PikeResidenceInspection.pdf

Inspector: Brandon, Watchmen inspections Llc

Cover Page

Watchmen inspections Llc 1400 Pin Hook Rd, Hillsboro, Ohio

Table Of Contents

Table Of Contents Report Summary 3-4

Overview 5

House Photos 5

Grounds 6-11

Roof 12-14

Exterior 15-19

Exterior A/C - Heat Pump 1 20

Living Room 21

Family Room 22-23

Mud Room 24-25

Kitchen 26-27

Laundry Room 28-29

Bathroom 1 30-32

Bathroom 2 33-35

Bedroom 1 36-37

Bedroom 2 38

Bedroom 3 39-40

Fireplace 41

Smoke/Carbon Monoxide Detectors 42

Attic/Structure/Framing/Insulation 42

Crawl Space 42-43

Plumbing 44-45

Water Heater 46-47

Heating System 48-49

Electric - Main Panel 50-51

Electric - Sub Panel 52-53

Glossary 54

Report Summary

Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention

to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done.

Grounds Page 9 Item: 6 Deck/Balcony • Balusters are missing on the deck, which is a safety concern.

Recommend a professional contractor install balusters a proper distance apart.

• Wood destroying insect damage visible, recommend licensed professional repair and treat as needed.

Page 10 Item: 7 Deck/Porch/Patio Covers

• Damaged post, this can lead to failure and potential injury, recommend licensed professional repair or replace as needed.

Roof Page 13 Item: 6 Valleys • Signs of repair/ patching. Tar is a temporary repair and should not be considered as a long lasting fix. Recommend licensed professional replace as needed

Page 13 Item: 7 Condition of Roof Covering

• Roof covering showed signs of curling, cracking, and aging.

Recommend a qualified roofing contractor evaluate and repair.

• A number of roof shingles are missing granules. Recommend a licensed roofer evaluate and repair/replace shingles as needed.

• The roof was in poor condition and will need repair or replacement by a professional roofer soon.

• The average life for composition asphalt shingles is 15-20 years.

Recommend budgeting for replacement.

Exterior Page 19 Item: 9 Windows/Screens • There is cracked glass on at least one window. Recommend a licensed contractor replace the window pane.

• There is evidence of damaged insulated glass in one or more windows, which will make the windows less efficient, and the seal will fail over time.

Monitor and consult a professional contractor for repair or replacement of affected window(s).

Living Room Page 21 Item: 4 Ceiling Fan • Light is not optional, recommend repair as needed

Family Room Page 23 Item: 5 Electrical • Reverse polarity exists at the receptacles in the family room, which is a safety concern. Recommend a licensed electrician repair.

Page 24 Item: 8 Windows • There is evidence of damaged insulated glass in one or more windows, which will make the windows less efficient, and the seal will fail over time.

Monitor and consult a professional contractor for repair or replacement of affected window(s).

Bathroom 1 Page 32 Item: 13 Receptacles • GFCI receptacles are not installed within six feet of water in bathroom

1, which is a safety concern. However, at the time the home was built, installing GFCI receptacles were not part of the standard building requirements. Recommend upgrading the GFCI receptacles to current standards for increased safety.

Definition A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Bathroom 2 Page 33 Item: 2 Sinks • Vanities not secured to the floor/wall, recommend licensed professional repair as needed.

Bedroom 1 Page 37 Item: 9 Window(s) • The window has cracked glass. Recommend repair/replacement by a professional contractor as needed.

Bedroom 3 Page 41 Item: 9 Window(s) • The window has cracked glass. Recommend repair/replacement by a professional contractor as needed.

Plumbing Page 45 Item: 11 Well Pump • Recommend licensed plumber evaluate system and repair or replace as needed. Regular service and maintenance is required.

Electric - Main Panel Page 52 Item: 9 Branch Wire • Distribution breaker is double-tapped at the main electrical panel, which is a safety concern. Recommend licensed electrician evaluate and make necessary repairs.

Electric - Sub Panel Page 53 Item: 6 Branch Wire • Double tapping, recommend licensed electrician evaluate and repair as needed.

Overview

1. Scope of Inspection

• This inspection is limited to a visual and not a technically exhaustive examination of readily accessible components and systems at the specific date and time that the inspection occurred. The scope of the inspection is defined and limited by the standards, limitations, exceptions and exclusions as contained in the Ohio Revised Code 4764,the Ohio Administrative code 1301:17-1, and the pre-inspection agreement.Some components and systems were inspected in addition to those required by the standards. This does not expand the scope of the inspection. Other deficiencies could exist in the out-of -scope systems and components. The systems and components that were inspected are listed in the report. The subject property may have concealed conditions, latent defects, or cosmetic deficiencies that are not included in the report.

• If there was a recommendation for further evaluation, that evaluation should be performed prior to the end of the inspection contingency period.

• We are NOT recommending the homeowner complete any of the listed maintenance or repair items on their own. We always recommend a qualified contractor. If the homeowner decides to do any of the listed items themselves, they agree to assume all risk and liability.

• Watchmen Inspections LLC maintains ownership and copyright of this report. This report has been prepared for the sole and exclusive use of the client. The client has permission to distribute this report or direct it's distribution as any needed parties of the client's purchase transaction. No other individuals or entities have permission to distribute this report.

2. State of Occupancy

• Occupied

• Personal items can block/hide defects

3. Weather Conditions

• Cloudy

4. Recent Rain/Snow

• Yes

5. Ground Cover

• Wet

6. Approximate Age

• Unknown

House Photos

1. House Photo's

Observations:

• The front of the house

• The back of the house

House Photos (continued)

The front of the house The back of the house

Grounds

1. Service Walks

Materials

• Concrete Condition

• Trip hazard

• Typical cracks

• Safety Hazard

• Damaged materials Comments

• The Service Walk View

• The walkway had some typical cracking/chipping but is usable. Recommend a professional contractor seal the cracks to help prevent additional damage.

• There are uneven slabs at the walkways, which could be a tripping hazard. Recommend using additional caution in these areas. Repair or replace as needed.

• There is spalling on the service walks. Spalling is a common surface imperfection. In most cases, the defect does not affect the slab’s service life if untreated. Recommend a professional contractor repair to help prevent additional damage as needed.

• The walkways had some settling but were usable. Recommend monitoring for tripping hazards or sloping towards the home. Consult a licensed contractor for repair or replacement as needed.

• Damage visible, recommend licensed contractor evaluate and repair or replace as needed.

• Trip hazard, use caution, repair as needed

Damage visible, recommend licensed contractor evaluate and repair or replace as needed.

The Service Walk View There is spalling on the service walks.

Spalling is a common surface imperfection. In most cases, the defect does not affect the slab’s service life if untreated. Recommend a professional contractor repair to help prevent additional damage as needed.

Grounds (continued)

Uneven steps, trip hazard, use caution.

Repair as needed.

There is spalling on the service walks.

Spalling is a common surface imperfection. In most cases, the defect does not affect the slab’s service life if untreated. Recommend a professional contractor repair to help prevent additional damage as needed.

Trip hazard, use caution, repair as needed

The Service Walk View Trip hazard, use caution, repair as needed

2. Driveway/Parking Materials:

• Gravel/Dirt Condition:

• Additional gravel recommended.

Observations:

• The Driveway View

• The driveway material was dirt/gravel and will need routine grading and gravel maintenance. Recommend grading as required.

• Gravel driveway needs normal maintenance (additional gravel).

The Driveway View The Driveway View

3. Porch

4. Steps/Stoop

5. Patio Materials:

• Concrete Condition:

• Settling cracks Observations:

• The Patio View

• The patio has typical cracks. Recommend a professional contractor seal the cracks to help protect the cement from damage.

• The patio had some settlement and is pitched toward the house, which may allow water to drain toward the house and foundation. Recommend a licensed contractor repair.

• Recommend licensed contractor evaluate and repair as needed.

• Sloping toward foundation, this will cause water to pool near foundation, potentially causing damage.

Recommend licensed professional repair as needed

The Patio View Sloping toward foundation, this will cause water to pool near foundation, potentially causing damage.

Recommend licensed professional repair as needed

Sloping toward foundation, this will cause water to pool near foundation, potentially causing damage.

Recommend licensed professional repair as needed

6. Deck/Balcony Materials:

• Wood

• Painted/Stained Condition:

• Balusters recommended

• Wood in contact with soil

• Safety hazard

• Recommend licensed contractor evaluate and repair or replace as needed.

Observations:

• The Deck/Balcony View

• The deck stairs are missing risers, which is a safety concern. Recommend a licensed contractor install proper risers.

• The wood in the deck needs painting or treating. Recommend painting or treating wood on the deck to help protect it from damage.

• There are areas of rot/moisture damage beginning on the deck. Rot will shorten the life of the deck.

Recommend removing/treating the rotted areas. A licensed contractor should replace any damaged wood as needed.

• There is dirt in contact with the wood columns at the base. Recommend removal of dirt to help maintain healthy wood columns.

• There is damaged wood on the deck. Recommend repair or replacement by a professional contractor.

• The deck ledger has no ledger flashing installed. There may be hidden damage when a deck is improperly flashed. Ledger flashing will help water to properly flow without damaging the ledger board or siding.

Recommend further evaluation by a licensed contractor. Repair or replace according to deck and construction standards of best practice.

• Recommend licensed contractor repair or replace as needed

• Balusters are missing on the deck, which is a safety concern. Recommend a professional contractor install balusters a proper distance apart.

• Wood destroying insect damage visible, recommend licensed professional repair and treat as needed.

The Deck/Balcony View The Deck/Balcony View The deck stairs are missing risers, which is a safety concern. Recommend a licensed contractor install proper risers.

Balusters are missing on the deck, which is a safety concern. Recommend a professional contractor install balusters a proper distance apart.

Gutter leaking , causing wear on the deck, recommend repair as needed.

Gutter leaking , causing wear on the deck, recommend repair as needed.

The wood in the deck needs painting or treating. Recommend painting or treating wood on the deck to help protect it from damage.

There is damaged wood on the deck.

Recommend repair or replacement by a professional contractor.

Wood destroying insect damage visible, recommend licensed professional repair and treat as needed.

Wood destroying insect damage visible, recommend licensed professional repair and treat as needed.

Wood destroying insect damage visible, recommend licensed professional repair and treat as needed.

Deck has settled towards home, recommend licensed professional repair as needed.

7. Deck/Porch/Patio Covers Condition:

• Posts/Supports need repair

• Recommend: Metal Straps/Bolts/Nails/Flashing Observations:

• The Deck/Porch/Patio View

• Damaged post, this can lead to failure and potential injury, recommend licensed professional repair or replace as needed.

Damaged post, this can lead to failure and potential injury, recommend licensed professional repair or replace as needed.

Damaged post, this can lead to failure and potential injury, recommend licensed professional repair or replace as needed.

Center is sagging, indicating improper support/ installation, recommend repair or replace as needed

Nails are backing out/ becoming loose, recommend licensed professional repair. Screws would be a more effective option

The Deck/Porch/Patio View

8. Fence/Wall

9. Landscape Affecting Foundation

• Negative grade: North

• Negative grade: West Condition:

• Recommend additional backfill

• Improper grading, recommend licensed professional repair.

Observations:

• There is a negative grading slope, toward the foundation, in one or more locations. Recommend maintaining a positive drainage slope away from the foundation. Consult a professional landscaper for proper drainage and grading as needed.

• There are low areas next to or near the foundation. Low areas can cause pooling near the foundation, potentially allowing water to enter the basement/ cralwspace area.Recommend additional backfill as needed.

In addition, recommend maintaining a positive slope away from the foundation for proper water flow.

There is a negative grading slope, toward the foundation, in one or more locations. Recommend maintaining a positive drainage slope away from the foundation. Consult a professional landscaper for proper drainage and grading as needed.

There is a negative grading slope, toward the foundation, in one or more locations. Recommend maintaining a positive drainage slope away from the foundation. Consult a professional landscaper for proper drainage and grading as needed.

10. Retaining Wall

11. Hose Bibs

Roof

1. Roof View

Roof View:

• The Roof View

• Some areas of roof may not be visible at the inspection

2. Roof General: Visibility Visibility:

• Partial Inspected From:

• Ladder at eaves

• Ground

3. Roof Style: Type/Style Type/Style:

• Asphalt Shingle

• Gable Layers/Age/Location:

• Layers 2+

• Age: 15-20+

Roof (continued)

4. Ventilation System Type:

• Soffit

• Roof Observations:

• The Soffit Vent

• The Roof Vent

5. Flashing Materials:

• Galv/Alum Observations:

• Recommend all flashing be replaced when roof covering is replaced.

6. Valleys Materials:

• Galvanized/Aluminum Observations:

• The Valley

• Signs of repair/ patching. Tar is a temporary repair and should not be considered as a long lasting fix.

Recommend licensed professional replace as needed

Signs of repair/ patching. Tar is a temporary repair and should not be considered as a long lasting fix. Recommend licensed professional replace as needed

7. Condition of Roof Covering Condition:

• Broken/Loose tiles/Shingles

• Cracking

• Curling

• Exposed felt

• Granules missing

• Missing tabs/shingles/tiles

• Nail popping

• Recommend roofer evaluate Observations:

• Recommend licensed roofer evaluate.

• Low areas in roof , potential sheathing damage. These areas can become a weak spot that can lead to further damage or failure and leaking. Recommend licensed contractor repair as needed.

• Roof covering showed signs of curling, cracking, and aging. Recommend a qualified roofing contractor evaluate and repair.

• A number of roof shingles are missing granules. Recommend a licensed roofer evaluate and repair/replace shingles as needed.

• The roof was in poor condition and will need repair or replacement by a professional roofer soon.

• The average life for composition asphalt shingles is 15-20 years. Recommend budgeting for replacement.

The internal angle formed by the junction of two sloping sides of a roof.

Roof covering showed signs of curling, cracking, and aging. Recommend a qualified roofing contractor evaluate and repair.

2+ layers of shingles installed, recommend removing prior to installation of new roof covering.

A number of roof shingles are missing granules. Recommend a licensed roofer evaluate and repair/replace shingles as needed.

Roof covering showed signs of curling, cracking, and aging. Recommend a qualified roofing contractor evaluate and repair.

A number of roof shingles are missing granules. Recommend a licensed roofer evaluate and repair/replace shingles as needed.

Areas of patching/ repair, signs of past leaking. Recommend licensed professional replace as needed.

Areas of patching/ repair, signs of past leaking.

Recommend licensed professional replace as needed.

Areas of patching/ repair, signs of past leaking.

Recommend licensed professional replace as needed.

8. Skylights Observations:

• Indication of leaking around skylights, recommend a professional contractor evaluate and repair.

• Indications of moisture around skylights recommend a licensed contractor evaluate and repair.

The Skylight The flashing at the skylight isn't correctly sealed.

Recommend a licensed roofer seal flashing around the skylights. Evidence of moisture penetration was seen inside home.

9. Vents Observations:

• The Roof Vent(s)

• The Plumbing Vent(s)

• The rubber boot on the plumbing vent is old and cracked, which can allow water to penetrate and cause damage to the roof coverings. Recommend a licensed roofer repair.

• Recommend replacing rubber boots

• Cracks/ damage to rubber seals, can allow water to enter, potentially causing significant damage to building materials.

• Roof vents showing areas of patching and repair with tar. Recommend replacing all roof vents when roof is replaced.

Spray foam used to seal around broken rubber vent boot, recommend replacing with proper material.

Areas of patching/ repair, signs of past leaking.

Recommend licensed professional replace as needed.

Exterior

1. Chimney Chase

General:

• Location: East Side of Roof

• Viewed From: Ladder at Eaves

• Rain Cap/Spark Arrestor: Yes

• Chase: Metal Observations:

• Evidence of: No apparent defects

• Flue: Metal Observations:

• The Chimney Chase

Exterior (continued)

The Chimney Chase

2. Gutters Materials:

• Galvanized/Aluminum Condition:

• Downspouts needed

• Recommend repair or replace

• Leaking: Corners

• Leaking: Joints

• Attachment: Loose

• Attachment: Missing/Loose spikes

There is evidence that the gutter is leaking at the seams. Recommend a professional contractor evaluate and repair as needed.

The gutter downspouts had some visible damage. Recommend a professional contractor repair.

One or more gutter sections were loose. Some of the nails/brackets are pulling out. Recommend a professional contractor repair.

There is evidence that the gutter is leaking at the seams. Recommend a professional contractor evaluate and repair as

3. Siding Materials:

• Metal/Vinyl Condition:

• Monitor

• Loose/Missing/Holes Observations:

• The siding needs routine repair and painting maintenance. Recommend a licensed contractor to repair and paint the siding.

• The exterior siding was loose in one or more areas. Recommend a professional contractor secure to prevent damage.

• Holes/openings- recommend sealing any holes or openings, this can allow water to enter behind siding potentially causing substantial damage to the building materials.

• Recommend caulking maintenance were needed to ensure proper seal around the home.

• Recommend caulking maintenance at all seams, open spaces can allow water to enter potentially causing damage to the building materials.

• Spray foam used to seal open gaps, recommend licensed professional repair as needed.

Manufacturing label Spray foam used to seal open gaps, recommend licensed professional repair as needed.

The exterior siding was loose in one or more areas. Recommend a professional contractor secure to prevent damage.

4. Trim Materials:

• Vinyl Condition:

• Normal wear, recommend monitoring.

Observations:

• Normal wear and tear, recommend monitoring.

5. Soffit Materials:

• Vinyl Observations:

• The soffit had some holes/damage. Recommend repairs be made by a licensed contractor.

• Spray foam used to seal open gaps, recommend licensed professional repair as needed.

Spray foam used to seal open gaps, recommend licensed professional repair as needed.

Recommend licensed professional repair damaged areas, ensure proper flashing and seal.

Spray foam used to seal open gaps, recommend licensed professional repair as needed.

6. Fascia Materials:

• Aluminum/Steel Observations:

• The fascia is loose, recommending a licensed contractor re-secure.

• Normal wear and tear, recommend monitoring.

The fascia is loose, recommending a licensed contractor re-secure.

7. Flashing

8. Caulking Condition:

• Caulking dried/cracked Observations:

• Recommend caulking around windows, doors, corners, and utility penetrations to prevent moisture and pest intrusion.

• The caulking is dried and cracked. Recommend a professional contractor to remove and replace the caulking.

• Recommend monitoring and repairing caulk around windows yearly.

9. Windows/Screens Materials:

• Vinyl Condition:

• Windows: Failed/fogged insulated glass

• Screens: Torn

• Screens: Bent

• Screens: Recommend repair/replace damaged screens Observations:

• Some window screens are not installed. Install window screens as needed.

• Some window screens are torn, damaged, or missing. Repair as needed.

• There is cracked glass on at least one window. Recommend a licensed contractor replace the window pane.

• There is evidence of damaged insulated glass in one or more windows, which will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

10. Storm Windows

11. Slab-On-Grade Foundation Materials/Condition:

• Concrete block

• Expected cracks Observations:

• One or more areas of the foundation wall(s) have limited or no visibility. No evaluation can be made.

Recommend monitoring and consulting a licensed contractor as needed.

• There are expected cracks in the foundation. All cracks have a potential for leaking and for future potential movement, which can not be predicted. Recommend sealing and monitoring. Consult a licensed foundation expert if any cracks start leaking or become active.

12. Service Entry Location:

• Underground Observations:

• Electrical meter.

Electrical meter.

13. Exterior Receptacles Receptacles/Condition:

• Exterior receptacles: Yes

• Exterior receptacles, operable: Yes

• GFCI present: No

• Recommend GFCI receptacles

• Safety Hazard Observations:

• GFCI receptacles are not installed at outdoor locations, which is a safety concern. Recommend a licensed electrician install GFCI receptacles.

• Improper outlet covers for exterior, recommend licensed electrician repair.

14. Exterior Doors

• Main entrance door condition: Marginal

• Main entrance door weatherstripping: Marginal

• Patio door condition: Satisfactory

• Patio door weatherstripping: Satisfactory

• Rear door condition: Satisfactory

• Rear door weatherstripping: Satisfactory Observations:

• The Main Entrance Door

• The Patio Door

• The Rear Door

• The weatherstripping is missing or damaged. Recommend replacing the insulation.

• Recommend licensed professional repair as needed.

Exterior A/C - Heat Pump 1

1. Exterior A/C - Heat Pump 1

• Location: East

• Brand: carrier

• Approximate Age: 1-5+ years

• Energy source: Electric

• Unit Type: Air cooled

• Unit Type: Heat pump

• Outside disconnect: Yes

• Maximum fuse/breaker rating (amps):

• Level: Yes

• Insulation: Yes

• Improper clearance (air flow): No Observations:

• Model #

• Serial #

• Unit overview

• The air conditioner compressor/condenser data plate.

• Recommend licensed HVAC technician clean and service yearly

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Exterior A/C - Heat Pump 1 (continued)

Unit overview The air conditioner compressor/condenser data plate.

Living Room

1. Location

Location:

• First floor Observations:

• The Living Room View

The Living Room View

2. Walls & Ceiling Condition:

• Typical cracks Observations:

• There are typical cracks on the walls/ceilings. Monitor and repair as needed.

3. Floor

4. Ceiling Fan

• Light is not optional, recommend repair as needed

Living Room (continued)

5. Electrical

• Switches: Yes

• Switches, operable: Yes

• Receptacles: Yes

• Receptacles, operable: Yes

• Open ground: No

• Reverse polarity: No

6. Heating Source

• Heating source present: Yes

7. Doors

8. Windows Condition:

• Evidence of leaking insulated glass Observations:

• There is evidence of damaged insulated glass in one or more windows, which will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

9. Other

Family Room

1. Location

Location:

• First floor Observations:

• The Family Room View

The Family Room View The Family Room View

Family Room (continued)

2. Walls & Ceiling Condition:

• Typical cracks Observations:

• There are typical cracks on the walls/ceilings. Monitor and repair as needed.

• Walls covered by paneling, limited visibility

3. Floor

4. Ceiling Fan

5. Electrical Condition:

• Switches: Yes

• Switches, operable: Yes

• Receptacles: Yes

• Receptacles, operable: Yes

• Open ground: No

• Reverse polarity: Yes

• Safety Hazard Observations:

• Reverse polarity exists at the receptacles in the family room, which is a safety concern. Recommend a licensed electrician repair.

Reverse polarity exists at the receptacles in the family room, which is a safety concern. Recommend a licensed electrician repair.

6. Heating Source

• Heating source present: Yes Observations:

• Vent was operational at the inspection.

7. Doors

Family Room (continued)

8. Windows Condition:

• Evidence of leaking insulated glass Observations:

• There is evidence of damaged insulated glass in one or more windows, which will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

There is evidence of damaged insulated glass in one or more windows, which will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

9. Other

Mud Room

1. Location

Location:

• First floor

The Dining Room View The Dining Room View

Mud Room (continued)

2. Walls & Ceiling Condition:

• Moisture stains on the wall

• Moisture stains on the ceiling Observations:

• There is staining on the room ceiling. There was no current moisture at the time of the inspection. Monitor and repair as needed.

• There are stains on the walls. Monitor and repair as needed.

There is staining on the room ceiling.

There was no current moisture at the time of the inspection. Monitor and repair as needed.

There are stains on the walls. Monitor and repair as needed.

Evidence of moisture damage from past leaking. Recommend licensed professional repair or replace as needed

3. Floor Observations:

• Limited visibility

4. Ceiling Fan Condition:

• Satisfactory

5. Electrical Condition:

• Switches: Yes

• Switches, operable: Yes

• Receptacles: Yes

• Receptacles, operable: Yes

• Open ground: No

• Reverse polarity: No

6. Heating Source

7. Doors

Mud Room (continued)

8. Windows

• Limited access due to personal items .

9. Other

Kitchen

1. Kitchen Photo

Photos

• The Kitchen View

The Kitchen View The Kitchen View

2. Countertops Condition:

• Recommend repair/caulking Observations:

• The kitchen countertop was damaged in one or more areas. Recommend a professional contractor repair or replace as needed.

• Normal wear and tear, cosmetic defects.

The kitchen countertop was damaged in one or more areas. Recommend a professional contractor repair or replace as

Kitchen (continued)

3. Cabinets Condition:

• Normal cabinet wear and tear

4. Plumbing

• Faucet leaks: No

• Pipes leak/corroded: No

• Sink/Faucet: Satisfactory

• Functional drainage: Satisfactory

• Functional flow: Satisfactory Observations:

• Kitchen plumbing view

• No leaks visible at the inspection.

Kitchen plumbing view

5. Walls & Ceiling Condition:

• Typical cracks

• Moisture stains Observations:

• There are previous moisture stains in the kitchen. No current moisture was detected at the time of the inspection. Monitor and consult a licensed contractor as needed.

• Typical cracking present in the kitchen walls/ceiling. Recommend monitoring and repair as needed.

• Walls covered by paneling, limited visibility

• Recommend licensed professional repair or replace damaged paneling as needed.

• Large crack in ceiling, recommend licensed contractor evaluate and repair as needed

Recommend licensed professional repair or replace damaged paneling as needed.

Recommend licensed professional repair or replace damaged paneling as needed.

Large crack in ceiling, recommend licensed contractor evaluate and repair as needed

Kitchen (continued)

6. Windows

• Stuff to operate, recommend repair as needed.

7. Heating/Cooling Source

• Heating source: Yes Observations:

• Heat source was operational at the inspection.

8. Floor

9. Appliances Appliances:

• Disposal, operable: No

• Dishwasher airgap: No

• Dishwasher drain line looped: No

• GFCI Installed: No

• Recommend GFCI receptacles: Yes

• GFCI: Potential Safety Hazard

• Open ground/Reverse polarity: No Observations:

• GFCI receptacles are not installed within six feet of water in the kitchen. This is a safety concern.

However, at the time the home was built, installing GFCI receptacles were not part of the standard building requirements. Recommend upgrading the GFCI receptacles to current standards for increased safety.

• Garbage disposal not operational, recommend replacement .

Garbage disposal not operational, recommend replacement

GFCI receptacles are not installed within six feet of water in the kitchen. This is a safety concern. However, at the time the home was built, installing GFCI receptacles were not part of the standard building requirements. Recommend upgrading the GFCI receptacles to current standards for increased safety.

Laundry Room

1. Doors/Walls/Ceiling

• The Laundry Room

Laundry Room (continued)

The Laundry Room

2. Window

3. Laundry Sink

4. Heat Source Present Heat Source Present:

• Yes

5. Room Vented

6. Dryer Vented Dryer Vented:

• Floor

7. Electrical Electrical:

• GFCI present: No

• Recommend GFCI receptacles

• Safety Hazard Observations:

• GFCI receptacles are not installed in the laundry room, which is a safety concern. However, when the home was built, installing GFCI receptacles was not part of the standard building requirements. Recommend upgrading the GFCI receptacles to current standards for increased safety.

• There are missing GFCI receptacles in the laundry room, which is a safety concern. Recommend a licensed electrician install GFCI receptacles.

Laundry Room (continued)

GFCI receptacles are not installed in the laundry room, which is a safety concern. However, when the home was built, installing GFCI receptacles was not part of the standard building requirements. Recommend upgrading the GFCI receptacles to current standards for increased safety.

8. Appliances Appliances:

• Washing machine

• Dryer Observations:

• Appliances not tested for operation

9. Washer Hook-up Lines Washer Hook-up Lines:

• Satisfactory

10. Gas Shut-off Valve

Bathroom 1

1. Location

Location:

• First floor bath Observations:

• Bathroom 1 View

• Damaged floor, floor covering. Recommend repair as needed

Bathroom 1 View Damaged floor, floor covering.

Recommend repair as needed

Crack in ceiling recommend licensed professionals repair as needed

Bathroom 1 (continued)

2. Sinks

• Faucet leaks: No

• Pipes leak: No Observations:

• The bathroom plumbing view.

The bathroom plumbing view.

3. Bathtubs

4. Showers

5. Toilet

• Bowl loose: Yes

• Operable: Yes Observations:

• The toilet bowl is loose. Since movement of the toilet will damage the wax ring, recommend replacing the wax ring. While the toilet is removed verify the subfloor is still in good condition. Repair as needed.

6. Whirlpool

7. Shower/Bathtub Area Shower/Bathtub Area:

• Ceramic/Plastic

8. Drainage

9. Water Flow

10. Moisture Stains Present Moisture Stains:

• No

11. Doors

12. Window Observations:

• Skylight has damage around frame. Evidence of past leaking, recommend licensed professional repair or replace as needed.

Skylight has damage around frame. Evidence of past leaking, recommend licensed professional repair or replace as needed.

13. Receptacles

• Present: Yes

• Operable: No

• GFCI present: No

• Recommend GFCI Observations:

• Bathroom 1 is missing a GFCI, which is a safety concern. GFCI receptacles should be installed at all locations within six feet of water. Recommend a licensed electrician install GFCI receptacles.

(Recommended since 1975)

• GFCI receptacles are not installed within six feet of water in bathroom 1, which is a safety concern.

However, at the time the home was built, installing GFCI receptacles were not part of the standard building requirements. Recommend upgrading the GFCI receptacles to current standards for increased safety.

Not operating, recommend licensed electrician evaluate and repair as needed

14. Heat Source Present Heat Source:

• Yes

15. Exhaust Fan Exhaust Fan:

• Operable: Yes

Bathroom 2

1. Location

Location:

• Master bath Observations:

• Floor sloping, possibly damaged subfloor, recommend repair or replace as needed

Bathroom 2 View Floor sloping, possibly damaged subfloor, recommend repair or replace as needed

2. Sinks

• Faucet leaks: No

• Pipes leak: No Observations:

• The bathroom plumbing view.

• Improper plumbing connections, recommend licensed plumber evaluate and repair as needed.

• Vanities not secured to the floor/wall, recommend licensed professional repair as needed.

Bathroom 2 (continued)

The bathroom plumbing view. Improper plumbing connections, recommend licensed plumber evaluate and repair as needed.

Vanities not secured to the floor/wall, recommend licensed professional repair as needed.

3. Bathtubs

4. Showers Showers:

• Faucet leaks: No

• Pipes leak: Not visible Observations:

• Cracked grout in one or more areas, recommend repair as needed.

• Improper faucet for shower, recommend repair as needed.

Improper faucet for shower, recommend repair as needed.

5. Toilet

• Bowl loose: No

• Operable: Yes

6. Whirlpool

7. Shower/Bathtub Area

8. Drainage

9. Water Flow

10. Moisture Stains Present Moisture Stains:

• Yes

• Ceilings Observations:

• There is staining on the bathroom ceiling. There was no current moisture at the time of the inspection.

Monitor and repair as needed.

There is staining on the bathroom ceiling. There was no current moisture at the time of the inspection. Monitor and repair as needed.

There is staining on the bathroom ceiling. There was no current moisture at the time of the inspection. Monitor and repair as needed.

11. Doors

12. Window

13. Receptacles

• Present: Yes

• Operable: Yes

• GFCI present: Yes

• GFCI operable: Yes

• Open ground/reverse polarity: No

14. Heat Source Present Heat Source:

• Yes

• Vent was operational at the inspection.

15. Exhaust Fan

Bedroom 1

1. Location

Location:

• First floor

Bedroom 1 View Bedroom 1 View

2. Walls & Ceiling Walls & Ceiling:

• Typical cracks

• Moisture stains on the ceiling Observations:

• There are typical cracks on the walls/ceilings. Consult with a professional contractor to repair as needed.

• Moisture staining on ceiling, recommend licensed professional repair or replace as needed

Moisture staining on ceiling, recommend licensed professional repair or replace as needed

Moisture staining on ceiling, recommend licensed professional repair or replace as needed

3. Floor

Bedroom 1 (continued)

4. Ceiling Fan

5. Electrical Electrical:

• Switches operable: Yes

• Receptacles operable: Yes

6. Heating Source Present Heating Source:

• Yes

7. Bedroom Egress Egress:

• Egress restricted: No

8. Door Observations:

• Door has some damage, recommend repair or replace as needed.

Door has some damage, recommend repair or replace as needed.

9. Window(s) Windows:

• Cracked glass

• Evidence of leaking insulated glass Observations:

• There is evidence of damaged insulated glass in one or more windows. This will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

• The window has cracked glass. Recommend repair/replacement by a professional contractor as needed.

Bedroom 1 (continued)

The window has cracked glass. Recommend repair/replacement by a professional contractor as needed.

Bedroom 2

1. Location

Location:

• First floor Observations:

• Bedroom 2 View

Bedroom 2 View

2. Walls & Ceiling Walls & Ceiling:

• Typical cracks Observations:

• There are typical cracks on the walls/ceilings. Consult with a professional contractor to repair as needed.

• Walls covered by paneling, limited visibility

3. Floor

4. Ceiling Fan

Bedroom 2 (continued)

5. Electrical Electrical:

• Switches operable: Yes

• Receptacles operable: Yes

• Open ground/Reverse polarity: No

6. Heating Source Present Heating Source:

• Yes Observations:

• Vent was operational at the inspection

7. Bedroom Egress Egress:

• Egress restricted: No

8. Door

9. Window(s) Windows:

• Cracked glass

• Evidence of leaking insulated glass Observations:

• There is evidence of damaged insulated glass in one or more windows. This will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

• There is cracked glass on at least one window. Recommend a licensed contractor replace the window pane.

The window has cracked glass. Recommend repair/replacement by a professional contractor as needed.

Bedroom 3

1. Location

Location:

• First floor

• Bedroom 3 View

Bedroom 3 (continued)

Bedroom 3 View Bedroom 3 View

2. Walls & Ceiling Walls & Ceiling:

• Typical cracks

• Moisture stains on the ceiling Observations:

• There is staining on the bedroom ceiling. No current moisture at the time of the inspection. Monitor and repair as needed.

• Walls covered by paneling, limited visibility

Moisture staining on ceiling, recommend licensed professional repair or replace as needed

3. Floor

4. Ceiling Fan

5. Electrical Electrical:

• Switches operable: Yes

• Receptacles operable: Yes

• Open ground/Reverse polarity: No

6. Heating Source Present Heating Source:

• Yes

Bedroom 3 (continued)

7. Bedroom Egress Egress:

• Egress restricted: No

8. Door

9. Window(s) Windows:

• Cracked glass

• Evidence of leaking insulated glass Observations:

• There is evidence of damaged insulated glass in one or more windows. This will make the windows less efficient, and the seal will fail over time. Monitor and consult a professional contractor for repair or replacement of affected window(s).

• The window has cracked glass. Recommend repair/replacement by a professional contractor as needed.

Fireplace

1. Location

Location:

• Family room Observations:

• The Fireplace View

The Fireplace View

2. Type Type:

• Wood

3. Material Material:

• Metal (prefabricated)

Fireplace (continued)

Attic/Structure/Framing/Insulation

4. Miscellaneous Miscellaneous:

• There was a blower built in which is operable

• The damper was operable

5. Mantel Materials:

• Secure

6. Fireplace Observations:

• Recommend licensed professional clean and service prior to use.

Smoke/Carbon Monoxide Detectors

1. Smoke/Carbon Monoxide Detectors

Materials:

• Smoke detectors are present

• Carbon monoxide detectors are not present Observations:

• One or more carbon monoxide alarms were missing. Potential safety hazard. Recommend installing CO alarms to the National Fire Protection Agency or manufacturer specifications.

Crawl Space

1. The Crawl Space

Observations:

• Limited visibility

2. Access Materials:

• Full Crawlspace

Crawl Space (continued)

3. Foundation Walls Materials:

• Concrete block Condition:

• Cracks Observations:

• There are expected cracks in the foundation. All cracks have a potential for leaking and for future potential movement, which can not be predicted. Recommend monitoring and consulting a licensed foundation expert if any cracks start leaking or become active.

• Typical cracking visible, recommend monitoring, repair as needed.

• Use of spray foam in one or more areas, this is not a good permanent solution, recommend licensed professional repair as needed

4. Floor Materials:

• Gravel

5. Seismic Bolts

6. Drainage

7. Ventilation Ventilation:

• Location: Wall vents Observations:

• One or more Wall vents blocked, recommend opening wall vents for proper air flow

8. Girders/Beams/Columns Materials:

• Steel

9. Joists Observations:

• Limited visibility, most of the items suck as , plumbing, electrical, joist and subfloor are not visible in a modular home due to the vapor barrier.

10. Subfloor Observations:

• Limited visibility, most of the items suck as , plumbing, electrical, joist and subfloor are not visible in a modular home due to the vapor barrier.

11. Electrical

Crawl Space (continued)

12. Insulation

• Insulation is located under vapor barrier, not visible.

13. Vapor Barrier Vapor Barrior:

• Present: Yes Observations:

• One or more areas of damaged vapor barrier, recommend repair as needed

Plumbing

1. Main Shut-off Location

Observations:

• The main water shutoff

• Near water heater

The main water shutoff

2. Water Entry Piping Type:

• Not visible

3. Lead Other Than Solder Joints

4. Visible Water Distribution Piping Materials:

• Polybutylene Plastic Observations:

• Some/All of the water distribution piping is a type called Polybutylene. Polybutylene piping has a history of failure over time. Recommend a licensed plumber evaluate before closing. Repair or replace as needed.

• No visible leaks at the time of the inspection.

• Limited visibility, most of the items suck as , plumbing, electrical, joist and subfloor are not visible in a modular home due to the vapor barrier.

Plumbing (continued)

5. Flow

6. Pipes Supply/Drain

7. Drain/Waste/Vent Pipe Observations:

• no signs of leaking at the time of the inspection

• Limited visibility, most of the items suck as , plumbing, electrical, joist and subfloor are not visible in a modular home due to the vapor barrier.

8. Traps - Proper P-Type/Drainage Observations:

• Limited visibility, most of the items suck as , plumbing, electrical, joist and subfloor are not visible in a modular home due to the vapor barrier.

9. Fuel Line

10. Main Fuel Shut-off Location

11. Well Pump Type:

• Well house Condition:

• Pressure gauge, operable: No Observations:

• Well Water Testing; According to the U.S. Environmental Protection Agency and Centers for Disease Control, it is recommended to check your well every spring to ensure no mechanical problems exist. At least once each year, the well water should be tested for water quality. Recommend a professional contractor water test for added safety. For more information, see https://www.cdc.gov/healthywater/drinking/private/wells/testing.html

• The pressure tank and well controls area

• Recommend licensed plumber evaluate system and repair or replace as needed. Regular service and maintenance is required.

https://www.cdc.gov/healthywater/drinking/private/wells/testing.html

Plumbing (continued)

The pressure tank and well controls area

The pressure tank and well controls area

Open wire splices near water, recommend license professional install proper junction boxes as needed

Open wire splices near water, recommend license professional install proper junction boxes as needed

Recommend licensed plumber evaluate system and repair or replace as needed. Regular service and maintenance is required.

12. Sanitary/Grinder Pump

13. Sump Pump

14. Water Softener

Water Heater

1. Brand Name

Brand Name::

• Brand: Ruud Observations:

• The Water Heater Area

• The Water Heater Data Tag

Water Heater (continued)

The Water Heater Area The Water Heater Data Tag

2. Approximate Age Materials:

• 5-10+ Observations:

• The average life expectancy for a water heater is 8-12 years. Recommend budgeting for replacement.

3. Capacity Capacity

• 40 gallons

4. Fuel Fuel:

• Electric

5. Combustion Air Venting Present

6. Relief Valve Observations:

• The water heater TPRV drain piping should not drain to the crawlspace. We recommend a licensed plumber repair according to local building department specifications.

The water heater TPRV drain piping should not drain to the crawlspace. We recommend a licensed plumber repair according to local building department specifications.

Recommend installing drain pan under water heater.

Water Heater (continued)

7. Vent Pipe

8. Comments Observations:

• The water heater is listed as marginal due to age.

• Recommend monitoring and budgeting for replacement.

Heating System

1. Brand

Brand:

• Brand: Coleman Observations:

• The furnace area

• The furnace, data tag

The furnace area The furnace, data tag

2. Energy Source/Warm Air System

• Electric

3. Heat Exchanger

4. Carbon Monoxide

5. Combustion Air Venting Present

Heating System (continued)

6. Safety Controls

7. Distribution Distribution:

• Insulated flex duct Observations:

• Heat was operating throughout the home at the time of the inspection.

Heat was operating throughout the home at the time of the inspection.

Heat was operating throughout the home at the time of the inspection.

Heat was operating throughout the home at the time of the inspection.

Heat was operating throughout the home at the time of the inspection.

8. Flue Piping

9. Filter Filter:

• Standard Observations:

• Recommend changing filter monthly

10. When Turned On By Thermostat When Turned On:

• Fired

• Proper operation: Yes

Heating System (continued)

11. Other Other:

• Heat pump: Supplemental electric

12. Operation Observations:

• The furnace, operating

• The furnace is dirty and in need of a routine cleaning by a qualified technician. Recommend the furnace be serviced as part of its regular annual maintenance.

• The furnace flue showed signs of rust and corrosion - recommend repair.

• Recommend licensed HVAC technician clean and service yearly.

• No service records visible, recommend HVAC technician evaluate, clean and service.

The furnace flue showed signs of rust and corrosion - recommend repair.

Electric - Main Panel

1. Main Panel General

Observations:

• The main electrical service panel

The main electrical service panel Manufacturing label The main electrical service panel

Electric - Main Panel (continued)

The main electrical service panel

2. Location Location:

• Kitchen

3. Adequate Clearance To Panel

• Adequate Clearance to Panel: Yes

4. Amperage/Voltage Amperage/Voltage:

• 200a

5. Breakers/Fuses

• Breakers/Fuses: Breakers

6. Appears Grounded

• Appears Grounded: Yes

7. GFCI/AFCI Breaker

8. Main Wire Main Wire:

• Aluminum Observations:

• Main wires at the electrical service panel are aluminum - recommend a licensed electrician install anti-oxidation paste to wires to prevent corrosion and potential overheating.

Electric - Main Panel (continued)

Main wires at the electrical service panel are aluminum - recommend a licensed electrician install anti-oxidation paste to wires to prevent corrosion and potential overheating.

9. Branch Wire Type:

• Copper

• Safety Hazard

• Romex Condition:

• Double tapping of the distribution wires Observations:

• Recommend licensed electrician repair or replace as needed

• Distribution breaker is double-tapped at the main electrical panel, which is a safety concern. Recommend licensed electrician evaluate and make necessary repairs.

Distribution breaker is double-tapped at the main electrical panel, which is a safety concern. Recommend licensed electrician evaluate and make necessary repairs.

Electric - Sub Panel

1. Location

Location:

• Mud room

2. Adequate Clearance To Panel

• Adequate Clearance to Panel: Yes

Electric - Sub Panel (continued)

3. Breakers/Fuses Breakers/Fuses:

• Breakers

4. Appears Grounded

• Appears Grounded: Yes

5. GFCI/AFCI Breaker

6. Branch Wire Type:

• Aluminum (multi-strand)

• Safety Hazard Condition:

• Double tapping of the distribution wires

• Wires undersized or oversized for breaker/fuse Observations:

• Some non-professional wiring was visible at the electrical service sub-panel. Recommend a licensed electrician repair or replace as necessary.

• Double tapping, recommend licensed electrician evaluate and repair as needed.

Double tapping, recommend licensed electrician evaluate and repair as needed.

Double tapping, recommend licensed electrician evaluate and repair as needed.

Glossary

Glossary Term Definition

GFCI A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.

Valley The internal angle formed by the junction of two sloping sides of a roof.