Building Inspection Report

123 Sample Lane, Anywhere Usa Page 18 of 18

Building Inspection Report

123 Sample Lane, Anywhere Usa

Inspection Date:

11/30/06

Prepared For:

Client

Prepared By:

Clearview Inspections Inc.

P.O. Box 1301

Greers Ferry, AR 72067

501-206-1839

501-825-6633 Fax

Report Number:

Inspector:

Mark Dewberry

This report is for sample purposes only.

Table Of Contents

Report Overview 3

Structure 5

Roofing 6

Exterior 7

Electrical 9

Heating 10

Cooling / Heat Pumps 11

Insulation / Ventilation 12

Plumbing 14

Interior 16

Appliances 18

This confidential report is prepared exclusively for Sample Report

123 Sample Lane, Anywhere Usa Page 18 of 18

Report Overview

THE HOUSE IN PERSPECTIVE

This appears to be a well built, single family home, approximately 15 years old. The front of the house faces North. It was occupied at the time of inspection. Weather conditions were sunny with temperatures near 77 degrees. It had rained recently as was evidenced by the wet grounds.

As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. The improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Major Concern: a system or component which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

Deferred Cost: denotes items that have reached or are reaching their normal life expectancy or show indications that they may require repair or replacement anytime during the next five (5) years.

Please note that those observations listed under “Discretionary Improvements” are not essential repairs, but represent logical long term improvements.

IMPROVEMENT RECOMMENDATION HIGHLIGHTS / summary

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.

Major Concerns

· Repair: The roofing is at end of it’s useful life and will probably need replacing within the next 5 years.

Safety Issues

· Safety Issue: The stair treads are loose. This is a safety concern that should be addressed promptly.

· Safety Issue: Any openings in the main electrical panel should be covered.

· Safety Issue: Unprofessional wiring in closet in bedroom at west side of house.

· Safety Issue: Insulation in attic should be pulled away from gas vent 2 - 3 inches on all sides.

Repair Items

· Repair: Roof trusses have been altered, sacrificing their integrity. Trusses should not be modified without special engineering of additional support. This area should be investigated as repairs may be needed. (SEE PAGE 12)

Improvement items

· In addition to protecting bedrooms, additional smoke detectors are recommended outside sleeping areas within the home.

· It is strongly encouraged that the dryer be vented to the building exterior.

· Improve: The installation of a ground fault circuit interrupter (GFCI) is recommended on any outlet within 6’ of a water source. A GFCI offers increased protection from shock or electrocution.

Items to Monitor

· Monitor: Water heaters have a typical life expectancy of 7 to 12 years. The existing unit is approaching this age range. One cannot predict with certainty when replacement will become necessary.

deferred cost Items

· Central Air Conditioning: As the system is old, it may require repairs or replacement soon.

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHIâ Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.

This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Structure

description of Structure

Foundation: ·Masonry Block

Columns: ·Concrete Block

Floor Structure: ·Wood Joist

Wall Structure: ·Wood Frame, Brick Veneer

Ceiling Structure: ·Truss

Roof Structure: ·Trusses ·Plywood Sheathing

Structure observations

Positive Attributes

The construction of the home is good quality. The materials and workmanship, where visible, are good. The inspection did not discover evidence of substantial structural movement.

General Comments

No major defects were observed in the accessible structural components of the house.

recommendations / observations

Foundation

· Monitor: Minor vertical cracks were observed in the foundation. This type and pattern of cracking is usually the result of concrete shrinkage as it cures. Shrinkage cracks are very common and are not normally a concern.

Crawl Space

· Improve: All wood debris and/or trash should be removed from the crawl space. Organic debris around a property increases risk of insect or rot damage.

Exterior Walls

· Monitor: Common minor cracks were observed on the exterior walls of the house. This implies that structural movement has occurred. The location, size, shape of these cracks is common. The inspection did not find evidence of significant movement requiring immediate major repairs.

Roof

limitations of Structure inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

· Structural components concealed behind finished surfaces could not be inspected.

· Only a representative sampling of visible structural components were inspected.

· Furniture and/or storage restricted access to some structural components.

· Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of a home inspection.

· No access was gained to the crawl space(s).

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Roofing

description of Roofing

Roof Covering: ·Asphalt Shingle

Roof Flashings: ·Not Visible

Chimneys: ·None

Roof Drainage System: ·Aluminum

Method of Inspection: ·Walked on roof

Roofing observations

recommendations / observations

· Monitor: The roofing is near the end of its life. Watch for leaks and expect to replace the roof soon.

· Repair: The downspout(s) should discharge water at least five (5) feet from the house. Storm water should be encouraged to flow away from the building at the point of discharge.

· Monitor: The downspouts that discharge below grade level should be monitored. If they are ever suspected to be clogged or disconnected below grade, they should be redirected to discharge at least five (5) feet from the building. Foundation leakage adjacent to a downspout is an indication of a problem below grade.

· Repair: Missing shingles/tabs were observed and should be repaired to prevent leaks.

limitations of Roofing inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

· Not all of the underside of the roof sheathing is inspected for evidence of leaks.

· Evidence of prior leaks may be disguised by interior finishes.

· Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.

· Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.

· Roof inspection may be limited by access, condition, weather, or other safety concerns.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Exterior

description of Exterior

Wall Covering: ·Brick ·Metal Siding

Eaves, Soffits, And Fascias: ·Vinyl ·Aluminum

Exterior Doors: ·Metal

Window/Door Frames and Trim: ·Wood

Entry Driveways: ·Gravel

Entry Walkways And Patios: ·Concrete

Porches, Decks, Steps, Railings: ·Treated Wood

Surface Drainage: ·Level Grade & Graded Away From House

Exterior observations

General Comments

The exterior of the home is generally in good condition. Some of the brick veneer on the North side of the house is discolored.

recommendations / observations

Deck

· Repair: The deck should be painted or stained to improve durability.

· Repair, Safety Issue: The stair treads are loose. This is a safety concern that should be addressed promptly.

· Repair: Some of the deck boards are split and in poor condition.

limitations of Exterior inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

· A representative sample of exterior components was inspected rather than every occurrence of components.

· The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmental hazards.

· Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls, break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-upon and documented in this report.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Electrical

Size of Electrical Service: ·120/240 Volt Main Service - Service Size: 200 Amp

Service Drop: ·Underground

Service Entrance Conductors: ·Copper

Service Equipment &

Main Disconnects: ·Main Service Rating 200 Amps ·Breakers

Service Grounding: ·Copper

Service Panel &

Overcurrent Protection: ·Panel Rating: 200 Amp ·Breakers

Sub-Panel(s): ·Panel Rating: 60 Amp ·Breakers

Distribution Wiring: ·Copper

Wiring Method: · Non-Metallic Cable "Romex"

Switches & Receptacles: ·Grounded

Ground Fault Circuit Interrupters: ·None Found

Electrical observations

Positive Attributes

The size of the electrical service is sufficient for typical single family needs. Generally speaking, the electrical system is in good order.

recommendations / observations

· Important Safety Notice: All electrical repairs listed in this report should be considered as important safety items as they present risk of fire or shock. These items should receive high priority for action.

· Safety Issue: Any openings in the main panel should be covered.

Outlets

· Improve: The installation of a ground fault circuit interrupter (GFCI) is recommended on any outlet within 6’ of a water source. A GFCI offers increased protection from shock or electrocution.

limitations of Electrical inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

· Electrical components concealed behind finished surfaces are not inspected.

· Only a representative sampling of outlets and light fixtures were tested.

· Furniture and/or storage restricted access to some electrical components which may not be inspected.

Heating

description of Heating

Energy Source: ·Gas ·Wood Fired Boiler

Heating System Type: ·Forced Air Furnace ·Hot Water Boiler

Vents, Flues, Chimneys: ·Metal-Multi Wall

Heat Distribution Methods: ·Ductwork

Heating observations

Positive Attributes

The heating system is in generally good condition.

General Comments

The heating system shows no visible evidence of major defects.

recommendations / observations

Furnace

· Repair: The heating system should be serviced. This should be a regular maintenance item to assure safe, reliable heat.

· Improve: The dirty air filter should be replaced.

Boiler

· The boiler for this unit appears to be in working condition and within its expected life span. Actual equipment life will vary depending on quality of equipment and quality/frequency of service.

limitations of Heating inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions:

· The adequacy of heat supply or distribution balance is not inspected.

· The interior of flues or chimneys which are not readily accessible are not inspected.

· The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.

· Solar space heating equipment/systems are not inspected.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Cooling / Heat Pumps

description of Cooling / Heat Pumps

Energy Source: ·Electricity

Central System Type: ·Air Cooled Central Air Conditioning ·Manufacturer: Rheem ·Serial Number: 58954386

Other Components: ·House Fan

Cooling / Heat Pumps observations

Positive Attributes

Upon testing in the air conditioning mode, a normal temperature drop across the evaporator coil was observed. This suggests that the system is operating properly.

General Comments

This system has not been maintained. As the system is old, it will require repairs or replacement soon.

recommendations / observations

Central Air Conditioning

· Monitor: As is not uncommon for homes of this age and location, the air conditioning system is old. It may require a slightly higher level of maintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame for repairs on any mechanical device is virtually impossible.

· Improve: The air conditioning system requires servicing.

· Improve: The outdoor unit of the air conditioning system requires cleaning.

limitations of Cooling / Heat Pumps inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following conditions: