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www.acehomeinspections.net 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.
REPORT ORGANIZATION INFORMATION
| 1.0 | REPORT
ORGANIZATION INFORMATION FOR YOUR INFORMATION A GENERAL SUMMARY OF ITEMS THAT NEED ADDRESSING IS AT THE BEGINNING BEFORE THE REPORT INVOICE. THE SUMMARY CONTAINS NO PHOTOGRAPHS. ALL PHOTOGRAPHS ARE IN THE MAIN REPORT. FOR EXAMPLE SUMMARY SECTION 3.1 IS THE SAME AS MAIN REPORT SECTION 3.1 MINUS THE PHOTOGRAPHS. SECTIONS 2 THROUGH 20 HAVE ALL THE PHOTOGRAPHS AND LIST ALL ITEMS UNCOVERED DURING THE INSPECTION. SECTIONS 22 THROUGH 34 CONTAIN NO PHOTOGRAPHS AND ARE A LISTING OF ALL ITEMS INSPECTED AND CONTAINS ALL BUILDING STYLES AND GENERAL INFORMATION ALONG WITH MEASURED ITEMS SUCH AS HEATING UNIT TEMPERATURES AND WATER HEATER MANUFACTURE DATES. FOR YOUR INFORMATION IT APPEARS BASED ON WATER HEATER AND HEATING AND COOLING UNIT DATES, THAT MAJOR BUILDING RENOVATIONS TOOK PLACE IN LATE 1993 AND 1994. THE BUILDING HAS A TOTAL OF 14 SEPARATE UNITS. UNIT 5 IS THE ONLY ONE BEDROOM UNIT. ALL OTHERS HAVE TWO BEDROOMS. OVERALL BUILDING STRUCTURE APPEARED ADEQUATE AND ROBUST WITH NUMEROUS MINOR AND SAFETY REPAIRS NEEDED. |
BUILDING EXTERIOR
| 2.5 | BUILDING
EXTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-ACE Home Inspections, LLC does not inspect E.I.F.S. (Exterior Insulation and Finish System) style siding. ACE Home Inspections, LLC is not a state licensed E.I.F.S. inspection company and always advises its clients to contact a state licensed E.I.F.S. contractor to obtain the proper condition of the buildings E.I.F.S. that includes a moisture content analysis and that follows all state E.I.F.S. inspection rules and regulations. The E.I.F.S. type of siding is located on the front wall of the building. E.I.F.S. is similar to a Dry-vit or Stucco type siding. |
| 2.6 | BUILDING
EXTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The top railing or parapet metal flashing or coping has started to oxidize. There is also one section that is raised up because it has two small attached satellite TV dishes. Repairs are recommended which may include but are not limited to painting of oxidized areas and proper attachment of the one raised area. 2,3,4,5,6,7,8,9,10,11,12-These are photos of the bitumen roof covering material. There are about a half dozen large low spots where standing water does not properly drain away, and collects until it evaporates. The roof is supposed to properly angled where all water drains down the center PVC drains that travel through the attic and out both sides of the rear wall and down to the street. Standing water is never recommended because this can break down the roof covering slowly over time. The present bitumen roof covering appears overall aged with numerous spider web type cracking, low areas, and numerous bunched up, raised, or rippled areas and some of the roof tar coatings around the roof penetrations is aged with cracks and gaps. There were no areas of interior wood roof decking that was moisture ridden or wet at the time of inspection. There was moisture discoloration, but all areas appeared to be structurally adequate at the time of the inspection. Recommend further investigation of overall roof adequacy and repairs by a licensed roof contractor which may include but are not limited to resurface the low areas where water collects and reseal around all roof penetrations and possibly resurfacing entire roof with a protective coating such as an asphalt-based emulsion. This should improve and prolong overall roof covering adequacy and life expectancy. Maintaining roof involves resurfacing with a protective coating such as an asphalt-based emulsion every 3 to 6 years. 13,14,15,16,17-Some of the upper rear and front bottom or sill exterior wood window framing is moisture deteriorated and the paint finish on the front and left side lower window framing is aged with peeled and missing areas where repairs are recommended. Repairs may include but are not limited to repair/replacement of upper window sills where needed, and heavily painting of all exterior wood members. 18-The rear cable lid is open because it has some slight damage. This is beyond the scope of the inspection, however is listed as a courtesy. |
| 2.7 | BUILDING
EXTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8-The majority of the mortar between the bricks is aged where it is somewhat soft with a sand-like composition and can be poked or pried away. The deterioration is spread out in various location. The brick siding still appears overall adequate with no major areas of cracking. There are a couple small hairline stairstep cracks one along the right side at the top of the front corner and the other along the right side at the top of the rear corner. There is no side-to-side differential where one side is not out further than other, indicating normal settlement or aging. There are also numerous bricks which have missing sections, primarily throughout the entire right side. The combination of the soft mortar and chaffing or missing and broke off sections of brick do not appear to significantly effect the overall structure because no major cracking has developed, however warrants further investigation by a licensed brick mason or brick siding contractor. This is because even though no major deterioration exists today, the sift mortar and brick deterioration could create issue in the near future? 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. 9-The brick siding along one corner of the concrete slab base for the rear stairwell is severely deteriorated where repairs by a licensed siding or brick mason contractor is recommended. |
BUILDING INTERIOR
| 3.3 | BUILDING
INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There is a moisture discolored and deteriorated section of plasterboard wall located to the right of the second floor exit door of Unit 4. The other side of the wall in Unit 4 was found to be adequate. Lifting the ceiling tiles above the door within Unit 4 revealed an area of moisture discolored roof decking boards. All areas were dry at the time of the inspection, indicating a previously repaired leak where the wall was never repaired/painted. Recommend owner disclosure of any previous repairs to roof covering above this area along with repairs to plasterboard. (cosmetic) 2-The upper and lower hallway carpets are dirty. 3,4,5,6-The second floor hallway center building exit stairwell emergency light fixture does not operate. The stairwell is pitch dark and a safety hazard. The main ceiling light bulb is broke off and the emergency light should be in operation. There also a couple ceiling tiles that severely moisture discolored. The tub in Unit 5 is located directly overtop the stairwell. The shower was operated for some time while this was investigated. No water leaks were uncovered, indicating this most likely has been repaired. Recommend installation of new ceiling tiles and repair of both light fixtures. (safety issue) 7-There are some small junction boxes located throughout the attic above the second floor hallway where the installation of proper covers is recommended. 8,9,10-The plywood roof decking around the rear most center roof drain closest to the roof entry scuttle hole has some discolorations indicating previous leakage. The area was dry at the time of inspection, however since all drains could not be accessed or were not readily accessible a licensed roof contractor is recommended for further investigation. Repairs may include but are not limited to sealing around all the center drains on top of the roof since the roof covering appears aged. |
LAUNDRY ROOM
| 4.1 | LAUNDRY
ROOM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-The laundry room outlets tested are properly grounded, however the outlet above the small table is within six feet of the wash tub sink and is NOT GFCI protected. Recommend this one outlet be upgraded with GFCI protection by a licensed electrical contractor. (safety) |
MAINTENANCE ROOM
| 6.4 | MAINTENANCE
ROOM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The maintenance room door does not solidly closed or lock. This room has a panel where keys can be accessed to each unit where repairs and robust locking of this room is recommended. OTHER ITEMS: -The management has a key to unlock all units except Unit 1. This unit was able to be accessed after the tenants came home for the evening. Recommend a key to Unit 1 be made and placed with rest of unit keys. |
UNIT 1
| 7.1 | UNIT 1
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The light switch beside the front entry door is missing a cover (safety) 2-Another layer of floor tiles has been installed in the half bathroom. Some of these tiles are missing or are loose. 3-There is a small opening beside the kitchen faucet where a vegetable spray wand or snap-in plug/cover is recommended. 4-The upper bathroom floor tiles are deteriorated along the entry door. 5-The light switch in the upper rear bedroom is missing a cover. (safety) OTHER ITEMS: -The oven handle is loose. -The metal suspended ceiling squares are rusty where painting is recommended. -The upper bathroom sink drains slow where repairs are recommended which may include but are not limited to the use of a liquid drain cleaner or removal of drain piping for cleaning. -The half bathroom commode tank water stays running. -The upper bathroom commode does not flush sometimes because the tank does not always fill with water after flushed. -The air conditioner measure temperature drop between the supply and return vents was only 8 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended. |
UNIT 2
| 8.1 | UNIT 2
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The carpet is loose at the upper bathroom threshold entry. OTHER ITEMS: -One set of upper bedroom bi-fold closet doors is missing. -The lower section of the second floor stairway wood banister is loose. -The kitchen sink aerator is aged and sprays water upward when water is turned on too much. -The dishwasher makes loud noises occasionally. The motor may be going bad where further investigation and repair by a licensed contractor is recommended. |
UNIT 3
| 9.2 | UNIT 3
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One upper kitchen cabinet door has been removed. 2-The 4 top elements were not turned on because of owner items. 3-The cabinet door under the kitchen sink is off the hinges. 4-The floor tiles in the kitchen are in place, however some have some gaps between them. (cosmetic) 5-Recommend caulking where tub meets the floor. OTHER ITEMS: -The garbage disposal does not operate. -The half bathroom pedestal sink is loose where it mounts to the wall. -The living room coat closet door is difficult to operate. -The lower section of the second floor stairway wood banister is loose. |
UNIT 4
| 10.1 | UNIT 4
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An 18 inch section of formica has come loose behind the kitchen sink faucet. 2-The front right stove element does not turn on. 3-The half bathroom exhaust fan vent hose to the exterior is missing. 4-The tub faucet has a constant water drip. 5-The caulking behind the upper bathroom wall sink is aged. 6-Wiring and wire-nuts are hanging loose below the light fixture over the kitchen sink. 7-The half bathroom GFCI type outlet no longer trips or resets where repairs are recommended. OTHER ITEMS: -The garbage disposal does not operate. -Some walls and doors need to be painted. |
UNIT 5
| 11.1 | UNIT 5
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The floor coverings are very dirty. (cosmetic) OTHER ITEMS: -The vinyl flooring in the bathroom is curled up along the base of the tub. -The oven element would not turn on. -The bathroom exhaust fan does not operate. |
UNIT 6
| 12.1 | UNIT 6
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The carpets are dirty. OTHER ITEMS: -The oven handle is loose. -The half bathroom sink stopper needs repairs. -The half bathroom towel rod is loose. -The kitchen flooring has some stains. -The tub faucet has a constant water drip. -The lower section of the second floor stairway wood banister is loose. -The sink stopper in the upper bathroom needs repairs. -The garbage disposal does not operate. |
UNIT 7
| 13.1 | UNIT 7
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-An area of dining wall has been patched with wallboard compound, however needs sanded and painted. (cosmetic) 2-A small hole in the living room wall needs patched. 3-An area of floor tiles under the upper bathroom wall sink are deteriorated. 4-The carpet is loose at the upper bathroom entry. 5-An 18 inch section of formica has come loose behind the kitchen sink faucet. 6-The dining room ceiling mounted smoke alarm is missing. OTHER ITEMS: -The carpets are dirty. -The upper bathroom sink stopper needs repairs. -The air conditioner measure temperature drop between the supply and return vents was only 0 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended. |
UNIT 8
| 14.1 | UNIT 8
MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The dining room ceiling mounted smoke alarm is missing. -The garbage disposal does not operate. -There are 2 small chipped areas out of the countertop above the dishwasher, -The toilet [paper holder is loose. -The upper bathroom sink stopper needs repairs. -The tub has a constant water drip. -The front entry door knob is aged where replacement is recommended. -The thermostat is severely loose and hanging crooked where it mounts to the wall. -The air conditioner measure temperature drop between the supply and return vents was only 10 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended. |
UNIT 9
| 15.1 | UNIT 9
MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The oven handle is loose. -There is a small patched area of wall beside the living room closet door where sanding and painting is recommended. (cosmetic) -The half bathroom pedestal sink is loose where it mounts to the wall. -The heat pump electric coil emergency heat measured only 78 degrees where further investigation by a licensed heat and air contractor is recommended, -One side of the bi-fold closet doors in the rear bedroom have been removed and placed in the hallway. |
UNIT 10
| 16.1 | UNIT
10 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The bottom refrigerator door seal has come loose and sticks to the bottom of the refrigerator casing. This sticking is noticed when the door is opened or closed. The area of metal behind the seal has become very corroded. Tenant states hastily repairs were previously made by trying to glue seal on and paint bottom of door where seal now sticks to paint. OTHER ITEMS: -The oven handle is loose. -The deadbolt for the second floor entry door does not fully engage because the hole in the door frame is not deep enough. -The upper bathroom sink stopper needs repairs. |
UNIT 11
| 17.1 | UNIT
11 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The top part of the left cabinet door under the sink is missing leaving a noticeable gap. 2-The half bathroom pedestal sink has a sizeable water leak on the drain piping where water was observed on the floor. 3-There are a couple small gouges on the living room wall. 4-A 16 inch circular area of carpet at the front entry door at the bottom of stairs is ripped and snagged. OTHER ITEMS: -The light over the kitchen sink does not turn on. -The tub has a constant water drip. |
UNIT 12
| 18.1 | UNIT
12 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The right rear stove element does not turn on. 2-A section of plasterboard wall in the closet under the stairs has been cut for some reason. 3-The electrical panel cover could not be opened or removed because a large expensive and heavy wall picture light and a large 40 gallon lower fish tank are blocking it. 4-The GFCI type outlet in the upper bathroom has no power because it will no longer reset where replacement is recommended by a licensed electrical contractor. OTHER ITEMS: -The garbage disposal does not operate. -The floor tiles in the kitchen are aged, but functional. (cosmetic) -The carpets are dirty. -The interior side of the front entry door needs painted. -The tub has a constant water drip. |
UNIT 13
| 19.3 | UNIT
13 MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The thermostat is loose where it mounts to the wall. -The carpet is dirty. -The pedestal sink is loose where it mounts to the wall. -The lower dining room double pane fixed window has some minor fogging along the bottom edges and the surrounding wall enclosure needs painted. -One side of the upper bathroom toilet tissue holder is missing. -The upper bathroom towel rod is loose. -The upper bathroom wall sink is loose. -The tub has a constant water drip. |
UNIT 14
| 20.2 | UNIT
14 MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Water heater has had covers removed. Replacement is recommended both for safety and efficiency reasons. (safety issue) 2-The upper bedroom double pane fixed windows have some minor fogging along the bottom edges and the surrounding wall enclosure needs painted. 3-The tub floor is stained where heavy cleaning will be required. OTHER ITEMS: -The thermostat is loose where it mounts to the wall. -The dishwasher is loose and needs to be secured to the countertop. -The oven handle is loose. -The carpet along the upper bathroom entry is loose and frayed. |
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 | REPORT ORGANIZATION
INFORMATION Comments: FOR YOUR INFORMATION A GENERAL SUMMARY OF ITEMS THAT NEED ADDRESSING IS AT THE BEGINNING BEFORE THE REPORT INVOICE. THE SUMMARY CONTAINS NO PHOTOGRAPHS. ALL PHOTOGRAPHS ARE IN THE MAIN REPORT. FOR EXAMPLE SUMMARY SECTION 3.1 IS THE SAME AS MAIN REPORT SECTION 3.1 MINUS THE PHOTOGRAPHS. SECTIONS 2 THROUGH 20 HAVE ALL THE PHOTOGRAPHS AND LIST ALL ITEMS UNCOVERED DURING THE INSPECTION. SECTIONS 22 THROUGH 34 CONTAIN NO PHOTOGRAPHS AND ARE A LISTING OF ALL ITEMS INSPECTED AND CONTAINS ALL BUILDING STYLES AND GENERAL INFORMATION ALONG WITH MEASURED ITEMS SUCH AS HEATING UNIT TEMPERATURES AND WATER HEATER MANUFACTURE DATES. FOR YOUR INFORMATION IT APPEARS BASED ON WATER HEATER AND HEATING AND COOLING UNIT DATES, THAT MAJOR BUILDING RENOVATIONS TOOK PLACE IN LATE 1993 AND 1994. THE BUILDING HAS A TOTAL OF 14 SEPARATE UNITS. UNIT 5 IS THE ONLY ONE BEDROOM UNIT. ALL OTHERS HAVE TWO BEDROOMS. OVERALL BUILDING STRUCTURE APPEARED ADEQUATE AND ROBUST WITH NUMEROUS MINOR AND SAFETY REPAIRS NEEDED. |
| 2.0 | BUILDING EXTERIOR
Comments: FOR YOUR INFORMATION House siding is brick, entry doors and framing are metal, and the windows are aluminum which are relatively low maintenance, however the window framing is 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. 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.) |
| 2.1 | BUILDING EXTERIOR
1-Front view from roof. 2-Rear view from roof. 3-Left side view from roof. 4-Right side view from roof. 5-Sode view from rear street. 6--Electrical service comes from underground conduit and appeared adequate and was properly grounded to a ground rod, as shown. This is good! Each Unit has their own electric meter. |
| 2.2 | BUILDING EXTERIOR
1,2-There is 6 to 8 inch clearance between the separate building on the right side which appears to be adequate for venting purposes. |
| 2.3 | BUILDING EXTERIOR
Comments: FOR YOUR INFORMATION The flat bitumen built-up style roof has a parapet. It is a low wall along the perimeter where it modifies the wind flow over the roof so that the pressure on it is more uniformly distributed. It also provides a measure of safety in that no objects are so easily blown into the street below. Built-up roof systems are composed of three materials. They are bitumen, felts, and surfacing. Together they create a strong watertight membrane. A gravel stop around the perimeter along the parapet provides a finished edge for the built-up roofing, Not all built-up roofs have a top surface covered with aggregates. To maintain the weathering surface in reasonably good condition, the surface should be covered with a protective coating such as an asphalt based emulsion every three to six years. Roof penetrations include 6 center drain vents, 8 air conditioner line portals, 4 air exhaust flues, 10 plumbing vents, and an entry scuttle hole. All bathroom exhaust fans vent through central exhaust lines that terminate through the far rear end of the roof near the entry scuttle hole. Water drains off the flat roof through the drains located in the middle and all air conditioner lines enter through the portal pipes. |
| 2.4 | BUILDING EXTERIOR
1-Public concrete walkways have some shrinkage or hairline cracks. (These type cracks are normal, cosmetic, usually not serious and may have been caused from original concrete mix problems or from settlement after building was constructed. Most likely there should not be a problem, if the cracks have not worsened with time.) The curbs have some areas of deterioration or crumbling. 2,3-The rear second floor entrance metal stairwell appeared structurally adequate and robust and proper hand-rails were observed. The center interior stairwell exit door is metal and appeared structurally adequate and had a proper hand-rail. This is good, however some areas of corrosion were observed on the exterior stairwell where heavily painting of all areas is recommended. (Maintenance tip.) 4-Main building water meter is located in the rear. |
| 2.5 | BUILDING EXTERIOR
1,2,3-ACE Home Inspections, LLC does not inspect E.I.F.S. (Exterior Insulation and Finish System) style siding. ACE Home Inspections, LLC is not a state licensed E.I.F.S. inspection company and always advises its clients to contact a state licensed E.I.F.S. contractor to obtain the proper condition of the buildings E.I.F.S. that includes a moisture content analysis and that follows all state E.I.F.S. inspection rules and regulations. The E.I.F.S. type of siding is located on the front wall of the building. E.I.F.S. is similar to a Dry-vit or Stucco type siding. |
| 2.6 | BUILDING EXTERIOR
1,2-The top railing or parapet metal flashing or coping has started to oxidize. There is also one section that is raised up because it has two small attached satellite TV dishes. Repairs are recommended which may include but are not limited to painting of oxidized areas and proper attachment of the one raised area. 2,3,4,5,6,7,8,9,10,11,12-These are photos of the bitumen roof covering material. There are about a half dozen large low spots where standing water does not properly drain away, and collects until it evaporates. The roof is supposed to properly angled where all water drains down the center PVC drains that travel through the attic and out both sides of the rear wall and down to the street. Standing water is never recommended because this can break down the roof covering slowly over time. The present bitumen roof covering appears overall aged with numerous spider web type cracking, low areas, and numerous bunched up, raised, or rippled areas and some of the roof tar coatings around the roof penetrations is aged with cracks and gaps. There were no areas of interior wood roof decking that was moisture ridden or wet at the time of inspection. There was moisture discoloration, but all areas appeared to be structurally adequate at the time of the inspection. Recommend further investigation of overall roof adequacy and repairs by a licensed roof contractor which may include but are not limited to resurface the low areas where water collects and reseal around all roof penetrations and possibly resurfacing entire roof with a protective coating such as an asphalt-based emulsion. This should improve and prolong overall roof covering adequacy and life expectancy. Maintaining roof involves resurfacing with a protective coating such as an asphalt-based emulsion every 3 to 6 years. 13,14,15,16,17-Some of the upper rear and front bottom or sill exterior wood window framing is moisture deteriorated and the paint finish on the front and left side lower window framing is aged with peeled and missing areas where repairs are recommended. Repairs may include but are not limited to repair/replacement of upper window sills where needed, and heavily painting of all exterior wood members. 18-The rear cable lid is open because it has some slight damage. This is beyond the scope of the inspection, however is listed as a courtesy. |
| 2.7 | BUILDING EXTERIOR
1,2,3,4,5,6,7,8-The majority of the mortar between the bricks is aged where it is somewhat soft with a sand-like composition and can be poked or pried away. The deterioration is spread out in various location. The brick siding still appears overall adequate with no major areas of cracking. There are a couple small hairline stairstep cracks one along the right side at the top of the front corner and the other along the right side at the top of the rear corner. There is no side-to-side differential where one side is not out further than other, indicating normal settlement or aging. There are also numerous bricks which have missing sections, primarily throughout the entire right side. The combination of the soft mortar and chaffing or missing and broke off sections of brick do not appear to significantly effect the overall structure because no major cracking has developed, however warrants further investigation by a licensed brick mason or brick siding contractor. This is because even though no major deterioration exists today, the sift mortar and brick deterioration could create issue in the near future? 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. 9-The brick siding along one corner of the concrete slab base for the rear stairwell is severely deteriorated where repairs by a licensed siding or brick mason contractor is recommended. |
| 3.0 | BUILDING INTERIOR
Comments: FOR YOUR INFORMATION Attic areas have insulation with an R-value or resistance to heat loss value of R-19. |
| 3.1 | BUILDING INTERIOR
1-The roof is accessed through a scuttle hole located at the rear end of the upper hallway, just outside Unit 13. The metal door is hinged and opens into the hallway attic area. The actual roof opening has a tin cover that is secured in place with two screws. The top cover was secured back in place after the roof inspection. 2-Upper hallway. 3-Lower hallway. |
| 3.2 | BUILDING INTERIOR
1,2,3,4-Hallways have appropriate fire extinguishers, exit signs, and smoke alarms and emergency light fixtures. This is good! Some interior walls have some slight moisture discolorations along the rear doors. All areas were dry to the touch at the time of inspection. Recommend painting hallway walls and ceilings. (cosmetic issue) 5,6,7,8,9,10,11-Both the first and second floor hallway attics are accessed through a series of ceiling scuttle holes. The scuttle holes are all structurally adequate and robust with metal framing and hinged metal doors. The following photos are a sampling of the hallway attic areas. The majority of the roof decking in the second floor attic and floor decking in the first floor attic appeared adequate and relatively free of moisture discoloration and deterioration. Building construction consists of robust 12 inch steel beams and wood rafters and ceiling joists. It appears that at one time in the past there was a fire, based on some of the rear second floor attic wood members which were charred and burnt. It appears that the majority of the deteriorated wood members have been removed. The remaining original wood members have been structurally strengthened with new wood members. Proper plasterboard firewalls were observed along the lengths of the attics. A random sampling of first and second floor hallway attics were inspected around scuttle holes. Attempts were made to travel the length of the hallway attics, however most areas were blocked with pipes and structural members, causing low clearance or inaccessible areas. This report pertains to the visible areas inspected and not inaccessible and low clearance areas. 12,13,14-Front entry can be obtained by using the intercom and having tenant unlatch door from control unit located in each individual apartment or from regular key access. ACE Home Inspections, LLC does not inspect intercoms, keyless type entry entry systems, security systems, or video surveillance systems. 15-Tenant mailboxes are located in the space between the entry doors. |
| 3.3 | BUILDING INTERIOR
1-There is a moisture discolored and deteriorated section of plasterboard wall located to the right of the second floor exit door of Unit 4. The other side of the wall in Unit 4 was found to be adequate. Lifting the ceiling tiles above the door within Unit 4 revealed an area of moisture discolored roof decking boards. All areas were dry at the time of the inspection, indicating a previously repaired leak where the wall was never repaired/painted. Recommend owner disclosure of any previous repairs to roof covering above this area along with repairs to plasterboard. (cosmetic) 2-The upper and lower hallway carpets are dirty. 3,4,5,6-The second floor hallway center building exit stairwell emergency light fixture does not operate. The stairwell is pitch dark and a safety hazard. The main ceiling light bulb is broke off and the emergency light should be in operation. There also a couple ceiling tiles that severely moisture discolored. The tub in Unit 5 is located directly overtop the stairwell. The shower was operated for some time while this was investigated. No water leaks were uncovered, indicating this most likely has been repaired. Recommend installation of new ceiling tiles and repair of both light fixtures. (safety issue) 7-There are some small junction boxes located throughout the attic above the second floor hallway where the installation of proper covers is recommended. 8,9,10-The plywood roof decking around the rear most center roof drain closest to the roof entry scuttle hole has some discolorations indicating previous leakage. The area was dry at the time of inspection, however since all drains could not be accessed or were not readily accessible a licensed roof contractor is recommended for further investigation. Repairs may include but are not limited to sealing around all the center drains on top of the roof since the roof covering appears aged. |
| 3.4 | BUILDING INTERIOR
Comments: FOR YOUR INFORMATION 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. Smoke alarms are always recommended in all hallways, bedrooms, and kitchens. |
| 3.5 | BUILDING INTERIOR
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. |
| 3.6 | BUILDING INTERIOR
Comments: FOR YOUR INFORMATION 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. |
| 4.0 | LAUNDRY ROOM
1,2------UPGRADE-----Washer hoses that are original black hose type and susceptible to sudden leaking. It is recommended, but not required, that new wire braided permanent type hoses always be installed. See picture for an example of wire braided hoses that can be purchased at hardware and appliance stores. 3,4,5,6-There is an attic section above the laundry room that is accessed through a metal door and framed ceiling scuttle hole. The attic contains the heating an air unit for the small upstairs one bedroom unit 5. There are vents going to the laundry room ceiling that are closed off so that unit 5 will not be responsible for heating and cooling the laundry room. |
| 4.1 | LAUNDRY ROOM
1,2,3-The laundry room outlets tested are properly grounded, however the outlet above the small table is within six feet of the wash tub sink and is NOT GFCI protected. Recommend this one outlet be upgraded with GFCI protection by a licensed electrical contractor. (safety) |
| 5.0 | LAUNDRY STORAGE ROOM
1,2-There are a total of two separate water heaters located within the laundry room storage room. One is a 40 gallon for the small upstairs one bedroom unit 5 that is mounted on a separate shelf while the other is a 120 gallon for the laundry room washing machines. Recommend removing stored items that are blocking water heater access. 3,4-Laundry room also has an electrical panel which controls power for the laundry room lights, washers, and dryers, hallway lights, and storage room electric water heater. |
| 6.0 | MAINTENANCE ROOM
Comments: FOR YOUR INFORMATION There is some evidence of prior moisture discolored plasterboard along both sides of the entry door plasterboard walls. They were dry to the touch at the time of inspection. This may be related to the leak in the second floor center exit stairwell that appears to have been repaired. |
| 6.1 | MAINTENANCE ROOM
Comments: FOR YOUR INFORMATION 1 |
| 6.2 | MAINTENANCE ROOM
1-The fire alarm controller is located in the maintenance room. Central fire alarm systems are beyond the scope of the inspection. |
| 6.3 | MAINTENANCE ROOM
1-Complimentary view. This is basically a building maintenance work room and storage room for miscellaneous parts and is located beside the laundry room. There is a minor hole that has been made in the upper right side wall. Unknown? |
| 6.4 | MAINTENANCE ROOM
1-The maintenance room door does not solidly closed or lock. This room has a panel where keys can be accessed to each unit where repairs and robust locking of this room is recommended. OTHER ITEMS: -The management has a key to unlock all units except Unit 1. This unit was able to be accessed after the tenants came home for the evening. Recommend a key to Unit 1 be made and placed with rest of unit keys. |
| 7.0 | UNIT 1
UNIT 1 PHOTOS (1 - 16) -Located above the first floor suspended ceiling tiles is an attic that is about 7 feet high. The attic above the second floor suspended ceiling tiles is about 10 feet high. Many of the original wood members still reside and were either not removed or are still be used and have been structurally strengthened with additional wood joists. The majority of all floor and roof decking observed throughout the building was free of moisture discoloration and deterioration. Second floor attics were all fiberglass insulated. This is good! -All heating and air units are located above the living ceiling and are suspended from the attic ceiling. -Water piping in use throughout the building is 3/4 inch and 1/2 inch potable CPVC type. -All water heaters are located above the half bathroom ceiling on a structurally adequate wood framed type sub-base. All water heaters had an appropriate emergency leak pan and drain line. this is good! |
| 7.1 | UNIT 1
1-The light switch beside the front entry door is missing a cover (safety) 2-Another layer of floor tiles has been installed in the half bathroom. Some of these tiles are missing or are loose. 3-There is a small opening beside the kitchen faucet where a vegetable spray wand or snap-in plug/cover is recommended. 4-The upper bathroom floor tiles are deteriorated along the entry door. 5-The light switch in the upper rear bedroom is missing a cover. (safety) OTHER ITEMS: -The oven handle is loose. -The metal suspended ceiling squares are rusty where painting is recommended. -The upper bathroom sink drains slow where repairs are recommended which may include but are not limited to the use of a liquid drain cleaner or removal of drain piping for cleaning. -The half bathroom commode tank water stays running. -The upper bathroom commode does not flush sometimes because the tank does not always fill with water after flushed. -The air conditioner measure temperature drop between the supply and return vents was only 8 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended. |
| 8.0 | UNIT 2
UNIT 2 PHOTOS (1 - 24) Each sink basin was filled and then allowed to drain in order to inspect the drain piping for leakage. |
| 8.1 | UNIT 2
1-The carpet is loose at the upper bathroom threshold entry. OTHER ITEMS: -One set of upper bedroom bi-fold closet doors is missing. -The lower section of the second floor stairway wood banister is loose. -The kitchen sink aerator is aged and sprays water upward when water is turned on too much. -The dishwasher makes loud noises occasionally. The motor may be going bad where further investigation and repair by a licensed contractor is recommended. |
| 9.0 | UNIT 3
1,2,3,4,5-Each of the 14 units has some degree of staining on the suspended ceiling tiles in the living room and dining room on the main level and in some of the bedrooms on the upper level. Some of the tiles were removed and the wood members have some staining, however still appear structurally adequate. No actual leakage was observed where all areas appeared dry. All tenants were questioned and said no leakage areas were known and that the discolored tiles were present when they moved in indicating prior and since repaired leakage. The dining rooms tile discolorations are from previous upper level bathroom leakage, while the living room leakage is most likely from previous air conditioning condensate leakage. One tenant reported that the PVC drain line had popped out of the emergency drain pan which caused some leakage however was secured back in place and caulked. Most likely any upstairs leaks came from previous roof leakage. ACE Home Inspections, LLC is not responsible for any leakage within the attic that may be uncovered during a future storm because it was not raining at time of the attic inspection and only readily accessible areas are inspected and any conclusions are based solely on only what was inspected. |
| 9.1 | UNIT 3
UNIT 3 PHOTOS (1 - 20) Not all areas could be inspected throughout the building due to owner stored items. |
| 9.2 | UNIT 3
1-One upper kitchen cabinet door has been removed. 2-The 4 top elements were not turned on because of owner items. 3-The cabinet door under the kitchen sink is off the hinges. 4-The floor tiles in the kitchen are in place, however some have some gaps between them. (cosmetic) 5-Recommend caulking where tub meets the floor. OTHER ITEMS: -The garbage disposal does not operate. -The half bathroom pedestal sink is loose where it mounts to the wall. -The living room coat closet door is difficult to operate. -The lower section of the second floor stairway wood banister is loose. |
| 10.0 | UNIT 4
UNIT 4 PHOTOS (1 - 14) |
| 10.1 | UNIT 4
1-An 18 inch section of formica has come loose behind the kitchen sink faucet. 2-The front right stove element does not turn on. 3-The half bathroom exhaust fan vent hose to the exterior is missing. 4-The tub faucet has a constant water drip. 5-The caulking behind the upper bathroom wall sink is aged. 6-Wiring and wire-nuts are hanging loose below the light fixture over the kitchen sink. 7-The half bathroom GFCI type outlet no longer trips or resets where repairs are recommended. OTHER ITEMS: -The garbage disposal does not operate. -Some walls and doors need to be painted. |
| 11.0 | UNIT 5
UNIT 5 PHOTOS (1 - 12) |
| 11.1 | UNIT 5
1-The floor coverings are very dirty. (cosmetic) OTHER ITEMS: -The vinyl flooring in the bathroom is curled up along the base of the tub. -The oven element would not turn on. -The bathroom exhaust fan does not operate. |
| 12.0 | UNIT 6
UNIT 6 PHOTOS (1 - 14) |
| 12.1 | UNIT 6
1-The carpets are dirty. OTHER ITEMS: -The oven handle is loose. -The half bathroom sink stopper needs repairs. -The half bathroom towel rod is loose. -The kitchen flooring has some stains. -The tub faucet has a constant water drip. -The lower section of the second floor stairway wood banister is loose. -The sink stopper in the upper bathroom needs repairs. -The garbage disposal does not operate. |
| 13.0 | UNIT 7
UNIT 7 PHOTOS (1 - 15) |
| 13.1 | UNIT 7
1-An area of dining wall has been patched with wallboard compound, however needs sanded and painted. (cosmetic) 2-A small hole in the living room wall needs patched. 3-An area of floor tiles under the upper bathroom wall sink are deteriorated. 4-The carpet is loose at the upper bathroom entry. 5-An 18 inch section of formica has come loose behind the kitchen sink faucet. 6-The dining room ceiling mounted smoke alarm is missing. OTHER ITEMS: -The carpets are dirty. -The upper bathroom sink stopper needs repairs. -The air conditioner measure temperature drop between the supply and return vents was only 0 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended. |
| 14.0 | UNIT 8
UNIT 8 PHOTOS (1 -12) |
| 14.1 | UNIT 8 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The dining room ceiling mounted smoke alarm is missing. -The garbage disposal does not operate. -There are 2 small chipped areas out of the countertop above the dishwasher, -The toilet [paper holder is loose. -The upper bathroom sink stopper needs repairs. -The tub has a constant water drip. -The front entry door knob is aged where replacement is recommended. -The thermostat is severely loose and hanging crooked where it mounts to the wall. -The air conditioner measure temperature drop between the supply and return vents was only 10 degrees and NOT within the normal 14 to 25 degree range. System service and repairs by a licensed heat and air contractor is recommended. |
| 15.0 | UNIT 9
UNIT 9 PHOTOS (1 - 16) |
| 15.1 | UNIT 9 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The oven handle is loose. -There is a small patched area of wall beside the living room closet door where sanding and painting is recommended. (cosmetic) -The half bathroom pedestal sink is loose where it mounts to the wall. -The heat pump electric coil emergency heat measured only 78 degrees where further investigation by a licensed heat and air contractor is recommended, -One side of the bi-fold closet doors in the rear bedroom have been removed and placed in the hallway. |
| 16.0 | UNIT 10
UNIT 10 PHOTOS (1 - 15) |
| 16.1 | UNIT 10
1-The bottom refrigerator door seal has come loose and sticks to the bottom of the refrigerator casing. This sticking is noticed when the door is opened or closed. The area of metal behind the seal has become very corroded. Tenant states hastily repairs were previously made by trying to glue seal on and paint bottom of door where seal now sticks to paint. OTHER ITEMS: -The oven handle is loose. -The deadbolt for the second floor entry door does not fully engage because the hole in the door frame is not deep enough. -The upper bathroom sink stopper needs repairs. |
| 17.0 | UNIT 11
UNIT 11 PHOTOS (1 - 11) |
| 17.1 | UNIT 11
1-The top part of the left cabinet door under the sink is missing leaving a noticeable gap. 2-The half bathroom pedestal sink has a sizeable water leak on the drain piping where water was observed on the floor. 3-There are a couple small gouges on the living room wall. 4-A 16 inch circular area of carpet at the front entry door at the bottom of stairs is ripped and snagged. OTHER ITEMS: -The light over the kitchen sink does not turn on. -The tub has a constant water drip. |
| 18.0 | UNIT 12
UNIT 12 PHOTOS (1 -14) |
| 18.1 | UNIT 12
1-The right rear stove element does not turn on. 2-A section of plasterboard wall in the closet under the stairs has been cut for some reason. 3-The electrical panel cover could not be opened or removed because a large expensive and heavy wall picture light and a large 40 gallon lower fish tank are blocking it. 4-The GFCI type outlet in the upper bathroom has no power because it will no longer reset where replacement is recommended by a licensed electrical contractor. OTHER ITEMS: -The garbage disposal does not operate. -The floor tiles in the kitchen are aged, but functional. (cosmetic) -The carpets are dirty. -The interior side of the front entry door needs painted. -The tub has a constant water drip. |
| 19.0 | UNIT 13
1,2,3,4,5,6,7,8,9,10-There are some moisture discolored drop ceiling tiles located above the upstairs tub. They were removed and the attic above was investigated. There was some moisture discoloration on some of the roof decking boards and around one white plumbing vent. The areas appeared dry at time of inspection. All wood roof decking was relatively free of deterioration and still appeared structurally adequate. |
| 19.1 | UNIT 13 Comments: FOR YOUR INFORMATION Each upper hallway suspended ceiling has what appears to be an air exhaust fan device and beyond the scope of the inspection. |
| 19.2 | UNIT 13
UNIT 13 PHOTOS (1 -14) |
| 19.3 | UNIT 13 Comments: MINOR REPAIRS, (REFER TO REPORT PICTURES) OTHER ITEMS: -The thermostat is loose where it mounts to the wall. -The carpet is dirty. -The pedestal sink is loose where it mounts to the wall. -The lower dining room double pane fixed window has some minor fogging along the bottom edges and the surrounding wall enclosure needs painted. -One side of the upper bathroom toilet tissue holder is missing. -The upper bathroom towel rod is loose. -The upper bathroom wall sink is loose. -The tub has a constant water drip. |
| 20.0 | UNIT 14
1,2,3,4,5,6,7,8,9-There was some moisture discoloration on some of the roof decking boards. The areas appeared dry at time of inspection. All wood roof decking was relatively free of deterioration and still appeared structurally adequate. |
| 20.1 | UNIT 14
UNIT 14 PHOTOS (1 -13) |
| 20.2 | UNIT 14
1-Water heater has had covers removed. Replacement is recommended both for safety and efficiency reasons. (safety issue) 2-The upper bedroom double pane fixed windows have some minor fogging along the bottom edges and the surrounding wall enclosure needs painted. 3-The tub floor is stained where heavy cleaning will be required. OTHER ITEMS: -The thermostat is loose where it mounts to the wall. -The dishwasher is loose and needs to be secured to the countertop. -The oven handle is loose. -The carpet along the upper bathroom entry is loose and frayed. |
| WALKWAYS: CONCRETE PUBLIC SIDEWALKS |
DRIVEWAYS: PUBLIC STREETS |
RETAINING WALLS: NONE |
| LANDSCAPING: LEVEL PROPERTY |
LANDSCAPING: BUILDING ON CITY STREET |
LANDSCAPING: NO TREES OR SHRUBS |
| 22.0 | 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 |
| FOUNDATION: CONCRETE SLAB |
ROOF INFO: NONE |
COLUMNS: NONE |
| FLOOR: CONCRETE |
PORCH/PATIO INFO: REAR FIRST FLOOR EXIT DOOR |
PORCH/PATIO INFO: ACCESSED BY STEPS |
| PORCH/PATIO INFO: STAIRWELL TO SECOND FLOOR |
| 23.0 | ROOF, EAVES, GUTTERS, ATTIC,
VENTILATION, COLUMNS, FOUNDATION, FLOOR, COVERINGS, STORAGE CLOSETS
(Visible condition.) Comments: INSPECTED |
| 23.1 | STORAGE CLOSET DOORS, LIGHTS,
SWITCHES, OUTLETS (Visible condition and operation.) Comments: INSPECTED |
| EXTERIOR STEPS: CONCRETE REAR PORCH STEPS |
EXTERIOR STAIRWAYS: REAR METAL WITH LANDING |
EXTERIOR
BANISTERS/RAILINGS: METAL RAILING AND PICKETS |
| INTERIOR STEPS: NONE |
INTERIOR STAIRWAYS: CARPETED CENTER STAIRWELL |
INTERIOR
BANISTERS/RAILINGS: HAND-RAILS |
| INTERIOR STAIRWAY
INFO: EMERGENCY LIGHT CEILING LIGHT |
| 24.0 | 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 |
| 24.1 | SPACINGS BETWEEN ANY TWO
RAILING BANISTERS OF 4 TO 5 INCHES OR LESS (Safety issue for
children.) Comments: INSPECTED |
| SIDING MATERIAL: BRICK SIDES AND REAR FULL E.I.F.S. FRONT |
SIDING STYLE: BRICK |
GUTTER MATERIAL: NO GUTTERS PRESENT |
| FOUNDATION MATERIAL: POURED CONCRETE |
SOFFIT/FASCIA
MATERIAL: ALUMINUM |
| 25.0 | FOUNDATION WALLS AND MORTAR
JOINTS (Visible condition, checking for cracked, crumbled, loose, missing,
eroded areas, or large gaps) Comments: INSPECTED |
| 25.1 | 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 |
| 25.2 | 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 |
| 25.3 | OUTSIDE ACCESS TO HOUSE IS
RODENT PROOF Comments: INSPECTED |
| EXTERIOR ENTRY DOORS: 4 TOTAL EXTERIOR DOORS |
EXTERIOR ENTRY DOORS: FRONT-METAL/FULL GLASS OTHERS-FULL METAL |
EXTERIOR ENTRY DOORS: FRONT-INTERIOR ENTRY DOOR |
| INTERIOR DOORS: WOOD/HOLLOW/FLUSH |
HOUSE WINDOWS: WOOD |
HOUSE WINDOW TYPE: FIXED |
| HOUSE WINDOW COMPANY: UNKNOWN |
HOUSE WINDOW DATE: UNKNOWN |
HOUSE WINDOW INFO: 11 BUILDING FIXED WINDOWS |
| 26.0 | 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 |
| 26.1 | 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 |
| VIEWED ROOF FROM: WALKED ROOF |
ROOF TYPE: FLAT |
ROOF COVERING: MODIFIED BITUMEN |
| LAYERS: ONE |
ESTIMATED ROOF AGE: 5 TO 10 YEARS |
ROOF VENTILATION: ROOF VENTS |
| ROOF VENTILATION: SIDE BRICK VENTING |
ROOF PENETRATIONS: 29 TOTAL ROOF PENETRATIONS |
PENETRATION
BREAKDOWN: 10 WHITE PLUMBING VENTS 6 CENTER ROOF DRAINS 1 ENTRY SCUTTLE HOLE 8 A/C UNIT LINE OPENINGS 4 AIR EXHAUST VENTS |
| 27.0 | 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 |
| 27.1 | 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: 2 X 12 WOOD RAFTERS PLYWOOD ROOF DECKING |
CEILING STRUCTURE: 2x6 WOOD JOISTS |
INSULATION TYPE: BATT |
| INSULATION INCHES: 6 INCHES |
R- VALUE: R-19 OR BETTER |
ACCESS LOCATED IN: HALLWAY |
| RAFTER SPACING: 16 INCHES |
JOIST SPACING: 16 INCHES |
| 28.0 | 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 |
| 28.1 | 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 |
| 28.2 | 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 |
| 28.3 | 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 |
| 28.4 | 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 |
| 28.5 | 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 |
| 28.6 | INSTALLED MECHANICAL
VENTILATION SYSTEMS (Visible condition and operation of power ventilators
and fans) Comments: INSPECTED |
| KITCHEN INFO: CEILING LIGHT |
CEILING MATERIAL: SUSPENDED CEILING TILES |
WALL MATERIAL: PLASTERBOARD |
| FLOOR COVERING: FLOOR TILES |
CABINETRY: WOOD AND PRESSED WOOD |
CABINETRY: PRE-FAB TYPE |
| COUNTERTOP: FORMICA |
SINK: STAINLESS/DUAL BASIN |
WATER CONNECTION: COPPER TUBING |
| DRAIN PLUMBING: WHITE PVC(polyvinyl chloride) PIPING |
APPLIANCE COLOR
SCHEME: WHITE |
REFRIGERATOR: HOTPOINT |
| DISPOSER: BADGER |
DISHWASHER: HOTPOINT |
TRASH COMPACTORS: NONE |
| BUILT-IN MICROWAVE: NONE |
RANGE HOOD: AIRCARE |
HOOD EXHAUST: RECYCLED EXHAUST |
| RANGE/COOKTOP BRAND: HOTPOINT |
RANGE/COOKTOP ENERGY: ELECTRIC |
ELEMENT/BURNER: COIL ELEMENT |
| OVEN ENERGY: ELECTRIC |
| 29.0 | KITCHEN (Visible condition of
ceiling, walls, cabinets, shelving, countertops, plumbing. Checking that
all outlets within six feet of sink have GFCI protection, and there are
separate water shut-off valves for faucet, dishwasher, and
ice-maker.) Comments: INSPECTED |
| 29.1 | KITCHEN (Visible condition
and operation of windows, doors, floor, cabinet doors, drawers, lights,
switches, outlets, sink, faucet, spray nozzle and all appliances staying
with house: range, oven, microwave, vent hood, dishwasher, disposal,
refrigerator or any other appliances. Checking that sink and dishwasher
drain properly, and hot and cold water pressure, volume, and temperature
are adequate.) Comments: INSPECTED |
| 29.2 | RANGE HOOD VENTING SYSTEM (If
range hood is nonvented type, is there a clean charcoal or aluminum filter
in place. A nonvented hood is for filtering odors and grease vapors and
will not remove heat or steam like a vented range hood. A non-vented range
hood is identified by louvers on the front of the hood and does not vent
to exterior as a vented hood does.) Comments: INSPECTED |
| 29.3 | ARE FAUCETS FREE OF HAMMERING
AND VIBRATING NOISES WHEN TURNED ON/OFF RAPIDLY (This occurs when water
flowing in the pipe comes to an abrupt stop, introducing shock and
vibrations that can damage pipes or fittings. It is caused by improper
sized pipes and can be fixed with an air chamber or antiknock coil which
provides an air cushion to absorb shock.) Comments: INSPECTED |
| 29.4 | DOES SINK DRAIN INTO A P-TRAP
UNDER THE SINK (A trap is needed to provide a water seal that blocks sewer
gases from seeping back into house. Some homes still have S-type traps
that do not always vent properly. If a sucking and gurgling noise occurs
after almost all the water has drained, the water seal has been lost. All
S-traps should be converted to P-traps.) Comments: INSPECTED |
| 29.5 | DOES SINK HAVE AN AIR GAP TO
PREVENT BACK SIPHONAGE (Simply speaking, the air gap prevents the dirty
sink water from being sucked back into the clean water supply pipes
through the end of the faucet if the sink should overflow. There should be
a gap of at least 1 inch between the end of the faucet where the water
exits and the flood rim of the sink.) Comments: INSPECTED |
| CEILING MATERIAL: SUSPENDED CEILING TILES |
WALL MATERIAL: PLASTERBOARD |
FLOOR MATERIAL: ALL ARE CARPET EXCEPT SOME DINING ROOMS ARE FLOOR TILES OR VINYL FLOOR COVERING |
| ROOM INFO: LIVING ROOM HAS HALF BATH LIVING ROOM HAS CEILING LIGHT LIVING ROOM HAS COAT CLOSET LIVING ROOM HAS STORAGE CLOSET LIVING ROOM HAS SMOKE ALARM LIVING ROOM HAS THERMOSTAT |
ROOM INFO: HALLWAY HAS SMOKE ALARM HALLWAY HAS FULL BATH SOME HALLWAYS HAVE EXIT DOOR SOME BEDROOMS HAVE EXIT DOOR BEDROOMS HAVE CLOSET |
ROOM INFO: DINING ROOM HAS ELECTRIC PANEL DINING ROOM OPEN BESIDE KITCHEN |
| 30.0.A | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 30.1.A | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| CEILING MATERIAL: PLASTERBOARD |
WALL MATERIAL: PLASTERBOARD |
FLOOR MATERIAL: FLOOR TILES |
| ROOM INFO: SHELVING |
| 30.0.B | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 30.1.B | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| CEILING MATERIAL: SUSPENDED CEILING TILES |
WALL MATERIAL: PLASTERBOARD |
FLOOR MATERIAL: FLOOR TILES |
| ROOM INFO: 3 GE WASHERS 2 GE DRYERS |
ROOM INFO: FLOURESCENT LIGHTING PLASTIC WASH SINK |
ROOM INFO: ATTIC ENTRY HATCH STORAGE CLOSET |
| 30.0.C | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 30.1.C | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| CEILING MATERIAL: PLASTERBOARD |
WALL MATERIAL: PLASTERBOARD |
FLOOR MATERIAL: FLOOR TILES |
| ROOM INFO: 2 WATER HEATERS |
ROOM INFO: ELECTRIC PANEL |
ROOM INFO: SHELVING |
| 30.0.D | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 30.1.D | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| CEILING MATERIAL: PLASTERBOARD |
WALL MATERIAL: PLASTERBOARD |
FLOOR MATERIAL: CARPET |
| ROOM INFO: DOUBLE DOOR FRONT ENTRY REAR ENTRY DOOR LAUNDRY ROOM |
ROOM INFO: 3 EMERGENCY LIGHTS 3 SMOKE ALARMS 2 ATTIC SCUTTLE HATCHES |
ROOM INFO: 2 FIRE EXTINGUISHERS EACH UNIT AS ENTRY DOOR MAINTENANCE ROOM ACCESS |
| 30.0.E | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 30.1.E | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| CEILING MATERIAL: PLASTERBOARD |
WALL MATERIAL: PLASTERBOARD |
FLOOR MATERIAL: CARPET |
| ROOM INFO: REAR ENTRY DOOR CENTER EXIT STAIRWELL EACH UNIT HAS ENTRY DOOR |
ROOM INFO: 3 EMERGENCY LIGHTS 3 SMOKE ALARMS 2 ATTIC SCUTTLE HATCHES |
ROOM INFO: 2 FIRE EXTINGUISHERS |
| 30.0.F | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 30.1.F | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| CEILING MATERIAL: SUSPENDED CEILING TILES |
WALL MATERIAL: PLASTERBOARD |
FLOOR COVERING: FLOOR TILES OR VINYL |
| DRAIN PIPING UNDER
SINKS: WHITE PVC(polyvinyl chloride) PIPING |
SINK WATER SUPPLY
CONNECTION: GRAY PLASTIC TUBING |
BATHROOM INFO: FULL-1 TUB WITH SHOWER FULL-MOST HAVE WALL SINKS FULL-SOME HAVE SMALL VANITY |
| BATHROOM INFO: BOTH HAVE 1 EXHAUST FAN BOTH HAVE A WALL LIGHT |
BATHROOM INFO: FULL-OPEN TOWEL CLOSET FULL HAS MEDICINE CABINET ACRYLIC TUB |
| 31.0 | BATHROOM (Visible condition
of ceiling, walls, cabinets, countertops, and caulking.) Comments: INSPECTED |
| 31.1 | BATHROOM (Visible condition
and operation of windows, doors, floor, cabinet doors, drawers, exhaust
fans, lights, switches, outlets, sinks, tubs, showers, and commodes.
Checking presence of cut-off valves for faucets and commodes, proper
draining of sinks, tubs, showers and commodes, use of P-traps and not old
S-traps, proper air-gap for sinks, tubs, and hand-held shower wands to
prevent back siphonage, faucets for improper hammering and vibrating
noises when turned on/off rapidly, adequacy of hot and cold water
pressure, volume, and temperature, exhaust fans for proper venting to
building exterior and outlet GFCI protection.) Comments: INSPECTED |
| PLUMBING SUPPLY: 3/4 INCH POTABLE CPVC |
DISTRIBUTION: 1/2 INCH POTABLE CPVC |
PLUMBING WASTE: PVC |
| WASTE SYSTEM: PUBLIC |
WATER SOURCE: PUBLIC |
WATER CUT-OFF: AT STREET |
| WATER HEATER
LOCATION: CEILING ABOVE HALF BATH |
WATER HEATER POWER
SOURCE: ELECTRIC |
CAPACITY: 40 GALLON |
| MANUFACTURER: RUUD |
DRYER VENT: METAL |
DRYER POWER SOURCE: 220 ELECTRIC |
| WASHER DRAIN SIZE: 2" DIAMETER |
WATER HEATER DATE: UNIT 1 - 12/1992 |
WATER HEATER DATE: UNIT 2 - 04/1992 |
| WATER HEATER DATE: UNIT 3 - 03/1993 |
WATER HEATER DATE: UNIT 4 - 04/1992 |
WATER HEATER DATE: UNIT 5 - 05/1992 |
| WATER HEATER DATE: UNIT 6 - 12/1991 |
WATER HEATER DATE: UNIT 7 - 05/1992 |
WATER HEATER DATE: UNIT 8 - 03/1993 |
| WATER HEATER DATE: UNIT 9 - 06/1992 |
WATER HEATER DATE: UNIT 10 - 05/1992 |
WATER HEATER DATE: UNIT 11 - 05/1992 |
| WATER HEATER DATE: UNIT 12 - 03/1993 |
WATER HEATER DATE: UNIT 13 - 12/1992 |
WATER HEATER DATE: UNIT 14 - 04/1992 |
| 32.0 | PLUMBING SYSTEM
Electric water heaters are functional and have a proper TPR valve discharge pipe. This is good! There were no potable water expansion tanks observed which are always recommended but are NOT required. (Maintenance tip.) ADDITIONAL EXPANSION TANK INFORMATION: A potable water expansion tank is always recommended, but not required between the cold water line and the water pressure reducing valve. It is designed to absorb thermal expansion and to maintain balanced pressure throughout the potable water supply system. Heated water expands and in a domestic hot water system the system may be closed when isolated by a pressure reducing valve. Provisions should be made for this expansion. The expansion tank absorbs the increased volume of water created when the hot water storage tank is heated and keeps the system pressure below the relief setting of the T & P relief valve. It is a pre-pressurized steel tank with an expansion membrane that prevents contact of water with the air in the tank. This prevents loss of air to the water and ensures a longer system life. The tank has a polypropylene liner, butyl diaphragm and a field adjustable pre-charge. Refer to sample picture. Visit this web link for a general idea on how long should the components and systems in your home last. <http://www.oldhouseweb.com/stories/Detailed/10382.shtml> |
| 32.1 | PLUMBING SYSTEM
1-----UPGRADE-----The simplest backflow protection is the simple air gap between the end of a sink faucet where the water exits and the flood rim of the sink as explained in the bathroom section. Another place where backflow protection is needed is on outside hose bibs or faucets. This involves purchasing a relatively inexpensive backflow preventer that easily screws on to the end of the faucet that will allow water to flow in only one direction, out of your faucet. This prevents any contaminated water in your hose from being sucked back through the house water supply. It is recommended that present hose bibs be upgraded with backflow preventers. |
| 32.2 | WATER HEATER, PTV - PRESSURE
TEMPERATURE VALVE, PTV DRAIN PIPING (Visible condition. Checking presence
of a drain pan under unit if installed in attic or room over a living
area, and presence of a cold water inlet water cut-off valve.)
Comments: INSPECTED |
| 32.3 | ELECTRIC WATER HEATER
EXTERIOR TANK WIRING AND ELEMENT COVERS (Visible condition.)
Comments: INSPECTED |
| 32.4 | EXPOSED INTERIOR WATER PIPING
(Visible condition, looking for leaks, corrosion, sagging sections, and
valves where it enters house and stops at the point where it enters rooms
where it then will be described in each rooms description in this
report.) Comments: INSPECTED |
| 32.5 | EXTERIOR HOSE FAUCETS, WATER
PRESSURE, WATER VOLUME, WATER DRAINS (Visible condition and operation.
Checking for presence of faucet backflow preventers.) Comments: NOT PRESENT |
| 32.6 | CLOTHES WASHER WATER
CONNECTIONS, DRAIN PIPE, AND HOSES (Visible condition.) Comments: INSPECTED |
| 32.7 | ELECTRIC CLOTHES DRYER OUTLET
OR GAS CLOTHES DRYER CONNECTION (Visible condition. Checking dryer exhaust
vent for exterior building termination and exterior cover with functional
flap.) Comments: INSPECTED |
| SERVICE DROP TO
HOUSE: BELOW GROUND |
SERVICE DROP TO
HOUSE: IN CONDUIT |
SERVICE DROP TO
HOUSE: ATTACHES TO SIDING |
| MAIN POWER
DISCONNECT: NO MAIN TO CUT ALL POWER |
MAIN POWER
DISCONNECT: MUST CUT OFF ALL BREAKERS |
MAIN PANEL CAPACITY: 125 AMP |
| MAIN PANEL TYPE: CIRCUIT BREAKERS |
MAIN PANEL LOCATION: DINING ROOM |
15 AND 20 AMP CIRCUIT
TYPE: ALL COPPER |
| MAIN PANEL
MANUFACTURER: SQUARE D |
MAIN PANEL
MANUFACTURED: UNKNOWN |
| 33.0 | ELECTRICAL SYSTEM
Comments: FOR YOUR INFORMATION The electrical panels appeared free of moisture discoloration, corrosion, and deterioration. This is good! Please see rest of electrical section for all items inspected. Two breakers had two wires, which is allowed with this type of breaker, as stated on the breakers. |
| 33.1 | ELECTRICAL SYSTEM
Comments: FOR YOUR INFORMATION All readily accessible outlets were tested with a SureTest electrical tester and found to be properly grounded. The kitchen and bathroom bathroom outlets are GFCI protected. This is good! -----UPGRADE-----There were no AFCI protected bedroom outlets observed. These are NOT required, based on the age of the house, however are always recommended, as a safety upgrade. Please read general GFCI and AFCI information below. Remember that breakers are designed to only protect the wiring, while a GFCI is designed to protect you! GENERAL GFCI AND AFCI INFORMATION: A GFCI or Ground-Fault-Circuit Interrupter is a device intended for the protection of personnel that functions to de-energize a circuit within an established period of time when a current to ground exceeds the values established for a Class A device. Class A ground-fault circuit interrupters trip when the current to ground has a value in the range of 4ma (milli-amps) to 6ma (milli-amps). Remember that breakers are designed to protect only the wiring and GFCI's are designed to protect people against electrical shock. It is always recommended that kitchen outlets within six feet of the sink, bathroom outlets, unfinished basement or crawlspace areas, garage, exterior, hot tubs, saunas, whirlpool tubs, or any outlets residing on or by any body of water be upgraded to GFCI type outlets by a licensed electrical contractor. Starting January 1, 2002, The National Electrical Code, Section 210-12, requires that all branch circuits supplying 125 volts, single phase, 15 and 20 ampere outlets installed in bedrooms be protected by an arc-fault circuit interrupter. They may eventually be required elsewhere, but for now just in bedrooms because a CPSC study showed many home fire deaths were related to bedroom circuits. The AFCI - arc-fault-circuit-interrupter will shut off a circuit in a fraction of a second if arcing develops. The current inside of an arc is not always high enough to trip a regular breaker. |
| 33.2 | EXTERIOR LIGHTS, SWITCHES,
OUTLETS (Visible condition and operation) Comments: INSPECTED |
| 33.3 | SERVICE ENTRANCE CABLE
(Visible condition of cable, splices, house connection, porcelain
insulators, mast, masthead or gooseneck, conduit and if limbs or vines are
in the way. Service is run aerially overhead or buried underground. The
home owner's responsibility starts after cable splice where aerial feed is
connected to the house, and for a buried feed at the meter.)
Comments: INSPECTED |
| 33.4 | METER BASE TO PANEL (Visible
condition of base, how its attached to house, all cables and connectors,
look for illegal wire taps running to another panel or device which could
severely overload the service utility drop and meter base, and does meter
base amp rating closely match the fuse or circuit breaker panel amp
rating.) Comments: INSPECTED |
| 33.5 | PANELS, FUSE BOXES, AND
SUB-PANELS (Visible condition. Checking panels for proper circuit or fuse
labeling, all circuit breakers same brand name as panel, one main breaker
or disconnect that cuts all power to house. Check that all wires to
single-pole breakers are colored black and not white.) Comments: INSPECTED |
| 33.6 | ELECTRICAL SYSTEM GROUND
(Visible condition. A ground wire bleeds stray voltages to ground and
current should not flow continuously in this wire. A ground wire from the
neutral/grounding bus bar in main panel runs to a grounding electrode or
rod. There should also be a ground wire from the main panel
neutral/grounding bus bar to metal water pipes. Water pipes should be
voltage free. Check water pipes for presence of voltage.) Comments: INSPECTED |
| 33.7 | PANEL BONDING STRAP (Visible
condition. A bonding strap or panel bond, is required in every main panel
to connect the neutral/grounding bus bar to the panel frame so that the
metal panel can't shock you if a live wire touches it.) Comments: INSPECTED |
| 33.8 | ARE PANEL FILLER PLATES IN
PLACE WITH NONE MISSING (Filler plates are little knockouts that are
removed from panel front if breakers are installed. If no breaker was
installed, this open spot is where someone could reach in and touch a hot
spot.) Comments: INSPECTED |
| 33.9 | ARE LOCATIONS OF PANELS AND
SUB-PANELS READILY ACCESSIBLE (A countertop or workbench directly in front
of panel makes it not readily accessible. A shorter person won't be able
to reach and shut-off a breaker in an emergency.) Comments: INSPECTED |
| 33.10 | IS THERE ONLY ONE WIRE TO
EACH SERVICE ENTRY CABLE LUG IN MAIN PANEL (This is where the cable from
meter connects into panel. Other wires, called illegal taps, on these two
lugs are left without overcurrent protection. Don't confuse an illegal tap
with surge-protection wiring where two small wires feed into main lugs and
go to a small lightning-surge arrestor.) Comments: INSPECTED |
| 33.11 | IS THERE ONLY ONE WIRE TO
EACH BREAKER SCREW, NEUTRAL OR GROUND BUS SCREW, OR FUSE (Multiple wires
are a sign of an overloaded panel and are dangerous because the wires can
work loose from vibration and become a fire hazard. There is an exception
to the rule: Square D, type-QO, size 15, 20, 30 amp breakers are listed
for up to two 10 gauge wires.) Comments: INSPECTED |
| 33.12 | ARE ALL WIRES TO EACH FUSE OR
CIRCUIT BREAKER SIZED PROPERLY (This occurs if undersize wire is used with
oversize breakers or fuses. This is critical so that whatever load is
connected to the circuit breaker will be properly protected.)
Comments: INSPECTED |
| 33.13 | ARE ALL WIRES ON 15 0R 20 AMP
CIRCUITS COPPER AND NOT SINGLE STRAND ALUMINUM (Aluminum wired homes built
from 1965 to 1972 have had numerous problems with electrical connections
to receptacles and switches.) Comments: INSPECTED |
| 33.14 | IS PANEL FREE OF ANY WATER
DAMAGE (The signs of moisture damage are brown iron stains and white
corrosion on breakers and hot tabs inside panel.) Comments: INSPECTED |
| 33.15 | IS PANEL FREE OF ANY
DETERIORATION (Visible condition looking for signs of arcing, burn marks,
blistering, or discoloration. If breaker wire connection has overheated,
usually because it became loose, there will be discolored or burned
insulation.) Comments: INSPECTED |
| 33.16 | ARE SUB-PANEL GROUNDS
ISOLATED FROM NEUTRALS (A sub-panels most common use is to provide a
secondary panel some distance from the main service panel. In any
sub-panel, grounds and neutrals must be kept separate from each
other.) Comments: INSPECTED |
| 33.17 | ARE APPROPRIATE OUTLETS GFCI
PROTECTED (A Ground Fault Circuit Interrupter is a safety device that
senses any shock hazard and interrupts the flow of electricity in the
circuit. Receptacles requiring GFCIs are bathrooms, kitchen countertops,
wet bar sinks, garages, pools, spa lights, and any outdoors below
6'6".) Comments: INSPECTED |
| 33.18 | WERE A REPRESENTATIVE NUMBER
OF OUTLETS TESTED (Verify proper outlet operation with a Suretest tester
that tests for proper wiring, reversed polarity, voltage drop, ground
impedance, Ground-to-Neutral voltage, line voltage, high resistance
grounds, and false or bootleg grounds. The tester also verifies GFCI,
ground fault circuit interrupter type outlets. Comments: INSPECTED |
| HEAT FOR: ALL LEVELS |
LOCATION: CEILING ABOVE LIVING ROOM |
FUEL SOURCE: ELECTRIC |
| HEAT TYPE: FORCED AIR |
BTU RANGE: UNKNOWN |
HEAT SYSTEM BRAND: MOST ARE UNITARY PRODUCTS SOME ARE GOODMAN - UNIT 8 |
| FILTER TYPE: DISPOSABLE |
DUCTWORK: FIBERGLASS/RECT/ROUND |
MANUFACTURED: 1993 |
| FILTER SIZE: 20x20 |
EMERGENCY HEAT PACK: ELECTRIC COILS |
EMERGENCY HEAT
MEASURED: UNIT 1 94 UNIT 2 96 UNIT 3 98 UNIT 4 91 UNIT 5 101 UNIT 6 94 UNIT 7 91 UNIT 8 99 UNIT 9 78 UNIT 10 101 UNIT 11 99 UNIT 12 92 UNIT 13 102 UNIT 14 93 |
| 34.0 | HEATING SYSTEM
Comments: FOR YOUR INFORMATION The heat side of heat pumps located in the living room ceilings could not be operated since it was greater than 65 degrees where damage could result to system components after running the air conditioner. Annual heating system service is always recommended by a licensed heating and air contractor. |
| 34.1 | HEATING SYSTEM
Comments: FOR YOUR INFORMATION The systems consists of a heat pump which are usually only effective down to around 35 degrees. At temperatures below 35 degrees it may become necessary to use the electric coil back-up heating system. This must be turned on manually from the thermostat. |
| 34.2 | HEATING SYSTEM
Comments: FOR YOUR INFORMATION Visit this web link for a general idea on how long should the components and systems in your home last. <http://www.oldhouseweb.com/stories/Detailed/10382.shtml> |
| 34.3 | CONVENTIONAL HEAT PUMP
(Visible condition and operation. It is an air conditioner that contains a
"reversing" valve to switch between "air conditioner" and "heater" by
changing the direction of Freon flow. Simply, the warm air blowing out of
the outside unit, now blows out of the inside unit to heat the
home.) Comments: INSPECTED |
| 34.4 | WAS CONVENTIONAL HEAT PUMP
CYCLED ONLY IN MODE IT FOUND IN (This is important to prevent possible
compressor damage. If found in the cooling mode, do not run the heat mode.
If found in the heat mode, do not run the cooling mode.) Comments: INSPECTED |
| 34.5 | ELECTRIC FURNACE (Visible
condition and operation. Heat produced by electrical resistance serves as
the main heating source or as auxiliary heat for heat pumps. The electric
furnace does not have a heat exchanger like a gas furnace so there is not
a problem with flue gases. The heat is supplied by a series of coils. Each
coil has a thermal fuse and temperature limit switch.) Comments: INSPECTED |
| 34.6 | INSTALLED HEATING EQUIPMENT
(Visible condition and check presence of conditioned air source in all
rooms, furnace blower free of any excess noise or vibration, and return
air filter is present and clean.) Comments: INSPECTED |
| 34.7 | WAS A TEMPERATURE MEASURED AT
SUPPLY AND RETURN (Typical furnace operating temperatures are: NATURAL
GAS: 130-140 degrees, OIL/PROPANE: 125-135 degrees, ELECTRIC: 110-120
degrees, HEAT PUMP: 95-100 degrees.) Comments: INSPECTED |
| 34.8 | DISTRIBUTION SYSTEMS (Visible
condition, checking fans, pumps, ducts and piping, insulation, air
filters, registers, radiators, fan coil units and convectors)
Comments: INSPECTED |
| 34.9 | THERMOSTAT (Visible
condition, checking if, level on wall, loose, equipment turns on/off from
thermostat controls.) Comments: INSPECTED |
| OUTSIDE UNIT
LOCATION: FLAT ROOF |
MEASURED TEMP
SUPPLY/RETURN: UNIT 1 68 76 *** UNIT 2 58 78 UNIT 3 61 78 UNIT 4 58 77 UNIT 5 60 78 UNIT 6 61 79 UNIT 7 83 83 *** UNIT 8 66 76 *** UNIT 9 62 78 UNIT 10 56 76 UNIT 11 58 76 UNIT 12 61 77 UNIT 13 58 76 UNIT 14 61 76 |
CENTRAL AIR OUTSIDE
UNIT: UNITARY PRODUCTS |
| NUMBER OF TONS: ESTIMATED 1 1/2 TONS |
CENTRAL AIR UNIT: HEAT PUMP |
CENTRAL AIR OUTSIDE
UNIT: ALL 14 UNITS - 03/1993 |
| COOLING SYSTEM INFO: SQUARE D EXTERIOR 60 AMP SERVICE DISCONNECT BOX LOCATED BY ROOF UNITS |
CENTRAL AIR INSIDE
UNIT: MOST ARE UNITARY PRODUCTS SOME ARE GOODMAN - UNIT 8 |
| 35.0 | COOLING SYSTEM
Comments: FOR YOUR INFORMATION All interior attic evaporator coil units have condensation water that drips down through a primary PVC pipe that runs directly out of the bottom of the coils to the exterior. There is also an emergency drain pan under each coil unit which is there to prevent any leakage from above from getting onto the house ceilings. This emergency pan is supposed to have both or at least one of the following means of overflow protection. A PVC pipe out of the side of the pan to the exterior which allows any water to drain away and/or a float switch to cut power to the unit if a high water level is obtained in the pan. It is always better to have both forms of protection, however only one or the other is required. These are are considered a back-up leak prevention system. This buildings units emergency pans have a float switch and a PVC pipe to the exterior. This is good! |
| 35.1 | COOLING SYSTEM
Comments: FOR YOUR INFORMATION Each unit has a central cooling systems which are sometimes referred to as a "split system" which has an exterior condenser coil unit and an interior evaporator coil unit. Annual cooling system service by a licensed heating and air contractor is always recommended. (Maintenance tip.) The condenser coil units are located on the flat roof surface. |
| 35.2 | COOLING SYSTEM
Comments: FOR YOUR INFORMATION 1-Conventional heat pumps were found in cooling mode and cycled only in cooling mode. Heating modes were not inspected. (This is important to prevent possible compressor damage. If found in the cooling mode, do not run the heat mode. If found in the heat mode, do not run the cooling mode.) Only cooling mode was inspected because outside temperature was above 65 degrees. |
| 35.3 | INSTALLED COOLING EQUIPMENT
(Visible condition, checking condenser and evaporator units are free of
any excess noise and vibration, condenser unit free of overgrowth, coil
blockage, and sitting level on a slab.) Comments: INSPECTED |
| 35.4 | OUTSIDE CONDENSER UNIT
(Visible condition. It consists of compressor, coils, and blower fan. The
compressor compresses low-pressure cold Freon gas, turning it into high
pressure Freon gas that runs through the coils with the fan blowing across
them to dissipate its heat, and condense into a hot Freon liquid. Warm air
should be blowing when you walk by it outside.) Comments: INSPECTED |
| 35.5 | INSIDE EVAPORATOR UNIT
(Visible condition. It consists of a Freon metering device that is either
an expansion valve or capillary tube, coils, and blower fan. Hot Freon
liquid runs through the metering device, evaporates into cold,
low-pressure Freon gas, runs through the coils that allow the gas to
absorb heat and cool the house as the fan blows air through the coil and
out ducts) Comments: INSPECTED |
| 35.6 | CONDENSATION PAN AND LINES
(Visible condition, checking for leaks, rust or deterioration and where
the line terminates. The pan is where water extracted from the air by the
evaporator runs into. Some systems use a pump to extract water out of the
pan. Central air conditioning systems provide comfort cooling by lowering
air temperature and removing excess moisture.) Comments: INSPECTED |
| 35.7 | WAS TEMPERATURE DROP
MEASUREMENT TAKEN FROM SUPPLY AND RETURN VENTS (A low drop could indicate
low Freon charge. A high drop could indicate a dirty coil, filter or
blower. There are other reasons why the temperature drop is out of range
such as thermostat calibration and humidity.) Comments: INSPECTED |
| 35.8 | IS COOLING UNIT ADEQUATE FOR
SIZE OF HOUSE (The general rule of thumb is 1 ton for every 550 square
feet of living space.) Comments: INSPECTED |
