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HOME SCAN PROPERTY INSPECTIONS
Property Inspection Report
The following report was prepared for the buyers of the home and
property at 1000 Happy Home Dr. in Downtown, Tennessee. The
inspection was conducted on December 11, 2016 and began at 9:30
A.M. The age of the home is approximately 22 years. The weather at
the time of the inspection was partly cloudy and the temperature
was approximately 40 degrees. The home was occupied at the time of
the inspection. The homebuyer and buyer’s agents were present for
the inspection. All references to left, right, etc. are facing the
home from the street.
Inspector: Mike Twitty, ACI Tn. License # 100
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Report overview and scope of work The main objective of a home
inspection is to provide an un-biased, objective, professional
evaluation of a home and the various components of that home. The
inspection is visual and is limited to accessible areas and
components. Total inspection of all areas of a home is not possible
due to accessibility, furniture and personal items and construction
styles. No dismantling of equipment is performed. Appliances, HVAC
systems, plumbing, and electrical devices are operated only with
normal controls. We follow the standards of practice and code of
ethics required by the state of Tennessee and the American Society
of Home Inspectors (ASHI). These standards may be viewed at:
www.tn.gov/commerce/boards/hic/index.shtml( under rules and laws)
and at www.ashi.org respectively. The inspection and report do not
address environmental hazards, including: lead based paint, radon,
asbestos, cockroaches, rodents, pesticides, treated lumber, mold,
fungus, mercury, carbon monoxide, or other similar environmental
hazards. The inspection does not address subterranean systems or
system components including sewerage disposal, water supply, or
fuel storage or delivery. A standard home inspection is not
technically exhaustive and is a limited/time scope inspection. The
concerns and descriptions of the property are based only on what
was observed at the time of inspection, and no warranty and/or
guarantee or prediction of future conditions is offered or implied.
The following sections of the report describe the existing
conditions observed on the day of the inspection. These sections
are:
Structural description Exterior description Roof description
Interior description Electrical description Plumbing description
HVAC description Insulation and ventilation Concerns and
recommendations summary
The entire report should be read for a complete understanding of
conditions and concerns.
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Structural Description
___________________________________________ Foundation type: crawl
space on concrete blocks and piers Floor framing: wood 2x10 joists
& triple 2x12 girders Wall framing: not visible Roof framing:
2x6 wood rafters Method of inspection: entered crawl space and
attic
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Concerns and observations
Settling cracks were observed in the brick veneer at the right
rear
side window, near the rear glass block window, below the left
side
dining room window, and above the center of the garage door.
No
associated cracks or damage was found on the interior walls
or
foundation blocks adjacent to these areas. The floor framing
near
these areas are level and the walls are plumb. The cracks should
be
sealed to prevent water entry and monitored for any changes
in
size over time.
A water stain was noted on the floor at the entry door to the
attic.
This was checked with a moisture meter and was dry. This
appears
to have been caused by an old leak/overflow at the
furnace/air-
handler.
Water stains and residue was noted on the sill plate and floor
joists
on the left side of the crawl space/exterior wall. This appears
to be
condensate water from the refrigerant lines for the HVAC
unit.
These lines should be checked and properly insulated to
prevent
any further water leakage. No rotten wood was found, but could
be
an issue if not corrected.
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Exterior Description ___________________________________________
Orientation: house faces east Siding: brick veneer, vinyl siding
Soffits, fascia, trim: vinyl, metal Windows: wood framed Exterior
doors: metal/wood Driveway & walkways: concrete Porches:
concrete Deck: wood framed Patio: N/A Pool: N/A Detached buildings:
N/A
___________________________________________ Concerns and
observations
Water stains were observed on the brick chimney. Some bricks on
the chimney are spalled. The chimney has a metal cover at the top
and the stains/water entry most likely were caused from leaks
before this cover was installed. This is considered mostly cosmetic
but repairing the broken/spalled bricks is recommended.
The windows on the rear of the home (upper level) are damaged on
the sills and framing from sun and water damage and lack of
painting. These windows may need to be replaced.
The top rail on the deck is pulling away from the posts in some
areas and needs to be repaired.
The rear band joist on the deck is separating at a seam in the
center area. This joist needs to be properly braced for structural
integrity.
The gutters are full of leaves and debris around the house and
need to be cleaned to allow proper drainage.
Comments: Keeping gutters cleared and maintaining a positive
slope away from the foundation is important to prevent settling
damage.
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Roof Description ___________________________________________
Method of inspection: from the ground with binoculars and from a
ladder at the eaves Roof style: gable/hip Roof covering/approximate
age: dimensional asphalt composition, approximately mid-life age
Ventilation: soffits and static convection Drainage: aluminum
gutters and downspouts Flashings: metal and neoprene
___________________________________________ Concerns and
observations
See previous comments on gutters
Comments: Steep pitched and high roofs will not be walked on.
The upper low sloped section of the roof was not visible for
inspection. The inside of this area was viewed with a thermal
camera and checked with a moisture meter; no issues found.
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Interior Description ___________________________________________
Wall coverings: painted drywall Ceiling material: painted drywall
Flooring: hardwood, carpet, tile Kitchen appliances: dishwasher,
electric range, microwave Kitchen cabinets and counters: functional
Bathrooms: 2 full, one half Windows: wood framed double glazed
Doors: composition Fireplace/chimney: ventless gas logs, masonry
chimney Stories/levels: 2 stories Smoke detectors: present Carbon
monoxide detectors: none observed Attached garage: yes
___________________________________________ Concerns and
observations
Stains from wear were observed on the hardwood floors. This is
considered to be cosmetic.
Carbon monoxide detectors should be installed on both levels of
the home and changing the smoke detectors is needed to ensure
proper protection. Smoke detectors have a useful life span of about
10 yrs.
There is a section of missing grout in the tile floor in the
master bath near the cabinet. This should be repaired.
The latch on the front upstairs right bedroom window is broken
and needs to be replaced.
The left front and rear burners on the range were not working
when checked.
Comments: Windows 6 feet or more above grade should have
opening
limiters installed to protect children from fall hazards. The
gas logs
were not operated.
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Electrical System Description
___________________________________________ Service location: left
exterior Service size/manufacturer: 200 amp, Siemens Main
disconnect: circuit breaker Sub panels: garage Wiring material:
aluminum service wires, copper NM cable Measured voltage reading:
236/118 Grounding: observed grounding electrode conductor at meter
base; ground rod not visible GFCI protection: yes, on exterior,
bathroom, garage, kitchen counter receptacles, and whirlpool tub
AFCI protection: none present
___________________________________________ Concerns and
observations
The wire for the disposal is exposed NM cable under the kitchen
sink. This should be protected from possible damage by either
installing in conduit or making sure storage items are not
contacting or interfering with the cable.
The GFCI receptacle in the garage needs to have a cover
installed.
Comments: ground rods/electrodes are not typically visible.
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Plumbing System Description
___________________________________________ Water supply: public
Supply piping: copper Distribution piping: PEX Water shut off: not
found Waste system: city sewer Drain/waste/vent piping: PVC Water
heater: 2002 gas Kenmore, 40 gallon capacity
___________________________________________ Concerns and
observations
The home has been re-plumbed to replace the old PB piping that
had a history of problems. This is a good upgrade to the plumbing
system. Some holes under cabinets etc. from the old pipes are still
present and should be sealed.
The hall bathroom pedestal sink is not secured to the wall. This
needs to be properly secured.
Hairline cracks were observed in the master and hall bathroom
sinks. No leaks were observed.
No main water shut-off valve or exterior meter was not found. I
would recommend consulting with the seller and/or having the shut
off location found.
The water heater is at or near the normal life expectancy age.
It was functional when tested, but budgeting for possible
replacement is recommended.
Comments: water temperature should be kept at a maximum of 120
degrees to prevent the potential of scalding.
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HVAC System Description
___________________________________________ Heating system: gas
forced air furnace (downstairs) electric furnace (upstairs) Cooling
system: electric package (down), electric split system (up)
Manufacturer/age: Carrier 2013 (both units) Gas supply/shut off:
natural gas, left exterior Supply distribution: metal and flex
ducts Unit locations: left exterior and attic Heat supply
temperature: 124 (up) 106 (down) Cooling supply temperature: not
checked (too cold)
___________________________________________ Concerns and
observations
Some insulation has fallen from a main duct in the crawl space.
This should be re-installed.
Comments: THIS INSPECTION DOES NOT INCLUDE THE INSPECTION OF
HEAT EXCHANGERS ON GAS FURNACES OR TESTING FOR CARBON MONOXIDE
LEAKS. THESE SHOULD BE DONE BY A QUALIFIED HVAC PROFESSIONAL. The
air conditioning efficiency could not be checked due to the
exterior temperature.
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Insulation and ventilation description
___________________________________________ Attic insulation:
fiberglass rolls and batts Exterior wall insulation: not visible
Sub-floor insulation: N/A, foam panels on foundation walls
Roof/attic ventilation: soffit, convection Crawl space ventilation:
louvered foundation vents Exhaust fans/vents: ceiling fans, bath
vent fans, dryer vent
___________________________________________ Concerns and
observations
No noted issues observed.
Comments: Due to the construction style, not all areas of the
attic were accessible. Confirmation of insulation levels was not
possible in these areas.
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Concerns and Recommendations Summary
1. Settling cracks were observed in the brick veneer at the
right rear side window, near the rear glass block window, below the
left side dining room window, and above the center of the garage
door. No associated cracks or damage was found on the interior
walls or foundation blocks adjacent to these areas. The floor
framing near these areas are level and the walls are plumb. The
cracks should be sealed to prevent water entry and monitored for
any changes in size over time.
2. A water stain was noted on the floor at the entry door to the
attic. This was checked with a moisture meter and was dry. This
appears to have been caused by an old leak/overflow at the
furnace/air-handler.
-
3. Water stains and residue was noted on the sill plate and
floor
joists on the left side of the crawl space/exterior wall. This
appears to be condensate water from the refrigerant lines for the
HVAC unit. These lines should be checked and properly insulated to
prevent any further water leakage. No rotten wood was found, but
could be an issue if not corrected.
4. Water stains were observed on the brick chimney. Some bricks
on the chimney are spalled. The chimney has a metal cover at the
top and the stains/water entry most likely were caused from leaks
before this cover was installed. This is considered mostly cosmetic
but repairing the broken/spalled bricks is recommended.
5. The windows on the rear
of the home (upper level) are damaged on the sills and framing
from sun and water damage and lack of painting. These windows may
need to be replaced.
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6. The top rail on the deck is pulling away from the posts in
some areas and needs to be repaired.
7. The rear band joist on the deck is separating at a seam in
the center area. This joist needs to be properly braced for
structural integrity.
8. The gutters are full of leaves and debris around the house
and need to be cleaned to allow proper drainage.
9. Stains from wear were observed on the hardwood floors. This
is considered to be cosmetic.
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10. Carbon monoxide detectors should be installed on both levels
of the home and changing the smoke detectors is needed to ensure
proper protection. Smoke detectors have a useful life span of about
10 yrs.
11. There is a section of missing grout in the tile floor in the
master bath near the cabinet. This should be repaired.
12. The latch on the front upstairs right bedroom window is
broken and needs to be replaced.
13. The left front and rear burners on the range were not
working when checked.
14. The wire for the disposal is exposed NM cable under the
kitchen
sink. This should be protected from possible damage by either
installing in conduit or making sure storage items are not
contacting or interfering with the cable.
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15. The GFCI receptacle in the garage needs to have a cover
installed.
16. The home has been re-plumbed to replace the old PB piping
that had a history of problems. This is a good upgrade to the
plumbing system. Some holes under cabinets etc. from the old pipes
are still present and should be sealed.
17. The hall bathroom pedestal sink is not secured to the wall.
This needs to be properly secured.
18. Hairline cracks were observed in the master and hall
bathroom sinks. No leaks were observed.
19. No main water shut-off valve or exterior meter was not
found. I
would recommend consulting with the seller and/or having the
shut off location found.
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20. The water heater is at or near the normal life expectancy
age. It was functional when tested, but budgeting for possible
replacement is recommended.
21. Some insulation has fallen from a main duct in the crawl
space. This should be re-installed.
NOTE: ALL RECOMMENDED EVALUATIONS AND REPAIRS SHOULD BE DONE BY
LICENSED PROFESSIONALS AND PERFORMED BEFORE CLOSING WHEN POSSIBLE.
FOR AN ADDITIONAL FEE, HOMESCAN IS AVAILABLE FOR A RE-INSPECTION OF
LISTED REPAIRS IF DESIRED. Although there may be references to
specific code requirements in this report, this is not a code
compliance inspection and some non-compliant items may not be
reported. Inspector: Mike Twitty Tn. License #100