1234 ANY STREET - irp-cdn.multiscreensite.com · Implications: Water entry, water damage to...

INSPECTION REPORT

For the Property at:

1234 ANY STREETOUR TOWN USA, VA

Prepared for: JANE DOEInspection Date: Saturday, January 18, 2014

Prepared by: Dennis Pelczynski, VCHI

Beltway Home Inspections10701 Rosehaven StFairfax, VA 22030

(703) 957-0155(703) 407-6860 (cell)

[email protected]

Inspecting Northern Virginia...one home at a time!

www.beltwayhomeinspections.com

AGREEMENT

PARTIES TO THE AGREEMENT

CompanyBeltway Home Inspections10701 Rosehaven StFairfax, VA 22030

ClientJane Doe

This is an agreement between Jane Doe and Beltway Home Inspections.

Pre-Inspection Agreement

This agreement is an integral part of the Inspection Report and any addenda.It contains limitations of the scope of the inspection, remedies and liability. Please read it carefully.

Standards of Practice:The inspection will meet or exceed the Standards of Practice of The American Society of Home Inspectors (ASHI) whenfeasible. A copy may be provided for the Clients edification or can be found at ASHI.org.The inspection will also conform to the requirements established by the Department of Professional and OccupationalRegulation (DPOR) under Virginia Code-18-VAC-15-40-120.

Scope of inspection and limitations:The inspection and written report include a comprehensive visual inspection of readily accessible systems andcomponents of the Property and provide a descriptive listing of significant deficiencies found. The Client can realisticallyexpect to gain a general sense of the material condition of the house and knowledge of any significant safety conditionsthat can be discovered under the scope of this inspection.In accordance with ASHI Standards of Practice and DPOR Virginia Code 18-VAC-15-40-130 the inspection of theProperty will include an assessment of the following specific components: Structural systems; observable roof condition,attic and insulation; exterior of dwelling; interior of dwelling; garage or carports: plumbing system; electrical system;heating system; and air conditioning system as applicable.

Outside scope of inspection (exclusions):In accordance with ASHI Standards of Practice and DPOR Virginia Code-18-VAC-15-40-120, Paragraph b, Item 7 thefollowing items will be excluded from the inspection and report: conditions of systems or components that are not readilyaccessible or visibly observable; the remaining life of any system or component; the strength, adequacy, effectiveness,or efficiency of any system or component; the causes of any condition or deficiency; the methods, materials, or costs ofcorrections; future conditions including, but not limited to, failure of systems or components; the suitability of the propertyfor any specialized use; compliance with regulatory requirements (codes, including the Virginia Uniform StatewideBuilding Code, regulations, laws, ordinances, etc.); the market value of the property or its marketability; the advisability ofthe purchase of the property; the presence of diseases harmful to humans or potentially hazardous plants or animalsincluding, but not limited to, wood destroying organisms and mold; the presence of any environmental hazards including,but not limited to, toxins, carcinogens, noise, asbestos, lead-based paint, mold, radon, and contaminates in soil, waterand air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardoussubstances; the operating costs of systems or components; the acoustical properties of any system or component; thepresence of components involved in manufacturers recalls; the inspection of outbuildings.

Report No. 1053, v.3

1234 Any Street, Our Town USA, VA January 18, 2014 www.beltwayhomeinspections.com



AGREEMENT

In addition to the above stated exclusions, the Inspector is not required to move debris, furniture, equipment, carpeting orother items, which may impede access or limit visibility, or enter any area where the opening is less than 24 inches highand wide or as the Inspector deems unsafe. The Inspector is not required to operate systems or equipment in any waybeyond that of a homeowner engaged in the routine operation or maintenance of items in the home. The Inspector maynot operate shut-off valves, light pilot lights, plug- in appliances or operate circuit breakers (except to test GFCI and AFCItype breakers). The inspection excludes ascertaining the presence of the building material commonly known a Chinesedrywall.

Inspection of roof coverings:The Inspector will not transverse any roof over a 5/12 pitch, or over 24 above level stable ground. The Inspector will notwalk on shake, slate, metal, tile or worn or brittle coverings. The Inspector will not go on any roof covered by snow, ice,or which has a weak substrate. The determination as to walking on a roof is solely up to the inspector.

The inspection is not technically exhaustive:The Inspector does not use any special equipment, or inspect to the same level of detail that a specialist technicianwould. Therefore it is possible that a second opinion by a specialist will reveal items that the Inspector does not discover.If the Inspector recommends consulting other specialized experts, any such consultation shall be at the Clients solediscretion and expense.

Cosmetic/aesthetic defects:The Inspector will not inspect nor report on cosmetic/aesthetic defects which include but are not limited to the following:scratches; small holes; defective carpet; typical minor cracks found in concrete, stucco, asphalt; painting requirementswhen structure damage is not imminent and other minor defects which have no bearing on the structural integrity of theproperty. The inspection does not include appliances that are not conveyed in the real estate contract or equipment suchas but not limited to swimming pools, saunas, spas, hot tubs, the structures related to those items; watersofteners/treatment systems; playground equipment, fences, awnings; central vacuum systems; wood stoves, spaceheaters, solar heat systems; solar power systems; wells and well pumps, septic systems or other water storage devices;underground fuel tanks.

Not a warranty:This inspection is a visual observation of existing conditions of the inspected property at the time of the inspection and isnot intended to be, or to be construed as, a guarantee, warranty, or any form of insurance. Deficiencies and defectswhich are latent or concealed are excluded from the inspection. This inspection is not a substitute for any propertydisclosure statements required by law or lending institution; nor does it substitute for or replace any disclosure obligationof the seller. Should the Client desire guaranties, warranties or an appraisal of the property, they must be obtained fromthe sellers or others specializing in these matters.

Statement of independence:Beltway Home Inspections, LLC certifies that the Inspector has no present or contemplated future interest in the propertyto be inspected. The Inspector has no involvement with trades people and does not benefit from any sales orimprovements.

Limitation of liabilityLiability for errors and omissions in this inspection is limited to the fee paid for this inspection. This amount shall be





AGREEMENT

deemed liquidated damages, and the Client agrees to immediately accept a refund of the fee as a full settlement of anyand all claims which may ever arise from the inspection.

Arbitration:Should any disputes arise from this inspection, Client agrees to notify Inspector immediately. Every attempt will be madeto come to a verbal resolution, which may involve an inspection or consultation with other knowledgeable persons.Otherwise Client and Inspector agree to binding arbitration by a mutually agreeable arbitrator familiar with the homeinspection industry, whose fee will be split equally. If, despite everyones best efforts at resolution it should proceed tothe courts, the prevailing party shall be awarded and reimbursed for all legal fees.

The Inspector is not liable for any claim presented more than one year after the date of inspection.

Severability:Should a court find any part of this agreement disagreeable the remaining provisions remain in full force and effect.

Re-inspection:The Client agrees that if Beltway Home Inspections, LLC re-inspects any item/area of the property at a later timewhether to inspect an item/area which was inaccessible during the first inspection, to inspect repairs, to conduct awalk-through inspection prior to settlement or for any other reason, The Client agrees that said inspection shall begoverned by the same terms and conditions and limits of liability contained herein and that the client shall pay anadditional fee to be agreed upon prior to the follow-up inspection.

Use by others:The inspection and report are only of the Property listed and for the sole use of the Client. Client may share the reportonly with parties directly related to the real estate transaction. Inspector accepts no responsibility in the event ofunauthorized distribution of this report.

I, Jane Doe (Signature)___________________________, (Date)_______________, have read, understood andaccepted the terms of this agreement.





SUMMARY

The subject property was inspected for the purpose of informing the client of the conditions of the home at the time ofthe inspection.

This report reflects conditions of readily accessible building components observed at the time of the inspection.

The following summary outlines notable and potentially significant issues from a cost or safety standpoint. This section isprovided as a courtesy and cannot be considered a substitute for reading the entire report. Please read the completedocument.

Click on the below to download the "Home Set-up and Maintenance" pdf:Priority Maintenance Items

Roofing

SLOPED ROOFING \ Asphalt shinglesCondition: Multiple layersMultiple roof covering layers.-Estimated age of top shingle layer is 10-15 years-Typical service life of 3 tab shingle is 15-20 years-Roof covering appears to be in the last third of its expected service life.Implications: Shortened life expectancy of roof covering material,Task: Regular maintenance and repair can help prolong service life of roof covering, Monitor, Budget for replacement-Note: At time of roof covering replacement, all layers will need to be removedTime: 3-5 years

SLOPED ROOF FLASHINGS \ Roof/sidewall flashingsCondition: No kickout flashingMissing kick out flashing noted at frontImplications: Potential water intrusion at roof wall junction, Potential water damage to structureTask: Correct, Install kick out flashing to direct water toward gutter and away from overhangTime: Immediate

Exterior

RECOMMENDATIONS \ OverviewCondition: Wall penetration sealants failing Implications: Water entry, Insect/Pest entryTask: Replace aged/failed seal

ROOF DRAINAGE \ GuttersCondition: Gutter covers with negative slope-gutter covers are allowing water to flow back toward shingles, wick beneath shingles and flow behind gutters, fascia, andinto soffitImplications: Potential damage to structure, trim, interior finishesTask: Remove gutter covers to eliminate negative slope and allow for proper drainage, Repair/Replace damaged trim




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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

APPLIANCES SITE INFO REFERENCE

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

http://www.discoverhorizon.com/hrb/HHRB.aspx?id=63&DROPDOWN=22287

http://www.discoverhorizon.com/hrb/article.aspx?ASKID=731&DROPDOWN=7912


SUMMARY

Time: Immediate

ROOF DRAINAGE \ DownspoutsCondition: Should discharge 6 feet from buildingImplication(s): Chance of water damage to contents, finishes and/or structure

WALLS \ Soffits and fasciaCondition: DamageWater damage noted to fascia, soffit, rake boardsLocations: VariousImplications: Cosmetic defects, Chance of water damage to contents, finishes and/or structureTask: Repair or Replace

Condition: Paint or stain neededImplication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure | Shortened lifeexpectancy of material

Condition: Insect damageImplication(s): Material deterioration

WALLS \ Metal sidingCondition: Loose or missing piecesLoose sidingLocation: Rear at gas meterImplication:Cosmetic defects, Chance of water damage to contents, finishes and/or structureTask: Secure

LANDSCAPING \ Lot gradingCondition: Improper gradingImplications: Water entry, water damage to foundationTask: Provide a positive flow of surface water away from foundation walls. Remove all organic material near foundation,add clean fill soil with a high clay content in two inch lifts, each lift compacted, create a slope away from the foundationwith an inch of fall per foot for at least 8 feetTime: Near future

LANDSCAPING \ WalkwayCondition: Cracked or damaged surfacesSidewalk cracked, damaged, settledImplications: Trip or fall hazardTask: Repair/Replace

LANDSCAPING \ GeneralCondition: Trees or shrubs too close to buildingShrubs too close to buildingLocation: left sideImplications Chance of water damage to contents, finishes and/or structure, Chance of pests entering house, Materialdeterioration




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SUMMARY

Task: Trim to maintain adequate clearance, Remove

Electrical

DISTRIBUTION SYSTEM \ LightsCondition: LooseLoose hanging fixtureLocation: Dining roomImplications: Electric shock, Fire hazard, Damage to structure, InjuryTask: Secure, Correct

Condition: Improper closet lightingImproper lighting in storage areaLocation: Upper levelImplications: Fire hazardTask: Replace, Remove,

DISTRIBUTION SYSTEM \ Junction boxesCondition: Missing, looseImproperly terminated hot conductors noted in exterior storage closet-missing junction box and proper capsImplications: Electric shock, Fire hazardTask: Install junction box to properly terminate conductorsRecommend correction by professional electrician

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: Various outlets throughout dwelling have been painted over. Outlets are difficult to use. Paint pushed intoopening may pose an electrical fire hazard.Recommend immediate replacement of damaged/painted outlets by qualified electrical contractor

Condition: Ground Fault Interrupter (GFI) neededNo GFCI protection noted in garage or exteriorImplications: Electric shockTask: correct/install

Heating

GAS FURNACE \ Combustion airCondition: Inadequate combustion airCombustion air may be inadequate when door is closedLocation: Utility roomImplications: Equipment not operating properly, Hazardous combustion products entering home, Increased heating costs,Reduced comfort, Increased operating costsTask: Further evaluation of combustion air vents above ducts leading to attic space, Leave door open during heatingseason,




Page 3 of 38






http://www.magnuminspections.com/PDF/Codes/Painting_101.pdf




SUMMARY

Provide additional openings in door

GAS FURNACE \ Venting systemCondition: Combustible clearanceInadequate clearance to combustible materialsLocation: Utility roomImplications: Fire hazardTask: Further evaluation and repair as necessary to provide proper clearances to combustible materialTime: Immediate

GAS FURNACE \ Ducts, registers and grillesCondition: Under slab ducts--Transite ducts are known to contain some asbestos--Under slab ducts are prone to water damage and other moisture related issuesImplications: Indoor air quality concerns, AllergensTask: Recommend having ducts scoped to determine overall condition/integrity and repairs performed as necessary

Condition: Poor support of metal supply ductLocation: Utility roomImplications: Damage to equipment, Potential air flow restrictionTask: Secure

GAS FURNACE \ Mechanical air filterCondition: Loose or collapsedMechanical air filter not secured properlyImplications: Increased fire hazard, Increased heating costs, Reduced comfortTask: Provide proper support mechanism to prevent filter movement

Insulation and Ventilation

ATTIC/ROOF \ HatchCondition: Not insulatedAttic access hatch is not insulatedImplications: Increased heating /cooling cost, Decreased comfortTask: Recommend replacing with sheetrock/drywall and insulating to minimize heat loss/gainTime: Immediate

Plumbing

WATER HEATER \ Combustible clearanceCondition: InadequateInadequate clearance to combustibleLocation: Water heater closetImplication: Fire hazardTask: Correct, Provide adequate clearance and proper draft collar




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SUMMARY

WASTE PLUMBING \ Drain piping - performanceCondition: Clothes washer drain connectionsWashing machine waste drain line leakingImplications: Chance of water damage to contents, finishes and/or structureTask: Repair

FIXTURES AND FAUCETS \ Hose bibbCondition: Freeze warningHoses connected to exterior hose bibbs at time of inspectionImplications: Damage to plumbingTask: Disconnect all hoses during winter months, Shut off/drain exterior hose supply (located in back of closet next toshower)Time: Annually

Interior

RECOMMENDATIONS \ OverviewCondition: Room missing built-in closetLocation: Lower levelImplications: Cannot be marketed/listed as bedroomTask: Install closet

CEILINGS \ GeneralCondition: Typical flawsTypical flaws and non professional workLocations: Various, Upper level storageImplications: CosmeticTask: Refinish

STAIRS \ GuardrailsCondition: MissingMissing guard rail at stairsImplications: Fall hazardTask: Correct, Install guard/handrail rail

Appliances

RANGE \ GeneralCondition: Range "Anti-Tip Bracket" missing/not installed

LAUNDRY FACILITIES \ Waste standpipeCondition: LeakingSee plumbing




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http://www.fairfaxhomeinspector.com/content/anti-tip-brackets


SUMMARY

LAUNDRY FACILITIES \ Dryer ventingCondition: Improper materialImplications: Fire hazardTask: Replace with flex/solid metal vent materialTime: Immediate

DESCRIPTION OF REPORTThe report that follows includes a Description of the systems and components in the house as well as any Limitationsthat may have restricted my inspection. The most important part of the report is the Recommendations section. It is herethat I identify defects in the home and suggest improvements.

LIMITING FACTORSI am a generalist, and in some cases, I will recommend specialists to further investigate conditions that I have identified.This is very similar to the doctor who is a general practitioner, identifying a physical condition and recommending furthertesting by a specialist.

Home inspectors have a limited amount of time on site. Market conditions and inspection fees dictate that inspectionstypically run about three hours. As a result, there will be things that are not picked up. I ask that you understand andaccept this. The inspection provides great value, and adds considerably to your understanding of the home. But it is notan insurance policy with a one-time only premium, no exclusions, no deductible and no limits.

A home inspection does not include an examination for pests, rot or wood destroying insects. There are specialistsavailable who can provide these services.

Please read the report carefully, and feel free to ask any questions that you may have. Again, I will remind you that ahome inspection addresses visually accessible components of the home, and does not include destructive testing. Ioperate mechanical systems with normal homeowner controls. Where there are many systems of a similar type and ahome, I inspect a representative sample. For example, I do not inspect every electrical outlet, every piece of siding orevery brick or every window.

As you read the report, I encourage you to contact me with any questions about the report or the home.

Click on the link below to download the "Life Cycles and Costs" pdf:

Home Improvement - ballpark costs




Page 6 of 38



http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf


ROOFING

Description

Sloped roofing material: Asphalt shingles

Probability of leakage: Medium

Inspection Methods & Limitations

Inspection performed: With binoculars from the ground From roof edge

Conditions & Recommedations

SLOPED ROOFING \ Asphalt shinglesCondition: Patched

Condition: Exposed fastenersAt least one exposed nail head was noted along garage ridgeImplications: Potential water leakage, Potential damage to structure and interior finishesTask: Identify and seal exposed nail headsTime: Immediate

Condition: Multiple layersMultiple roof covering layers.-Estimated age of top shingle layer is 10-15 years-Typical service life of 3 tab shingle is 15-20 years-Roof covering appears to be in the last third of its expected service life.Implications: Shortened life expectancy of roof covering material,Task: Regular maintenance and repair can help prolong service life of roof covering, Monitor, Budget for replacement-Note: At time of roof covering replacement, all layers will need to be removedTime: 3-5 years

SLOPED ROOF FLASHINGS \ Roof/sidewall flashingsCondition: No kickout flashingMissing kick out flashing noted at frontImplications: Potential water intrusion at roof wall junction, Potential water damage to structureTask: Correct, Install kick out flashing to direct water toward gutter and away from overhangTime: Immediate




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ROOFING

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No kickout flashing

SLOPED ROOF FLASHINGS \ Drip edge flashingsCondition: Not visible due to gutter guard/cover




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http://www.discoverhorizon.com/hrb/LargeImage.aspx?IMAGE=1820.gif


EXTERIOR

Description

General: Exterior Photos

Rear Front

Gutter & downspout material: Aluminum

Gutter & downspout type: Eave mounted

Gutter & downspout discharge: Above grade

Lot slope:Away from building

Left sideTowards building

Left front (looking at front) and right rear (looking at rear)Hillside

Wall surfaces: Metal siding

Soffit and fascia: Hardboard/Plywood

Driveway: Concrete No performance issues were noted.

Walkway: Concrete

Patio: Concrete

Fence: Wood




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EXTERIOR


Upper floors inspected from: Ground level

Exterior inspected from: Ground level


RECOMMENDATIONS \ OverviewCondition: Wall penetration sealants failing Implications: Water entry, Insect/Pest entryTask: Replace aged/failed seal

Wall penetration sealants failing

ROOF DRAINAGE \ GuttersCondition: Gutter covers with negative slope-gutter covers are allowing water to flow back toward shingles, wick beneath shingles and flow behind gutters, fascia, andinto soffitImplications: Potential damage to structure, trim, interior finishesTask: Remove gutter covers to eliminate negative slope and allow for proper drainage, Repair/Replace damaged trimTime: Immediate




Page 10 of 38




EXTERIOR

Negative slope

ROOF DRAINAGE \ DownspoutsCondition: Should discharge 6 feet from buildingImplication(s): Chance of water damage to contents, finishes and/or structure

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EXTERIOR

Should discharge 6ft. from building

WALLS \ Soffits and fasciaCondition: DamageWater damage noted to fascia, soffit, rake boardsLocations: VariousImplications: Cosmetic defects, Chance of water damage to contents, finishes and/or structureTask: Repair or Replace

Damage

Damage




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EXTERIOR

Damage Damage

Condition: Paint or stain neededImplication(s): Cosmetic defects | Chance of water damage to contents, finishes and/or structure | Shortened lifeexpectancy of material

Condition: Insect damageImplication(s): Material deterioration

Insect damage

WALLS \ Metal sidingCondition: Mechanical damageMinor dents notedLocation: VariousImplications Cosmetic defects




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EXTERIOR

Condition: Loose or missing piecesLoose sidingLocation: Rear at gas meterImplication:Cosmetic defects, Chance of water damage to contents, finishes and/or structureTask: Secure

LANDSCAPING \ Lot gradingCondition: Improper gradingImplications: Water entry, water damage to foundationTask: Provide a positive flow of surface water away from foundation walls. Remove all organic material near foundation,add clean fill soil with a high clay content in two inch lifts, each lift compacted, create a slope away from the foundationwith an inch of fall per foot for at least 8 feetTime: Near future

Improper grading Implications: Water entry,...

LANDSCAPING \ WalkwayCondition: Cracked or damaged surfacesSidewalk cracked, damaged, settledImplications: Trip or fall hazardTask: Repair/Replace




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EXTERIOR

Cracked or damaged surfaces

Condition: Uneven (trip hazard)Implication(s): Physical injury

LANDSCAPING \ GeneralCondition: Trees or shrubs too close to buildingShrubs too close to buildingLocation: left sideImplications Chance of water damage to contents, finishes and/or structure, Chance of pests entering house, MaterialdeteriorationTask: Trim to maintain adequate clearance, Remove




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STRUCTURE

Description

Configuration: Slab-on-grade

Foundation material: Poured concrete

Floor construction: Concrete Not visible

Exterior wall construction: Wood frame

Roof and ceiling framing: Rafters/roof joists Plywood sheathing


Inspection limited/prevented by: Floor, wall, and ceiling coverings

Attic/roof space:Inspected from access hatch

Garage and main attic

Knee wall areas: Entered but access was limited




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ELECTRICAL

Description

Service entrance cable and location:Underground aluminum

Service size: 200 Amps (240 Volts)

Main disconnect/service box rating: No main disconnectFour throws required to disconnect all power

Main disconnect/service box rating:150 Amps

Distribution panel rating

Main disconnect/service box type and location:Breakers - utility room




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ELECTRICAL

Number of circuits installed: 18

System grounding material and type: Copper - ground rods

Distribution wire material and type: Copper - non-metallic sheathed Aluminum - non-metallic sheathed Aluminumto major appliances

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

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

No GFCI outlets noted in the following areas:-Garage-Exterior

GFCI - bathroomGFCI - kitchen

Smoke detectors: Present

Carbon monoxide (CO) detectors: None noted



Panel covers: Removed for inspection

System ground: Quality of ground not determined

Circuit labels: The circuits are not labeled at the panel




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ELECTRICAL


DISTRIBUTION SYSTEM \ AluminumCondition: Potential Aluminum wire corrections--Change all the wires-Not practical unless a major renovation is being done--Installing a small section of copper wire on the end of the aluminum wire using a mechanical bond--Installing outlets, switches, and fixtures that are compatible with aluminum wire--Installing UL approved copper to aluminum wire nuts at all connections--Spraying ant-oxidant on all the connections and tightening them as needed--Putting a load on the end of the circuit and checking for a voltage drop at each stage in the line. The one just before thedrop will be a loose connection--Installing Arc Fault breakers in the main panel at all aluminum wire circuits--Do nothing and monitoring for a burning smell or intermittent operation. Not recommended

DISTRIBUTION SYSTEM \ Outdoor wiringCondition: Wires too close to gradeExterior outlet too close to gradeLocation: Front of garageImplications: Electric shock, Damage to equipmentTask: Elevate or remove

DISTRIBUTION SYSTEM \ LightsCondition: LooseLoose hanging fixtureLocation: Dining roomImplications: Electric shock, Fire hazard, Damage to structure, InjuryTask: Secure, Correct

Condition: Improper closet lightingImproper lighting in storage areaLocation: Upper levelImplications: Fire hazard




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ELECTRICAL

Task: Replace, Remove,

Improper closet lighting Improper closet lighting

DISTRIBUTION SYSTEM \ Junction boxesCondition: Missing, looseImproperly terminated hot conductors noted in exterior storage closet-missing junction box and proper capsImplications: Electric shock, Fire hazardTask: Install junction box to properly terminate conductorsRecommend correction by professional electrician

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: Various outlets throughout dwelling have been painted over. Outlets are difficult to use. Paint pushed intoopening may pose an electrical fire hazard.Recommend immediate replacement of damaged/painted outlets by qualified electrical contractor

Condition: Ground Fault Interrupter (GFI) neededNo GFCI protection noted in garage or exteriorImplications: Electric shockTask: correct/install




Page 20 of 38




http://www.magnuminspections.com/PDF/Codes/Painting_101.pdf



ELECTRICAL

DISTRIBUTION SYSTEM \ Smoke detectorsCondition: Smoke alarms do save lives, require proper placement, maintenance, and replacement. Service life ofsmoke alarms is 7-10 years.

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectorsCondition: Recommend installation of carbon monoxide alarms on all floors




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HEATING

Description

Fuel/energy source: Gas

System type: Furnace

Heat distribution: Heat source noted in each habitable space.

Heat distribution: Ducts and registers

Efficiency: Mid-efficiency

Typical life expectancy: Furnace (conventional or mid-efficiency) 18 to 25 years

Main fuel shut off at: Next to unit

Exhaust pipe (vent connector): Single wall

Chimney/vent: Metal

Combustion air source: Interior of building


Inspection prevented/limited by: Floor, wall, and ceiling coverings


GAS FURNACE \ Combustion airCondition: Inadequate combustion airCombustion air may be inadequate when door is closedLocation: Utility roomImplications: Equipment not operating properly, Hazardous combustion products entering home, Increased heating costs,Reduced comfort, Increased operating costsTask: Further evaluation of combustion air vents above ducts leading to attic space, Leave door open during heatingseason,Provide additional openings in door




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HEATING

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GAS FURNACE \ Venting systemCondition: Combustible clearanceInadequate clearance to combustible materialsLocation: Utility roomImplications: Fire hazardTask: Further evaluation and repair as necessary to provide proper clearances to combustible materialTime: Immediate

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HEATING

Combustible clearance

GAS FURNACE \ Ducts, registers and grillesCondition: Under slab ducts--Transite ducts are known to contain some asbestos--Under slab ducts are prone to water damage and other moisture related issuesImplications: Indoor air quality concerns, AllergensTask: Recommend having ducts scoped to determine overall condition/integrity and repairs performed as necessary

Condition: Poor support of metal supply ductLocation: Utility roomImplications: Damage to equipment, Potential air flow restrictionTask: Secure

Poor support




Page 24 of 38




HEATING

GAS FURNACE \ Mechanical air filterCondition: Loose or collapsedMechanical air filter not secured properlyImplications: Increased fire hazard, Increased heating costs, Reduced comfortTask: Provide proper support mechanism to prevent filter movement




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COOLING & HEAT PUMP

Description

Air conditioning type: Air cooled

Compressor type: Electric






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INSULATION AND VENTILATION

Description

Attic/roof insulation material: Fiber glass

Attic/roof ventilation: Soffit vent Gable vent


ATTIC/ROOF \ HatchCondition: Not insulatedAttic access hatch is not insulatedImplications: Increased heating /cooling cost, Decreased comfortTask: Recommend replacing with sheetrock/drywall and insulating to minimize heat loss/gainTime: Immediate

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INSULATION AND VENTILATION

Not insulated




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PLUMBING

Description

Water supply source: Public

Service piping into building: Copper

Supply piping in building: Copper

Main water shut off valve at the:Utility room

Water flow and pressure: Functional

Water heater fuel/energy source: Gas

Water heater type: Conventional

Typical life expectancy: 8 to 12 years

Waste disposal system: Public

Waste piping in building: Plastic

Gas piping: Steel


WATER HEATER \ Combustible clearanceCondition: InadequateInadequate clearance to combustibleLocation: Water heater closetImplication: Fire hazardTask: Correct, Provide adequate clearance and proper draft collar




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PLUMBING

Inadequate

WASTE PLUMBING \ Drain piping - performanceCondition: Clothes washer drain connectionsWashing machine waste drain line leakingImplications: Chance of water damage to contents, finishes and/or structureTask: Repair

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PLUMBING

Clothes washer drain connections

FIXTURES AND FAUCETS \ Hose bibbCondition: Freeze warningHoses connected to exterior hose bibbs at time of inspectionImplications: Damage to plumbingTask: Disconnect all hoses during winter months, Shut off/drain exterior hose supply (located in back of closet next toshower)Time: Annually




Page 31 of 38




INTERIOR

Description

Major floor finishes: Carpet Tile

Major wall and ceiling finishes: Plaster/drywall

Windows: Single/double hung Vinyl

Glazing: Double

Exterior doors - type/material: Sliding glass Metal-clad

Doors: Hollow core

Bathroom ventilation: Exhaust fan


RECOMMENDATIONS \ OverviewCondition: Room missing built-in closetLocation: Lower levelImplications: Cannot be marketed/listed as bedroomTask: Install closet

WALLS \ GeneralCondition: Typical flawsImplication(s): Cosmetic defects

CEILINGS \ GeneralCondition: Typical flawsTypical flaws and non professional workLocations: Various, Upper level storageImplications: CosmeticTask: Refinish

STAIRS \ GuardrailsCondition: MissingMissing guard rail at stairsImplications: Fall hazardTask: Correct, Install guard/handrail rail




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http://www.fairfaxhomeinspector.com/content/bathroom-exhaust-fans



INTERIOR

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Missing Guard rail




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APPLIANCES

Description

Range: Electric

Exhaust fan/range hood: Combination Microwave oven and fan Discharges to exterior

Refrigerator: Freezer on bottom

Dishwasher: Under-counter

Microwave oven: Microwave & Fan Combination

Waste disposal: Batch Feed

Washer and dryer: Proper dryer venting practices

Washer and dryer: Front-loading washer Electric dryer Dryer vented to exterior

Kitchen counter material: Corian


General: Appliances are tested for basic operation only.

Not Tested/Not In Service: Range Exhaust fan Dishwasher Microwave oven Clothes washer and dryer


RANGE \ GeneralCondition: Range Anti-Tip bracket link

Condition: Range "Anti-Tip Bracket" missing/not installed

Range "Anti-Tip Bracket" missing/not...




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http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_10_Appliances_2011.pdf



http://www.fairfaxhomeinspector.com/content/garbage-disposal

http://www.ashireporter.org/HomeInspection/Articles/The-Facts-About-Clothes-Dryer-Exhaust-Systems/161




APPLIANCES

REFRIGERATOR \ GeneralCondition: Regular maintenance of coils is recommended to maintain efficiency of unit.Clean coils at least once a year

DISHWASHER \ GeneralCondition: Dishwasher air gap or high loop installed incorrectly

Range "Anti-Tip Bracket" missing/not...

CLOTHES WASHER \ GeneralCondition: Maintenance tip - Front load washerTo prevent mold & mildew growth:--Clean rubber gasket around washer door on regular basis--Leave door open between wash loads

Condition: Rubber supply hoses installedTask: Upgrade rubber hoses with braided stainless steel pressure tested hosesTime: Near futureImplications: Potential water damage due to hose failure

Rubber supply hoses installed Task:...




Page 35 of 38



http://www.youtube.com/watch?v=cgHcsDMbMNs

http://www.diynetwork.com/videos/dishwasher-high-loop-hose-video/33822.html


APPLIANCES

LAUNDRY FACILITIES \ Waste standpipeCondition: LeakingSee plumbing

LAUNDRY FACILITIES \ Dryer ventingCondition: Dryer vent requires regular cleaningImplications: Lint build up, potential fire hazard, decreased appliance efficiencyTask: Clean/MaintainTime: Annually

Condition: Improper materialImplications: Fire hazardTask: Replace with flex/solid metal vent materialTime: Immediate

Improper material Implications: Fire...




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http://www.nfpa.org/safety-information/for-consumers/causes/dryers-and-washing-machines


SITE INFO

Description

General: Dennis Pelczynski, Virginia Certified Home Inspector #3380000502

General: ASHI Standards of Practice and Code of Ethics

Weather: Clear

Approximate temperature: Mid 40s Fahrenheit

Attendees: Owner

Occupancy: The home was occupied at the time of the inspection.

Utilities: All utilities were on during the inspection.

Approximate age of home: 44 years

Approximate date of construction: 1970

Approximate size of home: 1500 ft.²

Building type: Single family detached

Number of stories: 2

Number of bedrooms: 4

Number of bathrooms: 2

Below grade area: Slab-on-grade

Garage, carport and outbuildings: Attached two-car garage

END OF REPORT




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http://www.beltwayhomeinspection.com/

http://www.homeinspector.org/standards/default.aspx


REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS




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http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_1_Roofing_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_2_Exterior_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_3_Structure_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_4_Electrical_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_5_Heating_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_6_Cooling_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_7_Insulation_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_8_Plumbing_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_9_Interior_2011.pdf


http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2013.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_12_Supplementary_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_14_Appendix_A_2011.pdf


1234 ANY STREET - irp-cdn.multiscreensite.com · Implications: Water entry, water damage to...

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