thompson-inspections.com the twin cities trusted ......asbestos roofing, siding, wall, ceiling or...

THOMPSON-INSPECTIONS.COMThe Twin Cities Trusted Inspection Service.

Jeff O'Meara

123 Main St..

Minneapolis, MN 55101

JOHN & JULIE SMITH

Monday, May 16, 2016

Thompson - Inspections

XXXX Victoria St. N.

Roseville, MN 55113

651.487.5318

[email protected]

thompson-inspections.com

April 20, 2017

Dear John & Julie Smith,

RE: Report No. 1003, v.7123 Main St..Minneapolis, MN55101

Thanks very much for choosing us to perform your home inspection. The inspection itself and the attached report complywith the requirements of the Standards of Practice of our national Association. This document defines the scope of ahome inspection.

Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourageyou to read the Standards of Practice so that you clearly understand what things are included in the home inspection andreport.

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not beresponsible to any parties for the contents of the report, other than the party named herein .

The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectorscannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. Ifconditions change, we are available to revisit the property and update our report.

The report itself is copyrighted, and may not be used in whole or in part without our express written permission.

Again, thanks very much for choosing us to perform your home inspection.

Sincerely,

Jeff O'Mearaon behalf ofThompson - Inspections

Thompson - InspectionsXXXX Victoria St. N.

Roseville, MN 55113651.487.5318

[email protected]


INVOICE

April 20, 2017

Client: John & Julie Smith

Report No. 1003, v.7For inspection at:123 Main St..Minneapolis, MN55101on: Monday, May 16, 2016

Home inspection $395.00

Total $395.00

PAID IN FULL - THANK YOU!

Thompson - InspectionsXXXX Victoria St. N.

Roseville, MN 55113651.487.5318

[email protected]


AGREEMENT

PARTIES TO THE AGREEMENT

CompanyThompson - InspectionsXXXX Victoria St. N.Roseville, MN 55113

ClientJohn & Julie Smith

Total Fee: $395.00

This is an agreement between John & Julie Smith and Thompson - Inspections.

THIS CONTRACT LIMITS THE LIABILITY OF THE HOME INSPECTION COMPANY.PLEASE READ CAREFULLY BEFORE SIGNING.

In addition to the limitations in the Standards of Practice, the Inspection of this property is subject to the Limitations andConditions set out in this Agreement. The Inspection is performed in accordance with the Standards of Practice of ournational association.

LIMITATIONS AND CONDITIONS OF THE HOME INSPECTION

There are limitations to the scope of this Inspection. It provides a general overview of the more obvious repairs that maybe needed. It is not intended to be an exhaustive list. The ultimate decision of what to repair or replace is yours. Onehomeowner may decide that certain conditions require repair or replacement, while another will not.

1) THE INSPECTION IS NOT TECHNICALLY EXHAUSTIVE.

The Home Inspection provides you with a basic overview of the condition of the property. Because your Home Inspectorhas only a limited amount of time to go through the property, the Inspection is not technically exhaustive.

Some conditions noted, such as foundation cracks or other signs of settling in a house, may either be cosmetic or mayindicate a potential problem that is beyond the scope of the Home Inspection.

If you are concerned about any conditions noted in the Home Inspection Report, we strongly recommend that you consulta qualified Licensed Contractor or Consulting Engineer. These professionals can provide a more detailed analysis ofany conditions noted in the Report at an additional cost

2) THE INSPECTION IS AN OPINION OF THE PRESENT CONDITION OF THE VISIBLE COMPONENTS.

The Home Inspector's Report is an opinion of the present condition of the property. It is based on a visual examination ofthe readily accessible features of the building.

A Home Inspection does not include identifying defects that are hidden behind walls, floors or ceilings. This includeswiring, heating, cooling, structure, plumbing and insulation that are hidden or inaccessible.

Some intermittent problems may not be obvious on a Home Inspection because they only happen under certaincircumstances. As an example, your Home Inspector may not discover leaks that occur only during certain weatherconditions or when a specific tap or appliance is being used in everyday life.

Report No. 1003, v.7

123 Main St.., Minneapolis, MN May 16, 2016 thompson-inspections.com

The Twin Cities Trusted Inspection Service


AGREEMENT

Home Inspectors will not find conditions that may only be visible when storage or furniture is moved. They do notremove wall coverings (including wallpaper) or lift flooring (including carpet) or move storage to look underneath orbehind.

3) THE INSPECTION DOES NOT INCLUDE HAZARDOUS MATERIALS.

This includes building materials that are now suspected of posing a risk to health such as phenol-formaldehyde andurea-formaldehyde based insulation, fiberglass insulation and vermiculite insulation. The Inspector does not identifyasbestos roofing, siding, wall, ceiling or floor finishes, insulation or fireproofing. We do not look for lead or other toxicmetals in such things as pipes, paint or window coverings.

The Inspection does not deal with environmental hazards such as the past use of insecticides, fungicides, herbicides orpesticides. The Home Inspector does not look for, or comment on, the past use of chemical termite treatments in oraround the property.

4) WE DO NOT COMMENT ON THE QUALITY OF AIR IN A BUILDING.

The Inspector does not try to determine if there are irritants, pollutants, contaminants, or toxic materials in or around thebuilding.

The Inspection does not include spores, fungus, mold or mildew that may be present. You should note that wheneverthere is water damage noted in the report, there is a possibility that mold or mildew may be present, unseen behind awall, floor or ceiling.

If anyone in your home suffers from allergies or heightened sensitivity to quality of air, we strongly recommend that youconsult a qualified Environmental Consultant who can test for toxic materials, mold and allergens at additional cost.

5) WE DON'T LOOK FOR BURIED TANKS.

Your Home Inspector does not look for and is not responsible for fuel oil, septic or gasoline tanks that may be buried onthe property. If the building had its heating system converted from oil, there will always be the possibility that a tank mayremain buried on the property.

If fuel oil or other storage tanks remain on the property, you may be responsible for their removal and the safe disposal ofany contaminated soil. If you suspect there is a buried tank, we strongly recommend that you retain a qualifiedEnvironmental Consultant to determine whether this is a potential problem.

6) TIME TO INVESTIGATE

We will have no liability for any claim or complaint if conditions have been disturbed, altered, repaired, replaced orotherwise changed before we have had a reasonable period of time to investigate.

7) REPORT IS FOR OUR CLIENT ONLY

The inspection report is for the exclusive use of the client named herein. No use of the information by any other party isintended.





AGREEMENT

8) CANCELLATION FEE

If the inspection is cancelled within 24 hours of the appointment time, a cancellation fee of 50% of the inspection fee willapply.

9) NOT A GUARANTEE, WARRANTY OR INSURANCE POLICY.

The inspection is not a guarantee, warranty or an insurance policy with regard to the fitness of the property.

10) LIMIT OF LIABILITY / LIQUIDATED DAMAGES

The liability of the Home Inspector and the Home Inspection Company arising out of this Inspection and Report, for anycause of action whatsoever, whether in contract or in negligence, is limited to a refund of the fees that you have beencharged for this inspection.

I, John & Julie Smith (Signature)___________________________, (Date)_______________, have read, understoodand accepted the terms of this agreement.





ROOFING

Description

Sloped roofing material: Asphalt shingles Asphalt shingles

Sloped roof flashing material: Roof peak over kitchen should monitored and siliconed periodically to prevent waterintrusion.

Sloped roof flashing material: Metal

Probability of leakage: Low




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ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

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EXTERIOR

Description

Gutter & downspout material: Gutters through out were clean and functioning. Gutter extensions of 5ft. are suggestedto move water away from the home.

Gutter & downspout material: Aluminum

Gutter & downspout discharge: Extensions of 5ft. are suggested.




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EXTERIOR

Gutter & downspout discharge: Above grade Above grade

Lot slope: Lot is very flat with a dip in patio area at the side door. Water management and moving roof rain water awayfrom the home are suggested.

Lot slope: Flat Flat

Wall surfaces and trim: Vinyl siding

Soffit and fascia: Soffit and facia are in good condition through out home.

Soffit and fascia: Aluminum

Retaining wall:Other

Brick retaining wall for flowers and plants in front is being pushed over by the soil and should be replaced or rebuilt.

Driveway: Driveway is aged and at the end of its life expectancy. A good quality "Black Jack" coating will buyyou a few years of life prior to replacement.

Driveway: Asphalt




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EXTERIOR

Patio: Patio area at side door is nearing it useful life. It currently has a dip that collects water at the cellar block window.This can cause leakage in to the basement and damage to the block window.

Patio: Concrete

Garage:General

Garage exterior is vinyl siding. It was installed in a less than professional manner with some small gaps that will allowwater intrusion. The roof is less than 5 yrs old, but does not have a drip edge or gutter apron on the overhangs allowingmoister to "wick" back up onto the subroof. The service door has a switched light that is not professionally installed andshould be corrected immediately for safe entry and exit. The garage roll up door is working properly at the time ofinspection.

General General

General General




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EXTERIOR

General General

General General

General General




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STRUCTURE

Description

Configuration:BasementCrawl space

Crawl space under the addition is sealed and not available for inspection.

Crawl space

Foundation material:Masonry block

Basement is 85% finished and does not allow visual inspection of the block walls.

Masonry block Masonry block

Floor construction:Joists

Floor Joists are covered by finished ceilings.




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STRUCTURE

Exterior wall construction:Wood frame

Walls are finished sheetrock and framing/insulation is not visible for inspection

Roof and ceiling framing:Rafters/roof joists

Roof rafters are covered by finished second level except for a few feet visible in knee walls. Rafters appear to be in goodshape and typical for its age.

Rafters/roof joists Rafters/roof joists




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ELECTRICAL

Description

General: Some deficiencies need to be corrected in the electrical where noted. Additionally the upper level has plasticconduit that is separated from the ceiling and needs to be corrected. The dishwasher has a cord run through the floor toa basement plug and needs to be corrected by a professional.

Service entrance cable and location:Overhead




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ELECTRICAL

Overhead

Service size: 125 Amps (240 Volts)

Main disconnect/service box rating: 125 Amps

Main disconnect/service box type and location:Breakers - basement

Breakers - basement

Breakers - basementAir Conditioner lead is not securely connected to the breaker causing sparking while operating. Needs to bere-connected.Breaker box has one knock-out missing and should be plugged.




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ELECTRICAL

Breakers - basement

System grounding material and type: Copper - water pipe Copper - water pipe

Distribution wire material and type: Copper - non-metallic sheathed Copper - non-metallic sheathed

Type and number of outlets (receptacles):Grounded and ungrounded - typicalGrounded and ungrounded - typical

Electrical outlets showed a combination of grounded, open ground and un grounded outlets through out the main homeand basement. Having a professional electrician correct outlet wiring as well as dishwasher plug through first floor tobasement outlet are advised.

Grounded and ungrounded - typical Grounded and ungrounded - typical




Page 10 of 19









ELECTRICAL

Grounded and ungrounded - typical Grounded and ungrounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI):No GFCI

Kitchen did not have GFCI outlets on counter.No GFCIGFCI - bathroom

Basement bathroom did not have GFCI outlet. Main floor bathroom did not have any visible outlet. GFCI outlets arestrongly advised in both bathrooms.

GFCI - bathroom

Smoke detectors:Present

Smoke detectors were operational on main floor and upper floor. Smoke detectors are strongly advised in all bedroomsand levels of the home. CO2 detectors are strongly advised on the main and lower levels.




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HEATING

Description

System type: Furnace

Fuel/energy source: Gas

Heat distribution: Ducts and registers

Approximate capacity:80,000 BTU/hr

80,000 BTU/hr

Efficiency: Conventional

Exhaust venting method: Induced draft

Approximate age: Furnace appears to be 20+ years old. The most recent service sticker was in 2001. A service call issuggested at this time. A large hole has been cut into the side off the supply plenum and should be professionally closedup. There is no rust or signs of back draft. All burners fired efficiently and burned clean. Thermostat is on the main floor inthe living room

Main fuel shut off at:Basement

Main gas shut off is above furnace between air intake and discharge ducts. This should be tagged for easy viewing if it isneeded to shut off.Exhaust vent is wired to gas line for support. This should be changed to a proper hanger strap.




Page 12 of 19









HEATING

Basement

Fireplace/stove:Gas fireplace

Gas fireplace in family room ignites and shuts off easily with remote. Appears to be working properly.

Gas fireplace

Chimney/vent:Masonry

Masonry chimney does not appear to be utilized and should be capped to avoid water intrusion.




Page 13 of 19





HEATING

Masonry Masonry

MetalFurnace flue is solid but "racked" on an angle. This should be corrected and braced professionally during furnaceservice. A new UL listed flue cap is suggested also.

Metal

Combustion air source:Interior of building

It is recommended the furnace have an outside combustion air source installed.




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COOLING & HEAT PUMP

Description

Air conditioning type: Air cooled

Cooling capacity: 3 Tons

Compressor approximate age: 15 years+

Failure probability: Air conditioner ran strong with good cold air flow. A servicing would be advised by a professionaltechnician.




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INSULATION AND VENTILATION

Description

Attic/roof insulation material: Glass fiber Vermiculite

Attic/roof insulation amount/value: Not determined

Attic/roof ventilation: Roof vent

Attic/roof air/vapor barrier: Only a small section of insulation (glass fiber and vermiculite) was visible with acombination of plastic, craft paper and other coverings. All exposed insulation or insulation not covered with a solidmaterial like sheet rock or plywood should be fully covered to protect from tearing and other damage caused duringstorage.

Attic/roof air/vapor barrier: Not visible




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PLUMBING

Description

General: The dishwasher has a braided line run through the floor to a copper connection and should be corrected. Thewater softener drain is zip tied to a gas line and should be properly secured.

Water supply source: Public

Service piping into building: Copper

Supply piping in building: Copper

Main water shut off valve at the:Front of the basement

Water shut off is at the bottom off the cellar stairs.

Front of the basement

Water heater type: Conventional

Water heater fuel/energy source:Gas




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PLUMBING

Water heater appeared in good condition with professional looking installation, proper venting. And no rust or othermarkings to indicate improper operation.Hot water at faucets was set at 130 degrees.

Gas Gas

Tank capacity: 40 gallons

Water heater approximate age: 6 years

Waste and vent piping in building: Galvanized steel




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INTERIOR

Description

Major floor finishes: Carpet Vinyl

Windows: Single/double hung Sliders

Glazing: Double

Exterior doors - type/material: Front door is aged and needs replacement. A dead bolt lock is suggested on this dooralso.

Exterior doors - type/material: Hinged Metal Metal-clad Garage door - metal

Bathroom ventilation: Main floor bathroom has a D/H window for ventilation. Window did not show any stamp fortempered glass. It is suggested temper glass be installed in the bath tub area ASAP.

Laundry room ventilation:Clothes dryer vented to exterior

Dryer vent is soft flexible line. A solid aluminum vent is suggested.

Clothes dryer vented to exterior

END OF REPORT




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