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ACE Home Inspections, LLC P.O. Box 1993 | |
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This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.
This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.
WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING
WALLS
| 1.1 | WALKWAYS,
DRIVEWAYS, LANDSCAPING, RETAINING WALLS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-A disconnected 3/8 or 7/16 inch white flexible hose covered with round black slip-on type insulation runs down the side of the building in the corner behind the rear drive-in order sign. Owner disclosure of purpose is recommended? |
| 1.2 | WALKWAYS,
DRIVEWAYS, LANDSCAPING, RETAINING WALLS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There is a short light-up type "exit" sign at each side of the parking lot entry near the 30ft main sign. The flexible conduit under the one furthest from the main sign has become detached or broken where it connects at the top and bottom. Repair by a licensed electrical contractor is recommended which may include but is not limited to replacement of conduit. |
| 1.3 | WALKWAYS,
DRIVEWAYS, LANDSCAPING, RETAINING WALLS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Some of the electrical wires within the metal enclosure around the bottom of the main 30ft front entry sign can be viewed through small openings or gaps which were created when the bottom foot was somehow dented. Water could conceivably entire through these small openings or gaps where filling all with caulk is recommended. |
DETACHED AND ATTACHED GARAGES, CARPORTS, OTHER
BUILDINGS
| 2.2 | DETACHED AND
ATTACHED GARAGES, CARPORTS, OTHER BUILDINGS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Both of the dumpster building 8ft long fluorescent ceiling light fixtures do not turn on. The rear fixture bulbs are darker discolored and most likely need replaced and the front fixture has hanging wires and ceramic end sockets and one missing bulb. Repair by a licensed electrical contractor is recommended. |
| 2.3 | DETACHED AND
ATTACHED GARAGES, CARPORTS, OTHER BUILDINGS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4-There are two small electrical boxes mounted on the interior right wall of the dumpster building, one is a combo box containing a switch and an outlet and the other a single box containing just an outlet. The single box outlet is GFCI protected however the combo box outlet is NOT and the conduit that travels along the wall between the two boxes is loose. Repair by a licensed electrical contractor is recommended which may include but is not limited to the installation of GFCI protection for the combo box outlet and securing conduit properly to the wall. |
PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS,
BANISTERS
| 3.1 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The short or narrow section of metal designer banister on the right side of the front entry area and four of six longer sections along the right side open patio are loose where they mount between the brick covered roof support columns and/or to the building. Repair is recommended which may include but is not limited to replacement of all loose bolts. *****For a more robust solution, small plates containing several holes could be welded to the bottom of present end brackets so numerous bolts would then be securing each end instead of just one. This would need to be done to each end bracket for cosmetic purposes. |
EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION,
GUTTERS, ROOF, CHIMNEY
| 4.1 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-Present attic ventilation consists of air entering into the lower soffit vents and out the front and rear upper gable vents. The building depth or length between the front and rear gable vents is almost 60 feet. This is a rather long span, however most likely overall attic ventilation is adequate because there were no significant discolorations observed on the attic wood members. A total of four square metal roof penetrations are spaced out along the left side of the roof as seen in picture 2. These are all sealed where they are serving no purpose and most likely were intended to be some type of roof vent. Further investigation by a licensed roof contractor is recommended which may include but is not limited to opening and installing an appropriate rain cap or cover on each , if determined to be necessary. Even though this is not required it should be considered, since it can only make the overall attic ventilation more efficient or robust. |
| 4.2 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-There is a 5ft long, hairline to 1/8in wide, vertical crack or gap along each side of the small storage closet attached to the rear wall to the right of the rear entry door. This small settlement or shifting has created a possible closet water entry issue based on the amount of daylight viewed from the closet interior where heavily caulking along the exterior and interior sides of the cracks or gaps is recommended. |
| 4.3 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The short section of dryer exhaust pipe along the right wall is loose and sticks out too far. The clothes washer and dryer connections are no longer being utilized and have been covered with storage shelving. Repair is recommended which may include but is not limited to caulking along the top of it after pushing pipe in so exhaust cover fits flush against the siding or removal of pipe and cover and filling hole with mortar if there are no future plans for laundry usage. |
| 4.4 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9-The metal roof covering appears adequate with no loose or missing areas. This is good, however the caulking or sealing compound around the roof penetrations, being the power ventilator housings, roof vents, plumbing vent pipes, and chimney has become aged with small cracks or gaps in various areas. Repairs are recommended which may include but are not limited to surrounding all roof penetrations with roof tar or appropriate caulking or sealing compound. 10,11-There are a total of four large or main power ventilator fan exhaust stacks, two center Centri Master models and two Mastervent models. A black, sticky grease like substance has dripped out of small ports or openings under the two center located Centri Master models, onto the metal roof covering. This apparently has been happening for quite some time based on the amount of grease like substance which has ran down and accumulated on the backside of the chimney base. There was no drippage observed out of the Mastervent models. Further investigation by a licensed power ventilator contractor to include system cleaning and service is recommended. |
| 4.5 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The bottom couple inches of the rear storage room metal entry door is heavily corroded. Repairs are recommended which may include but are not limited to the installation of metal kick plates and heavily painting of area. |
| 4.6 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4-The section of gutter on the right side of the patio was observed from the roof to be holding water from not be angled properly towards the downspout. Water leakage or drippage was observed from the seams where two sections of gutter join or come together along this area. It can be plainly derived from viewing the discoloration on the sidewalks, under the seams, that leakage occurs from the majority of them around the building. This appears to be caused from the original seam caulking being aged and/or an insufficient amount being originally applied causing the seam area to corrode and leak. Repair is recommended which may include but is not limited to proper angling of right side section toward downspout and cleaning and heavily covering of the interior side of ALL gutter seams with caulking and heavily painting exterior side of the gutter seams. |
ATTIC, ROOF INTERIOR
| 5.2 | ATTIC, ROOF
INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1.2.3-The attic entry pull-down ladder has been modified by the end-user which is usually not recommended by the manufacturer. The original or factory issued short bottom folding section (now being stored in attic) was removed and replaced with a slightly shorter homemade section made of 2x4 wood. The bottom 2x4 rung has some noticeable splitting and the top of the ladder starts about 30 inches below the attic floor decking where this area from the top of ladder to where the floor decking starts has been bridged with a section of plywood with attached boards used as mini steps or rungs. *****This entire attic entry arrangement appears unsafe where further investigation and repairs or safety enhancements by a licensed contractor is recommended which may include but is not limited to the installation of a longer ladder which attaches at the top of the attic where the flooring begins. Interior ceiling height is 11ft where pull-down folding sectional ladders such as this are cumbersome at best to fold and unfold. Other attic entry possibilities, listed as a courtesy, may include but are not limited to the installation of a wall ladder surrounded by a safety guard or cage or a small staircase with hand-rails. Due to the massive amount of attic storage available, the small staircase option placed somewhere in the rear kitchen area along the back wall appears to be the better choice. The carrying of stored items such as what is presently being stored in attic is inappropriate for carrying up and down the present high height pull-down folding ladder. EXTREME CAUTION IS ALWAYS RECOMMENDED WHEN UTILIZING ATTIC PULL-DOWN LADDERS!!! |
| 5.3 | ATTIC, ROOF
INTERIOR MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5-There is plywood decking down the center of the entire length of the attic, from front wall to rear wall. This is good, however numerous old miscellaneous owner items are present where removal and cleaning is recommended. |
| 5.4 | ATTIC, ROOF
INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The front cover of the power ventilator control panel located in the rear attic cavity over the power ventilator area, is laying off to the side. This most likely was removed when someone was working on the panel which contains solenoid coils and live voltage, where cover installation is recommended. (safety) |
| 5.5 | ATTIC, ROOF
INTERIOR MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One small square metal electrical junction box along the center decking is missing a cover. (safety) |
KITCHEN, BATHROOMS, INTERIOR ROOMS
| 6.5 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2-The green colored plasterboard walls in the Women's room have some minor holes or gouges where repairs with wallboard compound and paint are recommended. (cosmetic) |
| 6.6 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5-Both of the Men's room commode bases and the one in the rear stall of the Women's room have a hairline vertical crack(s) in the front. The commodes had no movement where they are robustly secured to the floor and no leakage was observed when repeatedly flushed. Most likely these are from being kicked or hit by shoes and may or may not travel all the through? Periodic monitoring is recommended and replacement if cracking should continue to worsen. |
| 6.7 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-Both of the Master vent fan housings on top of the roof are supposed to have 4 separate filters. The rear housing has all four however all appear dirty where cleaning is recommended and the front housing contains no filter as if this particular housing is not in-use? Recommend this filter issue be included when system is serviced by a licensed power ventilator contractor. |
| 6.8 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3,4,5,6-The building has three separate walk-in freezer cavities. One cavity is stand-alone, while the other two are side-by side with a front and back cavity. The back cavity can only be entered through the front cavity. All three units were running during the inspection and only the back cavity of the dual unit was found functional and adequately freezing. Only one of the fan motors was operating in the dual fan housing which contains all three freezer unit compressors. There is also a section of metal flex conduit containing some cut-off wiring that is hanging loose from the wall behind the dual fan housing. Further investigation by a licensed refrigeration contractor to include system service and repairs and removal of unused conduit and wiring, is recommended. |
| 6.9 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Copper tubing of the type used for ice-makers and machines is located in the corner down from the drive-in window. There is no end fitting for it to connect to anything, however it has a water cut-off valve. Recommend this section of copper tubing be capped off or totally removed if there are no plans for usage. |
| 6.10 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-A hairline crack exists in the middle of the dining room that spans the width of the building. This does not appear to be a major issue, however merits mentioning as well as a small corner piece of tile missing along the bottom of the wall in the hallway leading to the public bathrooms. |
| 6.11 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1,2,3-It was reported that the present dual oven unit in the front left kitchen room will be discarded and the entire area under the power ventilator hood is to be filled with cook-top units where additional safety water sprayers and piping will need to be installed. |
| 6.12 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION The Men's and Women's bathroom have a noticeable sewer smell where at first cleaning is recommended, then if smell persists, further investigation by a licensed plumbing contractor. |
| 6.13 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MISCELLANEOUS INFORMATION The bathroom wall mirrors above the sinks are missing. |
| 6.14 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The plastic coating over the water piping under the right sink in the Women's room contained water. Exact source of leak is undetermined where further investigation by a licensed plumbing contractor is recommended. |
| 6.15 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The piping and flush valve above the Men's room urinal is loose with movement. |
| 6.16 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4-The 120 volt electrical outlet across from the fireplace barbecue, another above the washer connections and another with a white receptacle and brown cover have no power. |
| 6.17 | KITCHEN,
BATHROOMS, INTERIOR ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The rear left kitchen room stainless steel sink faucet has a slow constant drip where repair by a licensed plumbing contractor is recommended. |
PLUMBING (Main, Exterior, Water Heater, Washer,
Dryer)
| 7.8 | PLUMBING
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The left or hot water side of the floor basin type cleaning sink in the rear attached storage closet has no flow and an electrical wire of unknown purpose is wrapped around the water piping behind the sink basin. The cold water supply is adequate. Removal or coiling and taping up of unknown wiring and further investigation of water issue if a hot water supply is desired, are recommended. |
| 7.9 | PLUMBING
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The plywood covering on top of the homemade 2x4 type stand under the water heater has become crushed and disfigured from the weight of the 100 gallon tank, since it was installed. A center joist is present under the plywood however the small stub-like edges along the bottom of the tank may continue to dig in causing the plywood to become further deteriorated where repairs are recommended. Repairs may include but are not limited to draining of tank and the placement of a more robust or thicker piece of plywood under tank or the installation of a new factory-made and certified type of stand designed specifically to hold this size tank.. |
| 7.10 | PLUMBING
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Pubic water supply is discolored with corrosion from sitting idle in pipes where continual operating of fixtures is recommended. |
ELECTRICAL (Service, Interior Distribution Panels,
Exterior)
| 8.6 | ELECTRICAL
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-A small recessed cavity or junction box exists beside the rear entry door. This may at one time have been used as a switch for some device, however everything has bee removed where no issues should be present, however for cosmetic purposes a blank cover placed over it is recommended, |
| 8.7 | ELECTRICAL
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The emergency type lighting and exit signs located throughout the building in hallways and exit exit doors did not turn on when all power was turned off within the main panel. |
| 8.8 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The Mars Air Door automatically operated air curtain above the rear entry functions, however is rather noisy. The unit has some play or movement where it attaches to the wall where a more robust securement is recommended. The unit was made in 08/1998 and is model 48CH. |
| 8.9 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The inspection of lighting controlled by timers, and photo or motion type detectors is beyond the scope of the inspection and only a random sampling of manually operated exterior lighting is inspected. 3-The cover is off of what appears to be an exterior lighting panel that is mounted in the attic along the front gable. There are three sections of electrical wires protruding through the upper front gable which were most likely used for a previous light-up type sign. This panel may control this lighting? Owner disclosure of sign control lighting and a proper cover are recommended. |
| 8.10 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The GFCI type outlet receptacle located in the rear attached closet no loner trips from the push-button and the lower corner located outlet box is loose. Repair by a licensed electrical contractor is recommended which may include but are not limited to the installation of new GFCI receptacle and proper securement of lower outlet to the brick covered wall. |
| 8.11 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The only GFCI type breaker within the four electrical panels located in the rear right kitchen room does not trip when the test button is depressed. It is unknown exactly what this controls or whether it is still needed? A licensed electrical contractor is recommended to determine purpose and replacement if found necessary along with a complete verification and updating of all panels breakers. Presently labeling is written on panel covers where labels placed on a breaker after it has been verified is recommended, but is not required. |
| 8.12 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Some loose and bare-ended wires are located along the bottom of sub-panel A or the one to the left of the main panel where at the very least the installation of wire-nuts by a licensed electrical contractor is recommended. |
COOLING SYSTEM
| 10.1 | COOLING
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-The rear right cooling system was not working when first turned on, however began working after several additional attempts. This system is only two years and should most likely be fully functional where this may have been a timing issue? System service by a licensed heating and air contractor is recommended. |
| 10.2 | COOLING
SYSTEM MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 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. *****The emergency pans under each of the six attic evaporator coil units have only a PVC drain pipe to the exterior and NO float switch. Back-up prevention enhancements are recommended, but NOT required and may include but are not limited to a back-up float switch on each pan. Opinions by licensed heat and air contractors on this issue may vary where I recommend your licensed heat and air contractor be consulted for an opinion and correct or enhance if necessary or if desired. 1,2,3,4-The interior side of the emergency drain pans under the right side middle evaporator coil unit and the left side front unit are corroded where further investigation by a licensed heat and air contractor is recommended which may include but is not limited to cleaning or pan replacement. |
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.
| LANDSCAPING: LEVEL PROPERTY REAR WOODED AREA |
WALKWAYS: CONCRETE |
PARKING LOT: ASPHALT |
| MISC EXTERIOR ITEMS: (3) 40FT LIGHT POSTS (1) DRIVE-UP ORDER SIGN (1) DRIVE-UP INTERCOM |
MISC EXTERIOR ITEMS: (1) 30FT MAIN SIGN (2) SMALL LIT EXIT SIGNS |
| 1.0 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
It is always recommended that the media material, for example soil or pavement, against all foundation walls be sloped gently down and away for proper drainage. This prevents water from draining down along the foundation. 1,2,3,4-There is a wide shallow v-shaped drainage depression leading into each side of a center sewer drain in the front parking area. This is good, however the property which consists entirely of paved parking areas is relatively level where small isolated areas of water may collect each time it rains. It does not appear that this would effect the building foundation where they would be more of a nuisance. Since it was not raining at the time of inspection, any collection issues could not be exactly determined. *****Recommend monitoring during a storm and further investigation by a licensed landscaping or paving contractor(s)s if any drainage issues such as sizeable collections should develop, especially if near or against the foundation slab. Repairs or drainage enhancements at that time may include but are not limited to some minor relandscaping such as additional asphalt pavement in any low areas and/or installation of additional wide shallow v-shaped drainage depressions and/or sewer drains. ACE Home Inspections, LLC is not responsible for any drainage issues that may be uncovered during a future storm because it was not raining at time of the inspection and any conclusions are based solely on only what was inspected. Repair or drainage enhancement ideas are listed only as a courtesy and does not always infer that an actual problem exists where further investigation during a storm and by a licensed landscaping and/or paving contractor(s) along with any repairs deemed necessary, are always recommended. ACE Home Inspections, LLC is not a licensed landscaping or paving contractor and has no intent to supercede any of their conclusions and since opinions may vary it is always recommended, especially in any situations of disagreement, that multiple licensed landscaping and/or paving contractors be contacted for an opinion. |
| 1.1 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1-A disconnected 3/8 or 7/16 inch white flexible hose covered with round black slip-on type insulation runs down the side of the building in the corner behind the rear drive-in order sign. Owner disclosure of purpose is recommended? |
| 1.2 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1-There is a short light-up type "exit" sign at each side of the parking lot entry near the 30ft main sign. The flexible conduit under the one furthest from the main sign has become detached or broken where it connects at the top and bottom. Repair by a licensed electrical contractor is recommended which may include but is not limited to replacement of conduit. |
| 1.3 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1-Some of the electrical wires within the metal enclosure around the bottom of the main 30ft front entry sign can be viewed through small openings or gaps which were created when the bottom foot was somehow dented. Water could conceivably entire through these small openings or gaps where filling all with caulk is recommended. |
| 1.4 | 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 |
| DETACHED DUMPSTER
BUILDING: 12FT X 12FT CONCRETE SLAB FLOOR CONCRETE BLOCK WALLS EXTERIOR BRICK SIDING |
DETACHED DUMPSTER
BUILDING: SLOPED FLAT ROOF 2X10 WOOD RAFTERS SPACED 16 INCHES APART PLYWOOD ROOF DECKING |
DETACHED STORAGE
BUILDING: 2X4 WOOD STUD WALLS FLOURESCENT LIGHTS ELECTRICAL OUTLETS LEFT SIDE FENCED AREA |
| 2.0 | DETACHED AND ATTACHED
GARAGES, CARPORTS, OTHER BUILDINGS
1-Complimentary dumpster building picture. |
| 2.1 | DETACHED AND ATTACHED
GARAGES, CARPORTS, OTHER BUILDINGS
1-The dumpster building wood members appear free of major moisture discoloration and deterioration. Overall building construction is adequate and robust with full concrete block walls, concrete slab floor, and 2x10 ceiling joists spaced 16 inches apart. This is good! |
| 2.2 | DETACHED AND ATTACHED
GARAGES, CARPORTS, OTHER BUILDINGS
1-Both of the dumpster building 8ft long fluorescent ceiling light fixtures do not turn on. The rear fixture bulbs are darker discolored and most likely need replaced and the front fixture has hanging wires and ceramic end sockets and one missing bulb. Repair by a licensed electrical contractor is recommended. |
| 2.3 | DETACHED AND ATTACHED
GARAGES, CARPORTS, OTHER BUILDINGS
1,2,3,4-There are two small electrical boxes mounted on the interior right wall of the dumpster building, one is a combo box containing a switch and an outlet and the other a single box containing just an outlet. The single box outlet is GFCI protected however the combo box outlet is NOT and the conduit that travels along the wall between the two boxes is loose. Repair by a licensed electrical contractor is recommended which may include but is not limited to the installation of GFCI protection for the combo box outlet and securing conduit properly to the wall. |
| 2.4 | EXTERIOR: ROOF, EAVES,
GUTTERS, WALLS, SIDING, WINDOWS, DOORS, FOUNDATION, LANDSCAPING (Visible
condition.) Comments: INSPECTED |
| 2.5 | INTERIOR: ROOF, ATTIC,
CEILING, WALLS, FOUNDATION, COVERINGS, SHELVING, WORKBENCHES, EXPOSED
PLUMBING, EXPOSED WIRING (Visible condition.) Comments: INSPECTED |
| 2.6 | INTERIOR: WINDOWS, DOORS,
FLOOR, CABINETS, LIGHTS, SWITCHES, OUTLETS, HEATING, COOLING (Visible
condition and operation.) Comments: INSPECTED |
| FRONT ENTRY: CENTER VACUUM BREEZEWAY FLOOR TILES |
FRONT ENTRY: GABLE ROOF OFF MAIN PLYWOOD CEILING GROUND-LEVEL CONCRETE SLAB RECESSED CEILING LIGHT |
RIGHT OPEN PATIO: RECESSED UNDER HOUSE ROOF PLYWOOD CEILING 5 BRICK COLUMNS CONCRETE SLAB FLOOR 16 RECESSED CEILING LIGHTS WALL TV SET-UP 4 CEILING FANS |
| REAR ENTRY: NO ROOF NO PORCH GROUND-LEVEL CONCRETE SLAB |
STEPS AND STAIRWAYS: NONE 1 ATTIC PULL-DOWN LADDER |
RAILINGS AND
BANISTERS: 1-IN SQUARE TUBE BANISTERS AT FRONT ENTRY AT RIGHT PATIO |
| 3.0 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-There is an electrical outlet mounted near the top of the patio rear wall and a short section of coaxial running down from the ceiling which most likely were intended for television usage where all that is needed is a wall-mount stand and television, if desired. There were no other holes observed in the brick indicating that this has not been previously utilized. |
| 3.1 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1,2-The short or narrow section of metal designer banister on the right side of the front entry area and four of six longer sections along the right side open patio are loose where they mount between the brick covered roof support columns and/or to the building. Repair is recommended which may include but is not limited to replacement of all loose bolts. *****For a more robust solution, small plates containing several holes could be welded to the bottom of present end brackets so numerous bolts would then be securing each end instead of just one. This would need to be done to each end bracket for cosmetic purposes. |
| 3.2 | PORCH (Visible condition of
roof, eaves, gutters, attic, ventilation, columns, foundation, floor,
coverings, storage closets.) Comments: INSPECTED |
| 3.3 | PORCH (Visible condition and
operation of doors, lights, switches, and outlets.) Comments: INSPECTED |
| 3.4 | COMMON HALLWAYS AND CORRIDORS
(Visible condition and operation of windows, doors, floors, cabinets,
lights, switches, outlets, heating, cooling.) Comments: INSPECTED |
| 3.5 | STOOPS, STEPS, STAIRS,
BANISTERS, AND RAILINGS (Visible condition. Checking for potential
tripping hazards from variations in step riser heights, narrow tread
steps, unlevel steps or steep stairs. Checking for adequate
headroom.) Comments: INSPECTED |
| 3.6 | SPACINGS BETWEEN ANY TWO
RAILING BANISTERS OF 4 TO 5 INCHES OR LESS (Safety issue for
children.) Comments: INSPECTED |
| DOOR INFO: FRONT OUTER FULL GLASS FRONT INNER FULL GLASS REAR FULL METAL RIGHT FULL GLASS SLIDER |
HOUSE WINDOWS: 13 FIXED DINING ROOM 1 PICK-UP SLIDER |
SIDING MATERIAL: FULL BRICK WOOD FIBEROUS LAP GABLES |
| SOFFIT/FASCIA
MATERIAL: WOOD |
GUTTER MATERIAL: ALUMINUM |
FOUNDATION MATERIAL: CONCRETE SLAB |
| VIEWED ROOF FROM: ROOF-LINE BY LADDER WALK ENTIRE ROOF/USE LADDER |
ROOF TYPE: GABLE |
ROOF COVERING: METAL |
| LAYERS: ONE |
ESTIMATED ROOF AGE: 9 YEARS OLD |
ROOF VENTILATION: 2 GABLE VENTS SOFFIT VENTS ROOF VENTS |
| CHIMNEY(S): ONE CHIMNEY |
SKY LIGHT (S): NONE |
BUILDING DIMENSIONS: 59FT WIDE X 84FT DEEP APPROX 5040 SQUARE FEET |
| 4.0 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY Comments: FOR YOUR INFORMATION Main building siding is brick, and windows and doors are aluminum, all of which are relatively low maintenance, however upper gable area siding is wood fiberous or Masonite type lap boards and the soffit and fascia are wood and subject to deterioration if not properly maintained. It is strongly recommended that all exterior wood be painted on a periodic basis. The whole point is to prevent moisture damage which leads to costly total replacement. IT CAN NOT BE STRESSED ENOUGH THAT PERIODIC PAINTING OF ALL WOOD SURFACES IS A MUST!!! Whenever small cracks start to develop at the end of the boards, it is time to paint! (Maintenance tip.) |
| 4.1 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2-Present attic ventilation consists of air entering into the lower soffit vents and out the front and rear upper gable vents. The building depth or length between the front and rear gable vents is almost 60 feet. This is a rather long span, however most likely overall attic ventilation is adequate because there were no significant discolorations observed on the attic wood members. A total of four square metal roof penetrations are spaced out along the left side of the roof as seen in picture 2. These are all sealed where they are serving no purpose and most likely were intended to be some type of roof vent. Further investigation by a licensed roof contractor is recommended which may include but is not limited to opening and installing an appropriate rain cap or cover on each , if determined to be necessary. Even though this is not required it should be considered, since it can only make the overall attic ventilation more efficient or robust. |
| 4.2 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2-There is a 5ft long, hairline to 1/8in wide, vertical crack or gap along each side of the small storage closet attached to the rear wall to the right of the rear entry door. This small settlement or shifting has created a possible closet water entry issue based on the amount of daylight viewed from the closet interior where heavily caulking along the exterior and interior sides of the cracks or gaps is recommended. |
| 4.3 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-The short section of dryer exhaust pipe along the right wall is loose and sticks out too far. The clothes washer and dryer connections are no longer being utilized and have been covered with storage shelving. Repair is recommended which may include but is not limited to caulking along the top of it after pushing pipe in so exhaust cover fits flush against the siding or removal of pipe and cover and filling hole with mortar if there are no future plans for laundry usage. |
| 4.4 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3,4,5,6,7,8,9-The metal roof covering appears adequate with no loose or missing areas. This is good, however the caulking or sealing compound around the roof penetrations, being the power ventilator housings, roof vents, plumbing vent pipes, and chimney has become aged with small cracks or gaps in various areas. Repairs are recommended which may include but are not limited to surrounding all roof penetrations with roof tar or appropriate caulking or sealing compound. 10,11-There are a total of four large or main power ventilator fan exhaust stacks, two center Centri Master models and two Mastervent models. A black, sticky grease like substance has dripped out of small ports or openings under the two center located Centri Master models, onto the metal roof covering. This apparently has been happening for quite some time based on the amount of grease like substance which has ran down and accumulated on the backside of the chimney base. There was no drippage observed out of the Mastervent models. Further investigation by a licensed power ventilator contractor to include system cleaning and service is recommended. |
| 4.5 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-The bottom couple inches of the rear storage room metal entry door is heavily corroded. Repairs are recommended which may include but are not limited to the installation of metal kick plates and heavily painting of area. |
| 4.6 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3,4-The section of gutter on the right side of the patio was observed from the roof to be holding water from not be angled properly towards the downspout. Water leakage or drippage was observed from the seams where two sections of gutter join or come together along this area. It can be plainly derived from viewing the discoloration on the sidewalks, under the seams, that leakage occurs from the majority of them around the building. This appears to be caused from the original seam caulking being aged and/or an insufficient amount being originally applied causing the seam area to corrode and leak. Repair is recommended which may include but is not limited to proper angling of right side section toward downspout and cleaning and heavily covering of the interior side of ALL gutter seams with caulking and heavily painting exterior side of the gutter seams. |
| 4.7 | WINDOWS, SHUTTERS AND AWNINGS
(Visible condition and checking for the presence and functionality of
window flashing and operation of windows and window locks.)
Comments: INSPECTED |
| 4.8 | ENTRY DOORS, STORM DOORS,
SECURITY DOORS, AND DOORBELL (Visible condition and operation, checking
hardware, locks, coverings, frame, trim, weatherstripping, presence of
deadbolts on all exterior doors, proper locking, opening, and closing of
sliding glass doors, and the presence of a security dead-pin in all
sliding glass doors.) Comments: INSPECTED |
| 4.9 | FOUNDATION WALLS AND MORTAR
JOINTS (Visible condition, checking for cracked, crumbled, loose, missing,
eroded areas, or large gaps) Comments: INSPECTED |
| 4.10 | EXTERIOR WALL COVERINGS,
FLASHING,TRIM, AND CAULKING (Visible condition. A wall flashing is defined
as a material used around angles or junctions on exterior walls to prevent
water leakage.) Comments: INSPECTED |
| 4.11 | HOUSE FRAMING (Visible
condition, checking for any cracks developing outside of the house, cracks
between a chimney and the exterior wall or any cracks running outward at
an angle from the upper corners of windows and door frames.)
Comments: INSPECTED |
| 4.12 | OUTSIDE ACCESS TO HOUSE IS
RODENT PROOF Comments: INSPECTED |
| 4.13 | ROOF COVERING (Visible
condition. Checking roof penetrations such as, roof vents, ridge vents,
wind turbines, soffit vents, gable vents, chimneys, furnace flues, water
heater flues, plumbing vents, skylights and any other penetrations.
Checking flashings which are used to seal around roof penetrations and
intersections. Checking rain caps on chimneys and flues.) Comments: INSPECTED |
| 4.14 | 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 6 WOOD RAFTERS PLYWOOD FLOOR DECKING 2X4 TRUSS TYPE BRACING |
CEILING STRUCTURE: 2 x 8 WOOD CEILING JOISTS |
RAFTER SPACING: 24 INCHES |
| JOIST SPACING: 24 INCHES |
INSULATION TYPE: BATT |
INSULATION INCHES: 6 INCHES |
| R- VALUE: R-19 |
ATTIC INFO: FULL DEPTH CENTER DECKING 6 HEAT AND AIR UNITS FLOURESCENT LIGHTS HIGH CLEARANCE STAND-UP CENTER |
| 5.0 | ATTIC, ROOF INTERIOR
GENERAL RECESSED LIGHT INFORMATION: Basically recessed can lights consist of the recessed can housing, a lamp, and trim. They are required to be thermally protected with an internal thermostat switch. The power is cut if the temperature gets above a certain temperature, usually around 194 degrees. Once the temperature drops below a certain temperature, usually 184 degrees, the switch resets. However this does not guarantee complete safety. There are two types of fixtures, IC(insulated ceiling) type and Non-IC type. IC type fixture are usually safety rated for insulation. Non-IC rated fixtures have a warning label, "Warning, Risk of fire, Non-type IC only, Do not install insulation within 3 inches of sides or wiring compartment." This applies to all insulation because it retains heat causing items to possibly catch fire. Non-IC rated fixtures can not have insulation within 3 inches. IC rated fixtures are permitted to be covered with insulation. ACE Home Inspections, LLC does not hunt for recessed can lights that are completely buried under insulation and are not readily accessible. Note that there are some circumstances where lighting is permitted to be covered with insulation when special trims are used. This is normally stated on the fixture by the manufacturer. Opinions on this issue sometime vary among insulation installation contractors, however ACE Home Inspections, LLC has previously called several recessed light manufacturers, who all stated that whenever the sticker is present stating "keep all insulation 3 inches away" it MUST be kept 3 inches away and if a warning sticker is not present to check the interior side for any warning information along with a manufacturer and model number. *****The recessed ceiling lights within the suspended ceiling tiles appear open and not covered with insulation. This is good! |
| 5.1 | ATTIC, ROOF INTERIOR
1,2,3,4,5,6,7,8,9,10-The wood members throughout the attic appeared free of major moisture discoloration and deterioration. The insulation under readily accessible roof penetrations was moved aside in order to inspect the ceilings. Overall attic construction is adequate and robust with 2x6 rafters, 2x8 ceiling joists, plywood roof decking, 2x4 truss type purlin bracing boards and the majority of the rafters are properly aligned onto the ridge boards. This is good! The attic consists of two separate cavities, one small one in the rear and the larger main one. 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. |
| 5.2 | ATTIC, ROOF INTERIOR
1.2.3-The attic entry pull-down ladder has been modified by the end-user which is usually not recommended by the manufacturer. The original or factory issued short bottom folding section (now being stored in attic) was removed and replaced with a slightly shorter homemade section made of 2x4 wood. The bottom 2x4 rung has some noticeable splitting and the top of the ladder starts about 30 inches below the attic floor decking where this area from the top of ladder to where the floor decking starts has been bridged with a section of plywood with attached boards used as mini steps or rungs. *****This entire attic entry arrangement appears unsafe where further investigation and repairs or safety enhancements by a licensed contractor is recommended which may include but is not limited to the installation of a longer ladder which attaches at the top of the attic where the flooring begins. Interior ceiling height is 11ft where pull-down folding sectional ladders such as this are cumbersome at best to fold and unfold. Other attic entry possibilities, listed as a courtesy, may include but are not limited to the installation of a wall ladder surrounded by a safety guard or cage or a small staircase with hand-rails. Due to the massive amount of attic storage available, the small staircase option placed somewhere in the rear kitchen area along the back wall appears to be the better choice. The carrying of stored items such as what is presently being stored in attic is inappropriate for carrying up and down the present high height pull-down folding ladder. EXTREME CAUTION IS ALWAYS RECOMMENDED WHEN UTILIZING ATTIC PULL-DOWN LADDERS!!! |
| 5.3 | ATTIC, ROOF INTERIOR
1,2,3,4,5-There is plywood decking down the center of the entire length of the attic, from front wall to rear wall. This is good, however numerous old miscellaneous owner items are present where removal and cleaning is recommended. |
| 5.4 | ATTIC, ROOF INTERIOR
1-The front cover of the power ventilator control panel located in the rear attic cavity over the power ventilator area, is laying off to the side. This most likely was removed when someone was working on the panel which contains solenoid coils and live voltage, where cover installation is recommended. (safety) |
| 5.5 | ATTIC, ROOF INTERIOR
1-One small square metal electrical junction box along the center decking is missing a cover. (safety) |
| 5.6 | ATTIC, ROOF INTERIOR (Visible
condition. Checking attic insulation, exposed wiring, lights and water
pipes. Checking to see that all attic areas are accessible, all exposed
sections of chimney in attic are free of soot and creosote leakage, that
soffit vents are not covered with insulation, and attic ventilation vent
screening which keeps animals out) Comments: INSPECTED |
| 5.7 | GAS FLUE AND CHIMNEY
FIRESTOPPING (Visible condition. Firestopping refers to size of the hole
made in the ceiling and roof so as to maintain the proper clearance from a
hot metal flue pipe or chimney brick.) Comments: INSPECTED |
| 5.8 | DO ALL FLUES AND VENTS
PRESENT IN ATTIC TERMINATE TO THE EXTERIOR (Water heater flue, furnace
flue, metal chimney flue, plumbing vents, bathroom fan vents, range hood
vent, dryer vent, etc...) Comments: INSPECTED |
| 5.9 | RAFTERS, DECKING, JOISTS OR
TRUSSES (Visible condition. Check for rafters pulling away from ridge
board, rot, cracks, splits, cut, altered or missing supports.)
Comments: INSPECTED |
| 5.10 | IS ATTIC FREE OF VISIBLE ROOF
LEAKS OR DETERIORATION (Flashing refers to materials, usually metal, that
join parts of the house to the roof. Common places where roof leaks occur
are flashings around chimneys, metal gas flues, plumbing vents, turbines,
dormers, valleys, or any other roof penetrations or intersections.)
Comments: INSPECTED |
| 5.11 | 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 |
| 5.12 | INSTALLED MECHANICAL
VENTILATION SYSTEMS (Visible condition and operation of power ventilators
and fans) Comments: INSPECTED |
| FREEZERS: 3 KOLPAK FREEZERS (1) 7FT X 16FT X 8FT (1) 7FT X 16FT X 8FT (1) 6FT X 8FT X 8FT COLDZONE BLOWERS DATED 1998 |
OVEN: NOT INSPECTED |
HOOD EXHAUST: POWER VENTILATOR |
| DISHWASHER: NOT INSPECTED |
DISPOSER: NONE |
TRASH COMPACTORS: NONE |
| INTERIOR CEILING
MATERIALS: PLASTERBOARD SUSPENDED CEILING TILES |
INTERIOR WALL
MATERIALS: PLASTERBOARD CORRUGATED TIN CHAIR-RAIL |
INTERIOR FLOOR
MATERIALS: CERAMIC TILE |
| BATHROOMS: 1 MENS ROOM 1 WOMENS ROOM 1 KITCHEN UNISEX |
MENS BATHROOM: 2 COMMODES 1 URINAL 2 WALL SINKS |
WOMENS BATHROOM: 3 COMMODES 2 WALL SINKS |
| KITCHEN UNISEX
BATHROOM: 1 COMMODE 1 WALL SINK |
INTERIOR LAYOUT: FRONT OPEN DINING ROOM FRONT COUNTER ROOM RIGHT DISHWASHER ROOM CENTER KITCHEN STOVE ROOM |
INTERIOR LAYOUT: REAR LEFT KITCHEN ROOM REAR RIGHT KITCHEN ROOM REAR CENTER SMALL OFFICE |
| 6.0 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2-It was reported that the upper and lower oven unit within the front left kitchen room are to be discarded where they are beyond the scope of the inspection. |
| 6.1 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2,3,4,5,6,7,8-Each sink basin was filled in order to pressurize the piping to inspect for leakage. |
| 6.2 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-All 4 of the public restroom wall sink faucets leak around the center ball area to some degree when running. The overspray or water leakage drains back down into the sink where this should not be a major issue. |
| 6.3 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-The side along the knob striker assembly of the metal entry door into the small office has multiple dents, most likely caused from entering continuously with a screwdriver. The knob and door are still function where heavily painting of area is recommended. |
| 6.4 | KITCHEN, BATHROOMS, INTERIOR
ROOMS Comments: MISCELLANEOUS INFORMATION Five of 7 track lights above the serving counter do not turn on where the bulbs may be bad? |
| 6.5 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2-The green colored plasterboard walls in the Women's room have some minor holes or gouges where repairs with wallboard compound and paint are recommended. (cosmetic) |
| 6.6 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2,3,4,5-Both of the Men's room commode bases and the one in the rear stall of the Women's room have a hairline vertical crack(s) in the front. The commodes had no movement where they are robustly secured to the floor and no leakage was observed when repeatedly flushed. Most likely these are from being kicked or hit by shoes and may or may not travel all the through? Periodic monitoring is recommended and replacement if cracking should continue to worsen. |
| 6.7 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2,3-Both of the Master vent fan housings on top of the roof are supposed to have 4 separate filters. The rear housing has all four however all appear dirty where cleaning is recommended and the front housing contains no filter as if this particular housing is not in-use? Recommend this filter issue be included when system is serviced by a licensed power ventilator contractor. |
| 6.8 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2,3,4,5,6-The building has three separate walk-in freezer cavities. One cavity is stand-alone, while the other two are side-by side with a front and back cavity. The back cavity can only be entered through the front cavity. All three units were running during the inspection and only the back cavity of the dual unit was found functional and adequately freezing. Only one of the fan motors was operating in the dual fan housing which contains all three freezer unit compressors. There is also a section of metal flex conduit containing some cut-off wiring that is hanging loose from the wall behind the dual fan housing. Further investigation by a licensed refrigeration contractor to include system service and repairs and removal of unused conduit and wiring, is recommended. |
| 6.9 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-Copper tubing of the type used for ice-makers and machines is located in the corner down from the drive-in window. There is no end fitting for it to connect to anything, however it has a water cut-off valve. Recommend this section of copper tubing be capped off or totally removed if there are no plans for usage. |
| 6.10 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-A hairline crack exists in the middle of the dining room that spans the width of the building. This does not appear to be a major issue, however merits mentioning as well as a small corner piece of tile missing along the bottom of the wall in the hallway leading to the public bathrooms. |
| 6.11 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2,3-It was reported that the present dual oven unit in the front left kitchen room will be discarded and the entire area under the power ventilator hood is to be filled with cook-top units where additional safety water sprayers and piping will need to be installed. |
| 6.12 | KITCHEN, BATHROOMS, INTERIOR
ROOMS Comments: MISCELLANEOUS INFORMATION The Men's and Women's bathroom have a noticeable sewer smell where at first cleaning is recommended, then if smell persists, further investigation by a licensed plumbing contractor. |
| 6.13 | KITCHEN, BATHROOMS, INTERIOR
ROOMS Comments: MISCELLANEOUS INFORMATION The bathroom wall mirrors above the sinks are missing. |
| 6.14 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-The plastic coating over the water piping under the right sink in the Women's room contained water. Exact source of leak is undetermined where further investigation by a licensed plumbing contractor is recommended. |
| 6.15 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-The piping and flush valve above the Men's room urinal is loose with movement. |
| 6.16 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1,2,3,4-The 120 volt electrical outlet across from the fireplace barbecue, another above the washer connections and another with a white receptacle and brown cover have no power. |
| 6.17 | KITCHEN, BATHROOMS, INTERIOR
ROOMS
1-The rear left kitchen room stainless steel sink faucet has a slow constant drip where repair by a licensed plumbing contractor is recommended. |
| 6.18 | KITCHEN, BATHROOMS, INTERIOR
ROOMS 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. |
| 6.19 | KITCHEN, BATHROOMS, INTERIOR
ROOMS 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. It is always recommended that a local fire department be contacted to determine where smoke alarms should be installed since each jurisdiction may have different standards. |
| 6.20 | KITCHEN, BATHROOMS, INTERIOR
ROOMS 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. |
| 6.21 | KITCHEN, BATHROOMS, INTERIOR
ROOMS Comments: FOR YOUR INFORMATION Ice and coke dispenser units are beyond the scope of the inspection. |
| 6.22 | KITCHEN, BATHROOMS, INTERIOR
ROOMS Comments: FOR YOUR INFORMATION Industrial dishwasher inspection is beyond the scope of the inspection. |
| 6.23 | 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 |
| 6.24 | 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 |
| 6.25 | 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 |
| 6.26 | 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 |
| 6.27 | 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 |
| 6.28 | 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 |
| 6.29 | WAS GAS RANGE/COOKTOP AREA
CHECKED WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| 6.30 | INTERIOR ROOMS (Visible
condition of ceilings and walls.) Comments: INSPECTED |
| 6.31 | INTERIOR ROOMS (Visible
condition and operation of windows, doors, floors, lights, switches,
outlets) Comments: INSPECTED |
| 6.32 | BATHROOM (Visible condition
of ceiling, walls, cabinets, countertops, and caulking.) Comments: INSPECTED |
| 6.33 | 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: COPPER |
DISTRIBUTION: COPPER |
PLUMBING WASTE: WHITE PVC(polyvinyl chloride) PIPING |
| WASTE SYSTEM: UNKNOWN |
WATER SOURCE: PUBLIC |
WATER HEATER
BRAND/DATE: RHEEM/RUUD COMMERICIAL UNIT DATED 08/1998 |
| WATER HEATER POWER
SOURCE: NATURAL GAS |
WATER HEATER
LOCATION: REAR ATTACHED ROOM |
CAPACITY: 100 GALLON |
| WATER FILTERS: NONE OBSERVED |
DRYER POWER SOURCE: 220 ELECTRIC |
WATER CUT-OFF: FRONT YARD AREA |
| WASHER: NONE |
DRYER: NONE |
| 7.0 | PLUMBING SYSTEM
There was no potable water expansion tank 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. |
| 7.1 | 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 all hose bibs have a backflow preventer such as one shown in picture 1. |
| 7.2 | PLUMBING SYSTEM
1-----UPGRADE-----Washer hoses that are original black hose type are susceptible to sudden leaking. It is always recommended, but not required, that new wire braided permanent type hoses be installed like the ones shown. These can be purchased at major home and appliance centers and are relatively inexpensive. (Maintenance tip.) |
| 7.3 | PLUMBING SYSTEM
1-The natural gas supply is a 2psi system which requires a separate regulator at each device. Gas piping travels that throughout kitchen and attic above kitchen was tested with an analyzer or sniffer and found free of leakage. This is good! |
| 7.4 | PLUMBING SYSTEM
1-Building water cut-offs are located at the street and in rear water heater closet. A pressure regulator also exists and can be used to adjust building water pressure. Water pressure appeared adequate and should not need to be adjusted. This is good! |
| 7.5 | PLUMBING SYSTEM
Comments: FOR YOUR INFORMATION ADDITIONAL TPR VALVE INFORMATION: Water heaters have a TPR valve (Temperature Pressure Relief) or T&P valve, which is a safety device that releases pressure if the pressure or the temperature reach an unsafe level. All tank type units must have a TPR valve, otherwise they could blow up. The purpose of the TPR valve is to provide an important safety mechanism that allows for the immediate discharge of excess temperature and pressure that builds up inside the tank as the water is heated. Due to the scalding potential of the discharge from the TPR valve, the outlet from the valve should be piped to a safe area. Typically TPR valve discharges are piped down to within 6 inches of the floor or outside of the dwelling at near ground level. A TPR Valve that has been fitted with a discharge pipe that is smaller than the size of the valve outlet is a common defect that is strictly prohibited because smaller discharge pipes restrict the flow of the pressurized water released by the valve. This creates a dangerous bottleneck, building-up even more pressure at the point of discharge that can cause the tank to explode. Personal injury (or death) and property damage may result. The discharge pipe must be made of a material that's rated for both high temperature and pressure. This includes most rigid wall copper, iron and, in most places, chlorinated polyvinylchloride (CPVC plastic not regular PVC) pipe. The pipe size must match the opening size of the TPR valve discharge (usually : inch). It must terminate 6"-12" above the floor, and the end cannot be threaded or have a fitting which permits connecting a plug or cap. |
| 7.6 | PLUMBING SYSTEM
Comments: FOR YOUR INFORMATION Whenever gas is present, properly installed carbon monoxide detection is ALWAYS recommended, but not required, at each appliance. Carbon monoxide hovers closest to the ground where each detector should be installed no higher than midways up a wall and should be periodically tested and replaced if faulty. (safety tip.) |
| 7.7 | PLUMBING SYSTEM
1,2,3-Natural gas water heater and piping appears adequate with a proper TPR valve discharge pipe. It is on a proper stand, making the point of ignition, which is the pilot light 18 inches above the floor. The inspection of flame characteristics to determine adequate combustion for the natural gas water heater unit could not be inspected because the pilot is not lit. The unit is only 9 years old and most likely should still be functional. After the gas supply is turned on, the pilot is lit, and the burner lights to heat the water, the flames should be a crisp blue, which indicates proper combustion. Some yellow streaking, unless excessive is okay and is usually attributed to dust in the air. Excessive orange or yellow streaking indicates inadequate combustion. A licensed plumbing contractor to evaluate system combustion is always recommended. Please be sure to follow all operating and safety instructions posted on the tank. ACE Home Inspections, LLC follows the Standards of Practice set forth by the Alabama Building Commission, which does not require home inspectors to light flames or pilots for gas appliances. Be patient when trying to light it for the first time because it may take awhile to purge all the air out of the gas line. |
| 7.8 | PLUMBING SYSTEM
1-The left or hot water side of the floor basin type cleaning sink in the rear attached storage closet has no flow and an electrical wire of unknown purpose is wrapped around the water piping behind the sink basin. The cold water supply is adequate. Removal or coiling and taping up of unknown wiring and further investigation of water issue if a hot water supply is desired, are recommended. |
| 7.9 | PLUMBING SYSTEM
1-The plywood covering on top of the homemade 2x4 type stand under the water heater has become crushed and disfigured from the weight of the 100 gallon tank, since it was installed. A center joist is present under the plywood however the small stub-like edges along the bottom of the tank may continue to dig in causing the plywood to become further deteriorated where repairs are recommended. Repairs may include but are not limited to draining of tank and the placement of a more robust or thicker piece of plywood under tank or the installation of a new factory-made and certified type of stand designed specifically to hold this size tank.. |
| 7.10 | PLUMBING SYSTEM
1-Pubic water supply is discolored with corrosion from sitting idle in pipes where continual operating of fixtures is recommended. |
| 7.11 | 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 |
| 7.12 | FLUE PIPE AND VENTING
(Visible condition checking pipe rise, diameter, junction fit, screws, and
clearances. A properly vented gas system exhausts combustion products to
exterior and provides adequate oxygen for combustion.) Comments: INSPECTED |
| 7.13 | COMBUSTION AIR SUPPLY
(Combustion is a chemical reaction that occurs when fuel gases combine
with oxygen and ignite. Visual inspection of flame characteristics is a
good indicator of air/gas mixture problems that cause incomplete
combustion.) Comments: NOT INSPECTED |
| 7.14 | WAS GAS WATER HEATER AREA
CHECKED WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| 7.15 | 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 |
| 7.16 | EXTERIOR HOSE FAUCETS, WATER
PRESSURE, WATER VOLUME, WATER DRAINS (Visible condition and operation.
Checking for presence of faucet backflow preventers.) Comments: INSPECTED |
| 7.17 | CLOTHES WASHER WATER
CONNECTIONS, DRAIN PIPE, AND HOSES (Visible condition.) Comments: INSPECTED |
| 7.18 | 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 |
| 7.19 | DRAINAGE SUMPS, SUMP PUMPS,
AND RELATED PIPING (Visible condition and operation, checking any
switches, valves, piping, and for any debris. Sump pumps are used to
remove ground water and/or surface water from the house.) Comments: NOT PRESENT |
| SERVICE DROP TO
HOUSE: BELOW GROUND IN CONDUIT |
MAIN PANEL TYPE: CIRCUIT BREAKERS |
WIRING METHODS: ROMEX |
| 15 AND 20 AMP CIRCUIT
TYPE: COPPER |
MAIN HOUSE POWER
DISCONNECT: RATED 800 AMP IN MAIN PANEL CUTS ALL POWER |
MAIN HOUSE PANEL
CAPACITY: 800 AMP |
| MAIN HOUSE PANEL
LOCATION: REAR RIGHT KITCHEN ROOM |
MAIN HOUSE PANEL
MANUFACTURER: SIEMENS DATED 10/01/1998 208 Y/120 3 PHASE |
HOUSE BREAKERS: SIEMENS |
| SUB-PANEL A CAPACITY: 200 AMP |
SUB-PANEL A TYPE: CIRCUIT BREAKERS |
SUB-PANEL A
MANUFACTURER: SIEMENS |
| SUB-PANEL A LOCATION: REAR RIGHT KITCHEN ROOM LEFT OF MAIN PANEL |
SUB-PANEL A BREAKERS: SIEMENS |
SUB-PANEL B CAPACITY: 200 AMP |
| SUB-PANEL B TYPE: CIRCUIT BREAKERS |
SUB-PANEL B
MANUFACTURER: SIEMENS |
SUB-PANEL B LOCATION: REAR RIGHT KITCHEN ROOM RIGHT OF MAIN PANEL |
| SUB-PANEL B BREAKERS: SIEMENS |
SUB-PANEL C CAPACITY: 200 AMP |
SUB-PANEL C TYPE: CIRCUIT BREAKERS |
| SUB-PANEL C
MANUFACTURER: SIEMENS |
SUB-PANEL C LOCATION: REAR RIGHT KITCHEN ROOM RIGHT OF MAIN PANEL |
SUB-PANEL C BREAKERS: SIEMENS GENERAL ELECTRIC |
| 8.0 | ELECTRICAL SYSTEM
1,2,3,4-The four electrical panels appeared free of major moisture discoloration, corrosion, and deterioration. This is good! Please see rest of electrical section for all items inspected. |
| 8.1 | ELECTRICAL SYSTEM
1,2-central speaker intercom and sound or music systems are beyond the scope of the inspection. |
| 8.2 | ELECTRICAL SYSTEM
1-Inspection of Alabama power transformers other than the noting of their existence are beyond the scope of the inspection. |
| 8.3 | ELECTRICAL SYSTEM
1-The inspection and testing of exterior light-up and/or drive-up type order signs and speaker intercom systems, other than the testing of any nearby or attached 120 volt electrical outlets, or the reporting of any grossly deteriorated items are beyond the scope of the inspection. |
| 8.4 | ELECTRICAL SYSTEM
1,2,3-Electronic security and camera systems are beyond the scope of the inspection. |
| 8.5 | ELECTRICAL SYSTEM
1,2,3,4,5,6-All readily accessible outlets were tested with the majority found to be properly grounded. -----UPGRADE-----The kitchen outlets within six feet of the sink basins, rear wall outlet, and outlet at the bottom of the main light up sign at the street are NOT GFCI protected. Proper GFCI protection was required at the time of construction, however may not have been by the local jurisdiction. Upgrading of all outlets within six feet of all sink basins and all exterior outlets with GFCI protection, by a licensed electrical is recommended, even though it may or may not be required. There were no public bathroom located outlets, however any outlets present within any of the bathrooms should also be upgraded with GFCI protection. The building contains no bedrooms where AFCI protection is not needed and is NOT required, based on the age of the building, however are always recommended, as a safety upgrade if bedrooms did exist. 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. |
| 8.6 | ELECTRICAL SYSTEM
1-A small recessed cavity or junction box exists beside the rear entry door. This may at one time have been used as a switch for some device, however everything has bee removed where no issues should be present, however for cosmetic purposes a blank cover placed over it is recommended, |
| 8.7 | ELECTRICAL SYSTEM
1-The emergency type lighting and exit signs located throughout the building in hallways and exit exit doors did not turn on when all power was turned off within the main panel. |
| 8.8 | ELECTRICAL SYSTEM
1-The Mars Air Door automatically operated air curtain above the rear entry functions, however is rather noisy. The unit has some play or movement where it attaches to the wall where a more robust securement is recommended. The unit was made in 08/1998 and is model 48CH. |
| 8.9 | ELECTRICAL SYSTEM
1,2-The inspection of lighting controlled by timers, and photo or motion type detectors is beyond the scope of the inspection and only a random sampling of manually operated exterior lighting is inspected. 3-The cover is off of what appears to be an exterior lighting panel that is mounted in the attic along the front gable. There are three sections of electrical wires protruding through the upper front gable which were most likely used for a previous light-up type sign. This panel may control this lighting? Owner disclosure of sign control lighting and a proper cover are recommended. |
| 8.10 | ELECTRICAL SYSTEM
1,2-The GFCI type outlet receptacle located in the rear attached closet no loner trips from the push-button and the lower corner located outlet box is loose. Repair by a licensed electrical contractor is recommended which may include but are not limited to the installation of new GFCI receptacle and proper securement of lower outlet to the brick covered wall. |
| 8.11 | ELECTRICAL SYSTEM
1-The only GFCI type breaker within the four electrical panels located in the rear right kitchen room does not trip when the test button is depressed. It is unknown exactly what this controls or whether it is still needed? A licensed electrical contractor is recommended to determine purpose and replacement if found necessary along with a complete verification and updating of all panels breakers. Presently labeling is written on panel covers where labels placed on a breaker after it has been verified is recommended, but is not required. |
| 8.12 | ELECTRICAL SYSTEM
1-Some loose and bare-ended wires are located along the bottom of sub-panel A or the one to the left of the main panel where at the very least the installation of wire-nuts by a licensed electrical contractor is recommended. |
| 8.13 | EXTERIOR LIGHTS, SWITCHES,
OUTLETS (Visible condition and operation) Comments: INSPECTED |
| 8.14 | 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 |
| 8.15 | 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 |
| 8.16 | 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 |
| 8.17 | 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 |
| 8.18 | 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 |
| 8.19 | 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 |
| 8.20 | 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 |
| 8.21 | 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 |
| 8.22 | 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 |
| 8.23 | 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 |
| 8.24 | 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 |
| 8.25 | 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 |
| 8.26 | 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 |
| 8.27 | 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 |
| 8.28 | 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 |
| 8.29 | 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: FRONT LEFT AREA FRONT RIGHT AREA CENTER LEFT AREA CENTER RIGHT AREA REAR LEFT AREA REAR RIGHT AREA |
LOCATION: ATTIC ATTIC ATTIC ATTIC ATTIC ATTIC |
FUEL SOURCE: ELECTRIC ELECTRIC ELECTRIC ELECTRIC ELECTRIC ELECTRIC |
| HEAT TYPE: FORCED AIR ELECTRIC COIL |
BRAND: YORK YORK YORK YORK YORK CARRIER |
INSIDE UNIT DATE: JUNE 15 1998 JUNE 15 1998 JUNE 15 1998 JUNE 15 1998 JUNE 15 1998 46TH WEEK OF 2005 |
| MEASURED SUPPLY TEMP: NOT MEASURED |
DUCTWORK: INSULATED ROUND INSULATED RECTANGULAR |
| 9.0 | HEATING SYSTEM
1,2,3,4,5,6-There are 3 heating zones down the left half of the building and another three down the right half. The six heating units and all associated ductwork are located in the attic. None of the six thermostats have an "emerg heat" selection where all six units were verified to be electric coil forced type systems, and NOT heat pumps. This directly effects the overall power bill since they are less efficient than heat pumps. Five of the units are original making them only about 9 years old and the sixth is only 2 years old. |
| 9.1 | 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> |
| 9.2 | 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 |
| 9.3 | 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 |
| 9.4 | 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 |
| 9.5 | 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 |
| 9.6 | 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 |
| 9.7 | DISTRIBUTION SYSTEMS (Visible
condition, checking fans, pumps, exterior components of ducts and piping,
insulation, air filters, registers, radiators, fan coil units and
convectors) Comments: INSPECTED |
| 9.8 | THERMOSTAT (Visible
condition, checking if, level on wall, loose, equipment turns on/off from
thermostat controls.) Comments: INSPECTED |
| COOLING FOR: REAR LEFT AREA REAR RIGHT AREA |
COOLING SYSTEM TYPE: CENTRAL CENTRAL CENTRAL CENTRAL CENTRAL CENTRAL |
MEASURED TEMP AT
SUPPLY: 47 DEG 47 DEG 53 DEG 48 DEG 47 DEG 47 DEG |
| MEASURED TEMP AT
RETURN: 72 DEG |
CENTRAL AIR OUTSIDE
UNIT: YORK 5 TON YORK 5 TON YORK 5 TON YORK 5 TON YORK 5 TON CARRIER 3 TON |
OUTSIDE UNIT DATE: AUG 08 1998 AUG 08 1998 AUG 08 1998 AUG 08 1998 AUG 08 1998 44TH WEEK OF 2005 |
| CENTRAL AIR INSIDE
UNIT: YORK 5 TON YORK 5 TON YORK 5 TON YORK 5 TON YORK 5 TON CARRIER 3 TON |
| 10.0 | COOLING SYSTEM
1-Exterior cooling units are level on a proper base. This is good! |
| 10.1 | COOLING SYSTEM
1-The rear right cooling system was not working when first turned on, however began working after several additional attempts. This system is only two years and should most likely be fully functional where this may have been a timing issue? System service by a licensed heating and air contractor is recommended. |
| 10.2 | COOLING SYSTEM
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. *****The emergency pans under each of the six attic evaporator coil units have only a PVC drain pipe to the exterior and NO float switch. Back-up prevention enhancements are recommended, but NOT required and may include but are not limited to a back-up float switch on each pan. Opinions by licensed heat and air contractors on this issue may vary where I recommend your licensed heat and air contractor be consulted for an opinion and correct or enhance if necessary or if desired. 1,2,3,4-The interior side of the emergency drain pans under the right side middle evaporator coil unit and the left side front unit are corroded where further investigation by a licensed heat and air contractor is recommended which may include but is not limited to cleaning or pan replacement. |
| 10.3 | COOLING SYSTEM
Comments: FOR YOUR INFORMATION Building square footage measured about 5000. The six cooling systems have a total capacity of 28 tons. Using 550 square foot per ton the cooling systems should more than suffice. This is good! GENERAL COOLING UNIT SIZING INFORMATION: The most widely used or generally accepted rule of thumb states 1 ton for every 550 square foot of living space. This design method is based on the floor area of the house. Of all the design methods, only the "square foot method" is at all reasonable. However opinions on a square footage value varies among licensed heating and air contractors where it is can range from 500 to 700 or even 1000 square foot for well-designed and quality-built homes. Rules of thumb are based largely on experience and possibly from poorly insulated and leaky houses of the past and can lead to excess system capacity and higher costs for the homeowner. Opinions by licensed heating and air contractors on this sizing issue may vary where some may say a half ton overall difference one way or the other is acceptable? |
| 10.4 | COOLING SYSTEM
Comments: FOR YOUR INFORMATION The building has a total of six separate 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. |
| 10.5 | 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 |
| 10.6 | 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 |
| 10.7 | 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 |
| 10.8 | 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 |
| 10.9 | 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 |
| 10.10 | 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 |
| NUMBER OF FIREPLACES: ONE |
NUMBER OF CHIMNEYS: ONE |
CHIMNEY MATERIAL: BRICK AND MORTAR |
| LOCATION: REAR LEFT KITCHEN ROOM |
FIREPLACE INFO: BRICK HEARTH OPEN BARBECUE GRILL EXTERIOR STEEL CLEANOUT |
| 11.0 | FIREPLACE AND CHIMNEY
1-The left side fireplace firebox and lower cavity have been sealed and outer cavity padlocked, making them beyond the scope of the inspection. This is a restaurant where fireplace was used as a barbecue pit. |
| 11.1 | FIREPLACE AND CHIMNEY
Comments: FOR YOUR INFORMATION |
| 11.2 | FIREPLACE AND CHIMNEY
1-The exterior metal crown cover and rain cap on top of chimney have some corrosion. |
| 11.3 | FIREPLACE AND CHIMNEY
Comments: MISCELLANEOUS INFORMATION ACE Home Inspections, LLC does not inspect the liner because black powder dust is expected and should be cleaned from inner walls of liner in order to properly inspect for breaks or loose sections. A level 2 inspection on both fireplaces, which includes a chimney sweep and camera scan is required/advised upon the sale of a house by the National Fire Protection Code. This would be recommended if future usage is desired. |
| 11.4 | MASONRY SOLID-FUEL BURNING
FIREPLACES (Visible condition. They are made from solid masonry, bricks,
stone, concrete, mortar and require a footer foundation. All walls exposed
to fire should be lined with firebrick or fire-resistive material.)
Comments: INSPECTED |
| 11.5 | HEARTH, MANTLE AND WALL
(Visible condition. A hearth is made of brick, concrete, tile, stone, or
other non-combustible material and must extend at least 16 inches in front
of fireplace opening and at least 8 inches on either side of
opening.) Comments: INSPECTED |
| 11.6 | FIREPLACE FIREBOX (Visible
condition. Fireplace fires are caused by thin walls, combustible
materials, wood mantels, unsafe hearths, damaged dampers, improperly
sealed or cracked fireboxes and from a heavy creosote build-up in
flue.) Comments: NOT INSPECTED |
| 11.7 | DAMPER (Visible condition and
operation. When open the lid forms a barrier that prevents downdrafts and
deflects the air upward. When closed it is used to seal off the flue when
the fireplace is not in use.) Comments: NOT INSPECTED |
| 11.8 | DOES FIREPLACE CHIMNEY HAVE A
METAL OR CERAMIC FLUE LINER (Visible condition. Check for excess soot and
creosote along interior flue walls. Most fireplaces that are unlined were
built before the 1950's and are made from stone, block, and common brick,
not firebrick. Exterior of fireplace, chimney, flue liner, and firebox
should be free of visible creosote stains leaking out mortar joints, wood
or metal seams, indicating a broken flue liner or firebox.)
Comments: NOT INSPECTED |
| 11.9 | WAS FIREPLACE AREA CHECKED
WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| FOUNDATION
INFORMATION: FULL CONCRETE SLAB |
| 12.0 | BASEMENT, CRAWLSPACE,
FOUNDATION INTERIOR Comments: FOR YOUR INFORMATION ACE Home Inspections, LLC performs only a visual inspection and does not use items such as moisture meters to probe walls for moisture and is not responsible for hidden or latent defects which arise after time of inspection. A home inspection is a snap shot in time and lists the condition at time of inspection only. ACE Home Inspection, LLC offers no warranties or guarantees and always recommends licensed contractors to perform all repairs. |
| 12.1 | BASEMENT, CRAWLSPACE,
FOUNDATION INTERIOR Comments: FOR YOUR INFORMATION The concrete slab foundation interior inspection was limited because all areas were finished with floor coverings. All interior floor areas were found to be dry and free of standing water and moisture at the time of the inspection. ACE Home Inspections, LLC is not responsible for any slab leakage or moisture issues which may occur after the time of the inspection. 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. |
| 12.2 | ARE MASONRY SURFACES FREE OF
EFFLORESCENCE DEPOSITS (These are mineral salts in the masonry that
dissolve in water as it passes through walls and floors. After the water
evaporates from the surface, it deposits these white salts. A thick layer
of efflorescence is an indication of considerable seepage.)
Comments: INSPECTED |
| 12.3 | ARE FOUNDATION WALLS/FLOORS
FREE OF VISIBLE HORIZONTAL CRACKS, V-CRACKS, OR CRACKS 1/4 INCH OR
LARGER(Horizontal cracks in concrete, brick, or sheetrock could indicate
foundation or structural problems. V-cracks are cracks that are much wider
at the top than the bottom and indicate possible settlement
problems.) Comments: INSPECTED |
| 12.4 | IS CONCRETE FREE OF HEAVING
CRACKS (Heaving cracks are criss-crossed all over and warrant further
investigation.) Comments: INSPECTED |
| 12.5 | IS CONCRETE FREE OF 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 house was constructed. Most likely there should not
be a problem, if the cracks have not worsened with time.) Comments: INSPECTED |
| 12.6 | IS CONCRETE FREE OF FOOTER
FAILURE (This is a crack(s) that runs continuous around the perimeter of
the floor anywhere from 12 to 26 inches from the outside edges and warrant
further investigation.) Comments: INSPECTED |
| 13.0 | COMPLIMENTARY PHOTOS
1,2,3,4,5,6,7,8,9,10,11,12,13,14,15,16,17,18,19-Complimentary photos. |
