Home Rite Inspections, Inc.hip-user-files.s3.amazonaws.com/scottbarnett/1868... · 2016-09-20 · Scott Barnett Home Rite Inspections, Inc. Lisa and Lewis Hunt 1868 Rosemont Lane,

Home Rite Inspections, Inc.Home Inspection ReportCover Page

1868 Rosemont Lane, Vestavia Hills, Alabama 35243Inspection prepared for: Lisa and Lewis Hunt

Real Estate Agent: Glenda Jones - Realty South

Date of Inspection: 9/19/2016 Time: 1:45 pm-5:30 pm. Age of Home: New construction.

Weather: Recent rainfall-85 degrees.Empty.

Buyers present.

Inspector: Scott BarnettLicense #HI:0003

4577 Dolly Ridge Road, Birmingham, AL 35243Phone: (205) 298-1969 Fax: (205) 637-7312

Email: [email protected]

Scott Barnett Home Rite Inspections, Inc.

Lisa and Lewis Hunt 1868 Rosemont Lane, Vestavia Hills, Alabama

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SummarySummary

THIS SUMMARY CONTAINS ITEMS NEEDING IMMEDIATE SERVICE. READ THEFULL REPORT IN ITS ENTIRETY. IT CONTAINS IMPORTANT INFORMATIONINCLUDING ITEMS TO DISCUSS WITH THE SELLERS, ITEMS TO MONITOR,RECOMMENDED UPGRADES AND EQUIPMENT AGES. ITEMS LISTED IN THEINSPECTION REPORT SHOULD BE FURTHER EVALUATED BY LICENSEDSPECIALISTS WITH SPECIFIC RELEVANT EXPERTISE DURING THEINSPECTION PERIOD.ExteriorPage 9 Item: 2 Grading and

Drainage• The right yard is especially soggy, which may be due to theA/C condensate drains and should be further evaluated andserviced.

The right yard is especially soggy, which may be due to the A/C condensate drains,and should be further evaluated and serviced.

Page 10 Item: 4 Doors • The hinges on the garage service door are upside down, sothe pins will tend to slide down with door use.• Some light is visible between the front doors at the bottom,indicating they do not seal especially well in that area.

The hinges on the garage service door are upside down, so the pins will tend to slidedown with door use.

Page 11 Item: 7 Deck • There is no flashing between the ledger board (which buttsthe deck to the house) and the side of the house. This is notrequired in all jurisdictions but the builder should be consulted.



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There is no flashing between the ledgerboard (which butts the deck to the house)

and the side of the house. This is notrequired in all jurisdictions but the builder

should be consulted.



should be consulted.Page 11 Item: 8 General Exterior

Comments• There is splitting in the wood above the front left corner ofthe porch that you should evaluate for yourself.

There is splitting in the wood above the front left corner of the porch that you shouldevaluate for yourself.

Page 12 Item: 12 Trim • Touch up is needed.

Dress the joint above the glass doors.RoofPage 13 Item: 3 Roofing

Observations• There are lifted shingles at the metal roof that should befurther evaluated.



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There are lifted shingles at the metal roof that should be further evaluated.Page 14 Item: 5 Gutters • The gutters need to be cleaned.PlumbingPage 15 Item: 1 Water Piping • There is PEX water tubing at the front of the garage that is

not properly secured.• Water was being used at the house so it could not beverified at the meter that there is not leak in the yard. Themeter should be evaluated for movement with no waterrunning.

There is PEX water tubing at the front of the garage that is not properly secured.Heat and A/C SystemPage 20 Item: 3 A/C System • The covers are off of the valve stems at the condensing unit

for the upstairs system.

The covers are off of the valve stems at the condensing unit for the upstairs system.Page 21 Item: 4 Furnace • The furnace could not be tested.Page 21 Item: 7 Filter • The upstairs filter is dirty and should be replaced.Heat and A/C System Two



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Page 23 Item: 4 Furnace • The furnace could not be tested.Heat and A/C System ThreePage 25 Item: 8 Thermostat • The thermostat did not have power so the basement heat

pump system could not be tested.FireplacePage 25 Item: 4 Logs/Starter • The living room gas logs could not be tested.Fireplace TwoPage 26 Item: 4 Logs/Starter • The gas logs in the basement are incomplete and could not

be tested.GaragePage 27 Item: 4 Lights • The light fixture at the rear of the garage is damaged.

• A garage light did not function. This may only be a burnedout bulb, but it should be demonstrated.

The light fixture at the rear of the garage is damaged.KitchenPage 27 Item: 1 Cabinets • The kitchen front left drawer needs service.Page 27 Item: 2 Cooking

Appliances• The gas range could not be tested.

Page 28 Item: 3 Dishwasher • The dishwasher displayed an error message when operated(F-12). Water may be off to the unit.

Page 28 Item: 4 Garbage Disposal • Debris is caught in the garbage disposal, which should beremoved.

Page 28 Item: 5 Refrigerator • The ice maker should be demonstrated.Page 29 Item: 8 Sink • The copper sink is dented.

The copper sink is dented.Page 29 Item: 9 Walls & Ceiling • The grout at the back splash needs to be cleaned.



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The grout at the back splash needs to becleaned.


LaundryPage 29 Item: 3 GFCI • The washing machine receptacle is not ground-fault

protected and should be serviced.

The washing machine receptacle is not ground-fault protected and should beserviced.

Page 30 Item: 5 Windows • The window is stuck or painted shut.Master BedroomPage 31 Item: 1 Walls & Ceiling • Touch up is needed.Bedroom TwoPage 31 Item: 2 Ceiling Fan • The ceiling fan is out of balance.Page 31 Item: 3 Walls & Ceiling • Touch up is needed.Bedroom ThreePage 31 Item: 2 Walls & Ceiling • Touch up is needed.Bedroom FourPage 31 Item: 2 Walls & Ceiling • Touch up is needed.Bedroom FivePage 32 Item: 2 Walls & Ceiling • Touch up is needed.Page 32 Item: 3 Windows • The left window is stuck or painted shut.Bedroom SixPage 32 Item: 2 Walls & Ceiling • Touch up is needed.Page 32 Item: 3 General Comments • There is a decorative cover missing from the cleanout plug

in the basement bedroom closet.



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There is a decorative cover missing from the cleanout plug in the basement bedroomcloset.

Master BathroomPage 32 Item: 2 Doors • Hardware adjustment is needed at the master bathroom

right entry door.Page 33 Item: 8 Walls & Ceiling • Touch up is needed.Page 33 Item: 9 Windows • The master bathroom right window (from the outside) has a

damaged bottom sash. Also, the master bathroom left windowappears to have scratched glazing and there is a protudingnail that should be removed.

Glass appears scratched. Damaged window sash. Nail.Guest BathroomPage 34 Item: 9 Walls & Ceiling • Touch up is needed.Page 34 Item: 10 Windows • The weatherstrip is loose at the upstairs guest bathroom

window meeting rails.Guest Bathroom TwoPage 35 Item: 8 Walls & Ceiling • Touch up is needed.Guest Bathroom ThreePage 35 Item: 2 Cabinets • The left drawer in the basement bathroom needs attention.



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The left drawer in the basement bathroom needs attention.Jack and Jill BathroomPage 36 Item: 1 Cabinets • The right cabinet drawers need service.Page 36 Item: 2 Doors • The door stop is damaging the wood on one Jack and Jill

bathroom door.

The door stop is damaging the wood on one Jack and Jill bathroom door.Page 37 Item: 8 Walls & Ceiling • Touch up is needed.Page 37 Item: 9 Windows • The weatherstrip is loose at the window meeting rails.Living RoomPage 37 Item: 1 Lights • The living room light did not function and should be

demonstrated.Page 37 Item: 2 Walls & Ceiling • Touch up is needed.Dining RoomPage 37 Item: 1 Walls & Ceiling • Touch up is needed.Breakfast RoomPage 38 Item: 1 Lights • A bulb is out in the breakfast room light fixture.Page 38 Item: 2 Walls & Ceiling • Touch up is needed.Page 38 Item: 3 Windows • Two breakfast room windows are stuck and the third window

would not latch.Basement Game RoomPage 38 Item: 4 Walls & Ceiling • Touch up is needed.Upstairs Sitting AreaPage 38 Item: 1 Walls & Ceiling • Touch up is needed.



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Structure Foundations are not uniform, and conform to the structural standard of the year in which they werebuilt. In accordance with our standards of practice, we identify foundation types and look for anyevidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quitecommon. In fact, it would be rare to find a raised foundation wall that was not cracked or deterioratedin some way, or a slab foundation that did not include some cracks concealed beneath the carpetingand padding. Fortunately, most of these cracks are related to the curing process or to commonsettling, but others can be more structurally significant and can predicate more or less continualmovement. In the absence of any major defects we may not recommend that you consult with afoundation contractor, a structural engineer, or a geologist, but this should not deter you fromseeking the opinion of any such expert if that is your desire.

1. Foundation ConditionMaterials:• Poured concrete.Observations:• The foundation appears in acceptable condition.• Finished walls limited foundation visibility.

2. Roof Frame ConditionMaterials:• Wood frame.Observations:• The roof framing appears in acceptable condition.• Clips are present in the roof deck joints to prevent warping.

Clips are present in the roof deck joints to prevent warping.3. Ceiling Frame ConditionMaterials:• Wood frame.Observations:• The ceiling framing appears in acceptable condition.

4. Wall Frame ConditionMaterials:• Wood frame.Observations:• The wall framing appears in acceptable condition.



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Exterior

5. Floor Frame ConditionMaterials:• Wood frame.Observations:• The floor framing appears in acceptable condition.• The garage columns appear properly anchored to the slab to prevent lateral displacement.

The garage columns appear properly anchored to the slab to prevent lateraldisplacement.

With the exception of condominiums, we evaluate the following exterior features: driveways,walkways, fences, gates, handrails, guardrails, yard walls, carports, patio covers, decks, buildingwalls, fascia and trim, balconies, doors, windows, lights, and outlets. However, we do not evaluateany detached structures, such as storage sheds and stables, and we do not water test or evaluatesubterranean drainage systems or any mechanical or remotely controlled components, such asdriveway gates. Also, we do not evaluate landscape components, such as lawns, shrubs, fountains,ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. Inaddition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associatedwith the passage of time, which would be apparent to the average person. However, cracks in hardsurfaces can imply the presence of expansive soils that can result in continued movement, but thiscould only be confirmed by a geological evaluation of the soil.

1. Front ExposureObservations:• West.

2. Grading and DrainageObservations:• Drainage appears acceptable overall.• The right yard is especially soggy, which may be due to the A/C condensate drains and should befurther evaluated and serviced.



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The right yard is especially soggy, which may be due to the A/C condensate drains,and should be further evaluated and serviced.

3. Wall Cladding ObservationsMaterials:• Brick.• Some cement based hardboard siding.Observations:• The exterior wall cladding appears in acceptable condition.• Weep holes are present in the brick veneer to allow any moisture that penetrates the brick todrain.

Weep holes are present in the brick veneer to allow any moisture that penetrates thebrick to drain.

4. DoorsObservations:• Tempered glass is present in the exterior door glazing, according to the etchings in the glass.• The exterior doors appear to be in acceptable condition overall.• The hinges on the garage service door are upside down, so the pins will tend to slide down withdoor use.• Some light is visible between the front doors at the bottom, indicating they do not seal especiallywell in that area.



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The hinges on the garage service door are upside down, so the pins will tend to slidedown with door use.

5. Window ObservationsMaterials:• Double pane.Observations:• Double pane windows are more energy efficient than single pane windows.

6. DrivewayObservations:• The driveway appears to be in acceptable condition.

7. DeckObservations:• The deck is secured to the house with fasteners that do not withdraw.• There is no flashing between the ledger board (which butts the deck to the house) and the side ofthe house. This is not required in all jurisdictions but the builder should be consulted.



should be consulted.



should be consulted.8. General Exterior CommentsObservations:• Irrigation systems are not evaluated as part of our service. However, you may want to consideradding a separate water meter for the irrigation system.• There is splitting in the wood above the front left corner of the porch that you should evaluate foryourself.



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There is splitting in the wood above the front left corner of the porch that you shouldevaluate for yourself.

9. PatioObservations:• The patio is in acceptable condition.

10. Porch/StoopObservations:• The porch is in acceptable condition.

11. RailingObservations:• There is a large gripping surface at the handrail on the deck stairs, so caution should be used.This is typical in the Birmingham area, even with new construction.• A six inch sphere cannot pass through the decorative railing at the deck.

A six inch sphere cannot pass through thedecorative railing at the deck.

There is a large gripping surface at thehandrail on the deck stairs, so cautionshould be used. This is typical in the

Birmingham area, even with newconstruction.

12. TrimObservations:• Touch up is needed.



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Roof

Dress the joint above the glass doors.13. Yard WallsObservations:• The yard walls appear functional.

There are many different roof types, which we evaluate by walking on their surfaces. If we are unableor unwilling to do this for any reason, we will indicate the method that was used to evaluate them.Every roof will wear differently relative to its age, the number of its layers, the quality of its material,the method of its application, its exposure to direct sunlight or other prevalent weather conditions,and the regularity of its maintenance. Regardless of its design-life, every roof is only as good as thewaterproof membrane beneath it, which is concealed and cannot be examined without removing theroof material, and this is equally true of almost all roofs. In fact, the material on the majority ofpitched roofs is not designed to be waterproof only water-resistant. However, what remains true of allroofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect aleak except as it is occurring or by specific water tests, which are beyond the scope of our service.Even water stains on ceilings, or on the framing within attics, could be old and will not necessarilyconfirm an active leak without some corroborative evidence, and such evidence can be deliberatelyconcealed. Consequently, only the installers can credibly guarantee that a roof will not leak, and theydo. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will notpredict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or theoccupants of a residence will generally have the most intimate knowledge of the roof and of itshistory. Therefore, we recommend that you ask the sellers about it, and that you either includecomprehensive roof coverage in your home insurance policy, or that you obtain a roof certificationfrom an established local roofing company.

1. Method of EvaluationObservations:• The roof was evaluated from within the attic and several vantage points outside.

2. Roofing TypeMaterials:• Asphalt shingle.• Some metal.

3. Roofing ObservationsObservations:• The roof appears in acceptable condition overall.• Nails properly protrude through the underside of the roof deck.• There are lifted shingles at the metal roof that should be further evaluated.



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Attic

The roof appears in acceptable conditionoverall.

There are lifted shingles at the metal roofthat should be further evaluated.

4. FlashingObservations:• The roof flashing appears in acceptable condition.

5. GuttersObservations:• The gutters appear in acceptable condition overall.• The gutters need to be cleaned.

In accordance with our standards, we do not attempt to enter attics that have less than 36 inches ofheadroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makesmobility hazardous, in which case we would inspect them as best we can from the access point. Inregard to evaluating the type and amount of insulation on the attic floor, we do not sample or test thematerial for specific identification. Also, we do not disturb or move any portion of it, and it may wellobscure water pipes, electrical connections, exhaust fans, and other components.

1. Method of EvaluationObservations:• The attic was entered.

2. Attic InsulationMaterials:• Fiberglass.• Rock wool.Observations:• Appears adequate.

Appears adequate. Appears adequate.



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Plumbing

3. Attic VentilationMaterials:• Soffit vents.• Turbine vents.• Gable vent.Observations:• Appears adequate.

Plumbing systems have common components, but they are not uniform. In addition to fixtures, thesecomponents include gas pipes, water pipes, pressure regulators, pressure relief valves, shutoffvalves, drain and vent pipes, and water heating devices, some of which we do not test if they are notin daily use. The best and most dependable of the metal water supply pipes are copper, becausethey are not subject to the buildup of minerals that bond within galvanized pipes, and graduallyrestrict their inner diameter and reduce water volume. Another type of supply piping that continues togain popularity is Pex plastic tubing, due to its high resistance to breakage from expansion and easeof installation. The water pressure within pipes is commonly confused with water volume, butwhereas high water volume is good, high water pressure is not. In fact, whenever the street pressureexceeds eighty pounds per square inch a regulator should be present on the system. However,regardless of the pressure, leaks will occur in any system, and particularly in one with oldergalvanized pipes, or one in which the regulator fails and high pressure begins to stress the washersand diaphragms within the various components. Waste and drainpipes pipes are equally varied, andrange from modern PVC pipes to older ones made of cast-iron, galvanized steel, clay, and even acardboard-like material that is coated with tar. The condition of non-plastic types of pipe is usuallydirectly related to their age. Unlike PVC, older pipes are subject to damage through decay and rootmovement. However, inasmuch as significant portions of drainpipes are concealed, we can only infertheir condition by observing the draw at drains. Nonetheless, blockages will occur in the life of anysystem. IF THE DWELLING IS MORE THAN 25 YEARS OLD, IT HIGHLY RECOMMENDED THATYOU HAVE A PLUMBER VIDEO-SCAN THE BUILDING SEWER, TO ENSURE THAT IT IS NOTDAMAGED OR BLOCKED.

1. Water PipingMaterials:• PEX polyethylene tubing.• The main water shutoff is located inside the garage.Observations:• The water piping appears functional.• There is PEX water tubing at the front of the garage that is not properly secured.• Water was being used at the house so it could not be verified at the meter that there is not leak inthe yard. The meter should be evaluated for movement with no water running.

There is PEX water tubing at the front of the garage that is not properly secured.



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2. Water PressureObservations:• The water pressure inside the residence is between 40 and 70 psi, which is acceptable.

The water pressure inside the residence is between 40 and 70 psi, which isacceptable.

3. Gas PipingMaterials:• The gas piping is copper tubing.• The main shutoff valve for natural gas to the dwelling is located at the meter on the right side ofthe house.Observations:• The gas piping appears in acceptable condition.• A sleeve protects the gas line at the wall penetration.

A sleeve protects the gas line at the wall penetration.4. Drain PipingMaterials:• PVC.Observations:• The drain piping appears functional.• The ejector pump for the plumbing fixtures below the building drain operated when tested.



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The ejector pump for the plumbing fixtures below the building drain operated whentested.

5. Water HeaterMaterials:• Natural gas.• Two 40 gallon units in tandem.Observations:• The water heaters are functional.• Expansion tanks are present to absorb excess pressure on the plumbing water supply system.• The water heaters are FVIR (flammable vapor ignition resistant) type units. However, do not storecombustible liquids near the water heaters.• The water heaters are elevated above the floor. This reduces the chance of ignition if gasolinefumes are present.

Expansion tanks are presentto absorb excess pressure

on the plumbing watersupply system.

The water heaters arefunctional.

The water heaters areelevated above the floor.

This reduces the chance ofignition if gasoline fumes are

present.6. Water Heater LocationObservations:• Garage.

7. Room VentilationObservations:• Appears adequate.

8. TPR valveObservations:• The temperature-pressure relief valves on the water heaters are properly rated at 150 psi-210degrees F.



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Electrical

9. Gas VentMaterials:• Double walled.Observations:• The combustion gas vents appear functional.

The combustion gas vents appear functional.

There are a variety of electrical systems with an even greater variety of components, and any oneparticular system may not conform to current standards or provide the same degree of service andsafety. What is most significant about electrical systems however is that the National Electrical Code[NEC] is not retroactive, and therefore many residential systems do not comply with the latest safetystandards. Regardless, we are not electricians and in compliance with our standards of practice weonly test a representative number of switches and outlets and do not perform load calculations todetermine if the supply meets the demand. However, in the interests of safety, we regard everyelectrical deficiency and recommended upgrade as a latent hazard that should be serviced as soonas possible, and that the entire system be evaluated and certified as safe by an electrician.Therefore, it is essential that any recommendations that we may make for service or upgradesshould be completed before the close of escrow, because an electrician could reveal additionaldeficiencies or recommend some upgrades for which we would disclaim any further responsibility.However, we typically recommend upgrading wet and damp area outlets to have ground-faultprotection, which is a relatively inexpensive but essential safety feature. These devices are oftenreferred to as GFCI's, or ground-fault circuit interrupters and, depending upon the jurisdiction, havebeen required in specific locations for more than forty years. This began with swimming pool lightsand exterior outlets in 1971. The list has been added to ever since: bathrooms in 1975, garages in1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, andunfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertopoutlets with the exception of refrigerator and freezer outlets since 1996. Similarly, AFCI's, or arc-faultcircuit interrupters, represent the latest in circuit breaker technology, and depending upon thejurisdiction, have been required in all bedroom circuits since 2002, and all living areas since 2008.We categorically recommend installing them on every 15 and 20 amp "living area" circuit as aprudent safety feature.

1. Electrical ServiceObservations:• The electrical service to the dwelling is 400 amp/240 volt.• Electricity is provided to the dwelling by underground conductors.

2. Service Disconnect LocationObservations:• The electrical service disconnect is located outside at the left side of the building.



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3. Service Entrance ConditionObservations:• Appears acceptable.

Appears acceptable. Appears acceptable.4. Panel LocationsObservations:• Garage.

5. Main PanelObservations:• The circuit breakers appear in acceptable condition.• The grounded conductors are properly isolated from the grounding electrode system.

The circuit breakers appearin acceptable condition.

The grounded conductorsare properly isolated fromthe grounding electrode

system.

The circuit breakers appearin acceptable condition.

The grounded conductors are properly isolated from the grounding electrode system.



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Heat and A/C System

6. Wiring ObservationsMaterials:• Thermoplastic jacketed copper.Observations:• Appears acceptable.

7. GroundingObservations:• The grounding electrode for the electrical system at this dwelling is a driven rod. Visible portionsappear to be in acceptable condition.

The components of most heating and air-conditioning systems have a design-life ranging from ten totwenty years, but can fail prematurely with poor maintenance, which is why we apprise you of theirage whenever possible. We test and evaluate them in accordance with the standards of practice,which means that we do not dismantle and inspect the concealed portions of evaporator andcondensing coils, the heat exchanger, which is also known as the firebox, electronic air-cleaners,humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation ofboth systems, but we are not specialists. However, even the most modern heating systems canproduce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness,debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it isessential that any recommendations that we make for service or a second opinion be scheduledbefore the close of escrow, because a specialist could reveal additional defects or recommendfurther upgrades that could affect your evaluation of the property, and our service does not includeany form of warranty or guarantee.

1. Area ServedObservations:• Upstairs.

2. Air-handler LocationObservations:• Attic.

3. A/C SystemMaterials:• Electric air-conditioning system.• 2-1/2 ton system (determined by the size of the outside coil).Observations:• The system achieved an acceptable difference between discharge and return temperatures ofbetween 16 and 23 degrees.• The covers are off of the valve stems at the condensing unit for the upstairs system.



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The system achieved an acceptabledifference between discharge and return

temperatures of between 16 and 23degrees.

The covers are off of the valve stems atthe condensing unit for the upstairs

system.

4. FurnaceMaterials:• Forced-air.• Natural Gas.Observations:• The furnace could not be tested.

5. Gas VentMaterials:• Double walled.Observations:• The furnace combustion gas vent appears functional.

The furnace combustion gas vent appears functional.6. Combustion AirObservations:• Ventilation appears adequate for complete combustion of the fuel gas.

7. FilterLocation:• The filter is located in the return grille.Observations:• Filters should be replaced approximately every four to six weeks.• The upstairs filter is dirty and should be replaced.



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Heat and A/C System Two

8. DuctworkMaterials:• Compressed fiberglass.• Flexible.Observations:• The ductwork appears in acceptable condition.

9. Condensate PanObservations:• A pan and float switch are present below the inside coil to prevent damage in the event of acondensate drain clog.

A pan and float switch are present below the inside coil to prevent damage in the eventof a condensate drain clog.

1. Area ServedObservations:• Main level.

2. Air-handler LocationObservations:• Attic.

3. A/C SystemMaterials:• Electric.• Four ton system (determined by the size of the outside coil).Observations:• The system achieved an acceptable difference between discharge and return temperatures of 16to 23 degrees.



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The system achieved an acceptable difference between discharge and returntemperatures of 16 to 23 degrees.

4. FurnaceMaterials:• Natural gas.• Forced-air.Observations:• The furnace could not be tested.

5. Gas VentMaterials:• Double walled.Observations:• Appears functional.

Appears functional.6. Combustion AirObservations:• Appears adequate.

7. FilterLocation:• In return grille.

8. DuctworkMaterials:• Compressed fiberglass.• Flexible.Observations:• Appears acceptable.



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Heat and A/C System Three

9. Condensate PanObservations:• A pan and float switch are present.

A pan and float switch are present.

1. Area ServedObservations:• Basement.

2. Air-handler LocationObservations:• Garage.

3. A/C SystemMaterials:• Electric heat pump system.• 1-1/2 ton system (determined by the size of the outside coil).

4. FurnaceMaterials:• Electric.• Forced-air.

5. FilterLocation:• In return grille.

6. DuctworkMaterials:• Flexible.• Metal.Observations:• Appears acceptable.

7. Condensate PanObservations:• A pan and float switch are present.



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Fireplace

Fireplace Two

A pan and float switch are present.8. ThermostatObservations:• The thermostat did not have power so the basement heat pump system could not be tested.

Our inspection of masonry and factory-built chimneys to what is known as a Level-One inspection,which is purely visual. Most chimney flues are not completely visible, and especially with an olderchimney, you should consider having a chimney specialist video-scan the flue.

1. LocationObservations:• Living Room.

2. FlueObservations:• Vent-free logs. By design, there is no chimney flue.

3. FireplaceObservations:• The fireplace appears in acceptable condition.

4. Logs/StarterObservations:• The living room gas logs could not be tested.

1. LocationObservations:• Basement.

2. FlueObservations:• Vent-free logs. By design, there is no chimney flue.

3. FireplaceObservations:• Appears acceptable.



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Smoke Detectors

Garage

4. Logs/StarterObservations:• The gas logs in the basement are incomplete and could not be tested.

Accessible smoke and heat detectors are tested, provided they are not part of a security system, andwould not cause unnecessary disturbance. There should be a smoke detector outside of eachsleeping area. There should also be carbon monoxide detectors if there are any gas appliances.Also, each bedroom should have a smoke detector, and each level of the home should have one.Smoke detectors and heat detectors are recommended in garages.

1. Smoke Detector LocationsObservations:• Present outside the sleeping areas.• Present inside sleeping areas.• Present inside the garage.• Present on each story of the house.• Carbon monoxide detectors are present.• A heat detector is present in the garage.

2. Smoke DetectorsObservations:• The detectors responded when tested.

In accordance with industry standards, the garage doors and openers are tested to ensure that theyare functional. Since the mid-1990's, openers are required to have infrared sensors whichautomatically reverse a closing door if something passes under it. Openers without this safety deviceare noted in the report, and you should consider adding the device if it is not present. Also, the wallsand ceiling of the garage are examined for evidence of moisture intrusion.

1. Firewall SeparationObservations:• There is a drywall separation between the garage and living space. This forms a fire resistantbarrier.

There is a drywall separation between the garage and living space. This forms a fireresistant barrier.



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Kitchen

2. Garage DoorObservations:• Functional.

3. Garage Door OpenerObservations:• Functional.• Infrared door reversing devices are present and functional.

4. LightsObservations:• The light fixture at the rear of the garage is damaged.• A garage light did not function. This may only be a burned out bulb, but it should bedemonstrated.

The light fixture at the rear of the garage is damaged.5. GFCIObservations:• The garage receptacles are ground-fault protected.

We test "permanent" kitchen appliances for their functionality, and cannot evaluate them for theirperformance nor for the variety of their settings or cycles. However, if they are older than ten years,they may well exhibit decreased efficiency and accuracy. Also, many ranges are not secured andcan be tipped, particularly when downward weight is applied to an open range door.

1. CabinetsObservations:• The kitchen front left drawer needs service.

2. Cooking AppliancesObservations:• The door to the oven appears to close tight.• The microwave functioned.• The gas range could not be tested.



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The door to the oven appears to closetight.

The microwave functioned.

3. DishwasherObservations:• The dishwasher displayed an error message when operated (F-12). Water may be off to the unit.

4. Garbage DisposalObservations:• Debris is caught in the garbage disposal, which should be removed.

5. RefrigeratorObservations:• Refrigerators are not pulled out of position as part of our service.• The ice maker should be demonstrated.

6. General CommentsObservations:• There is a large section of granite over the island with no counter below it. There was nodeflection in the granite, but it may be prudent to added some additional support.

There is a large section of granite over the island with no counter below it. There wasno deflection in the granite, but it may be prudent to added some additional support.

7. GFCIObservations:• The kitchen counter receptacles are ground-fault protected.

8. SinkObservations:• Functional.• The copper sink is dented.



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Laundry

The copper sink is dented.9. Walls & CeilingObservations:• The grout at the back splash needs to be cleaned.



1. CabinetsObservations:• Acceptable condition.

2. Dryer VentObservations:• The dryer vents vertically and should be checked periodically for lint.

3. GFCIObservations:• The washing machine receptacle is not ground-fault protected and should be serviced.



Page 30 of 38

Hallway

Master Bedroom

The washing machine receptacle is not ground-fault protected and should be serviced.4. SinkObservations:• Functional.

5. WindowsObservations:• The window is stuck or painted shut.

Our evaluation of hallways is identical to that of living space, except that we pay particular attentionto safety issues, such as those involving handrails, guardrails, and smoke detectors.

1. Walls & CeilingObservations:• There is an irregularity on the wall at the top of the main stairs. It is suspected that light catches astud that was bowed some when installed.

There is an irregularity on the wall at the top of the main stairs. It is suspected that lightcatches a stud that was bowed some when installed.

In accordance with the standards of practice, our inspection of bedrooms includes the visuallyaccessible areas of walls, floors, cabinets and closets, and includes the testing of a representativenumber of windows and doors, switches and outlets. We evaluate windows to ensure that they meetlight and ventilation requirements and facilitate an emergency exit or egress, but we do not evaluatewindow treatments, nor move furniture, lift carpets or rugs, empty closets or cabinets, and we do notcomment on common cosmetic deficiencies.



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Bedroom Two

Bedroom Three

Bedroom Four

Bedroom Five

1. Walls & CeilingObservations:• Touch up is needed.

1. LocationMaterials:• Upstairs front.

2. Ceiling FanObservations:• The ceiling fan is out of balance.


1. LocationMaterials:• Upstairs rear left.


1. LocationMaterials:• Upstairs rear right.


1. LocationMaterials:• Main level.




Page 32 of 38

Bedroom Six

Master Bathroom

3. WindowsObservations:• The left window is stuck or painted shut.

1. LocationMaterials:• Basement.


3. General CommentsObservations:• There is a decorative cover missing from the cleanout plug in the basement bedroom closet.

There is a decorative cover missing from the cleanout plug in the basement bedroomcloset.

In accordance with industry standards, we operate the plumbing fixtures and look for leaks.However, do not comment on common cosmetic deficiencies, and do not evaluate windowtreatments, and saunas. More importantly, we do leak-test shower pans, provided the shower is notover a finished ceiling. Because of the possibility of water damage, we do not leak-test second floorshower pans.


2. DoorsObservations:• Tempered glass is present in the shower door according to the etching.• Hardware adjustment is needed at the master bathroom right entry door.

3. Exhaust FanObservations:• Functional.



Page 33 of 38

Guest Bathroom

4. GFCIObservations:• The receptacles are ground-fault protected.

5. SinkObservations:• Functional.

6. ToiletObservations:• Functional.

7. Tub/ShowerObservations:• Functional.• The shower pan could not be tested without risking damage below.


9. WindowsObservations:• The master bathroom right window (from the outside) has a damaged bottom sash. Also, themaster bathroom left window appears to have scratched glazing and there is a protuding nail thatshould be removed.

Glass appears scratched. Damaged window sash. Nail.

1. LocationObservations:• Upstairs front.




Page 34 of 38

Guest Bathroom Two

3. DoorsObservations:• Tempered glass is present in the shower door, according to the etching.


5. GFCIObservations:• The receptacle is ground-fault protected.



8. Tub/ShowerObservations:• Functional.


10. WindowsObservations:• The weatherstrip is loose at the upstairs guest bathroom window meeting rails.

1. LocationObservations:• Main level.






Page 35 of 38

Guest Bathroom Three





1. LocationObservations:• Basement.

2. CabinetsObservations:• The left drawer in the basement bathroom needs attention.

The left drawer in the basement bathroom needs attention.3. Exhaust FanObservations:• Functional.





Page 36 of 38

Jack and Jill Bathroom



1. CabinetsObservations:• The right cabinet drawers need service.

2. DoorsObservations:• The door stop is damaging the wood on one Jack and Jill bathroom door.

The door stop is damaging the wood on one Jack and Jill bathroom door.3. Exhaust FanObservations:• Functional.

4. GFCIObservations:• The receptacles are ground-fault protected.






Page 37 of 38

Living Room

Front Entry

Dining Room


9. WindowsObservations:• The weatherstrip is loose at the window meeting rails.

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets andclosets, and includes the testing of a representative number of windows and doors, switches andoutlets. However, we do not evaluate window treatments, or move furniture, lift carpets or rugs,empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not commenton the cracks that appear around windows and doors, or which follow the lines of framing membersand the seams of drywall and plasterboard. These cracks are a consequence of movement, such aswood shrinkage, common settling, and seismic activity, and will often reappear if they are notcorrectly repaired. Such cracks can become the subject of disputes, and are therefore bestevaluated by a specialist. Similarly, there are a number of environmental pollutants that we havealready elaborated upon, the specific identification of which is beyond the scope of our service butwhich can become equally contentious. In addition, there are a host of lesser contaminants, such asthat from moisture penetrating carpet covered cracks in floor slabs, as well as odors from householdpets and cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, andother porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense ofsmell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend thatyou make this determination for yourself, and particularly if you or any member of your family suffersfrom allergies or asthma, and then schedule whatever remedial services may be deemed necessarybefore the close of escrow.

1. LightsObservations:• The living room light did not function and should be demonstrated.


1. No Recommended ServiceObservations:• The area was evaluated, and there is no recommended service.




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Breakfast Room

Basement Game Room

Upstairs Sitting Area

1. LightsObservations:• A bulb is out in the breakfast room light fixture.


3. WindowsObservations:• Two breakfast room windows are stuck and the third window would not latch.


2. GFCIObservations:• The sink counter receptacle is ground-fault protected. Ground-fault protection helps preventelectrical shock.




Home Rite Inspections, Inc.hip-user-files.s3.amazonaws.com/scottbarnett/1868... · 2016-09-20 · Scott Barnett Home Rite Inspections, Inc. Lisa and Lewis Hunt 1868 Rosemont Lane,

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