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ACE Home Inspections, LLC P.O. Box 1993 | |
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This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.
This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.
WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING
WALLS
| 2.1 | WALKWAYS,
DRIVEWAYS, LANDSCAPING, RETAINING WALLS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The short concrete block wall or lip along one side of the rear gravel parking area has become lose and separated. |
PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS,
BANISTERS
| 3.1 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The short section of Unit 1 kitchen banister overlooking the front entry stairway and the short section of loft banister overlooking the kitchen are too short where replacing or extending to a proper height of 30 or more inches is recommended This could be a safety issue for small children. 3-The section of upper loft overlooking one side of the kitchen stairway is missing a banister where installation is recommended. This could be a safety issue for small children. (safety) |
| 3.2 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The rear deck steps are missing a hand-rail and the top step board is loose where repairs are recommended which may include but are not limited to securing board in place and the installation of a hand-rail. (safety) |
| 3.3 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The steps leading to the Unit 3 unit entry door and stairway to the kitchen level are missing a hand-rail where the installation of a hand-rail is recommended. (safety) |
| 3.4 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The main stairway to the second floor Unit 2 has a proper banister hand-rail, however the section of steps above the top landing does not where the installation of a short section of hand-rail on either side is recommended. (safety) |
| 3.5 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An estimated 15in x 3ft area of the hardwood T&G front porch ceiling is moisture deteriorated to the right of the entry door. Most likely any leakage was repaired when the recent roof covering was installed, making this more of a cosmetic issue. Repairs may include but are not limited to scraping and heavily painting or the splicing in of new wood. |
EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION,
GUTTERS, ROOF, CHIMNEY
| 4.3 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The upper wood siding along the sides and rear appear flat and adequate because they area either shaded from the neighboring house or face north meaning less received sunlight and overall weathering. This is good, however the front shingles above the porch roof have from mild to severe areas of weathering. The weathering consists of some discoloration and shingles which no longer are flush where the are noticeably curled and raised. The interior areas did not not show any signs of moisture intrusion, however further investigation of siding overall adequacy by a licensed siding contractor is recommended. There are also a few shingles that are missing or have some deterioration, one in the rear right corner and a couple along the right side. Repairs if determined to be necessary may include but are not limited to replacement of all missing and severely curled or raised shingles and cleaning and refinishing or painting to bring back one color tone. |
| 4.4 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The house has two separate chimneys. The mortar was poked within the attic and basement and found adequate. This is good, however the roof was not readily accessible where exterior areas could not be poked or closely inspected where a complete chimney inspection by a licensed contractor is recommended. 2-The front right chimney has a metal crown cover and rain caps on both flues. This is good, however the rear left chimney appears to have a metal crown cover. This chimney is still be actively used for venting of the basement located furnace and water heater, however no flue opening rain caps were observed. Further investigation by a licensed contractor, which may include but is not limited to the installation of a proper rain cap or cover such as that shown in picture 4. GENERAL CHIMNEY INFORMATION: Chimney caps are probably the most inexpensive preventive measure that a homeowner can employ to prevent water penetration and damage to the chimney. Chimney caps have long been recognized as an important chimney safety and damage prevention component. Caps may be designed to cover a single flue, multiple flues, or entire chimney top. It is probably the best investment to protect the entire chimney crown. Deteriorated mortar joints are entry spots for water. Proper mortar joints have no gaps or missing mortar and are shaped in a way that diverts water out of the joint. When mortar deteriorates from exposure to weather it becomes much more absorbent. A common repair for mortar joints is called repointing or tuckpointing. In this process, the existing mortar joint is cut out and repacked with new mortar compound. Flashing is the seal between the roofing material/shingles and the chimney and prevents rainwater from running down the chimney into living spaces where it can rot interior walls, ceilings and wood members. A lot of chimneys have an L-type flashing that much be continually sealed where it connects to the brick. Counterflashing that overlaps the base or L-type flashing is always desired. The two-element flashing allows both the roof and chimney to expand and contract at their own rates without breaking the waterproof seal in either area. Your chimney system is an important part of your home heating system. For safer and more efficient operation, your chimney should be checked annually by a CSIA Certified or other licensed Chimney Sweep contractor and cleaned as needed. |
| 4.5 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-Tree limbs or shrubbery was observed along a couple section of the right and rear walls. Plant growth can hold moisture and cause premature aging of materials where trimming is recommended. |
| 4.6 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) The exterior wood members are free of moisture deterioration with the exception of the small isolated areas listed below. Repairs are recommended which may include but are not limited to the splicing in of new wood and/or heavily painting. 1-The lower section of the front plywood left side basement wall opening. 2-A 16in x 48in section of front right corner soffit. 3,4-The lower sections of the main rear entry door frame. |
| 4.7 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The outer finish along the bottom section of the main front entry door is aged and discolored. Repair is recommended which may include but is not limited to heavily painting or varnishing or the installation of a decorative metal kick plate. |
| 4.8 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) The paint finish on the exterior wood members listed below is aged with peeled and missing areas where scraping and heavily painting is recommended. The numbers correspond to the appropriate pictures. 1,2,3-The wood siding lap and trim boards. 4,5,6-The windows, framing, and sill boards. 7-The front soffit and fascia boards. 8-A 4 foot section of recently installed rear soffit boards. |
COMMOM ATTIC, ROOF INTERIOR (above and beside Unit
3)
| 5.3 | ATTIC, ROOF
INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4-The upper loft has two triangular shaped side attics, both of which have debris, with the left one being the worst with miscellaneous old items. Attic areas can get very warm during the summer months where the removal of all debris and unused old items is recommended. |
KITCHEN, BATHROOMS, ALL OTHER INTERIOR
ROOMS
| 6.1 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 1) MISCELLANEOUS INFORMATION, MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(commode) The commode is loose where it mounts to the floor. Repairs by a licensed plumbing contractor are recommended which may include but are not limited to commode removal, inspection of floor decking and flange, new wax seal, commode installation, and caulking around base where it meets the floor. 2-(light flicker) Tenant reports the front entry chandelier light fixture flickers on and off occasionally when someone in using the stairway leading to Unit 2. Further investigation by a licensed electrical contractor is recommended. 3-(flooring) A small 3in x 2in section of wood floor is missing in the living room. This is a highly traveled area where splicing in new wood or filling with a suitable wood filler is recommended. (trip hazard) 4-(entry door) The front entry door is very loose with plenty of play when locked. This is caused because the deadbolt striker plate that mounts to the door frame is missing. The wood door frame is split down through the deadbolt hole where an oversized type metal striker plate will be required or the installation of a new door frame. 5-(doorbell) Doorbell does not function when the switch is depressed. OTHER ITEMS: -The freezer handle is loose. -Bathroom vinyl floor covering is aged. -Bathroom towel rod is loose. -Tub faucet is loose. -Bathroom door is missing. -Hallway has smoke alarm, bedrooms do not. |
| 6.3 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 2) MISCELLANEOUS INFORMATION, MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(entry door) The front entry door is difficult to close because the screws have backed out of the top hinge. This door is a hollow interior type door where a more proper or suitable exterior type solid wood or metal-clad door is recommended for a more robust overall security, however is not required. It should be noted that a solid wood door was observed on the bathroom in Unit 3 and there was also a solid wood door observed in the left side attic in Unit 3, either of which possibly could be utilized as a Unit 2 front entry door. 2-(floor) The kitchen floor has a minor cosmetic area at the entry where heavily caulking is recommended. 3-(counter) The kitchen counter has one small missing area of formica where painting of area is recommended. 4-(carpet) The carpet along the wall from the front entry door to the living room is frayed and needs repaired. 5-(light globe) The front entry ceiling light is missing a globe cover. 6-(wallpaper) Bathroom wallpaper is aged with some curled or raised areas. 7-(sink) The bathroom sink drain area has some corrosion where enamel painting or an oversize drain cover is recommended. 8-(ceiling fan) The rear bedroom ceiling fan has excessive wobble on high speed where proper balancing or alignment is recommended. OTHER ITEMS: -The window a/c unit in the kitchen is adequate but is noisy from vibration when operating. -There is a noticeable area of different colored ceiling around the living room ceiling fan from a previous fan where painting is recommended. -The hardwood T&G finish has worn areas from normal wear and tear. -The living room closet door sticks along the right side of the door frame. -The commode seat is loose. |
| 6.5 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 3) MISCELLANEOUS INFORMATION, MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(cover) One side of the double switch cover in the kitchen is unused. Tenant stated there is not enough light in the kitchen where another light fixture could be installed, then this space could be utilized for a switch. If there are no plans to install an additional fixture and switch then recommended a blank cover be installed. 2-(cover) One kitchen outlet is missing a cover. (safety) 3-(commode) The commode is loose where it mounts to the floor. Repairs by a licensed plumbing contractor are recommended which may include but are not limited to commode removal, inspection of floor decking and flange, new wax seal, commode installation, and caulking around base where it meets the floor. 4-(caulk) Some acrylic panel shower stall caulking is aged where heavy and robust caulking along all seams and corners is recommended. 5-(receptacle) The outlet receptacle in the kitchen banister post is loose where it moves around whenever a plug is inserted or removed. 6,7-(unknown) Tenant stated there are two light switches in the kitchen of unknown purpose? 8-(wires) Tenant is lifting excess or unused miscellaneous telephone wires where removal was requested. 9-(counter) An edge section of the formica counter has broke loose. This contains some sharp edges where repairs are recommended. 10-(windows) Tenant stated air is felt under lower aluminum window gaps because some close crooked or do not fully close. 11-(cleaning) Tenant requested removal of miscellaneous items from the floor under the kitchen sink cabinet. 12-(doorbell) Unit door bell switch needs repairs. OTHER ITEMS: -The ceiling fan light fixture in the kitchen became inoperative and was reported to management by tenant where it was removed and awaiting parts for repair. This is the only source of kitchen light. -The upper loft center ceiling fan light does not turn on unless the fan is running. The power cord runs along the ceiling and down the wall to an outlet. Tenant requested at the inspection that the fan be changed where the light can be turned on without the fan running. |
| 6.7 | COMMON
INTERIOR AREAS (corridor, lobby, lounge, hallway, laundry)
MISCELLANEOUS INFORMATION, MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(carpet) The carpet edge along the main front entry door threshold is aged and frayed. 2-(banister) The wood board cap on top of the bottom banister post of the stairway leading to Unit 2 is loose and needs to be secured in place. 3-(cosmetic) There is a noticeable gap around the base of the front corridor hanging light fixture creating a minor cosmetic issue. 4-(wires) Miscellaneous electrical wires are protruding and hanging from the rear corridor ceiling and the ceiling light at the entry area does not turn on. Repairs are recommended which may include but are not limited to a licensed electrical contractor to remove any wires determined to no longer be in-use, additional U-bracket nails to secure hanging wires, and a new bulb or fixture repair |
PLUMBING (Main, Exterior, Water Heater, Washer,
Dryer)
| 7.1 | PLUMBING
SYSTEM (common) MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(flue piping) Water heater flue piping has some minor corrosion and is loose where it connects at the top of the tank. Recommend the installation of screws and periodic monitoring for any further deterioration. |
ELECTRICAL (Service, Interior Distribution Panels,
Exterior)
| 8.1 | ELECTRICAL
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7-(original electrical wiring) There is evidence in the attic and crawlspace that the original house wiring is knob-and-tube. It appears that some of this original wiring is still being used throughout the house for house lighting and outlets. There were places where modern romex was found spliced into the knob-and-tube wiring. It is important to briefly note that knob-and-tube wiring and other types of older wiring is still being used in many old houses. It is generally considered that there is nothing wrong with this kind of wiring, and it shouldn't be condemned just because it is old, however if it is aged and deteriorated where it has not been properly maintained, can be considered a fire and safety hazard. Knob-and-tube wiring consists of two insulated wires run independently a few inches apart. One wire is a hot conductor and the other a neutral return. This is a two wire system with no ground wire. As long as the wire insulation is intact it is not recommended that knob-and-tube wiring be replaced unless grounded outlets are desired. Be aware that it is old wiring and still useable but has no grounds. Knob-and-tube wiring although obsolete, is considered safe. Any system modifications should be made by a licensed electrical contractor. In addition, some outlet receptacles are not grounded as previously mentioned, and as a precautionary measure, they should be used only with appliances that do not require grounding. If sensitive devices, like computers are to be used, it is recommended, but not required, that receptacles be upgraded with grounds which would require replacement of existing wiring by a licensed electrical contractor. Older style NM (non-metallic) cloth cable in existence since the early 1900's. NM cable consists of two or more conductors in a single non-metallic jacket. Two wire cable is called duplex cable. Duplex cable has been around since the early 1900's. Early duplex cable consists of two insulated conductors in a silver-colored jacket or outer cover. Modern NM cable is referred to as Romex and has been in use since 1965. Armored cable perhaps just as old as knob-and-tube wiring is a cable system sometimes called Greenfield or BX cable and terminates in a metal junction box. Armored cable was extremely popular in the early 1900's and consists of a black hot wire and a white neutral wire covered by a spiraled metal jacket or covering. Opinions on older wiring may vary among electrical contractors as safe or unsafe. With the determined presence of older wiring, it is always recommended that the entire house electrical system be further investigated for overall feasibility and safety by a licensed electrical contractor. 8-(breaker) The GFCI type breaker in the main panel located on the rear wall is not labeled and also does NOT test or reset. Recommend a licensed electrical contractor to make repairs which may include but are not limited to labeling after determination of purpose and installation of a new GFCI type breaker. It is always recommended that all electrical panel breakers be properly labeled. 9,10-(breaker) One breaker in the main panel and one beaker in the laundry room sub-panel have two attached wires. This is referred to as double-tapping, is usually not allowed and is considered a fire hazard by the manufacturer. The main panel has some additional openings for breakers, however the laundry room sub-panel is full. Repair by a licensed electrical contractor is recommended which may include but is not limited to the installation of a new breaker in the main panel, and an additional small sub-panel within the laundry room. 11-(sub-panel) The cover over the breakers in the laundry room sub-panel does not fit properly. There are two noticeable gaps along the bottom two breakers which could be a safety issue for small children. Repair is recommended which may include but is not limited to removal of plasterboard directly under bottom of panel so cover will fit further in towards the breakers. |
HEATING SYSTEM
| 9.1 | HEATING
SYSTEM (common) MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(ductwork) A section of ductwork in the front left side of the crawlspace has a split type opening where covering with a foil tape is recommended. |
| 9.2 | HEATING
SYSTEM (unit 1) MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(floor vent) Some of the floor vent registers are new, however one located above the vicinity of the water heater is severely corroded. Repairs are recommended which may include but are not limited to the installation of anew floor vent register. |
| 9.3 | HEATING
SYSTEM (unit 2) MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-(heat) Unit 2 tenant complained of inadequate heat when system is turned on by Unit 1. The unit has a total of three vent openings, in the living room, rear bedroom, and kitchen. It was uncovered that only the kitchen vent has a heated air supply. Further investigation by a licensed heating and air contractor is recommended. |
FIREPLACE, CHIMNEY
| 11.2 | FIREPLACE AND
CHIMNEY (common) MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) (chimney) ACE Home Inspections, LLC does not inspect the liner because black powder dust is expected and should be cleaned from inner walls of liner in order to properly inspect for breaks or loose sections. A level 2 inspection, which includes a chimney sweep and camera scan is required/advised upon the sale of a house by the National Fire Protection Code. |
COMMON CRAWLSPACE, FOUNDATION INTERIOR (below
units 1 and 2)
| 12.3 | BASEMENT,
CRAWLSPACE, FOUNDATION INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-(walls) The house foundation walls are composed of brick piers with brick filler walls between them. The brick piers are basically what supports the majority of the house load. The mortar between the pier bricks was poked and found to still be adequate. This is good! The majority of the mortar between the filler wall bricks is aged or deteriorated where it is soft or sand-like and can be easily poked or broke off. Some isolated areas of mortar, primarily along the interior side of the front wall are missing. The mortar appears adequate and in place along the exterior sides, however is still somewhat soft when poked. Further investigation and any determined repairs by a licensed foundation specialist and/or brick mason is recommended and may include but are not limited to the repointing of mortar and/or additional support piers. Deteriorated mortar joints are entry spots for water. Proper mortar joints have no gaps or missing mortar and are shaped in a way that diverts water out of the joint. When mortar deteriorates from exposure to weather it becomes much more absorbent. A common repair for mortar joints is called repointing or tuckpointing. In this process, the existing mortar joint is cut out and repacked with new mortar compound. *****In summation, the exterior foundation piers and filler walls are most likely overall adequate based on the fact that they are relatively level, free of major cracking, and the majority of the mortar even though soft in some areas is still in place. IT IS IMPORTANT TO NOTE THAT PROPER MORTAR JOINTS ARE ALWAYS RECOMMENDED. IN THIS CASE THIS WOULD INVOLVE THE REPAIR THROUGH REPOINTING OF MISSING AREAS WHERE ONE MUST DECIDE HOW MUCH ADEQUACY OR ROBUSTNESS IS REQUIRED OR DECIDED TO BE NEEDED. IS IT JUST ENOUGH TO HAVE THE STRUCTURE WHERE IT IS JUST ADEQUATE WHERE IT WILL NOT FALL DOWN OR IS ROBUSTNESS DESIRED WHERE ALL SOFT MORTAR WOULD NEED TO BE REPAIRED? DECISIONS SUCH AS THIS ARE BEYOND THE SCOPE OF THE INSPECTION WHERE IN CASES SUCH AS THIS WHERE THERE ARE AREAS OF AGED MORTAR, A LICENSED FOUNDATION SPECIALIST OR BRICK MASON IS ALWAYS RECOMMENDED FOR FURTHER INVESTIGATION AND OPINIONS. |
| 12.4 | BASEMENT,
CRAWLSPACE, FOUNDATION INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-(natural gas) The section of the corroded metal natural gas piping at the bottom of the basement stairs was tested and found free of leakage however consideration of replacement by a licensed plumbing contractor is recommended. |
| 12.5 | BASEMENT,
CRAWLSPACE, FOUNDATION INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) (piers) Basement and crawlspace center piers consist of varying types with the original piers made of brick and mortar. Overall construction consists of three brick and mortar piers and two 4x6 wood piers down the center from front to rear under a solid wood 4x10 beam placed perpendicular to the ceiling joists. Several issues regarding the center piers are listed below. Further investigation and repairs by a licensed foundation contractor or specialist is always recommended. 1,2,3,4,5-The edges on one side of the rearmost brick and mortar pier supporting the end of the main 4x10 center beam has broken off where an additional pier similar to the ones installed under the laundry area (4x4 wood, 6x6 wood, or a steel pipe post, all on a poured concrete footer or pad) is recommended. An adequate pier placed in the right side crawlspace is relatively level and appears adequate. 6,7,8,9-A 4x4 support post has been placed in the middle of the basement between the left wall and the center piers. It however was placed directly under a single floor joist. The joist appears somewhat turned, possibly from load. placement of all piering under doubled up joists or under a beam placed perpendicular to the existing floor joists is always recommended. Refer to picture 9 for basic concept. 10,11-Two adjustable telescoping columns or jack posts were observed in the basement, one at the bottom of the stairs and another in the center. Telescopic adjustable columns are not approved in the United States for use a s a permanent support. Telescopic columns are commonly used to adjust or level a structure before installing a permanent column. The use of a telescopic column as a permanent column is a defect because no telescopic adjustable column has been approved by a U.S. evaluation firm, and none of these manufacturers cite an engineering report to prove these columns ability to carry a specific load. According to the IRC - International Residential Code, a steel column is supposed to be at least three inches in diameter. All telescopic columns are less than three inches in diameter. The presence of temporary telescopic columns is also a clue to construction, additions, or renovations that were not properly designed, work that was done without required municipal permits, or structural problems that were not properly addressed. Recommend further investigation and repair by a licensed foundation contractor. Repairs may include but are not limited to the installation of permanent steel pipe posts that are at least 3 inches in diameter. |
| 12.6 | COMMON,
CRAWLSPACE, FOUNDATION INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) (electrical) Several small electrical issues were observed within the basement and crawlspace which are listed below. Repairs by a licensed electrical contractor are recommended which may include but are not limited to placement of all wiring splices in proper junction boxes, removal of any unused or aged wiring along with any other repairs deemed necessary. The numbers correspond to the appropriate pictures. 1-Wire splices under vicinity of Unit 1 bathroom. 2-Wire splices in the corner directly under Unit 1 rear bedroom. 3-Open ended wires within a small unused service disconnect box in the vicinity above the water heater. 4-A wall switch of unknown purpose in the middle of the basement along the ceiling. 5-The lighting would not turn on where the proper switch may not have been located or the bulbs maybe bad? 6-The ceramic ceiling light fixture has pulled loose from the junction box. |
| 12.7 | COMMON
CRAWLSPACE, FOUNDATION INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9-(water leak) The crawlspace and basement wood members are darker discolored from aging, however still appear adequate. Some areas of floor decking and joists in the laundry room have been replaced. The wood members under Unit 1 bathroom have some areas of discoloration and deterioration most likely from shower overspill from not closing the doors or curtains properly and/or from previous and since repaired leaks. These areas were poked with the majority found to still be structurally adequate. The majority of the original metal water piping and cast iron and metal drain piping has been upgraded with CPVC, and PVC which was found free of leakage with the exception of a small drip type leak from one of the CPVC pipes going to the tub in Unit 1 where repair by a licensed plumbing contractor is recommended. |
| 12.8 | BASEMENT,
CRAWLSPACE, FOUNDATION INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(piping) A couple of the CPVC plastic water pipes are drooping in the middle of the basement where additional hangers are recommended. |
| 12.9 | BASEMENT,
CRAWLSPACE, FOUNDATION INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-(dryer exhaust) The vinyl flex hose has pulled loose and now exhausts directly into the crawlspace. Repairs are recommended which may include but are not limited to securing hose back in place. |
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
| 1.0 | GENERAL INFORMATION
Comments: FOR YOUR INFORMATION ACE Home Inspections, LLC is not a licensed air quality, odor, or environmental expert and makes no conclusions as to any of the homes various odors or air quality other than noting any obvious apparent markings on floor coverings from normal wear and tear or from animals such as dogs, cats, or rodents. ACE Home Inspections, LLC always recommends used carpets be properly cleaned by a licensed carpet contractor and an air quality or environmental expert be contacted if client recognizes or concludes themselves that any apparent odors are present, before closing. ACE Home Inspections, LLC does not dismantle or open any non readily accessible areas such as air vents or ductwork and does not move objects or furniture and is not responsible for hidden or latent defects of any kind such as any cracked tile or torn and soiled carpet under furniture. ACE Home Inspections, LLC offers no warranties or guarantees and lists all conditions at the time of inspection, where the inspection is like a snapshot in time. For example a component proved to be in working order at time of inspection, could be malfunctioning soon after moving in at no fault of ACE Home Inspections, LLC. ACE Home Inspections, LLC only tests a random sampling of house smoke alarms always recommends that ALL smoke alarms be tested and replaced if found defective before moving in. It is always recommended that a local fire department be contacted to determine where smoke alarms should be installed since each jurisdiction may have different standards. ACE Home Inspections, LLC offers no warranties or guarantees. A home inspection is like a snap shot in time where component conditions are noted at the time of inspection. ACE Home Inspections, LLC is not responsible for component conditions occurring after the time of the inspection. |
| LANDSCAPING: FRONT SLOPES DOWN TO STREET FRONT SLOPES DOWN TO LEFT REAR SLOPES DOWN TO LEFT |
RETAINING WALLS: NONE |
WALKWAYS AND
DRIVEWAYS: FRONT CITY STREET PARKING REAR GRAVEL 4-CAR PARKING |
| 2.0 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
It is always recommended that soil against all foundation walls be sloped gently down and away for proper drainage. This prevents water from draining down along the foundation. (Maintenance tip.) 1,2,3,4-The far front drains down to the street. The front and rear have a slight slope down to the left. The yard between the house and the right side neighbor is relatively level where small isolated areas of water may collect in any isolated low areas each time it rains until it evaporates and dissipates into the ground. It does not appear that this would significantly effect the house foundation where they would be more of a nuisance. Since it was not raining at the time of inspection, any areas of collection are not known where areas should be monitored during a storm. Recommend further investigation and repairs by a licensed landscaping contractor if any drainage issues such as sizeable collections should develop which take excessively long to dissipate and remain soft and squishy, especially if against or near any of the foundation walls. Repairs or drainage enhancements at that time may include but are not limited to filling low areas with additional compacted soil or if near or against a wall, the installation of a wide shallow v-shaped drainage depression in the yard, parallel with the wall. ACE Home Inspections, LLC is not responsible for any drainage issues that may be uncovered during a future storm because it was not raining at time of the inspection and any conclusions are based solely on only what was inspected. Repair or drainage enhancement ideas are listed only as a courtesy and does not always infer that an actual problem exists where further investigation during a storm and by a licensed landscaping contractor(s) or engineer(s) along with any repairs deemed necessary, are always recommended. ACE Home Inspections, LLC is not a licensed landscaping contractor or engineer and has no intent to supercede any of their conclusions and since opinions may vary it is always recommended, especially in any situations of disagreement, that multiple licensed landscaping contractors or engineers be contacted for an opinion. |
| 2.1 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1,2-The short concrete block wall or lip along one side of the rear gravel parking area has become lose and separated. |
| 2.2 | WALKWAYS, DRIVEWAYS, PATIOS,
LANDSCAPING, RETAINING WALLS (Visible condition. Checking for proper water
runoff away from the house, the landscape for presence of holes, sunken
areas, bald spots, eroding areas, and tripping hazards, trees and
vegetation clearances, and drainage weep holes or drains at the base of
retaining walls.) Comments: INSPECTED |
| FRONT PORCH: HIP ROOF OFF HOUSE T&G CEILING AND FLOOR STONE & MORTAR COLUMNS STONE & MORTAR FOUNDATION STONE & MORTAR 1/4 WALLS |
REAR DECK: NO ROOF 2X6 WOOD FLOOR JOISTS SPACED 24 INCHES APART 4X4 WOOD SUPPORT POSTS |
STEPS AND STAIRWAYS: CONCRETE FRONT YARD STEPS CONCRETE FRONT PORCH STEPS WOOD REAR DECK STEPS FRONT CORRIDOR STAIRWAY REAR CORRIDOR STAIRWAY WOOD BASEMENT STAIRWAY |
| RAILINGS AND
BANISTERS: FRONT STEEL PIPE RAILINGS WOOD INTERIOR HAND-RAILS |
| 3.0 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1,2,3-The stone and mortar front porch foundation walls are relatively level and free of major cracking and deterioration, however there are some noticeable areas of mortar missing, primarily on the right wall, where filling areas with new mortar or hard drying caulk is recommended. This will improve the aesthetics and also allow monitoring for any future movement through periodic viewing for cracks. (Maintenance tip.) |
| 3.1 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1,2-The short section of Unit 1 kitchen banister overlooking the front entry stairway and the short section of loft banister overlooking the kitchen are too short where replacing or extending to a proper height of 30 or more inches is recommended This could be a safety issue for small children. 3-The section of upper loft overlooking one side of the kitchen stairway is missing a banister where installation is recommended. This could be a safety issue for small children. (safety) |
| 3.2 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-The rear deck steps are missing a hand-rail and the top step board is loose where repairs are recommended which may include but are not limited to securing board in place and the installation of a hand-rail. (safety) |
| 3.3 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-The steps leading to the Unit 3 unit entry door and stairway to the kitchen level are missing a hand-rail where the installation of a hand-rail is recommended. (safety) |
| 3.4 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-The main stairway to the second floor Unit 2 has a proper banister hand-rail, however the section of steps above the top landing does not where the installation of a short section of hand-rail on either side is recommended. (safety) |
| 3.5 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-An estimated 15in x 3ft area of the hardwood T&G front porch ceiling is moisture deteriorated to the right of the entry door. Most likely any leakage was repaired when the recent roof covering was installed, making this more of a cosmetic issue. Repairs may include but are not limited to scraping and heavily painting or the splicing in of new wood. |
| 3.6 | PORCH (Visible condition of
roof, eaves, gutters, attic, ventilation, columns, foundation, floor,
coverings, storage closets.) Comments: INSPECTED |
| 3.7 | PORCH (Visible condition and
operation of doors, lights, switches, and outlets.) Comments: INSPECTED |
| 3.8 | COMMON HALLWAYS AND CORRIDORS
(Visible condition and operation of windows, doors, floors, cabinets,
lights, switches, outlets, heating, cooling.) Comments: INSPECTED |
| 3.9 | STOOPS, STEPS, STAIRS,
BANISTERS, AND RAILINGS (Visible condition. Checking for potential
tripping hazards from variations in step riser heights, narrow tread
steps, unlevel steps or steep stairs. Checking for adequate
headroom.) Comments: INSPECTED |
| 3.10 | SPACINGS BETWEEN ANY TWO
RAILING BANISTERS OF 4 TO 5 INCHES OR LESS (Safety issue for
children.) Comments: INSPECTED |
| EXTERIOR DOORS: FRONT IS WOOD REAR IS WOOD DEADBOLTS |
HOUSE WINDOWS: MAIN HOUSE WOOD DOUBLE-HUNG SINGLE-PANE |
HOUSE WINDOWS: REAR ALUMINUM SINGLE-PANE SINGLE-HUNG |
| HOUSE SIDING: SOLID WOOD LAP BOARDS UPPER WOOD SHINGLES |
SOFFIT/FASCIA
MATERIAL: WOOD |
VIEWED ROOF FROM: GROUND (binoculars) |
| ROOF TYPE: MAIN IS HIP |
ROOF COVERING: FIBERGLASS ASPHALT SHINGLES |
ESTIMATED ROOF AGE: OWNER STATED SUMMER 2006 ESTIMATED 1 YEAR OLD |
| LAYERS: ONE |
ROOF VENTILATION: GABLE VENTS |
ROOF PENETRATIONS: 1 METAL PLUMBING PIPE |
| GUTTER MATERIAL: NO GUTTERS PRESENT |
CHIMNEY(S): TWO CHIMNEYS |
SKY LIGHT (S): NONE |
| FOUNDATION MATERIAL: BRICK AND MORTAR |
| 4.0 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: FOR YOUR INFORMATION House siding, exterior window framing, entry door frames, and soffit and fascia are wood and subject to deterioration if not properly maintained. It is strongly recommended that all exterior wood be painted on a periodic basis. The whole point is to prevent moisture damage which leads to costly total replacement. The bottom six to twelve inches of wood door frames are notorious for rapid deterioration when not properly maintained. It is very important to at least once a year, and more if needed, to keep at least the bottom six to twelve inches caulked and painted. IT CAN NOT BE STRESSED ENOUGH THAT PERIODIC PAINTING OF ALL WOOD SURFACES IS A MUST!!! Whenever small cracks start to develop at the end of the boards, it is time to paint! (Maintenance tip.) |
| 4.1 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3-The roof covering and flashing appear adequate with no loose or missing sections and owner stated it was recently replaced last summer of 2006. This is good! |
| 4.2 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-The main rear entry door frame has some minor splits or cracks along the striker holes, however still appears overall adequate. The door knob striker plate has bee heavily shimmed where the installation of a larger or oversized type striker plate is recommended, but is not required. |
| 4.3 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3-The upper wood siding along the sides and rear appear flat and adequate because they area either shaded from the neighboring house or face north meaning less received sunlight and overall weathering. This is good, however the front shingles above the porch roof have from mild to severe areas of weathering. The weathering consists of some discoloration and shingles which no longer are flush where the are noticeably curled and raised. The interior areas did not not show any signs of moisture intrusion, however further investigation of siding overall adequacy by a licensed siding contractor is recommended. There are also a few shingles that are missing or have some deterioration, one in the rear right corner and a couple along the right side. Repairs if determined to be necessary may include but are not limited to replacement of all missing and severely curled or raised shingles and cleaning and refinishing or painting to bring back one color tone. |
| 4.4 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-The house has two separate chimneys. The mortar was poked within the attic and basement and found adequate. This is good, however the roof was not readily accessible where exterior areas could not be poked or closely inspected where a complete chimney inspection by a licensed contractor is recommended. 2-The front right chimney has a metal crown cover and rain caps on both flues. This is good, however the rear left chimney appears to have a metal crown cover. This chimney is still be actively used for venting of the basement located furnace and water heater, however no flue opening rain caps were observed. Further investigation by a licensed contractor, which may include but is not limited to the installation of a proper rain cap or cover such as that shown in picture 4. GENERAL CHIMNEY INFORMATION: Chimney caps are probably the most inexpensive preventive measure that a homeowner can employ to prevent water penetration and damage to the chimney. Chimney caps have long been recognized as an important chimney safety and damage prevention component. Caps may be designed to cover a single flue, multiple flues, or entire chimney top. It is probably the best investment to protect the entire chimney crown. Deteriorated mortar joints are entry spots for water. Proper mortar joints have no gaps or missing mortar and are shaped in a way that diverts water out of the joint. When mortar deteriorates from exposure to weather it becomes much more absorbent. A common repair for mortar joints is called repointing or tuckpointing. In this process, the existing mortar joint is cut out and repacked with new mortar compound. Flashing is the seal between the roofing material/shingles and the chimney and prevents rainwater from running down the chimney into living spaces where it can rot interior walls, ceilings and wood members. A lot of chimneys have an L-type flashing that much be continually sealed where it connects to the brick. Counterflashing that overlaps the base or L-type flashing is always desired. The two-element flashing allows both the roof and chimney to expand and contract at their own rates without breaking the waterproof seal in either area. Your chimney system is an important part of your home heating system. For safer and more efficient operation, your chimney should be checked annually by a CSIA Certified or other licensed Chimney Sweep contractor and cleaned as needed. |
| 4.5 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2-Tree limbs or shrubbery was observed along a couple section of the right and rear walls. Plant growth can hold moisture and cause premature aging of materials where trimming is recommended. |
| 4.6 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
The exterior wood members are free of moisture deterioration with the exception of the small isolated areas listed below. Repairs are recommended which may include but are not limited to the splicing in of new wood and/or heavily painting. 1-The lower section of the front plywood left side basement wall opening. 2-A 16in x 48in section of front right corner soffit. 3,4-The lower sections of the main rear entry door frame. |
| 4.7 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-The outer finish along the bottom section of the main front entry door is aged and discolored. Repair is recommended which may include but is not limited to heavily painting or varnishing or the installation of a decorative metal kick plate. |
| 4.8 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
The paint finish on the exterior wood members listed below is aged with peeled and missing areas where scraping and heavily painting is recommended. The numbers correspond to the appropriate pictures. 1,2,3-The wood siding lap and trim boards. 4,5,6-The windows, framing, and sill boards. 7-The front soffit and fascia boards. 8-A 4 foot section of recently installed rear soffit boards. |
| 4.9 | WINDOWS, SHUTTERS AND AWNINGS
(Visible condition and checking for the presence and functionality of
window flashing and operation of windows and window locks.)
Comments: INSPECTED |
| 4.10 | ENTRY DOORS, STORM DOORS,
SECURITY DOORS, AND DOORBELL (Visible condition and operation, checking
hardware, locks, coverings, frame, trim, weatherstripping, presence of
deadbolts on all exterior doors, proper locking, opening, and closing of
sliding glass doors, and the presence of a security dead-pin in all
sliding glass doors.) Comments: INSPECTED |
| 4.11 | FOUNDATION WALLS AND MORTAR
JOINTS (Visible condition, checking for cracked, crumbled, loose, missing,
eroded areas, or large gaps) Comments: INSPECTED |
| 4.12 | EXTERIOR WALL COVERINGS,
FLASHING,TRIM, AND CAULKING (Visible condition. A wall flashing is defined
as a material used around angles or junctions on exterior walls to prevent
water leakage.) Comments: INSPECTED |
| 4.13 | HOUSE FRAMING (Visible
condition, checking for any cracks developing outside of the house, cracks
between a chimney and the exterior wall or any cracks running outward at
an angle from the upper corners of windows and door frames.)
Comments: INSPECTED |
| 4.14 | OUTSIDE ACCESS TO HOUSE IS
RODENT PROOF Comments: INSPECTED |
| 4.15 | ROOF COVERING (Visible
condition. Checking roof penetrations such as, roof vents, ridge vents,
wind turbines, soffit vents, gable vents, chimneys, furnace flues, water
heater flues, plumbing vents, skylights and any other penetrations.
Checking flashings which are used to seal around roof penetrations and
intersections. Checking rain caps on chimneys and flues.) Comments: INSPECTED |
| 4.16 | SOFFIT, FASCIA, EAVES,
GUTTERS, DOWNSPOUTS (Visible condition. Checking if gutters are provided
where necessary, including porches, flat roofs, and dormers. Checking
whether splasblocks are in place if underground piping is not used for
rain gutter drainage.) Comments: INSPECTED |
| ROOF STRUCTURE: 2X4 WOOD RAFTERS 1X3 WOOD SLAT DECKING NEW PRESSED WOOD DECKING |
CEILING STRUCTURE: 2X6 WOOD CEILING JOISTS |
INSULATION TYPE: FIBERGLASS |
| INSULATION INCHES: 2 TO 3 INCHES |
R- VALUE: R-11 |
ATTIC INFO: 1 RIGHT LOWER ATTIC 1 LEFT LOWER ATTIC ORIGINAL ATTIC INTO LOFT |
| ACCESS LOCATED IN: UNIT 3 LOFT CLOSETS |
RAFTER SPACING: 24 INCHES |
JOIST SPACING: 16 INCHES |
| 5.0 | ATTIC, ROOF INTERIOR
1,2,3,4,5-Overall attic and roof construction is adequate with 2x4 rafters, 2x6 ceiling joists, and new pressed wood roof decking was installed when the roof covering was replaced last summer. This is good! |
| 5.1 | ATTIC, ROOF INTERIOR
1,2,3,4,5-The majority of the original main upper house attic has been converted into a finished loft where plasterboard has been installed directly to the 2x4 rafters and short side walls constructed. A total of 3 1/2 inches of insulation with a resistance to heat ratio of R-11 was observed between the plasterboard and the roof decking and along the backside of the short lower loft walls. |
| 5.2 | ATTIC, ROOF INTERIOR
1-Original house ceilings and walls consist of plaster held in place with wood furring strips, as shown. The majority of the house walls and ceilings still appear to be plaster, however some have been covered with plasterboard. |
| 5.3 | ATTIC, ROOF INTERIOR
1,2,3,4-The upper loft has two triangular shaped side attics, both of which have debris, with the left one being the worst with miscellaneous old items. Attic areas can get very warm during the summer months where the removal of all debris and unused old items is recommended. |
| 5.4 | ATTIC, ROOF INTERIOR
GENERAL RECESSED LIGHT INFORMATION: Basically recessed can lights consist of the recessed can housing, a lamp, and trim. They are required to be thermally protected with an internal thermostat switch. The power is cut if the temperature gets above a certain temperature, usually around 194 degrees. Once the temperature drops below a certain temperature, usually 184 degrees, the switch resets. However this does not guarantee complete safety. There are two types of fixtures, IC(insulated ceiling) type and Non-IC type. IC type fixture are usually safety rated for insulation. Non-IC rated fixtures have a warning label, "Warning, Risk of fire, Non-type IC only, Do not install insulation within 3 inches of sides or wiring compartment." This applies to all insulation because it retains heat causing items to possibly catch fire. Non-IC rated fixtures can not have insulation within 3 inches. IC rated fixtures are permitted to be covered with insulation. ACE Home Inspections, LLC does not hunt for recessed can lights that are completely buried under insulation and are not readily accessible. Note that there are some circumstances where lighting is permitted to be covered with insulation when special trims are used. This is normally stated on the fixture by the manufacturer. Opinions on this issue sometime vary among insulation installation contractors, however ACE Home Inspections, LLC has previously called several recessed light manufacturers, who all stated that whenever the sticker is present stating "keep all insulation 3 inches away" it MUST be kept 3 inches away and if a warning sticker is not present to check the interior side for any warning information along with a manufacturer and model number. |
| 5.5 | ATTIC, ROOF INTERIOR (Visible
condition. Checking attic insulation, exposed wiring, lights and water
pipes. Checking to see that all attic areas are accessible, all exposed
sections of chimney in attic are free of soot and creosote leakage, that
soffit vents are not covered with insulation, and attic ventilation vent
screening which keeps animals out) Comments: INSPECTED |
| 5.6 | GAS FLUE AND CHIMNEY
FIRESTOPPING (Visible condition. Firestopping refers to size of the hole
made in the ceiling and roof so as to maintain the proper clearance from a
hot metal flue pipe or chimney brick.) Comments: INSPECTED |
| 5.7 | DO ALL FLUES AND VENTS
PRESENT IN ATTIC TERMINATE TO THE EXTERIOR (Water heater flue, furnace
flue, metal chimney flue, plumbing vents, bathroom fan vents, range hood
vent, dryer vent, etc...) Comments: INSPECTED |
| 5.8 | RAFTERS, DECKING, JOISTS OR
TRUSSES (Visible condition. Check for rafters pulling away from ridge
board, rot, cracks, splits, cut, altered or missing supports.)
Comments: INSPECTED |
| 5.9 | IS ATTIC FREE OF VISIBLE ROOF
LEAKS OR DETERIORATION (Flashing refers to materials, usually metal, that
join parts of the house to the roof. Common places where roof leaks occur
are flashings around chimneys, metal gas flues, plumbing vents, turbines,
dormers, valleys, or any other roof penetrations or intersections.)
Comments: INSPECTED |
| 5.10 | IS ATTIC FREE OF VISIBLE
CONDENSATION OR MOISTURE DAMAGE DUE TO IMPROPER VENTILATION (Often what
appears to be a leak is in fact condensation, and a sign of inadequate
ventilation. Proper attic ventilation reduces heat in summer and prevents
condensation in winter. It allows air to carry off water vapor before it
can condense and cause moisture damage.) Comments: INSPECTED |
| UTILITIES (unit 1): 40% WATER BILL 40% POWER BILL 40% NATURAL GAS BILL |
UTILITIES (unit 2): 40% WATER BILL 40% POWER BILL 40% NATURAL GAS BILL |
UTILITIES (unit 3): 20% WATER BILL 20% POWER BILL 20% NATURAL GAS BILL |
| REFRIGERATOR (unit
1): FRIGIDAIRE DATED 11/2004 |
REFRIGERATOR (unit
2): WHIRLPOOL DATED 08/1987 |
REFRIGERATOR (unit
3): WHIRLPOOL DATED UNKNOWN |
| STOVE AND OVEN (unit
1): HOTPOINT NATURAL GAS |
STOVE AND OVEN (unit
2): KENMORE ELECTRIC |
STOVE AND OVEN (unit
3): NONE |
| INTERIOR INFO (unit
1): 2 BEDROOMS EAT-IN KITCHEN FORMICA KITCHEN COUNTERS FRONT AND REAR ACCESS |
INTERIOR INFO (unit
2): 2 BEDROOMS EAT-IN KITCHEN FORMICA KITCHEN COUNTERS FRONT ONLY ACCESS |
INTERIOR INFO (unit
3): LOFT BEDROOM & LIVING ROOM LOWER KITCHEN LEVEL ORIGINAL ATTIC LOFT ROOM REAR ONLY ACCESS |
| BATHROOM INFO (unit
1): 1 FULL BATHROOM METAL TUB ACRYLIC PANEL SURROUND CULTURED MARBLE SINK VANITY |
BATHROOM INFO (unit
2): 1 FULL BATHROOM 1-PIECE ACRYLIC TUB WALL SINK / NO VANITY |
BATHROOM INFO (unit
3): 1 FULL BATHROOM CERAMIC TILE SHOWER STALL CERAMIN TILE SINK VANITY |
| INTERIOR CEILING
COVERINGS: PLASTER AND WOOD FURRING MODERN PLASTERBOARD |
INTERIOR WALL
COVERINGS: PLASTER AND WOOD FURRING MODERN PLASTERBOARD |
INTERIOR FLOOR
COVERINGS: HARDWOOD T&G CARPET VINYL |
| 6.0 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 1)
1,2,3,4,5,6,7,8-Complimentary Unit 1 pictures. 9,10-The stove and oven burners are functional. This is good! 11,12,13,14-The sink basins were filled to inspect water and drain piping for any signs of leakage. *****Kitchen and bathroom drain piping utilizes old style S-traps, as shown. With an S-trap, wastewater continues to flow after the fixture is emptied and clears the trap. Plumbing systems are vented to prevent trap water seal loss, which can allow sewer gases to enter the house. Old style S-traps are known to frequently lose this water seal. It is recommended, but not required, that all S-traps be replaced with a proper P-trap (which are approved for use by plumbing codes), by a licensed plumbing contractor. 15,16,17,18,19-Some noticeable areas of brown moisture discoloration were observed on the suspended ceiling tiles in the rear bedroom. This bedroom is directly under the bathroom in Unit 2. The original plaster ceiling was found to have areas of severe deterioration from previous leakage. It appears that the majority of the original metal/cast iron drain piping has been upgraded with PVC and some water piping with copper and the floor structure replaced or reinforced with new joists and plywood decking. The above fixtures were operated and there were no signs of leakage, indicating adequate repairs. Much of the original ceiling is deteriorated which is most likely why a suspended ceiling was installed. In summing this area up it appears that this appears to be a minor cosmetic issue where suspended ceiling tile replacement or touching up with paint is recommended. OTHER ITEMS: -The refrigerator floor area appears low making the unit appear uneven or leaning. This area is directly to the right of the main 4x10 center beam. No evidence of deterioration was observed from within the crawlspace where most likely this area should be adequate. |
| 6.1 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 1)
1-(commode) The commode is loose where it mounts to the floor. Repairs by a licensed plumbing contractor are recommended which may include but are not limited to commode removal, inspection of floor decking and flange, new wax seal, commode installation, and caulking around base where it meets the floor. 2-(light flicker) Tenant reports the front entry chandelier light fixture flickers on and off occasionally when someone in using the stairway leading to Unit 2. Further investigation by a licensed electrical contractor is recommended. 3-(flooring) A small 3in x 2in section of wood floor is missing in the living room. This is a highly traveled area where splicing in new wood or filling with a suitable wood filler is recommended. (trip hazard) 4-(entry door) The front entry door is very loose with plenty of play when locked. This is caused because the deadbolt striker plate that mounts to the door frame is missing. The wood door frame is split down through the deadbolt hole where an oversized type metal striker plate will be required or the installation of a new door frame. 5-(doorbell) Doorbell does not function when the switch is depressed. OTHER ITEMS: -The freezer handle is loose. -Bathroom vinyl floor covering is aged. -Bathroom towel rod is loose. -Tub faucet is loose. -Bathroom door is missing. -Hallway has smoke alarm, bedrooms do not. |
| 6.2 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 2)
1,2,3,4,5,6,7-Complimentary Unit 2 pictures. 8,9-The sink basins were filled to inspect water and drain piping for any signs of leakage. 10,11,12-The stove and oven elements are functional. This is good! 13,14-Some noticeable areas of brown moisture discoloration were observed on the plaster ceiling beside the in the rear hallway storage room entry door. This area is under unit 3, however cause is unknown. Recommend heavily painting area future monitoring for any signs of recurring leakage. 15,16,17,18,19-One suspended ceiling tile in the short section at the end of the hallway has some noticeable broken off areas. The above area was inspected and found to have miscellaneous wiring. It is unknown what caused the missing areas. This appears to be a cosmetic issue where the installing of new suspended ceiling tile is recommended. OTHER ITEMS: -Bedrooms have a smoke alarm. |
| 6.3 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 2)
1-(entry door) The front entry door is difficult to close because the screws have backed out of the top hinge. This door is a hollow interior type door where a more proper or suitable exterior type solid wood or metal-clad door is recommended for a more robust overall security, however is not required. It should be noted that a solid wood door was observed on the bathroom in Unit 3 and there was also a solid wood door observed in the left side attic in Unit 3, either of which possibly could be utilized as a Unit 2 front entry door. 2-(floor) The kitchen floor has a minor cosmetic area at the entry where heavily caulking is recommended. 3-(counter) The kitchen counter has one small missing area of formica where painting of area is recommended. 4-(carpet) The carpet along the wall from the front entry door to the living room is frayed and needs repaired. 5-(light globe) The front entry ceiling light is missing a globe cover. 6-(wallpaper) Bathroom wallpaper is aged with some curled or raised areas. 7-(sink) The bathroom sink drain area has some corrosion where enamel painting or an oversize drain cover is recommended. 8-(ceiling fan) The rear bedroom ceiling fan has excessive wobble on high speed where proper balancing or alignment is recommended. OTHER ITEMS: -The window a/c unit in the kitchen is adequate but is noisy from vibration when operating. -There is a noticeable area of different colored ceiling around the living room ceiling fan from a previous fan where painting is recommended. -The hardwood T&G finish has worn areas from normal wear and tear. -The living room closet door sticks along the right side of the door frame. -The commode seat is loose. |
| 6.4 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 3)
1,2,3,4-Complimentary Unit 3 pictures. 5,6,7,8-The sink basins were filled to inspect water and drain piping for any signs of leakage. *****Bathroom drain piping utilizes old style S-traps, as shown. With an S-trap, wastewater continues to flow after the fixture is emptied and clears the trap. Plumbing systems are vented to prevent trap water seal loss, which can allow sewer gases to enter the house. Old style S-traps are known to frequently lose this water seal. It is recommended, but not required, that all S-traps be replaced with a proper P-trap (which are approved for use by plumbing codes), by a licensed plumbing contractor. 9,10,11-Some of the areas where two sections of plasterboard ceiling join can be seen from the way in which it was installed and some seaming tape has separated creating some minor cosmetic issues in the upper loft and over the kitchen. |
| 6.5 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 3)
1-(cover) One side of the double switch cover in the kitchen is unused. Tenant stated there is not enough light in the kitchen where another light fixture could be installed, then this space could be utilized for a switch. If there are no plans to install an additional fixture and switch then recommended a blank cover be installed. 2-(cover) One kitchen outlet is missing a cover. (safety) 3-(commode) The commode is loose where it mounts to the floor. Repairs by a licensed plumbing contractor are recommended which may include but are not limited to commode removal, inspection of floor decking and flange, new wax seal, commode installation, and caulking around base where it meets the floor. 4-(caulk) Some acrylic panel shower stall caulking is aged where heavy and robust caulking along all seams and corners is recommended. 5-(receptacle) The outlet receptacle in the kitchen banister post is loose where it moves around whenever a plug is inserted or removed. 6,7-(unknown) Tenant stated there are two light switches in the kitchen of unknown purpose? 8-(wires) Tenant is lifting excess or unused miscellaneous telephone wires where removal was requested. 9-(counter) An edge section of the formica counter has broke loose. This contains some sharp edges where repairs are recommended. 10-(windows) Tenant stated air is felt under lower aluminum window gaps because some close crooked or do not fully close. 11-(cleaning) Tenant requested removal of miscellaneous items from the floor under the kitchen sink cabinet. 12-(doorbell) Unit door bell switch needs repairs. OTHER ITEMS: -The ceiling fan light fixture in the kitchen became inoperative and was reported to management by tenant where it was removed and awaiting parts for repair. This is the only source of kitchen light. -The upper loft center ceiling fan light does not turn on unless the fan is running. The power cord runs along the ceiling and down the wall to an outlet. Tenant requested at the inspection that the fan be changed where the light can be turned on without the fan running. |
| 6.6 | COMMON INTERIOR AREAS
(corridor, lobby, lounge, hallway, laundry)
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