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www.acehomeinspections.net P.O. Box 1993 | |
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This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home.
This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.
WALKWAYS, DRIVEWAYS, LANDSCAPING, RETAINING
WALLS
| 2.1 | WALKWAYS,
DRIVEWAYS, LANDSCAPING, RETAINING WALLS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-There is a fallen tree blocking the entire right side of the building. Recommend removal by a licensed contractor. |
PORCHES, DECKS, PATIOS, STEPS, STAIRS, RAILINGS,
BANISTERS
| 3.2 | PORCHES,
DECKS, PATIOS, STEPS, STAIRS, RAILINGS, BANISTERS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-There are two concrete sets of steps on the far left side of the property. One set has proper railings while the other does not. Proper railings are always recommended. (safety issue) |
EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION,
GUTTERS, ROOF, CHIMNEY
| 4.2 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One front window in Building E is broken and needs to be replaced. |
| 4.3 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-All rear window trim boards are wood. Some of them are deteriorated and will need to be replace and recommend painting all exterior wood on all buildings. |
| 4.4 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Overall roof covering appeared adequate and is estimated to be from 12 to 15 years old. Some of the rear bottom edge left shingles appear aged. The small sloped roofs over the three rear porches need to have new flashing where they attach to the siding. |
| 4.5 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-Sections of vinyl and asbestos siding are missing on the right rear corner of the building. Immediate repairs by a licensed siding contractor are recommended. |
KITCHEN, BATHROOMS, ALL OTHER INTERIOR
ROOMS
| 6.0 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 1) MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Rear door has a broken window pane that needs to be replaced. 2-The water heater needs a PT valve discharge pipe installed within three inches of the floor. Water heater is only 8 years old and should most likely last another 10 to 12 years. This is good! 3-The kitchen sink faucet is missing. 4-The bathroom commode is missing. 5,6,7-The bathroom tub and sink faucets are missing and tub needs to be disinfected. 8-Refrigerator has graffiti written all over it and is very dirty with decayed food. About 6 or 7 of the units refrigerators have not been cleaned and have decayed food. |
| 6.2 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 2) MORE THAN MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8,9,10,11,12-Many structural changes have been made to unit 2. The walls between the bedrooms and the living room wall have been removed and made into one large room that also encompasses the center closet and hallway. Wood beams have been added along the ceiling supported by rustic logs. The original windows have been replaced with fixed panes surrounded by rustic logs. Water is seeping in around the rear and side windows and the fixed glass panes are cracked. The original bathroom tub and commode have been replaced. The original floor furnace has been replaced with an above floor level gas heater surrounded by rocks. The kitchen has been converted into a laundry room. A hallway opening has been installed where one can enter into unit 1 on the left side. It does not appear that any modifications were made to unit 1 other than the ability to walk into both units through the new center hallway. Overall it appears that none of the modifications started have been fully completed. Unit 2 is in complete disarray with numerous items started but none finished. Major reconstruction will need to be done in order to transfer unit 2 back into a functional and liveable unit. 13,14-The electrical panel cover needs to be installed. (safety issue) The panel interior appeared adequate and free of moisture discoloration and deterioration. 15-Many electrical outlets and switches need appropriate covers. Recommend a licensed electrical contractor further inspect all wiring and make all necessary corrections. (safety issue) 16,17-The original central gas furnace has been replaced. Unknown as to safety and functionality of system. Complete removal and installation of a standard gas central furnace in the crawlspace is recommended by a licensed heating and air contractor. |
| 6.4 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 3) MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The vinyl flooring along the tub is peeling up from moisture deterioration and needs to be secured/repaired and caulked. 2-Hallway smoke alarm needs to be replaced. Smoke alarms are always recommended in all hallways and bedrooms in all units. 3,4-Water heater is aged and needs an appropriate PT valve discharge pipe installed within three inches of the floor. Expect to replace this unit in near future. Operation could not be tested because all utilities are turned off. |
| 6.6 | KITCHEN,
BATHROOMS, ALL OTHER INTERIOR ROOMS (unit 4) MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-Living room 110 volt receptacle is aged and needs to be replaced. (safety issue) 2-Water heater is aged and needs and needs a PT valve discharge pie installed within three inches of the floor. Unit could not be tested because the utilities are turned off. 3-Kitchen counter covering is peeling up and needs to be secured. Recommend a piece of metal trim. 4,5-Wood floor decking around commode is deteriorated and needs to be replaced. 6-One door knob needs to be replaced. 7-One bedroom outlet needs a proper cover. (safety issue) |
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
| 1.0 | GENERAL INFORMATION
Comments: FOR YOUR INFORMATION None of the four units have the electricity, gas, and water on. ACE Home Inspections, LLC is not responsible for problems such as hidden water leaks and non-working gas appliances uncovered after all utilities have been turned on in any of the vacant units. Be sure to monitor all areas for water leaks upon turning water on to any vacant unit. |
| WALKWAYS: CONCRETE |
DRIVEWAYS: CONCRETE/ASPHALT |
RETAINING WALLS: NONE |
| LANDSCAPING: RELATIVELY LEVEL PROPERTY |
LANDSCAPING: OPEN FRONT YARD |
LANDSCAPING: TALLS TREES SIDES AND REAR |
| 2.0 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1,2-Driveway and parking area asphalt has some cracks, and some areas are deteriorated or missing. Some areas are part asphalt and some gravel. |
| 2.1 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1,2-There is a fallen tree blocking the entire right side of the building. Recommend removal by a licensed contractor. |
| 2.2 | 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 |
| PORCHES: FRONT IS SMALL HIP EACH REAR IS SMALL SLOPED |
PORCH FOUNDATION: CONCRETE BLOCK CONCRETE SLAB |
PORCH ROOF: EACH HAS OWN SMALL SLOPED WOOD CONSTRUCTION |
| COLUMNS: DESIGNER METAL TUBING |
STEPS: 1 SET FRONT CONCRETE 3 SETS REAR CONCRETE |
STAIRWAYS: 1 COMMON FRONT STAIRS 1 SPLIT REAR STAIRS |
| STAIRWAY INFO: ALL 4 APTS USE FRONT UPPER 2 APT USE REAR |
STAIRWAY INFO: WOOD STAIRS WOOD RAILINGS PLASTERBOARD WALLS PLASTERBOARD CEILING |
STAIRWAY INFO: FRONT ENTRY AREA ONE MIDDLE LANDING UPPER ENTRY AREA |
| 3.0 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1,2-Rear shared stairway for the upper floor units appears adequate with a proper railing. This is good! Unknown if lighting works since power is off to all building units. All four units are unoccupied with all utilities off. |
| 3.1 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-Rear porch banisters need to be painted. |
| 3.2 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAILINGS, BANISTERS
1-There are two concrete sets of steps on the far left side of the property. One set has proper railings while the other does not. Proper railings are always recommended. (safety issue) |
| 3.3 | PORCH (Visible condition of
roof, eaves, gutters, attic, ventilation, columns, foundation, floor,
coverings, storage closets.) Comments: INSPECTED |
| 3.4 | PORCH (Visible condition and
operation of doors, lights, switches, and outlets.) Comments: INSPECTED |
| 3.5 | COMMON HALLWAYS AND CORRIDORS
(Visible condition and operation of windows, doors, floors, cabinets,
lights, switches, outlets, heating, cooling.) Comments: INSPECTED |
| 3.6 | 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 |
| 3.7 | SPACINGS BETWEEN ANY TWO
RAILING BANISTERS OF 4 TO 5 INCHES OR LESS (Safety issue for
children.) Comments: INSPECTED |
| EXTERIOR DOORS: UNIT FRONT ENTRY DOOR UNIT REAR ENTRY DOOR |
EXTERIOR DOORS: FRONT STAIRWAY ENTRY DOOR REAR STAIRWAY ENTRY DOOR |
EXTERIOR DOORS: WOOD PANELED |
| INTERIOR DOORS: DEADBOLTS |
HOUSE WINDOWS: ALUMINUM ALUMINUM SASHES |
HOUSE WINDOW TYPE: SINGLE-HUNG |
| HOUSE WINDOW TYPE: SINGLE PANE |
SIDING MATERIAL: VINYL FRONT ASBESTOS TILE REAR |
SIDING STYLE: LAP |
| GUTTER MATERIAL: ALUMINUM |
FOUNDATION MATERIAL: CONCRETE BLOCK |
SOFFIT/FASCIA
MATERIAL: WOOD |
| VIEWED ROOF FROM: GROUND (binoculars) VIEWED FROM SECOND FLOOR |
ROOF TYPE: GABLE |
ROOF COVERING: FIBERGLASS ASPHALT SHINGLES |
| LAYERS: TWO |
ESTIMATED ROOF AGE: 12 TO 15 YEARS |
ROOF VENTILATION: GABLE VENTS SOFFIT VENTS |
| 4.0 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2-Front siding, window trim, and soffit and fascia is vinyl and aluminum, which is low maintenance. The rear side of all buildings are the original asbestos type lap shingles. |
| 4.1 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-Recommend a small hole in soil against front wall be built up with additional soil. The crawlspace areas in all buildings were relatively dry and free of standing water and moisture, however it is always recommended that all soil against the foundation be properly sloped down and away. |
| 4.2 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-One front window in Building E is broken and needs to be replaced. |
| 4.3 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-All rear window trim boards are wood. Some of them are deteriorated and will need to be replace and recommend painting all exterior wood on all buildings. |
| 4.4 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-Overall roof covering appeared adequate and is estimated to be from 12 to 15 years old. Some of the rear bottom edge left shingles appear aged. The small sloped roofs over the three rear porches need to have new flashing where they attach to the siding. |
| 4.5 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2-Sections of vinyl and asbestos siding are missing on the right rear corner of the building. Immediate repairs by a licensed siding contractor are recommended. |
| 4.6 | 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 |
| 4.7 | 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 |
| 4.8 | FOUNDATION WALLS AND MORTAR
JOINTS (Visible condition, checking for cracked, crumbled, loose, missing,
eroded areas, or large gaps) Comments: INSPECTED |
| 4.9 | 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 |
| 4.10 | 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 |
| 4.11 | OUTSIDE ACCESS TO HOUSE IS
RODENT PROOF Comments: INSPECTED |
| 4.12 | 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 |
| 4.13 | 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 ROOF DECKING PURLIN BRACING BOARDS |
CEILING STRUCTURE: 2 x 6 WOOD JOISTS |
INSULATION TYPE: BATT FIBERGLASS |
| INSULATION INCHES: 3 INCHES |
R- VALUE: R-11 |
ACCESS LOCATED IN: HALLWAY SCUTTLE HOLE |
| RAFTER SPACING: 24 INCHES |
JOIST SPACING: 16 INCHES |
ATTIC INFO: NO DECKING FOR STORAGE |
| 5.0 | ATTIC, ROOF INTERIOR
1,2,3,4,5,6,7,8-The majority of wood members throughout the attic were relatively free of visible moisture discoloration and deterioration. The roof decking around most of the penetrations have some discoloration and were poked and found to still be relatively structurally adequate. These, most likely, were previous leaks that were fixed when the last roof covering was installed. Firestopping around flues appeared adequate. All areas were dry to the touch at the time of the inspection. The discolored areas of roof decking will need to be addressed the next time the roof covering is replaced. |
| 5.1 | ATTIC, ROOF INTERIOR
1-Fiberglass insulation was observed in all attic areas. R-value or resistance to heat loss is estimated to be around R-11. R-30 is always recommended for optimum efficiency which would require installing an additional 7 to 10 inches of insulation. |
| 5.2 | ATTIC, ROOF INTERIOR
1-Recommend proper screening on both gable vents to keep small animals from entering the attic. 2-There is a door being stored in the attic above unit 3. |
| 5.3 | ATTIC, ROOF INTERIOR
1-The upgraded central gas furnaces exhaust flue piping for both upstairs units have been adequately connected into the existing flues. 2-The water heater flue pipes need to be monitored for leakage when the gas has been turned on and the unit is in operation. They appear to be aged and there is a possibility they may be leaking at the connection joint. |
| 5.4 | 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 |
| 5.5 | 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 |
| 5.6 | 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 |
| 5.7 | 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 |
| 5.8 | 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 |
| 5.9 | 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 |
| 5.10 | INSTALLED MECHANICAL
VENTILATION SYSTEMS (Visible condition and operation of power ventilators
and fans) Comments: INSPECTED |
| UTILITIES (unit 1): NO POWER/GAS/WATER UNIT IS VACANT |
UTILITIES (unit 2): NO POWER/GAS/ELECTRICITY UNIT IS VACANT |
UTILITIES (unit 3): NO POWER/GAS/ELECTRICITY UNIT IS VACANT |
| UTILITIES (unit 4): NO POWER/GAS/ELECTRICITY UNIT IS VACANT |
CABINETRY: CUSTOM-MADE TYPE |
CABINETRY: ALL SOLID WOOD |
| KITCHEN FLOOR: LINOLEUM |
KITCHEN COUNTERTOP: METAL SINK CABINET TOP |
KITCHEN SINK: SINGLE BASIN |
| DRAIN PLUMBING: MIX OF PVC AND METAL PIPING |
WATER CONNECTION: GRAY PLASTIC TUBING |
STOVE ENERGY: NATURAL GAS |
| REFRIGERATOR (unit
1): HOTPOINT |
REFRIGERATOR (unit
2): NONE |
REFRIGERATOR (unit
3): HOTPOINT |
| REFRIGERATOR (unit
4): MAGIC CHEF |
WATER HEATER DATE (unit
1): US CRAFTMASTER 06/1997 |
WATER HEATER DATE (unit
2): WHIRLPOOL 40 GAL 12/2002 |
| WATER HEATER DATE (unit
3): OLD UNKNOWN |
WATER HEATER DATE (unit
4): OLD UNKNOWN |
ELECTRIC PANEL INFO (unit
1): SIEMENS ITE 125 AMP CIRCUIT BREAKERS |
| ELECTRIC PANEL INFO (unit
2): GE 125 AMP CIRCUIT BREAKERS |
ELECTRIC PANEL INFO (unit
3): SYLVANIA 100 AMP CHALLENGER BREAKERS |
ELECTRIC PANEL INFO (unit
4): FUSE TYPE 100 AMPS GENERAL SWITCH |
| INTERIOR ROOMS: 2 BEDROOMS LIVING ROOM HALLWAY KITCHEN BATHROOM CENTER CLOSET |
WALL/CEILING
MATERIAL: PLASTERBOARD |
FLOOR MATERIALS: LINOLEUM HARDWOOD T&G CARPET |
| HEATING UNIT INFO (unit
1): ORIGINAL GAS FLOOR FURNACE UPGRADED UNIT LOCATED IN CRAWLSPACE |
HEATING UNIT INFO (unit
3): GAS CENTRAL WALL FURNACE UPGRADED CLOSET UNIT HEIL 2-PORT UNIT 50000 BTU MADE 1998 | |
| HEATING UNIT INFO (unit
4): GAS CENTRAL WALL FURNACE UPGRADED CLOSET UNIT RHEEM 2-PORT UNIT 45000 BTU MADE 04/1986 |
| 6.0 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 1)
1-Rear door has a broken window pane that needs to be replaced. 2-The water heater needs a PT valve discharge pipe installed within three inches of the floor. Water heater is only 8 years old and should most likely last another 10 to 12 years. This is good! 3-The kitchen sink faucet is missing. 4-The bathroom commode is missing. 5,6,7-The bathroom tub and sink faucets are missing and tub needs to be disinfected. 8-Refrigerator has graffiti written all over it and is very dirty with decayed food. About 6 or 7 of the units refrigerators have not been cleaned and have decayed food. |
| 6.1 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 1)
1-Washer connections are located under the kitchen metal sink cabinet. 2,3-The electrical panel appeared adequate and free of moisture discoloration and deterioration. 4-Kitchen view. 5-Window unit could be tested because all utilizes are turned off. 6,7,8-All walls, ceilings, and doors have been covered with graffiti. Several coats of paint is recommended. (cosmetic issue) 9-The unit has a central gas floor furnace. See section 10 for view of unit from the crawlspace. 10-Recommend all window sills be painted. |
| 6.2 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 2)
1,2,3,4,5,6,7,8,9,10,11,12-Many structural changes have been made to unit 2. The walls between the bedrooms and the living room wall have been removed and made into one large room that also encompasses the center closet and hallway. Wood beams have been added along the ceiling supported by rustic logs. The original windows have been replaced with fixed panes surrounded by rustic logs. Water is seeping in around the rear and side windows and the fixed glass panes are cracked. The original bathroom tub and commode have been replaced. The original floor furnace has been replaced with an above floor level gas heater surrounded by rocks. The kitchen has been converted into a laundry room. A hallway opening has been installed where one can enter into unit 1 on the left side. It does not appear that any modifications were made to unit 1 other than the ability to walk into both units through the new center hallway. Overall it appears that none of the modifications started have been fully completed. Unit 2 is in complete disarray with numerous items started but none finished. Major reconstruction will need to be done in order to transfer unit 2 back into a functional and liveable unit. 13,14-The electrical panel cover needs to be installed. (safety issue) The panel interior appeared adequate and free of moisture discoloration and deterioration. 15-Many electrical outlets and switches need appropriate covers. Recommend a licensed electrical contractor further inspect all wiring and make all necessary corrections. (safety issue) 16,17-The original central gas furnace has been replaced. Unknown as to safety and functionality of system. Complete removal and installation of a standard gas central furnace in the crawlspace is recommended by a licensed heating and air contractor. |
| 6.3 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 2)
1-Water heater appeared adequate and has been changed from a gas unit to an electric unit and is only 2 years old. The unit could not be tested because all building utilities are turned off. 2,3-Views of original kitchen which is now a laundry room. 4,5-View of new center hallway that allows one to walk from unit 2 to unit 1. This like all other modifications was never completed. 6-Unit 1 door states E1 and E2 are now one unit. |
| 6.4 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 3)
1-The vinyl flooring along the tub is peeling up from moisture deterioration and needs to be secured/repaired and caulked. 2-Hallway smoke alarm needs to be replaced. Smoke alarms are always recommended in all hallways and bedrooms in all units. 3,4-Water heater is aged and needs an appropriate PT valve discharge pipe installed within three inches of the floor. Expect to replace this unit in near future. Operation could not be tested because all utilities are turned off. |
| 6.5 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 3)
1-Unit 3 has a window unit but could not be tested. 2-Several holes in living room wall will need to be patched. 3-Hardwood T&G flooring appears adequate. 4-Many walls throughout all units have cracked and peeled paint. This is considered normal for units like these that have sat vacant for extended periods of time with no utilities. The paint is aged and needs to be scraped and painted over. (cosmetic issue) 5,6-The original central gas wall furnace has been upgraded to a closet unit which is only seven years old with years of useful life. All vent piping appears adequate. This is good! 7-Kitchen view. 8,9-The electrical panel appeared adequate and free of moisture discoloration and deterioration. 10-3E! |
| 6.6 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 4)
1-Living room 110 volt receptacle is aged and needs to be replaced. (safety issue) 2-Water heater is aged and needs and needs a PT valve discharge pie installed within three inches of the floor. Unit could not be tested because the utilities are turned off. 3-Kitchen counter covering is peeling up and needs to be secured. Recommend a piece of metal trim. 4,5-Wood floor decking around commode is deteriorated and needs to be replaced. 6-One door knob needs to be replaced. 7-One bedroom outlet needs a proper cover. (safety issue) |
| 6.7 | KITCHEN, BATHROOMS, ALL OTHER
INTERIOR ROOMS (unit 4)
1-Bedroom wall is rough. (cosmetic issue) 2,3-Recommend all wood window sills be painted. 4-Kitchen view. 5-Most metal sink basins are blemished and discolored but are still adequate. 6-Unit has washer connections under the kitchen sink. 7-Bathroom sink metal drain piping is corroded and could start leaking in near future. Replacement is recommended in near future. 8,9-The original central gas wall unit has been upgraded with a closet unit. The unit is 19 years old and could not be tested because all utilities are off. 10-All units have metal exterior and interior door frames. This is good! 11-4E! |
| 6.8 | 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 |
| 6.9 | 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 |
| 6.10 | 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 |
| 6.11 | 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 |
| 6.12 | 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 |
| 6.13 | 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 |
| 6.14 | IS THERE A GAS SHUT-OFF VALVE
AND DRIP LEG OR IN-LINE CLEANER (A drip leg or dirt pocket is a short
capped off pipe added into gas line serving as a collection area for
sediment to reduce the chance of clogged valves or burners.)
Comments: INSPECTED |
| 6.15 | INTERIOR ROOMS (Visible
condition of ceilings and walls.) Comments: INSPECTED |
| 6.16 | INTERIOR ROOMS (Visible
condition and operation of windows, doors, floors, lights, switches,
outlets) Comments: INSPECTED |
| 6.17 | BATHROOM (Visible condition
of ceiling, walls, cabinets, countertops, and caulking.) Comments: INSPECTED |
| 6.18 | 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 PVC |
DISTRIBUTION: COPPER PVC |
PLUMBING WASTE: METAL PIPE |
| WASTE SYSTEM: UNKNOWN |
WATER SOURCE: PUBLIC |
WATER CUT-OFF: AT STREET |
| WATER HEATER POWER
SOURCE: NATURAL GAS |
WATER HEATER
LOCATION: KITCHEN |
CAPACITY: 30 - 40 GALLONS |
| 7.0 | PLUMBING SYSTEM
1-All 20 units have individual water meters. There are ten located along the front right beside the road and ten more along the rear left beside the road. |
| 7.1 | 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 |
| 7.2 | 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 |
| 7.3 | 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: INSPECTED |
| 7.4 | IF FLUE PIPE GOES TO FURNACE
FLUE, IS IT ON TOP (If both the water heater and furnace go into the same
chimney sleeve, then the furnace must be on the bottom because it has most
BTU's and makes the draft.) Comments: INSPECTED |
| 7.5 | WAS GAS WATER HEATER AREA
CHECKED WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| 7.6 | 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 |
| 7.7 | EXTERIOR HOSE FAUCETS, WATER
PRESSURE, WATER VOLUME, WATER DRAINS (Visible condition and operation.
Checking for presence of faucet backflow preventers.) Comments: INSPECTED |
| 7.8 | CLOTHES WASHER WATER
CONNECTIONS, DRAIN PIPE, AND HOSES (Visible condition.) Comments: INSPECTED |
| 7.9 | ELECTRIC CLOTHES DRYER OUTLET
OR GAS CLOTHES DRYER CONNECTION (Visible condition. Checking dryer exhaust
vent for exterior building termination and exterior cover with functional
flap.) Comments: INSPECTED |
| SERVICE DROP TO
HOUSE: ABOVE GROUND |
SERVICE DROP TO
HOUSE: USES A DRIP LOOP |
SERVICE DROP TO
HOUSE: ATTACHES TO SIDING |
| MAIN PANEL TYPE: FUSES CIRCUIT BREAKERS |
MAIN PANEL LOCATION: KITCHEN |
15 AND 20 AMP CIRCUIT
TYPE: ROMEX WIRING |
| 8.0 | ELECTRICAL SYSTEM
1-There are only three occupied units, 1B, 2B, and 2D. All unoccupied units have had their electric meters removed. |
| 8.1 | EXTERIOR LIGHTS, SWITCHES,
OUTLETS (Visible condition and operation) Comments: INSPECTED |
| 8.2 | 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 |
| 8.3 | 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 |
| 8.4 | 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 |
| 8.5 | 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 |
| 8.6 | 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 |
| 8.7 | 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 |
| 8.8 | 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 |
| 8.9 | 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 |
| 8.10 | 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 |
| 8.11 | 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 |
| 8.12 | 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 |
| 8.13 | 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 |
| 8.14 | 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 |
| 8.15 | 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 |
| 8.16 | 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 |
| 8.17 | 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: APARTMENT |
LOCATION: BOTTOM UNITS IN CRAWLSPACE TOP UNITS IN WALL OR CLOSET |
FUEL SOURCE: NATURAL GAS |
| HEAT TYPE: FORCED AIR FLOOR FURNACE FORCED AIR WALL FURNACE |
IGNITION SYSTEM: MANUAL LIT STANDING PILOT LIGHT |
BTU RANGE: 45000 - 50000 BTU/HR |
| 9.0 | 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 |
| 9.1 | 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 |
| 9.2 | 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: INSPECTED |
| 9.3 | WAS HEAT EXCHANGER TEST
PROCEDURE DONE (This procedure ONLY applies to forced-air gas furnaces
that use a blower to distribute heat. Procedure: Check the flame with
blower off, then with blower on. If the main burner characteristics were
normal with the blower off, but change or the flame lifts from the burner
ports, the heat exchanger MAY be faulty.) Comments: INSPECTED |
| 9.4 | WAS GAS FURNACE AREA CHECKED
WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| 9.5 | 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 |
| 9.6 | DISTRIBUTION SYSTEMS (Visible
condition, checking fans, pumps, ducts and piping, insulation, air
filters, registers, radiators, fan coil units and convectors)
Comments: INSPECTED |
| 9.7 | THERMOSTAT (Visible
condition, checking if, level on wall, loose, equipment turns on/off from
thermostat controls.) Comments: INSPECTED |
| COOLING FOR: APARTMENT |
COOLING INFO: 1 WINDOW UNIT PER UNIT |
NUMBER OF TONS: 2 |
| 10.0 | 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 |
| 10.1 | 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 |
| 10.2 | 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 |
| FOUNDATION
INFORMATION: FULL CRAWLSPACE |
CEILING STRUCTURE: 2 X 8 WOOD FLOOR JOISTS 1 X 8 DECKING BOARDS |
FLOOR JOIST SPACING: 16 INCHES |
| FOUNDATION: CONCRETE BLOCK PIERS |
CRAWLSPACE FLOOR: DIRT NO PLASTIC VAPOR BARRIER |
METHOD USED TO OBSERVE
CRAWLSPACE: CRAWLED |
| CRAWLSPACE INFO: 2 CENTRAL FLOOR FURNACES |
| 11.0 | COMMON CRAWLSPACE, FOUNDATION
INTERIOR
1-All concrete block foundation walls and piers appeared relatively level and free of visible cracks and deterioration. This is good! All distribution from the meter to the unit has been replaced with PVC piping that runs on top of the crawlspace ground. |
| 11.1 | COMMON CRAWLSPACE, FOUNDATION
INTERIOR
1-Unit 1 still has a central floor furnace. The floor furnace for unit 2 has been removed. Refer to section 5 for further details. |
| 11.2 | COMMON CRAWLSPACE, FOUNDATION
INTERIOR
1,2,3,4,5,6,7,8,9,10,11,12,13,14-The majority of the wood members within crawlspace were relatively free of moisture discoloration and deterioration. Some areas around the plumbing fixtures located under the bathrooms and kitchen are moisture discolored. These were poked and the majority were found to still be structurally adequate. |
| 11.3 | CRAWLSPACE (Visible condition
of girders, piers, columns, supports, foundation walls, floor joists,
decking and wood members, exposed wiring and plumbing. Check that all wood
is free of visible contact with dirt, there is a vapor barrier covering
dirt floor, and crawlspace is free of visible water and debris and all
areas are accessible.) Comments: INSPECTED |
| 11.4 | CRAWLSPACE (Visible condition
and operation of entry hatches and vents. Check for missing and damaged
vent screens that keep animals out of crawlspace.) Comments: INSPECTED |
| 11.5 | ARE ALL CRAWLSPACE AREAS DRY
AND NOT WET OR UNUSUALLY DAMP (Crawlspace is inherently damp even though
there are no problems with water seepage. It is a result of the capillary
rise of ground moisture which can be reduced by covering the ground with a
plastic vapor barrier and having adequate crawlspace ventilation)
Comments: INSPECTED |
| 11.6 | ARE BASEMENT OR CRAWLSPACE
ELECTRICAL OUTLETS GFCI PROTECTED Comments: INSPECTED |
| 11.7 | 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 |
| 11.8 | 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 |
| 11.9 | 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 |
