satisfactory

Type: Wood, Metal

FoundationCondition: Satisfactory

of 24


Type: Concrete, Brick

TrimCondition: Satisfactory Type: Wood, Metal

DownspoutsCondition: Needs Maintenance

Problems:

-There are gaps where the downspouts connect to the gutter.

Comments:

There is a gap were the gutter is split at the downspout hole on the south west side of the home. (See photo) The hole will allow water to run down the

outside of the downspout. Recommend sealing with proper caulking.

Eaves & SoffitsCondition: Satisfactory

Roofing Components

The inspection of the roof system includes a visual examination of the surface materials, connections,

penetrations and roof drainage systems. We examine the roofing material for damage and deterioration. We examine the roof system for possible leaks, damage and conditions that suggest limited remaining service life. We

may offer opinions concerning repair and/or replacement if warranted. Opinions stated herein concerning the roofing material are based on the general condition of the roof system as evidence by our visual inspection. These

do not constitute a warranty that the roof is or will remain, free of leaks. All roofing systems require annual maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of

the roof covering and flashings. When provided, our estimates of the roof's life expectancy are based on the assumption that the roof will be properly maintained during that period. The only way to determine whether a

roof is absolutely watertight i s to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection and we cannot confirm this condition. We suggest that an annual inspection of the Attic area

be performed where accessible to identify if any leaks are evident.

Roof StyleType: Gable

Comments:

The inspection of the roof was conducted by the inspector the placing a ladder at several location around the home in order to visually look down onto the roof surface.

Roof CoveringType: Asphalt Layers: 1 Layer

Approximate Age: 8 or more years Condition: Satisfactory

Comments:

Granule loss by delamination was observed at the south west corner of the roof. (See photo) No impact marks or blemishes were observed on the roof

surface. It is the inspector's opinion the roof is functioning properly and

considered to be satisfactory. We do however recommend verifying insurability of the roof surface before closing.

of 24


Roof LeaksLeaks: None Observed Viewed: Ladder

Comments:

The interior inspection provided "no" evidence of water penetration of the roofing material.

Gutters & DownspoutsType: Aluminum

Condition: Extensions: Has Extensions

Exposed FlashingType: Galvanized Condition: Satisfactory

Vents / ProtrusionsCondition: Needs Maintenance

Comments:

A roof boot was not installed at the overhead electrical mast. (See photo) Caution needs to be taken while

working near the overhead electrical mast.

Plumbing Systems

Our Inspection of the plumbing system includes a visual examination of the exposed portions of the domestic water supply, drain waste, vent, gas lines, faucets, fixtures, valves, drains, traps, exposed pipes and fittings.

These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint connection, especially in walls, floors and

ceiling voids. A sewer lateral test is necessary to determine the condition of the underground sewer lines. This type of test is beyond the scope of this inspection. Our review of the plumbing system does not include landscape

irrigation systems, water wells, on site and/or private water supply systems, off site community water supply systems, or private (septic) waste disposal systems unless specifically noted. A qualified specialist prior to the

closing of escrow can perform review of these systems. Our inspection of the water heater includes a visual examination of the accessible portions of the tank, gas, electrical and/or water connections, venting and safety

valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair.

Fuel ServiceCondition: Satisfactory Type: Gas Meter

Meter Location: Ally Shutoff Valve Location: Lower left or south side.

Water EntranceService: Public Type: Copper, Brass

Main Shutoff Valve Location: West closet wall of the north west room in the baseme

Size: 1.0

of 24


WasteCondition: Satisfactory Type: Public

Pipes: Plastic, Cast Iron

FixturesCondition: Satisfactory

Water HeaterCondition: Needs Maintenance Fuel Type: Gas

Location: Furnace room Capacity: 40

Extension: Present Relief Valve: Present

Seismic Restraint: Not Present Gas Shutoff: Present

Venting (Air Supply): Not Applicable

Comments:

The manufacture date of the Rheem gas water heater is May 1995. A note indicates is was installed on

9/27/1995. The typical gas water heater life is 8 - 12 years. Recommend turning the temperature down. The water temperature tested between 130 and 132 degrees at several locations in the home. Water at 120 degrees

Fahrenheit (°F) takes 5 minutes for 2nd & 3rd degree burns on adult skin. Safety Note: Hot Water Scald Burn Warning for Infants, Children and the Elderly.

PipesCondition: Satisfactory Material: Copper, Galvanized

Flow Rate: Satisfactory

Comments:

Leaks from freeze damaged exterior water faucets may not be visible at the time of the inspection due to finished

ceilings. Never leave a garden hose attached to your outdoor faucet in winter as water in the hose may add to the

risk that the faucet will be freeze damaged. When using the faucet for the first in the spring make sure it is not leaking on the interior before leaving it unattended.

DrainsCondition: Satisfactory

Type: Plastic, Cast Iron

Comments:

While the inspector makes every effort to find visible areas of concerns, some area can go unnoticed. Washing

machine and dishwasher lines for example cannot be checked for leaks or the ability to handle the volume during

drain cycle.

Vent PipesCondition: Satisfactory Type: Cast Iron

Problems:

-There are vents terminating inside the house.

Comments:

of 24


There is one interior vent with a check valve cap located on the east wall of the pantry. (See photo) This is for the laundry room drain. During the drain cycle the check valve may make a noise. The noise is the check valve

opening to take in air. This is necessary for the water to drain properly.

Electrical Systems & Components

Our examination of the electrical system includes a visual examination of the exposed and accessible branch circuits, wiring, service panel, over current protection devices, lighting fixtures, switches, and receptacles. Service

equipment, proper grounding, wiring methods and bonding are focal points. We inspect for adverse conditions such as lack of grounding and bonding, over-fusing, exposed wiring, open-air wire splices, reverse polarity and

defective GFCI's. The hidden nature of the electrical wiring prevents inspection of every length of wire or their connections. Telephone, video, cable, audio, security systems and other low voltage systems were not included in

this inspection unless specifically noted. We recommend you have the seller or a specialist demonstrate the

serviceability or locations of these systems to you if necessary. Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off

prior to beginning any repair efforts, no matter how trivial the repair may seem. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified.

Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all Bedroom doors and in

Bedrooms. These units should be tested monthly.

Service Line EntranceCondition: Needs Maintenance

Type: Overhead Conductor: Aluminum

Location: East Wiring: Romex (Encased in Plastic)

Volts: 240 - 120v Capacity: 100

Comments:

The support for the electrical wire before the entrance mast appears to be inadequate. (See photo) Recommend contacting the power company for an upgrade. The service line between the meter and power pole belongs to the

power company.

Main PanelCondition: Satisfactory

Volts: 240-120v Capacity: 100A

Type of Overload Protection: Circuit Breakers Bonding: Not Determined

Grounding: Grounded Location: West laundry room wall.

Comments:

The photo is of the main service panel with cover removed by the inspectors. Homeowners should not remove the cover from an electrical panel - it is unsafe to do so. Homeowners should look at their electrical equipment for

signs of trouble and should contact a licensed electrician to address any concerns that arise. Without removing

the electrical panel cover, but by opening the hinged electrical panel access door, homeowners can access the circuit breakers.

Sub PanelCondition: Satisfactory

Volts: 120 Capacity: 100A

of 24


Location: West garage wall

Circuits & ConductorsCondition: Satisfactory

Type of Wiring: Romex

Outlets Number GFCI

Exterior Yes

Garage YesKitchen Yes

Bathroom Yes

Outlets, Fixtures, & SwitchesNumber Tested: Representative Number

Method of Testing: GFCI tester Condition: Needs Maintenance

Outlet Testing: Reverse Polarity: No

Non-GFCI: No Ungrounded: No

Voltage Drop: No

Problems:

-There are missing or broken faceplates.

Comments:

Several outlet and light switch faceplates are missing. The north wall of the kitchen and the light switch cover for the pantry. Missing faceplates over exposed electrical components is a safety hazard that needs to be corrected

immediately.

Smoke DetectorsCondition: Needs Maintenance

Smoke Detectors: Tested

Comments:

Smoke detectors were tested with the test button. Replace detector batteries every 6 months. It is recommended

that smoke detectors are replaced every 5 years. Note: It is recommended that additional carbon monoxide detectors be installed in appropriate locations. Proper placement of a carbon monoxide (CO) detector is important.

The Consumer Product Safety Commission (CPSC) recommends one detector located near the sleeping area,

where it can wake you if you are sleeping. Additional detectors on every level and in every bedroom of a home provides extra protection.

Attic

Our inspection of the Attic includes a visual examination of the roof framing, plumbing, electrical, and mechanical

systems. There are often heating ducts, bathroom vent ducts, electrical wiring, chimneys and appliance vents in the Attic. We examined these systems and components for proper function, unusual wear and general state of

repair, leakage, venting and unusual or improper improvements. When low clearances and deep insulation prohibits walking in an unfinished Attic, inspection will be from the access opening only. Vaulted ceilings cannot

be inspected.

of 24


Attic AccessAccess Type: Scuttle Hole

Attic Access Location: Second floor bathroom ceiling.

Attic VentilationCondition: Needs Maintenance

Type: Gable Louvers, Roof Vents Fan Type: None Observed

Problems:

-There is inadequate ventilation in the attic.

Comments:

On a home of this age unless added the attic ventilation is limited due to the lack of soffit ventilation.

Roof FrameCondition: Satisfactory Type: Rafter Framing

Vent Pipes & FlashingCondition: Satisfactory Leaks Observed: No Leaks

Ceiling FrameCondition: Satisfactory Type of Framing: Joist Framing

Moisture & MildewCondition: Satisfactory

Type: None

Attic InsulationCondition: Needs Maintenance

Type: Poured Location: In Floor

Average Depth (Inches): 4 to 6

Comments:

The attic insulation is 4 to 6 inches of poured fiberglass and cellulose. An average insulation depth is 6 to 12 inches is common, however, colder

climates benefit from 14 or more inches. The deeper the insulation the better the protection.

Attic SheathingObserved: Observed


of 24


Interior Components

Our inspection of the Interior includes a visual inspection of the readily accessible portions of the walls, ceilings,

floors, doors, cabinetry, countertops, steps, stairways, balconies and railings. Please note that a representative sample of the accessible windows and electrical receptacles are inspected. These features are examined for

proper function, excessive wear and general state of repair. In some cases, all or portions of these components may not be visible because of furnishings and personal items. In these cases some of the items may not be

inspected. The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies

are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is

not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors unde rlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always

possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large

fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

General InformationNumber of Bathrooms: 2

Number of Bedrooms: 3

FloorsCondition: Satisfactory Type of floor: Softwood, Carpet, Vinyl

Comments:

All flooring defects like squeaks and stains may not be visible at the time of the inspection due to property

location and position. Some squeaky flooring will need to be stepped on in the right place which is more likely to occur when the home is lived in.

WallsCondition: Needs Maintenance

Type: Drywall, Plaster

Problems:

-There are cracks/holes in the wall.

Comments:

Interior wall cracks can be caused by shrinkage of materials, overloading of headers and movement due to

humidity or temperature change. The wall imperfections and repairs observed at the time of the inspection appear to be normal for plaster walls.

CeilingsCondition: Needs Maintenance

Type: Drywall, Plaster

Problems:

-There are cracks or loose sections in the ceiling.

Comments:

The photo is the ceiling of the south center bedroom closet. Interior ceiling

cracks can be caused by shrinkage of materials, overloading of headers and movement due to humidity or temperature change. The imperfections and repairs to the ceiling appear to be

normal for plaster walls. The repair of plaster is difficult and considered rare trade or lost art.

of 24


Entry DoorsCondition: Needs Maintenance

Material: Wood Insulation: Not Insulated

Comments:

The east basement entry door has a plywood panel replacing the original

glass. The panel is not secured properly. (See photo) The storm door for this door is missing the glass panel.

Interior Doors (door # 1)Location: Pantry


Problems:

-The doors do not open and close properly.

Comments:

The pantry door is missing.

Interior Doors (door # 2)Location: The second floor bathroom.


Problems:

-The doors do not open and close properly.

Comments:

The second floor bathroom entry door was removed. The door could not be opened with the installed sink and

vanity.

Interior Doors (door # 3)Location: West entry. Condition: Needs Maintenance

Problems:

-The doors are damaged.

Comments:

The west entry storm door screen has holes.

Stairs / RailingsCondition: Needs Maintenance

Problems:

-The stairs are missing a railing.

Comments:

No railing is provided at the east basement entry stairs.

WindowsCondition: Needs Maintenance

Type: Single Hung, Fixed Material: Wood

of 24


Glass:

Storm Windows: Yes

Problems:

-The windows insulate poorly. -The windows have cracked or broken glass.

Comments:

Window glazing is cracked/broken on most of the windows. Upgrading to newer energy efficient windows would be recommended

Moisture and MildewCondition: Satisfactory Degree of Damage: None

Comments:

The inspector's visual inspection for water damage, mold or mildew is limited to surface material only. No visible water damage, mold or mildew was observed at the time of the inspection.

Bathroom 1

Our inspection of the bathrooms included a visual examination of the readily accessible portions of the floors,

walls, ceilings, cabinets, countertops and plumbing fixtures. Bathrooms are inspected for water drainage, damage, deterioration to floor and walls, proper function of components, active leakage, unusual wear and general state of

repair. Bathroom fixtures are run simultaneously to check for adequate water flow and pressure. Fixtures are tested using normal operating controls. Vent fans and their ductwork are tested for their proper operation and

examined where visible. Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are watertight is beyond

the scope of this inspection. It is very important to maintain all grout and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance

will be requir ed in the future.

Bathroom LocationLocation: Main floor

ToiletsCondition: Satisfactory

VentilationCondition: Satisfactory

Fan Vents To: Outside

BathtubCondition: Satisfactory Type: Built-In, Stall Shower

of 24


Shower WallsCondition: Satisfactory

Type: Fiber Glass

FloorCondition: Needs Maintenance

Type: Vinyl (Linoleum)

Comments:

Recommend upgrading the caulking seal between the floor and tub base to prevent moisture entry.

ReceptaclesCondition: Satisfactory Type: GFCI

Moisture & MildewCondition: Satisfactory Type: None

SinksCondition: Needs Maintenance

Problems:

-There is corrosion on the pipes or valves.

Comments:

There are two sinks in this bathroom. The north or left sink drained very slow and the cold faucet handle is missing. The mechanical drain stopper is missing for the the left sink.

Bathroom 2

Bathroom LocationLocation: Second floor.

ToiletsCondition: Needs Maintenance

Problems:

-The toilet fixture is unstable.

Comments:

The toilet bowl is not securely attached to floor. You should consult a competent plumbing contractor about the

needed repairs. Over tightening of the bolts may crack the base of the bowel. Also verify the wax ring is sealed properly to stop leaks and methane gas entry.

of 24



Fan Vents To: House

Problems:

-There is a bathroom without a working fan for ventilation.

FloorCondition: Needs Maintenance Type: Plywood


Moisture & MildewCondition: Satisfactory Type: None

SinksCondition: Needs Maintenance

Comments:

The sink drained slow at the time of the inspection. There is no mechanical drain stopper provided for this sink.

Kitchen

Inspection of standalone refrigerators, freezers and built-in icemakers are outside the scope of the inspection. No

opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection.

Appliances are not moved during the inspection to inspect below or behind them. Portable dishwashers are not inspected, as they require connection to facilitate testing and are sometimes not left with the home.

CabinetsCondition: Needs Maintenance

Problems:

-The drawers do not open and close properly.

CountersCondition: Needs Maintenance

Counter Tops: Laminate

Problems:

-The counter tops are scratched or damaged.

DishwasherCondition: Satisfactory

of 24


Operational: Operating

Make: Whirlpool Model:

Comments:

The dishwasher was in use at the time of the inspection. The wash, drain and drying cycles were not tested.

Inspector's look only for proper drain connection and evidence of past water leaks. This component appears to be functioning properly.

FlooringCondition: Satisfactory

Type: Laminate

MicrowaveCondition: Not Inspected

Operational: Not Inspected Make: Emerson

Model: counter top

Moisture and MildewCondition: Satisfactory

Degree of Damage: None

Range/OvenCondition: Satisfactory

Fuel Type: Electric Operational: Operating

Make: GE Model:

Comments:

The inspection of the range top and oven is limited to turning the component on and detecting it is starting to heat.


RefrigeratorCondition: Satisfactory Operational: Operating

Make: Whirlpool Model:

Problems:

SinkCondition: Satisfactory


Fan Vents To: Interior

of 24


Comments:

There is no exhaust fan provided in the kitchen.

Basement / Crawlspace

Many of the building's structural elements and portions of its mechanical systems are visible inside the Crawlspace. These include the foundation, portions of the structural framing, distribution systems for electricity,

plumbing, and heating. Each accessible and visible component and system was examined for proper function,

excessive wear or abnormal deterioration and general state of repair. It is not unusual to find occasional moisture and dampness in the Crawl Spaces and we advise annual inspections of this area. Significant or frequent water

accumulation can affect the structures foundation and support system and would indicate the need for further evaluation by professional drainage contractor. We advise to monitor your Crawlspace during the rainy season.

DescriptionType: Full

Access Location: Interior Opening, Exterior Opening

FoundationCondition: Satisfactory

Type: Concrete, Brick

ColumnsCondition: Satisfactory

Type: Steel, Wood

StairsCondition: Needs Maintenance

Problems:

-The stairs are missing a railing.

Comments:

The handrail is not provided for the basement stairway. Openings in spindles

are greater than 4". This is a safety hazard for small children that needs to be corrected.

FloorCondition: Satisfactory Floor Type: Concrete

WallsCondition: Satisfactory Wall Type: Closed

Floor DrainCondition: Satisfactory

of 24


Visibility: Not Visible

Comments:

The drain from the air conditioner A-coil dumps into a PVC drain pipe near the furnace. (See photo) There is no

floor drain provided in the basement area.

CeilingCondition: Satisfactory

Ceiling Type: Closed

Problems:

*The ceiling was not inspected for asbestos content.

Comments:

The type and percentage of Asbestos Containing Building Material (ACBM) can only be determined by testing.

InsulationCondition: Needs Maintenance

Location:

Comments:

Some rim joist insulation is missing. The absence or presence of wall and rim joist insulation cannot be verified

due to limited access.

Floor JoistsCondition: Satisfactory

Type: Conventional Visibility: Visible

Comments:

Floor joists are not fully visible.

Sub FlooringCondition: Satisfactory

Visibility: Visible

Problems:

-There is evidence of leakage on the sub floor.

Comments:

Old moisture stains were observed on the sub floor.

DampnessCondition: Satisfactory Degree of Damage: None

Heating System

Our examination of the heating system includes a visual examination of the exposed and accessible heating

equipment, thermostat, safety controls, venting and the means of air distribution. Our inspection of the heating system includes activating the heating system via the thermostat and a visual examination of the accessible

components listed below. These items are examined for proper function, excessive or unusual wear and general

of 24


state of repair. Heat exchangers are inaccessible by design, and are not part of the ASHI standards of practice.

They must be completely removed from the furnace to be fully evaluated. Our inspection does not include disassembly of the furnace. The inspector cannot light pilot lights due to the liability. The inspector does not test

safety devices. To obtain maximum efficiency and reliability from your heating system, we recommend annual

servicing and inspections by a qualified heating specialist. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard, which is

sometimes a costly condition to address.

Heating SystemCondition: Satisfactory Type: Forced Air

Fuel: Natural Gas

Age: Mfd. 10/1990 years Capacity: 80,000 BTU's

Heat System Location: Basement Thermostat Location: Family room wall.

Comments:

We recommend annual service of all furnace and air conditioners. Recommend contacting the HVAC contractor that has serviced this unit in the past.

Fuel SourceCondition: Satisfactory Fuel Type: Natural Gas

Fuel Supply: Public Gas Status: Turned On

Heat ExchangerCondition: Not Inspected

Status: Not Tested

Visibility: Not Visible

Problems:

*The heat exchanger was not inspected for holes or damage.

*The heat exchanger was not inspected for soot or debris.

Comments:

The heat exchanger in a gas furnace is partially hidden from view. It cannot be fully examined and its condition

determined without being disassembled. Since this is not possible during a visual inspection, we recommend having the heating system checked by a heating expert. We recommend the installation of a carbon monoxide

detector. Carbon monoxide detector's should be replaced every 5 years.

Heat DistributionCondition: Satisfactory

Type: Ductwork Pipes: Galvanized

Located in: Each Room

Comments:

There is an old unused section of furnace duct work located behind the

furnace on the south wall inside the floor joists. (See photo) The heating duct insulation, white paper wrap, is known to contain Chrysotile Asbestos.

Air FiltersCondition: Needs Maintenance

of 24


Filter Type: Disposable

Problems:

-There are air leaks caused by the air filter system.

Comments:

Without a door or plate over the filter slot unfiltered air will entering the furnace. The filter appears dirty and

should be replaced. Recommend replacing filter every 1to3 months.

Gas FurnaceCondition: Satisfactory

Cooling System

This is a visual inspection limited in scope by (but not restricted to) the following conditions: - Window and/or wall

mounted air conditioning units are not inspected. - The cooling supply adequacy or distribution balance are not inspected. - Pressure tests on coolant systems are not within the scope of this inspection; therefore no

representation is made regarding coolant charge or line integrity. - Judgment of system efficiency or capacity is not within the scope of this inspection. - Cooling systems are not dismantled in any way. Secured access covers

are not removed. - The interior components of evaporators, condensers and heat pumps are not viewed. - The interior conditions of cooling components are not evaluated. - The presence of leaking refrigerant lines, heat

pump oil, etc., is outside the scope of this inspection. Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Air Conditioning UnitCondition: Needs Maintenance Status: Tested

Age: 1990's Capacity: Unknown

Location: North Last Service Date: Unknown

Problems:

-The compressor is not on a level surface. -The refrigerant tubes are poorly insulated.

*The system was not inspected for low refrigerant.

Comments:

The air conditioner cooling fins have dents and compressed areas. Seventy percent of the surface area needs to be damaged before combing is required. (See photo) The identification and serial number plate was not on the

exterior of the air conditioner or above the furnace on the A-coil box. Recommend setting the unit level for efficient operation and upgrading the insulation on the coolant lines. The temperature at the duct work vents was

tested with a temperature gauge. At the time of the inspection the temperature was the same as the thermostat setting.

Air Conditioning TypeCondition: Satisfactory Type: Central Air

of 24


Fuel: Turned On

Electrical DisconnectCondition: Satisfactory Location: House wall and service panel

Air DistributionCondition: Satisfactory Type: Ductwork

Located in: Each Room

Garage / Carport

The Garage is inspected as best as possible, but can be limited due to parked cars or personal stored items. Due to this area be cluttered or areas being inaccessible, it is common for sections that cannot not be fully inspected

or items identified during our limited inspection. We suggest that a walk-through be performed once the home is vacant. If this is a new construction inspection or vacant home this area will be inspected thoroughly. Determining

the heat resistance rating of firewalls and doors is beyond the scope of this inspection. Flammable materials should not be stored within the Garage area if possible.

Additional Pictures

The gap at a siding seam at the top row on the north side of

the home.

The siding on the detached garage has faded in large patches.

The east door is missing a roller on the east side of the

bottom panel.

of 24


Recommend upgrading the insulation on the air conditioner

coolant lines.

The roof boot was not installed at the overhead electrical mast.

Thank You!

As requested a visual inspection was conducted on the above property. The inspection reflects the visual conditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included

in this report. Each of the items listed in the Report Summary or in the body of the inspection report may require further evaluation and repair by licensed trade's people. Thank you for selecting Integrity Home

Inspection & Testing, LLC. If you have any questions regarding the report or the property, please feel free to

call me. Sincerely, Larry G. Karschner

of 24


property inspection reportkearneyhomeinspections.com/uploads/sample_report2.pdf · toilets in...

Documents