Prepared For:
Barry Bighouse
Property Address:
2727 Poshe
Richwood, IL
_______________________________________________________
William J. Decker Jr. Illinois State License 050.0002240
| Date: 7/11/2006 | Time: 8:30 AM | Report ID: 3162 |
| Property: 6724 N. Karlov Lincolnwood, IL |
Customer: Zerezghi Iyassa |
Real Estate
Professional: |
The subject property is a new construction and still has a number of punchlist items to be completed. The major ones will be noted in this report. The house displays some of the common errors found in new construction, most notably, grade level issues, voltage drops on long electrical runs, lack of AFCI protection and drainage.
The Subject property is new construction. Please review this report closely to determine if any item or component was not inspected due to incomplete work or no utilities. It is common that a new home can need painting or caulking again within the first 5 years due to normal shrinkage and new material.
Please Note: Settlement cracks in the foundation of new homes usually occur within the first three years, especially in basement and garage poured concrete slab floors. Along with interior cracks, usually seen the the corners of walls and at wall / ceiling corners and at door and window frame corners are normal and to be expected. It is highly recommended that unfinished basements not be finished until after this settlement period is complete. In this way, any cracks in the foundation can be seen and easily sealed without having to rip out walls and take up carpeting or wooden floors.
Most builders give a one year warranty on materials and labor. For this reason, please consider another inspection within one year to get the most out of your warranty with your builder. Decker Home Services includes, at no additional cost, a builder's warranty inspection. This inspection should be scheduled at the beginning of the 11th month of the warranty period to ensure enough time to properly evaluate and report on any items that the builder should address as part of the warranty.
Common new construction defects are:
The detection and documentation of these defects are common and they can usually be repaired quickly and with little additional cost.
Comment Key or Definitions
The following definitions of comment descriptions represent this
inspection report. All comments by the inspector should be read and
considered when evaluating this property.
Note:Any recommendations by the inspector
to repair or replace or deal with a significantly
deficient item suggests an evaluation by a licensed
and insured contractor specifically qualified to determine the
condition and safety of the described item, component or system. Please
note that Home Inspectors in the State of Illinois are required to note any
safety hazards, whether they comply with older, obsolete local building codes
or not. Licensed and insured contractors are not. Repairs done
by persons other that licensed and insured contractors carry with them added
liability for the customer. All work
done on the subject property should be accompanied by a copy of all invoices and
warranties, such warranties should be transferable to the new owner and should
include the contractor's license number and a copy of their insurance
certification.
Category Definitions:
Inspected (IN) = The system, component or item was visually observed at a certain time and under certain conditions.Not Inspected (NI)= The system, component or item was not inspected and no representations of whether or not it was functioning are intended. The reason could be that the item was not connected (gas, water, electrical disconnected), obstructed, or not accessible. In any case, the reason that the item, system or component was not inspected is stated in the comments.
Not Present (NP) = This system, component or item is not present in the subject property.
Watch List or Maintenance (WL) =Either the system, component or item needs regular maintenance to remain functioning in a proper manner and those maintenance processes are noted or the item should be watched in anticipation of future problems.Repair or Replace (RR) = The item, component or unit is not functioning as intended or needs further inspection by a licensed and insured contractor. Most of these type of comments describe items that will lead to more serious problems if not addressed. Items, components or systems that can be repaired to satisfactory condition may not need replacement.
Significantly Deficient (SD) = Defined by Illinois State Law as either a) not functioning or b) posing a safety hazard. It should be noted that a large number of significantly deficient items can be addressed at little cost. It is important to remember that the safety of a significantly deficient item is not based upon mere local building codes, which contain 'grandfathering' clauses, or the common practices of tradesmen, but on national and international safety requirements and with the well being of the property and the client in mind.
Please Note: If you have any questions or any thing is unclear, please do not hesitate to contact Decker Home Services and/or your specific inspector. We are happy to answer any of your questions and have a large knowledge base of information and experienced, qualified expert NACHI instructors and inspectors from around the entire country at our disposal. We consider it very important for you to fully and completely understand the condition of the subject property and will do all we can to help you in the process.
| Age Of Home: New Construction |
Client Is
Present: Yes |
Seller Present: No |
| Realtors Present: Both Buyer's and Seller's |
Weather: Clear |
Temperature: Over 65 |
| Rain in last 3
days: No |
Radon Test: No |
Mold Test: No |
| Water Test: No |
Insect / Pest
Inspection: No |
9356 N. Keeler Ave. Skokie, IL 60076 Office: (847) 676-8393 Home: (847) 673-2702 Cell: (847) 609-2345 |
|
Customer |
|
Property Address |
| 1.1 | FOUNDATION - Findings | |
| Inspected, Watch List - Maintenance, Repair or Replace | ||
| 1.4 | BEAMS, COLUMNS OR PIERS - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the bolts connecting
the metal supporting posts to the steel girders be properly installed and
tightened. | ||
| 1.6 | FLOORS - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend installation of fire stop
caulk at floor penetrations as a guard against fire
propagation. | ||
| 2.1 | WALL COVERING AND TRIM - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that all exterior wall
electrical penetrations be properly sealed against water
infiltration. | ||
| 2.5 | GARAGE DOOR OPENERS - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the garage door
auto-reverse function be adjusted as it seems to require too much
resistant force before reversal. Recommend that the auto-reverse
feature of the garage door opener be adjusted. | ||
| 2.7 | DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS - Findings | |
| Inspected, Watch List - Maintenance | ||
|
1) WL - It is highly recommended that the
tiling on the front porch be sealed with a silicone grout sealer against
water infiltration and grout loss through the freeze / thaw cycle.
2) WL - Recommend every 2 years that the brick patio and steps be treated with rock dust to keep the gaps between the bricks filled. 3) RR - Recommend that the gaps between the brick facing on the porches and the exterior walls be sealed with grout or mortar as a guard against water infiltration. | ||
| 3.3 | ROOFING DRAINAGE SYSTEMS - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the downspout bases be
properly secured to the exterior wall. | ||
| 4.3 | INTERIOR PLUMBING FIXTURES (Findings) | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the 1st floor powder
room's toilet be reseated. It is loose. | ||
| 4.8 | SUMP PUMP - Findings | |
| Inspected, Watch List - Maintenance, Repair or Replace | ||
|
1) RR - One sump pump was not properly
installed. Recommend that this sump pump be installed.
2) WL - Recommend that, as an upgrade, the sump pumps and ejector pump be equipped with a battery backup power source so that it will continue to function in the event of a power failure. 3) RR - Recommend that the drain pipes in the basement window wells be properly equipped with covers so as to keep leaves and debris out of the drain tile piping system. | ||
| 5.2 | SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS - Findings | |
| Inspected, Significantly Deficent | ||
|
RR - Recommend that the branch circuit
directory be traced and labeled by a licensed and insured electrical
contractor. The directory is not present. | ||
| 5.5 | CONNECTED DEVICES AND FIXTURES - Findings | |
| Inspected, Repair or Replace, Significantly Deficent | ||
|
1) SD - Recommend that all bare bulb light
fixtures in closets, basement and garage areas be replaced with fixtures
that protect the light bulb from contact with flammable items and against
the light bulb being struck and sparking. This is a safety hazard.
2) RR - Current NEC standards require that electrical outlets should display no greater that 5% voltage drop at 12 amps load. Recommend that the outlets that displayed a greater than 5% voltage drop on 12 amp load be evaluated and repaired by a licensed and insured electrical contractor before the close of escrow. 3) SD - Recommend that all switches and receptacles be equipped with the required cover plates. This is a safety hazard. | ||
| 5.7 | GFCI, AFCI PROTECTION OF RECEPTACLES - Findings | |
| Inspected, Significantly Deficent | ||
|
1) SD - Current safety standards
require AFCI (Arc Fault Circuit Interrupt) protection be used
for all branch wiring that services bedroom areas.
Recommend that all such installation be done by a licensed and insured electrical contractors and that these outlets and breakers be tested every month by means of the test buttons that they are equipped with. | ||
| 5.9 | SMOKE DETECTORS, CARBON MONOXIDE DETECTORS - Findings | |
| Inspected, Significantly Deficent | ||
|
SD - In accordance with current national
fire safety standards, recommend that smoke detectors be located:
Recommend that carbon monoxide detectors be located in all bedrooms and in any utility room containing a gas fired water heater, furnace or boiler. Recommend that all smoke and carbon monoxide detectors be hard wired to the building's electrical system and be equipped with rechargeable battery backup. | ||
| 6.1 | HEATING EQUIPMENT - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the attic furnace's
installation be evaluated and repaired by a licensed and insured HVAC
technician. The drain pan, condensate lines and humidifier water
supply lines were not properly installed. | ||
| 6.4 | CHIMNEYS, FLUES AND VENTS - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the PVC vent pipes on
the north side of the house be extended with 45 degree elbows as a guard
against water infiltration into the system. | ||
| 6.6 | GAS/LP FIRELOGS, LOG LIGHTERS AND FIREPLACES - Inspect and Describe | |
| Inspected | ||
|
The house was equipped with two vented gas log
fireplaces, located in the bedroom and the first floor dining room
area. Neither fireplace was operable at the time of the
inspection. | ||
| 6.7 | GAS/LP FIRELOGS, LOG LIGHTERS AND FIREPLACES - Findings | |
| Inspected, Watch List - Maintenance, Significantly Deficent | ||
|
1) SD - Both gas log fireplaces did not
operate at the time of the inspection, most probably due to incomplete
installation.
2) WL - Special care should be taken to fully read and understand the operating instructions for the gas log fireplaces before using them. | ||
| 8.1 | CEILINGS - Findings | |
| Inspected, Significantly Deficent | ||
|
1) SD - Recommend proper installation of the
attic pull down stairway using nails rather than drywall screws.
Drywall screws can shear and cause the stairway to fall down.
Manufacturer's installation instructions require securing with
nails. This is a safety hazard. | ||
| 8.3 | WALLS - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend additional finishing of the
walls where curved walls meet. There are still gaps and partially
finished wall surfaces. | ||
| 8.5 | FLOORS - Findings | |
| Inspected, Watch List - Maintenance | ||
|
1) WL - Hardwood and wood laminate floors
should only be cleaned with white vinegar and water. Tile flooring
should have its grout sealed with a silicone grout sealer to guard against
water penetration. | ||
| 8.7 | STEPS, STAIRWAYS, BALCONIES AND RAILINGS - Findings | |
| Inspected, Significantly Deficent | ||
|
SD - Recommend installation of a handrail
on the steps leading to the basement area. This is a safety
hazard. | ||
| 8.9 | COUNTERS AND OF CABINETS - Findings | |
| Inspected, Watch List - Maintenance | ||
|
1) WL - Care should be taken with finished
stone countertops. They are porous and can stain. More
importantly, the can absorb meat or chicken juices that may contain
bacteria and transmit the bacteria to other foods that are not cooked,
leading to food poisoning. Finished stone countertops should be
regularly (at least once a month) cleaned, disinfected and sealed with
specially designed products that are available from most stores that sell
such countertops. If not done properly and regularly, this can be a
safety hazard. | ||
| 8.12 | WINDOWS (Interior) - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend that the painted interior
window frames be evaluated and properly re-painted where needed.
Some of the painted window frames have peeling or chipped paint because
the windows were closed before the pain had a chance to fully
dry. | ||
| 9.2 | VENTING SYSTEMS (Kitchens, baths and laundry) - Findings | |
| Inspected, Repair or Replace | ||
|
1) RR - Recommend replacement of the exterior
vent for the 1st floor, south bathrooms exhaust fan. It is
damaged. | ||
Prepared Using HomeGauge http://www.homegauge.com/ SHGI (c)
2000-2004 : Licensed To Decker Home Services, LLC.
| FOUNDATION: POURED CONCRETE |
FRAMING METHOD: MIXED (Western Framing) |
FLOOR STRUCTURE: PLYWOOD SUBFLOOR OSB I JOISTS |
| WALL STRUCTURE: 2 X 4 WOOD NOT VISABLE |
BEAMS COLUMNS OR
PIERS: STEEL GIRDER STEEL COLUMNS |
CEILING STRUCTURE: 2X6 WOODEN JOISTS |
| ROOF STRUCTURE: 2 X 8 RAFTERS PLYWOOD 2 x 8 RIDGEBOARD |
ROOF-TYPE: CROSSED GABLE |
ATTIC ACCESS: PULL DOWN STAIRS |
| METHOD USED TO OBSERVE
ATTIC: WALKED |
CRAWLSPACE ACCESS: NO CRAWLSPACE |
METHOD USED TO OBSERVE
CRAWLSPACE: NO CRAWLSPACE |
| 1.0 | FOUNDATION - Inspect and
Describe Comments: Inspected Foundation was poured concrete without exterior signs of cracking, efflorescence or water intrusion where observed. The foundation was flashed to the brick veneer with plastic flashing and weep wicks were installed. The grading of the house, at the northeast corner is somewhat high and this can lead to water being wicked into the walls at this area (Picture 1). There is a landscaping brick planter at the front wall of the house that covers the weep wicks and will lead to water infiltration into the house (Picture 2). The interface between the brick veneer and the poured concrete foundation wall should be at least 6" above the grade level (Picture 3) so that weep holes or weep wicks can properly take water away from the interior of the house. The planter at the front does just the opposite (Picture 4) and traps water against the interface causing water to backup into the house. Thermal imaging of the southeast corner of the house (where the planter is against the house) reveals some raised levels of moisture in the area (Picture 5, 6) indicating that some moisture has already entered the house. This planter should be removed as soon as possible. There was also some minor cracking seen on the southwest corner of the concrete basement walkout. This cracking is most probably the result of incomplete vibration of the foundation at pour, but there is a slight chance that this crack, being horizontal, is an indication of bowing caused by improper backfilling. It should be monitored. The foundation under the garage area is on a slab. It displays some slight cracking (Picture 8) consistent with normal settling.
|
| 1.1 | FOUNDATION -
Findings Comments: Inspected, Watch List - Maintenance, Repair or Replace 1) RR - Recommend that the grade around the entire perimeter of the property be lowered to keep a minimum of 6" (for brick exterior houses) and 8" (for siding or stucco exterior houses) of the foundation exposed to guard against water infiltration into the structure. 2) RR - Recommend that the planter at the front of the house be removed, It is causing water infiltration into the walls and at the wooden sill plate. 3) WL - Recommend that the horizontal crack at the southwest corner of the basement walkout be monitored for signs of movement. If movement is seen over the next year, recommend evaluation by a licensed and insured structural engineer. |
| 1.2 | WALLS - Inspect and
Describe Comments: Inspected Structural walls were not visible, but are assumed to be 2 x 4 wooden studs, consistent with this type and style of construction. On inspection of the sill plate and rim joists, no signs of rot, staining or physical damage was seen. |
| 1.3 | BEAMS, COLUMNS OR PIERS -
Inspect and Describe Comments: Inspected Floor structure is supported by two centrally running steel girders, running north to south and a central cross girder running east to west, and supported by steel posts (Picture 1) and seated into the concrete foundation. The girders and posts display no signs of rust or displacement. The posts display no signs of rust at their bases and are not displaced. There are multiple bolts securing the posts to the girders that are not completely installed and missing their nuts (Picture 2). These bolts should be secured.
|
| 1.4 | BEAMS, COLUMNS OR PIERS -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that the bolts connecting the metal supporting posts to the steel girders be properly installed and tightened. |
| 1.5 | FLOORS - Inspect and
Describe Comments: Inspected Floor structure was 12" Engineered OSB I joists that supported floor planking. These joists were without signs of water staining, rot or twist and were securely mounted on the foundation and the steel girder. Where they rest on the foundation wall, they exhibited no signs of softness at their ends. The floor structure was exterior grade plywood and displayed only minor signs of water staining, but no active moisture was measured. There were multiple floor penetrations that were not firestopped (Picture 1, 2).
|
| 1.6 | FLOORS -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend installation of fire stop caulk at floor penetrations as a guard against fire propagation. |
| 1.7 | CEILINGS - Inspect and
Describe Comments: Inspected Ceiling structure, as observed from the attic area, was 2 x 6 wooden joists. They displayed no signs of water staining. warp, twist or physical damage. |
| 1.8 | ROOF STRUCTURE AND ATTIC -
Inspect and Describe Comments: Inspected Roof structure is 2 x 8 wooden rafters and ridgeboard (Picture 1) with 2 x 8 laminate hip rafters and additional ridgeboard supports (Picture 3). The rafters were properly secured and displayed no signs of twist. Moisture readings of the rafters and roof decking were within normal limits. There were a couple of rafters, towards the rear, which appear to have been exposed to excess moisture during construction and exhibit mold staining (Picture 4). Moisture readings of these rafters were within normal limits and the mold was not active. Thermal imaging of the roof structure displayed no areas of heightened moisture or rot (Picture 5).
|
| SIDING STYLE: BRICK |
SIDING MATERIAL: BRICK VENEER STONE |
EXTERIOR ENTRY DOORS: WOOD STEEL SLIDING PATIO DOOR |
| APPURTENANCE: POURED CONCRETE SLAB PORCH BLOCK COVERED CONCRETE SLAB |
AUTO OPENER
MANUFACTURER: CHAMBERLAIN 3/4 HORSEPOWER CHAIN DRIVE |
GARAGE DOOR MATERIAL: INSULATED METAL |
| GARAGE DOOR TYPE: TWO AUTOMATIC |
DRIVEWAY: BRICK |
| 2.0 | WALL COVERING AND TRIM -
Inspect and Describe Comments: Inspected Exterior wall covering is 'distressed' brick veneer with stone quoining and the base corners and on the turret wall. The brick displays no signs of major cracking or mortar loss, although there are a few areas where wall penetrations are not properly sealed, as around the exterior electrical receptacles (Picture 1) and exterior lights (Picture 2). These openings will lead to water infiltration into the walls.
|
| 2.1 | WALL COVERING AND TRIM -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that all exterior wall electrical penetrations be properly sealed against water infiltration. |
| 2.2 | DOORS (Exterior) - Inspect
and Describe Comments: Inspected Exterior front door is heavy wood. It displays no signs of physical damage, hangs plumb and straight and articulates properly with its latches. There are two metal framed sliding glass doors at the rear of the house that operated properly and displayed no signs of physical damage. The basement has a metal insulated door that exits to the basement walkout. It hangs straight and latches properly. |
| 2.3 | WINDOWS (Exterior) - Inspect
and Describe Comments: Inspected Exterior windows are metal and are properly caulked to the brick and limestone lintels with elastomeric caulk. The basement windows are aluminum and are encased in corrugated galvanized steel window wells that are properly attached to the foundation walls and are equipped with french drains at their bottoms (Picture 1).
|
| 2.4 | GARAGE DOOR OPENERS - Inspect
and Describe Comments: Inspected Garage door opener was a Chamberlain, 3/4 HP unit that operated properly in response to normal operating controls. The safety reverse features were tested and operated and intended, however the auto-reverse force adjustment was a bit heavy and should be adjusted. The photo cell safety device operated properly. The garage door overhead spring should also be adjusted as it does not properly counterbalance the weight of the garage door. |
| 2.5 | GARAGE DOOR OPENERS -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that the garage door auto-reverse function be adjusted as it seems to require too much resistant force before reversal. Recommend that the auto-reverse feature of the garage door opener be adjusted. |
| 2.6 | DECKS, BALCONIES, STOOPS,
STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS - Inspect and
Describe Comments: Inspected The house has front and rear poured concrete slab porches that display no signs of cracking or heave. The both porches are covered with tiling and brick that displays no cracking or grout loss. There are open areas between the brick facing and the exterior walls that is not filled (Picture 1). The house is equipped with many 2nd floor steel balconies that are attached to the house face by what appear to be threaded rods (Picture 2). The balconies appear to be sturdy.
|
| 2.7 | DECKS, BALCONIES, STOOPS,
STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS -
Findings Comments: Inspected, Watch List - Maintenance 1) WL - It is highly recommended that the tiling on the front porch be sealed with a silicone grout sealer against water infiltration and grout loss through the freeze / thaw cycle. 2) WL - Recommend every 2 years that the brick patio and steps be treated with rock dust to keep the gaps between the bricks filled. 3) RR - Recommend that the gaps between the brick facing on the porches and the exterior walls be sealed with grout or mortar as a guard against water infiltration. |
| 2.8 | EAVES, SOFFITS AND FASCIAS -
Inspect and Describe Comments: Inspected Eaves soffits and fascia are metal and display no signs of rust or physical damage. The soffits are equipped with vent holes. |
| ROOF COVERING: 3-TAB FIBERGLASS ARCHITECTURAL SINGLE LAYER |
VIEWED ROOF COVERING
FROM: GROUND LADDER BINOCULARS |
SKY LIGHT (S): NONE |
| CHIMNEY (exterior): N/A |
| 3.0 | ROOF COVERINGS - Inspect and
Describe Comments: Inspected The roof is covered with asphalt impregnated fiberglass shingles in architectural style (uneven, 3 dimensional). The roof appears to be new and there were no signs of missing shingles, cupping, fishmouth or displacement. Moisture readings or the roof decking, from the attic, were within normal limits. |
| 3.1 | FLASHINGS, SKYLIGHTS,
CHIMNEYS AND ROOF PENETRATIONS - Inspect and Describe Comments: Inspected All roof penetrations (plumbing vent pipes, roof vents) were inspected and displayed proper flashing. Examiniation of flashing and roof penetrations from the attic revealed proper clearances to the fireplace flue and proper sealing. |
| 3.2 | ROOFING DRAINAGE SYSTEMS -
Inspect and Describe Comments: Inspected The roof is drained by means of metal gutters that are secured to the fascia boards by means of metal hangers and screws. The gutters display no signs of rust but no physical damage. The downspouts were composed of painted, galvanized metal and were properly secured to the house side. They displayed no signs of rust or physical damage. Some of the downspouts were not properly secured at their bases and would swing in the wind (Picture 1, 2). The downspouts are drained to PVC underground piping, which was not inspected.
|
| 3.3 | ROOFING DRAINAGE SYSTEMS -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that the downspout bases be properly secured to the exterior wall. |
| WATER SOURCE: PUBLIC |
WATER FILTERS: NONE |
PLUMBING SUPPLY: COPPER |
| PLUMBING
DISTRIBUTION: COPPER |
WASHER DRAIN SIZE: WALL MOUNTED SUPPLY AND DRAIN |
PLUMBING WASTE: PVC |
| WATER HEATER POWER
SOURCE: GAS |
CAPACITY: 74 GALLON |
MANUFACTURER: A.O. SMITH |
| 4.0 | INTERIOR DRAIN, WASTE AND
VENT SYSTEMS - Inspect and Describe Comments: Inspected Interior drain, waste and vent systems were PVC and operated properly. The exhibited no signs of leaking of physical damage, where it was possible to observe them. All drain lines were properly supported and vented. The venting of the whirlpool tub in the master bedroom displays loud gurgling when drained. |
| 4.1 | INTERIOR WATER SUPPLY AND
DISTRIBUTION SYSTEMS AND FIXTURES - Inspect and Describe Comments: Inspected Water supply is by means of copper piping, which appears to be without signs of leakage, corrosion or physical damage. The piping, where observed, was secured with the proper type hangers. All water fixtures (toilets, faucets, showers and bathtubs, sillcocks) were operated and drained properly. Functional water flow test determined that the water pressure and volume are adequate. |
| 4.2 | INTERIOR PLUMBING FIXTURES
(Inspect and Describe) Comments: Inspected All interior plumbing fixtures were operated and worked properly with the following exceptions:
|
| 4.3 | INTERIOR PLUMBING FIXTURES
(Findings) Comments: Inspected, Repair or Replace 1) RR - Recommend that the 1st floor powder room's toilet be reseated. It is loose. |
| 4.4 | HOT WATER SYSTEMS, CONTROLS,
CHIMNEYS, FLUES AND VENTS - Inspect and Describe Comments: Inspected The water heaters were newer A.O. Smith 74 gallon units, installed in parallel and manufactured in 2004. Both units were power vented (Picture 1). The unit had no defect or recall notices posted on the CPSC or manufacturer's web sites. It was observed through a heating cycle and displayed the proper colored flame. The TPR valve was properly drained. The water heaters vent flue was properly secured, sloped and sealed. The water heater's water fittings were properly equipped with di-electric fittings between the galvanized and copper piping.
|
| 4.5 | MAIN WATER AND FUEL SHUT-OFF
DEVICES (Describe location) - Findings Comments: Inspected Main fuel (natural gas) shut-off was located at the gas meter at the northeast corner of the house (Picture 1). Main water shut-off was located at the southeast corner of the basement (Picture 2). Electrical Grounding was not completed at the time of the inspection.
|
| 4.6 | FUEL STORAGE AND DISTRIBUTION
SYSTEMS - Inspect and Describe Comments: Inspected Fuel (natural gas) was distributed by means of the recommended black pipe. The piping displayed no signs of physical damage, where able to be inspected, and was properly secured. The gas pipe terminations at the furnace and water heater were properly equipped with drip legs and were tested for leaks and none were found. |
| 4.7 | SUMP PUMP - Inspect and
Describe Comments: Inspected The house was equipped with two sump pumps and an ejector pump, located at the northeast corner of the basement in the utility room. One sump pump was operating properly, but the other pump was removed (Picture 1) and sitting on the basement floor. The ejector pump was tested and operated properly. The drain pipes in the basement window wells are not equipped with covers to keep out leaves and debris (Picture 2) which would clog the drain tile piping system.
|
| 4.8 | SUMP PUMP -
Findings Comments: Inspected, Watch List - Maintenance, Repair or Replace 1) RR - One sump pump was not properly installed. Recommend that this sump pump be installed. 2) WL - Recommend that, as an upgrade, the sump pumps and ejector pump be equipped with a battery backup power source so that it will continue to function in the event of a power failure. 3) RR - Recommend that the drain pipes in the basement window wells be properly equipped with covers so as to keep leaves and debris out of the drain tile piping system. |
| ELECTRICAL SERVICE
CONDUCTORS: BELOW GROUND (Lateral Drop) |
METER CAPACITY: 320 AMPS |
PANEL CAPACITY: (2) 200 AMP SERVICE PANEL |
| PANEL TYPE: CIRCUIT BREAKERS |
ELEC. PANEL
MANUFACTURER: GENERAL ELECTRIC |
BRANCH WIRE 15 and 20
AMP: COPPER |
| WIRING METHODS: CONDUIT |
| 5.0 | SERVICE DROP AND ENTRANCE,
CONDUCTORS - Inspect and Describe Comments: Inspected Electrical service is supplied by means of an underground (lateral) service drop from the utility pole to the meter box located on the southwest corner of the house (Picture 1). There was a ground rod adjacent to the meter box that was properly installed and had a rated connector (Picture 2). The electrical utility meter is rated for 320 amps (nominal 400 amp service).
|
| 5.1 | SERVICE AND GROUNDING
EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS - Inspect
and Describe Comments: Inspected The two main service equipment panels and the main disconnect are located at the west side of the north basement wall. Each was rated for 200 amps and the panel was without signs of physical damage, rust or pest infiltration. The panel face is properly secured by blunt end screws. The service entrance cables are of the proper gauge. All overcurrent devices are properly seated and of the proper type for the panel. All raceways are metal conduit and are properly secured and bonded. The grounding conductor was not yet installed at the time of the inspection. The west most panel was not completely installed at the time of the inspection. Neither panel was equipped with a branch circuit directory. |
| 5.2 | SERVICE AND GROUNDING
EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS -
Findings Comments: Inspected, Significantly Deficent RR - Recommend that the branch circuit directory be traced and labeled by a licensed and insured electrical contractor. The directory is not present. |
| 5.3 | BRANCH CIRCUIT CONDUCTORS,
OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE -
Inspect and Describe Comments: Inspected All overcurrent devices (circuit breakers) are of the proper type and are served by the correct gauge wire for their rated amperage. There are no double taps. All neutral conductors are properly seated in the neutral bus and the neutral bus is properly bonded to the panel and the ground. Wiring technique is neat and orderly. All raceways are properly bonded to the main service panel. All breakers were not completely installed at the time of the inspection. |
| 5.4 | CONNECTED DEVICES AND
FIXTURES - Inspect and Describe Comments: Inspected All electrical receptacles were tested and found to be powered have the proper polarity and grounding with the following exceptions:
The garage areas and basement areas are equipped with porcelain light fixtures with bare bulbs (Picture 1). Current national electric can fire safety standards prohibit these types of light fixtures in closets because of the fire hazard posed by the close proximity of the bare light bulbs to flammable clothes and plastic laundry covers and because these unprotected light bulbs can be struck and spark, leading to a fire hazard. It should be noted that the finish electrical work was not completed at the time of the inspection.
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| 5.5 | CONNECTED DEVICES AND
FIXTURES - Findings Comments: Inspected, Repair or Replace, Significantly Deficent 1) SD - Recommend that all bare bulb light fixtures in closets, basement and garage areas be replaced with fixtures that protect the light bulb from contact with flammable items and against the light bulb being struck and sparking. This is a safety hazard. 2) RR - Current NEC standards require that electrical outlets should display no greater that 5% voltage drop at 12 amps load. Recommend that the outlets that displayed a greater than 5% voltage drop on 12 amp load be evaluated and repaired by a licensed and insured electrical contractor before the close of escrow. 3) SD - Recommend that all switches and receptacles be equipped with the required cover plates. This is a safety hazard. |
| 5.6 | GFCI, AFCI PROTECTION OF
RECEPTACLES - Inspect and Describe Comments: Inspected Exterior, garage, basement, bathroom and kitchen outlets were all GFCI protected and these GFCIs were tested by two methods and operated properly. No AFCI protection was noted in bedrooms. |
| 5.7 | GFCI, AFCI PROTECTION OF
RECEPTACLES - Findings Comments: Inspected, Significantly Deficent 1) SD - Current safety standards require AFCI (Arc Fault Circuit Interrupt) protection be used for all branch wiring that services bedroom areas. Recommend that all such installation be done by a licensed and insured electrical contractors and that these outlets and breakers be tested every month by means of the test buttons that they are equipped with. |
| 5.8 | SMOKE DETECTORS, CARBON
MONOXIDE DETECTORS - Inspect and Describe Comments: Inspected Smoke detectors were observed in the hallways outside of bedrooms and at the top and bottom of stairways and in bedrooms. No carbon monoxide detectors were seen. |
| 5.9 | SMOKE DETECTORS, CARBON
MONOXIDE DETECTORS - Findings Comments: Inspected, Significantly Deficent SD - In accordance with current national fire safety standards, recommend that smoke detectors be located:
Recommend that carbon monoxide detectors be located in all bedrooms and in any utility room containing a gas fired water heater, furnace or boiler. Recommend that all smoke and carbon monoxide detectors be hard wired to the building's electrical system and be equipped with rechargeable battery backup. |
| HEAT TYPE: FORCED AIR |
FURNACE EFFICENCY: HIGH EFFICENCY EXTERIOR COMBUSTION AIR VENT CAT 4 |
ENERGY SOURCE: NATURAL GAS |
| NUMBER OF HEAT SYSTEMS (excluding
fireplaces): TWO |
HEAT SYSTEM BRAND: CARRIER |
DUCTWORK: INSULATED And NON-INSULATED RECTANGULAR ROUND GALVANIZED STEEL IN ATTIC SCREWED AND TAPED |
| FILTER TYPE: DISPOSABLE |
TYPES OF FIREPLACES: VENTED GAS LOGS |
OPERABLE FIREPLACES: TWO |
| NUMBER OF WOODSTOVES: NONE |
| 6.0 | HEATING EQUIPMENT - Inspect
and Describe Comments: Inspected Heating was provided by means of two category 4 forced air and draft furnace located in the basement utility room (Picture 1) and in the attic (Picture 2). The furnaces were Carrier units, manufactured in 2006 and its serial number was checked against the CPSC and manufacturer's defect and recall notices and none were found for this unit. It exhibited the proper color flame and their temperature limit switches and blower times operated properly. Their measured temperature differential exceeded the recommended 15 degrees. The furnace's flue and combustion air vent was of the proper size, properly sloped and and secured. The furnace's gas supply lines were tested and no leaks were found. The furnace's gas shut-off valve was tagged for identification. The furnace in the attic did not have its drain pan properly installed and the piping for the attic furnace's humidifier was not properly installed.
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| 6.1 | HEATING EQUIPMENT -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that the attic furnace's installation be evaluated and repaired by a licensed and insured HVAC technician. The drain pan, condensate lines and humidifier water supply lines were not properly installed. |
| 6.2 | NORMAL OPERATING AND SAFETY
CONTROLS - Inspect and Describe Comments: Inspected Furnaces responded properly to operating controls. Furnaces and air conditioners were controlled by means of programmable thermostats located on the inside wall of the first floor hallway and in the master bedroom. The furnace's electrical cut-off switch was located on the side of each furnace |
| 6.3 | CHIMNEYS, FLUES AND VENTS -
Inspect and Describe Comments: Inspected The furnaces and water heaters were all properly vented by means of PVC piping (Picture 1, 2). The ground level pipes should be equipped with 45 degree elbows as a guard against water infiltration onto the system. The 2nd floor gas log fire place was vented to a steel vent at the front of the house (Picture 3). The gas log fireplace in the first floor dining area was vented at the side of the house (Picture 4).
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| 6.4 | CHIMNEYS, FLUES AND VENTS -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that the PVC vent pipes on the north side of the house be extended with 45 degree elbows as a guard against water infiltration into the system. |
| 6.5 | HEAT DISTRIBUTION SYSTEMS -
Inspect and Describe Comments: Inspected Heating and air conditioning are distributed by means of rectangular and round galvanized metal ducts and flexible insulated ducts in the attic. All ducts are properly secured and attached with screws. They display no signs of physical damage or rust. |
| 6.6 | GAS/LP FIRELOGS, LOG LIGHTERS
AND FIREPLACES - Inspect and Describe Comments: Inspected The house was equipped with two vented gas log fireplaces, located in the bedroom and the first floor dining room area. Neither fireplace was operable at the time of the inspection. |
| 6.7 | GAS/LP FIRELOGS, LOG LIGHTERS
AND FIREPLACES - Findings Comments: Inspected, Watch List - Maintenance, Significantly Deficent 1) SD - Both gas log fireplaces did not operate at the time of the inspection, most probably due to incomplete installation. 2) WL - Special care should be taken to fully read and understand the operating instructions for the gas log fireplaces before using them. |
| COOLING EQUIPMENT
TYPE: AIR CONDITIONER UNIT |
COOLING EQUIPMENT ENERGY
SOURCE: ELECTRICITY |
CENTRAL AIR
MANUFACTURER: CARRIER |
| NUMBER OF A/C UNITS: TWO |
| 7.0 | COOLING EQUIPMENT- Inspect
and Describe Comments: Inspected Air conditioners are two Carrier compressor unit manufactured in 2006 and located at the rear of the house (Picture 1) . The unit's serial number was run against the CPSC and manufacturer's defect and recall lists and none were found. The condenser unit is properly equipped with an electrical disconnect that is visible and easily accessible. The gas and liquid lines are un-kinked and the gas line is properly insulated. Their penetration into the house wall is properly sealed. The evaporator coil of the air conditioner is located in the supply ductwork above the furnace and is properly equipped with a condensate line that leads to a floor drain adjacent to the furnace.
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| 7.1 | NORMAL OPERATING AND SAFETY
CONTROLS - Inspect and Describe Comments: Inspected The air conditioner responded properly to normal operating controls. The temperature differential was measured an a return duct proximate to the blower unit and a supply duct distal from the blower unit and found to exceed the recommended 15 degrees. |
| 7.2 | DISTRIBUTION SYSTEMS -
Inspect and Describe Comments: Inspected Air conditioning was distributed by means of rectangular, galvanized steel ductwork that appear to be of adequate size. The duct work was common with the heating system. Refer to the heating section of this report for a more complete description. |
| CEILING MATERIALS: SHEETROCK |
WALL MATERIAL: SHEETROCK |
FLOOR COVERING(S): HARDWOOD T&G TILE |
| INTERIOR DOORS: COMPOSITE |
WINDOW TYPES: THERMAL/INSULATED CASEMENT ESCAPE WINDOWS IN BASEMENT ALUMINUM |
WINDOW MANUFACTURER: UNKNOWN |
| CABINETRY: WOOD (Wooden Sides) |
COUNTERTOP: GRANITE |
| 8.0 | CEILINGS - Inspect and
Describe Comments: Inspected Ceilings were finished with drywall and exhibited no signs of sag, warp, loose tape joints or nail pops. There were minor irregularities normally seen in new construction. Over all, the ceiling drywall job was an industry standard level II. The pull down stairway, leading to the attic and located in the 2nd floor laundry room, is not properly installed. Manufacturer's instructions call for the wooden framing of the ladder assembly to be nailed into the ceiling frame, but these stairs were secured with drywall screws (Picture 1) which are brittle and will shear.
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| 8.1 | CEILINGS -
Findings Comments: Inspected, Significantly Deficent 1) SD - Recommend proper installation of the attic pull down stairway using nails rather than drywall screws. Drywall screws can shear and cause the stairway to fall down. Manufacturer's installation instructions require securing with nails. This is a safety hazard. |
| 8.2 | WALLS - Inspect and
Describe Comments: Inspected Walls were finished with drywall and exhibited no signs of sag, warp, loose tape joints or nail pops. There were minor irregularities normally seen in new construction. Over all, the ceiling drywall job was an industry standard level II. There are some areas, most notable on the 2nd floor where the curved wall of the turret room meets the curved wall of the hallway where the wall joints are not fully sealed (Picture 1) or fully finished (Picture 2).
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| 8.3 | WALLS -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend additional finishing of the walls where curved walls meet. There are still gaps and partially finished wall surfaces. |
| 8.4 | FLOORS - Inspect and
Describe Comments: Inspected Floors were hardwood tongue and groove and tile. The floors displayed no signs of cracking, missing grout or discoloration. |
| 8.5 | FLOORS -
Findings Comments: Inspected, Watch List - Maintenance 1) WL - Hardwood and wood laminate floors should only be cleaned with white vinegar and water. Tile flooring should have its grout sealed with a silicone grout sealer to guard against water penetration. |
| 8.6 | STEPS, STAIRWAYS, BALCONIES
AND RAILINGS - Inspect and Describe Comments: Inspected Basement stairs are tight and secure. The basement stairway is not equipped with handrails. |
| 8.7 | STEPS, STAIRWAYS, BALCONIES
AND RAILINGS - Findings Comments: Inspected, Significantly Deficent SD - Recommend installation of a handrail on the steps leading to the basement area. This is a safety hazard. |
| 8.8 | COUNTERS AND OF CABINETS -
Inspect and Describe Comments: Inspected The countertops are finished stone, displayed no signs of physical damage or staining and were properly secured to the bases. Kitchen cabinets are wood faced with wooden board sides. They displayed no signs of physical damage and the doors hung straight and plumb. The cabinets were properly secured to the walls. |
| 8.9 | COUNTERS AND OF CABINETS -
Findings Comments: Inspected, Watch List - Maintenance 1) WL - Care should be taken with finished stone countertops. They are porous and can stain. More importantly, the can absorb meat or chicken juices that may contain bacteria and transmit the bacteria to other foods that are not cooked, leading to food poisoning. Finished stone countertops should be regularly (at least once a month) cleaned, disinfected and sealed with specially designed products that are available from most stores that sell such countertops. If not done properly and regularly, this can be a safety hazard. |
| 8.10 | DOORS (Interior) - Inspect
and Describe Comments: Inspected Interior doors are composite, display no signs of physical damage and hang straight and plumb. They articulate properly with their latches. Door knobs operate and display no signs of physical damage. |
| 8.11 | WINDOWS (Interior) - Inspect
and Describe Comments: Inspected Interior windows displayed no signs of cracked glass and operated properly when tested. There were no signs of water infiltration or moisture condensation damage on the window trim. The interior wooden frames of the casement windows appear to have been painted and closed too early, before the paint had a chance to dry. Most of the windows stuck upon opening and some displayed peeling paint (Picture 1, 2, 3).
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| 8.12 | WINDOWS (Interior) -
Findings Comments: Inspected, Repair or Replace 1) RR - Recommend that the painted interior window frames be evaluated and properly re-painted where needed. Some of the painted window frames have peeling or chipped paint because the windows were closed before the pain had a chance to fully dry. |
| ATTIC INSULATION: BATT FIBERGLASS VAPOR BARRIER IN PLACE |
R- VALUE: R-19 OR BETTER |
VAPOR BARRIER: PLASTIC SHEETING |
| VENTILATION: RIDGE VENTS SOFFIT VENTS SOFFIT VENT BAFFLES IN PLACE |
EXHAUST FAN TYPES: FAN ONLY FAN WITH LIGHT |
DRYER POWER SOURCE: GAS CONNECTION |
| DRYER VENT: METAL |
| 9.0 | INSULATION AND VAPOR
RETARDERS (in unfinished spaces) - Inspect and Describe Comments: Inspected Inspection of the attic areas revealed batt fiberglass insulation to a depth of approximately 6 inches, which would provide an R value of approximately R 27. No vapor barrier was seen on the ceiling, but the insulation was covered, on both sides, with plastic. |
| 9.1 | VENTING SYSTEMS (Kitchens,
baths and laundry) - Inspect and Describe Comments: Inspected Clothes dryer was properly vented to the exterior. Bathrooms were equipped with ceiling exhaust fans which were properly vented to the exterior. The kitchen vent hood should be vented to the exterior, but was not fully installed at the time of the inspection (Picture 1) . The exterior vent for the south bathroom on the first floor was damaged and should be replaced (Picture 2). |
2) RR - Recommend that the planter at the front of the house be removed, It is causing water infiltration into the walls and at the wooden sill plate.
3) WL - Recommend that the horizontal crack at the southwest corner of the basement walkout be monitored for signs of movement. If movement is seen over the next year, recommend evaluation by a licensed and insured structural engineer.