Home Inspection Report...Home Inspection Report your address, your town, WI 33333 Inspection Date: Wednesday June 20, 2012 Prepared For: John Smith Prepared By: PRIME Home Inspections

Home Inspection Report

your address, your town, WI 33333

Inspection Date:Wednesday June 20, 2012

Prepared For:John Smith

Prepared By:PRIME Home Inspections LLC

N2736 Lake Point Dr.Lodi, WI 53555608-228-9502

Report Number:06-1620

Inspector:Brad Garnhart

License/Certification #:WI--2940-106

your address, your town, WI 33333 Page 2

This confidential report is prepared exclusively for John Smith©2016 PRIME Home Inspections LLC

Report SummaryItems Not Operating

None apparent

Major ConcernsThe chimney cap has several cracks. This will allow water intrusion. Recommend Repair ,

Potential Safety HazardsRecommend repairing or replacing steps in the back and side entrance doors. The steps are not fastened to the house and represents a flipping hazard. Safety Hazard .

Recommend Leveling patio blocks on walks and patio. Trip Hazard

Recommend GFCI Receptacles in the laundry room for washer hookup. Safety Hazard

Deferred Cost ItemsRoof that is 15+ years. Furnace that is 13+ years. A/C that is 7+ years. Water heater that is 5+ years.

Improvement ItemsFrost free hose bibs.

Items To Monitor




Report OverviewScope of Inspection

Visual Inspection Only All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. Visual Inspection Only

Main Entrance FacesNorthwest

State of OccupancyOccupied

Weather ConditionsCloudy

Recent RainNo

Ground CoverDry

Approximate Age52 Years old




GroundsService Walks

None Not Visible

Material X Patio Block

Condition Satisfactory X Marginal Poor X Trip hazard Typical cracks Pitched towards homeX Settling cracks Public sidewalk needs repair

Comments Uneven slabs in walks, could be a tripping hazard, recommend repair and/or replace

Photos

Driveway/Parking

None Not Visible

Material X Concrete

Condition X Satisfactory Marginal Poor Settling Cracks Typical cracks Pitched towards homeTrip hazard Fill cracks and seal

Comments

Stoops/Steps

None

Material X Wood Railing/Balusters recommended

Condition Satisfactory Marginal X Poor X Safety Hazard X Flip Hazard Rotted/Damaged CrackedSettled

Comments The Steps at the back and side door are not fastened to the house. This could cause the steps to flip when stepped on. Safety Hazard

Photos




GroundsPatio

None

Material X Patio block

Condition Satisfactory X Marginal Poor Settling cracks X Trip hazardPitched towards home (see remarks) X Typical cracks

Comments Patio block is uneven and presents a tripping hazard, recommend repair

Photos

Landscaping affecting foundation

N/A

Negative Grade X Satisfactory Recommend additional backfill Recommend window wells/coversX Trim back trees/shrubberies Wood in contact with/improper clearance to soil

Comments Recommend trimming trees/vegetation so it doesn not come into contact with the home

Photos

Hose bibs

N/A

Condition Satisfactory X Marginal Poor X No anti-siphon valve X Recommend Anti-siphon valve

Operable X Yes No

Comments Hose bib(s) not equipped with anti-siphon devices, possible cross connection can occur with anti-siphon device, recommend installing Hose bib(s) not frost-proof type, recommend turning off shut off valve inside of home to prevent freezing




RoofGeneral

Visibility None X All Partial Limited By

Inspected From X Roof

Photos

Style of Roof

Type X Hip

Pitch Low X Medium Steep Flat

Roof #1 Type: Asphalt Layers: 1 Layer Age: 10-15+

Roof #2 X NoneType: Layers: Age: Location:

Roof #3 X NoneType: Layers: Age: Location:

Comments

Ventilation System

None N/A

Type X Soffit X Ridge X Roof

Comments Appears to be adequate ventalation.

Photos




Roof

Flashing

Material X Galv/Alum

Condition Satisfactory X Marginal Poor X Rusted

Comments Flashing shows signs of serious rusting, recommend replacing.

Photos

Valleys

N/A

Material X Galv/Alum

Condition Not Visible Satisfactory X Marginal Poor Holes X Rusted Recommend Sealing

Comments Valleys have rusted recommend replacement

Photos




RoofCondition of Roof Coverings

Roof #1 Satisfactory X Marginal Poor X Granules missing X Recommend roofer evaluateEvidence of Leakage

Roof #2 X N/A Satisfactory Marginal Poor

Roof #3 X N/A Satisfactory Marginal Poor

Comments

Plumbing Vents

Not Visible Not Present

Condition X Satisfactory Marginal Poor

Comments




ExteriorChimney(s)

None

Location(s) Middle of Roof

Viewed From X Roof

Rain Cap/Spark Arrestor X Yes No Recommended

Chase X Brick

Evidence of X Cracked chimney cap

Flue X Tile

Evidence of X Have flue(s) cleaned and re-evaluated X No apparent defects

Condition Satisfactory X Marginal Poor Recommend Repair

Comments Large cracks in the chimney cap - recommend a qualified chimney specialist evaluate and repair/replace

Photos

Gutters/Scuppers/Eavestrough

None

Condition X Satisfactory Marginal Poor Recommend repair/replace

Material X Galvanized/Aluminum Other

Leaking X No apparent leaks

Attachment X Satisfactory

Extension needed North South East West X N/A

Comments

Siding

Material X Block/Brick X Wood

Condition X Satisfactory Marginal Poor Recommend repair/painting

Comments

Trim

Material X Wood


Comments The t rim had some paint peeling under the living room picture window. recommend repair and painting

Soffit

None




ExteriorSoffit cont.

Material X Wood


Comments

Fascia

None

Material X Wood X Recommend repair/painting

Condition Satisfactory X Marginal Poor

Comments Recommend painting the facia board on the west corner of the house.

Photos

Caulking

None

Condition Satisfactory X Marginal PoorX Recommend around windows/doors/masonry ledges/corners/utility penetrations

Comments Recommend caulking around windows, doors, corners, utility penetrations.

Windows/Screens


Material X Wood X Vinyl

Screens X Satisfactory

Comments

Storms Windows

X None Not installed

Condition X Satisfactory

Material Wood Clad comb. X Wood/Metal comb. Metal

Putty Satisfactory Needed X N/A

Comments

Service Entry

Location Underground X Overhead





ExteriorService Entry cont.

Exterior receptacles X Yes No Operable: X Yes No Condition: X Satisfactory Marginal Poor

GFCI present X Yes No Operable: X Yes No Safety Hazard Reverse polarity Open ground(s)Recommend GFCI Receptacles

Comments

Photos

Building(s) Exterior Wall Construction

Type Not Visible X Framed

Condition Not Visible X Satisfactory Marginal Poor

Comments

Exterior Doors

Main Entrance N/A Weatherstripping: Satisfactory Marginal X Poor Missing ReplaceDoor condition: X Satisfactory Marginal Poor

Patio N/A Weatherstripping: X Satisfactory Marginal Poor Missing ReplaceDoor condition: X Satisfactory Marginal Poor

Rear door N/A Weatherstripping: X Satisfactory Marginal Poor Missing ReplaceDoor condition: X Satisfactory Marginal Poor

Other door X N/A Weatherstripping: Satisfactory Marginal Poor Missing ReplaceDoor condition: Satisfactory Marginal Poor

Comments Entry door weatherstripping damaged, recommend repair/replacing

Photos




Exterior

Exterior A/C

Unit #1 N/ALocation: Located in back of the house. Brand: Lennox Model #: H529-024-2P Serial #: 5802A 47451Approximate Age: 10-15+

Condition X Satisfactory Marginal Poor Cabinet/housing rusted

Energy source X Electric Gas Other

Unit type X Air cooled Water cooled Geothermal Heat pump

Outside Disconnect X Yes No Maximum fuse/breaker rating (amps): 25 Fuses/Breakers installed (amps): 25Improperly sized fuses/breakers

Level X Yes No Recommend re-level unit

Condenser Fins Damaged X Need cleaning Damaged base/pad Damaged Refrigerant Line Satisfactory

Insulation Yes X No Replace

Improper Clearance (air flow) Yes X No

Comments Outside condenser unit coils dirty recommend cleaning

Photos




Garage/CarportType

None

Type Attached X Detached X 1-Car 2-Car 3-Car 4-Car Carport

Comments

Photos

Automatic Opener

None N/A

Operation X Operable Inoperable

Comments

Safety Reverse

None N/A

Operation X Operable X Photo eyes and pressure reverse tested

Comments

Roofing

Material X Same as houseType: Approx. age: Approx. layers:

Comments

Gutters/Eavestrough

Condition X Satisfactory Marginal Poor Same as house

Comments

Siding

N/A

Material X Same as house

Condition X Satisfactory Marginal Poor Recommend repair/replace Recommend painting

Comments

Trim

N/A

Material X Same as house

Condition X Satisfactory Marginal Poor Recommend repair/replace Recommend painting

Comments




Garage/CarportFloor

Material X Concrete

Condition X Satisfactory

Source of Ignition within 18" of the floor Yes X No

Comments

Sill Plates

None Not Visible

Type Floor level X Elevated

Condition X Satisfactory Recommend repair

Comments

Overhead Door(s)

N/A

Material X Wood

Condition X Satisfactory Marginal Poor Safety Cable RecommendedWeatherstripping missing/damaged

Recommend Priming/Painting Inside & Edges Yes X No

Comments

Electrical Receptacles

Yes No Not Visible Operable: Yes No

Reverse polarity Yes X No

Open ground Yes X No Safety Hazard

GFCI Present X Yes No Operable: X Yes No Recommend GFCI Receptacles

Comments




KitchenCountertops

Condition X Satisfactory Marginal Recommend repair/caulking

Comments Counter top has normal wear.

Cabinets

Condition X Satisfactory Marginal Recommend repair/adjustment

Comments Cabinets have normal wear.

Plumbing

Faucet Leaks Yes X No

Pipes leak/corroded Yes X No

Sink/Faucet X Satisfactory

Functional drainage X Satisfactory Marginal Poor

Functional flow X Satisfactory Marginal Poor

Comments

Walls & Ceiling

Condition X Satisfactory Marginal Poor Typical cracks Moisture stains

Comments

Heating/Cooling Source

X Yes No

Comments

Floor

Condition X Satisfactory Marginal Poor Sloping Squeaks

Comments




Laundry RoomLaundry

Faucet leaks Yes X No

Pipes leak Yes X No Not Visible

Cross connections Yes X No Potential Safety Hazard

Heat source present X Yes No

Room vented X Yes No

Dryer vented X Wall Ceiling Floor Not vented Not vented to exterior

Electrical Open ground/reverse polarity: Yes X No Safety hazard

GFCI present Yes X No Operable: X Yes No X Recommend GFCI Receptacles

Appliances X Washer X Dryer X Water heater X Furnace

Washer hook-up lines/valves X Satisfactory

Gas shut-off valve X N/A Yes No Cap Needed Safety hazard Not Visible

Comments Recommend a GFCI outlet for the washer. Safety hazard

Photos




Bathroom (1)Bath

Location Master bath

Sinks Faucet leaks: Yes X No Pipes leak: Yes X No

Tubs N/A Faucet leaks: Yes X No Pipes leak: Yes X No Not Visible

Showers N/A Faucet leaks: Yes X No Pipes leak: Yes X No Not Visible

Toilet Bowl loose: Yes X No Operable: X Yes No

Whirlpool X Yes No Operable: X Yes No GFCI: X Yes No GFCI Recommended

Shower/Tub area X Fiberglass Condition: X Satisfactory Marginal Poor Rotted floorsCaulk/Grouting needed: Yes X NoWhere:

N/A

Drainage X Satisfactory Marginal Poor

Water flow X Satisfactory Marginal Poor

Moisture stains present Yes X No Walls Ceilings Cabinetry

Doors X Satisfactory Marginal Poor

Window X None Satisfactory Marginal Poor

Receptacles present X Yes No Operable: X Yes No

GFCI X Yes No Operable: X Yes No Recommend GFCI

Open ground/Reverse polarity Yes X No Potential Safety Hazard


Exhaust fan X Yes No Operable: X Yes No Noisy

Comments




Bathroom (2)Bath

Location First floor bath

Sinks Faucet leaks: Yes X No Pipes leak: Yes X No

Tubs Faucet leaks: Yes X No Pipes leak: Yes X No Not Visible

Showers Faucet leaks: Yes X No Pipes leak: Yes X No Not Visible

Toilet Bowl loose: Yes X No Operable: X Yes No

Whirlpool Yes X No

Shower/Tub area X Ceramic Condition: X Satisfactory Marginal Poor Rotted floorsCaulk/Grouting needed: Yes X NoWhere:

N/A


Water flow X Satisfactory Marginal Poor

Moisture stains present Yes X No Walls Ceilings Cabinetry


Window None X Satisfactory Marginal Poor

Receptacles present X Yes No Operable: X Yes No

GFCI X Yes No Operable: X Yes No Recommend GFCI

Open ground/Reverse polarity Yes X No Potential Safety Hazard


Exhaust fan X Yes No Operable: X Yes No X Noisy

Comments




Room (1)Room

Location First floor

Type MASTER BEDROOM

Walls & Ceiling X Satisfactory Marginal Poor

Moisture stains Yes X No

Floor X Satisfactory Marginal Poor

Ceiling fan X Satisfactory Marginal Poor Recommend repair/replace

Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No

Heating source present X Yes No

Bedroom Egress restricted X N/A Yes No

Doors None X Satisfactory Marginal Poor

Windows None X Satisfactory Marginal Poor Evidence of leaking insulated glassBroken/Missing hardware

Comments




Room (2)Room


Type BACK BEDROOM









Windows X Satisfactory Marginal Poor Cracked glass Evidence of leaking insulated glassBroken/Missing hardware

Comments




Room (3)Room


Type CENTER BEDROOM








Doors None X Satisfactory Marginal Poor

Windows None X Satisfactory Marginal Poor Evidence of leaking insulated glassBroken/Missing hardware

Comments




InteriorFireplace

None

Location(s) Living room

Type X Wood

Material X Masonry

Miscellaneous Damper operable: X Yes No Open joints or cracks in firebrick/panels should be sealedFireplace doors need repair

Damper modified for gas operation X N/A Yes No Damper missing

Hearth extension adequate X Yes No

Mantel N/A X Secure Loose Recommend repair/replace

Physical condition X Satisfactory Marginal Poor Recommend having flue cleaned and re-examinedNot evaluated

Comments

Stairs/Steps/Balconies

None

Condition X Satisfactory Marginal Poor Loose/Missing

Handrail X Satisfactory Marginal Poor Safety hazard Hand Rail/Railing/Balusters recommended

Risers/Treads X Satisfactory Marginal Poor Risers/Treads uneven Trip hazard

Comments

Smoke/Carbon Monoxide detectors

Smoke Detector X Present Not Present Operable: X Yes No Not tested Recommend additionalSafety Hazard

CO Detector Present X Not Present Operable: Yes No Not tested Recommend additionalSafety Hazard

Comments

Attic/Structure/Framing/Insulation

N/A

Access X Scuttlehole/Hatch

Inspected from X Access panel In the attic Other

Location X Hallway

Flooring X None

Insulation X Cellulose Depth: 14" Recommend additional insulation

Installed in X Between ceiling joists

Vapor barriers Kraft/foil faced Plastic sheeting X Not Visible Improperly installed

Ventilation X Ventilation appears adequate

Fans exhausted to Attic: Yes X No Recommend repair Outside: X Yes No

HVAC Duct X N/A

Chimney chase X Satisfactory

Structural problems observed Yes X No

Roof structure X Rafters X Wood




InteriorAttic/Structure/Framing/Insulation cont.

Ceiling joists X Wood

Sheathing X Plywood Stained Delaminated

Evidence of condensation Yes X No

Evidence of moisture Yes X No

Evidence of leaking Yes X No

Firewall between units X N/A Yes No Needs repair/sealing

Electrical X No apparent defects Handyman wiring Knob and tube covered with insulation Safety Hazard

Comments




BasementStairs

Condition X Satisfactory Marginal Poor Typical wear and tear Need repair Risers UnevenSafety Hazard

Handrail X Yes No Condition: X Satisfactory Loose Handrail/Railing/Balusters recommended

Headway over stairs X Satisfactory Low clearance Safety hazard

Comments

Photos

Foundation

Condition X Satisfactory Marginal Have evaluated Monitor Not Elevated

Material ICF Brick Concrete block Stone Masonry X Poured concrete wood

Horizontal cracks X None North South East West

Step cracks X None North South East West

Vertical cracks X None North South East West

Covered walls None X North X South X East X West

Movement apparent X None North South East West

Indication of moisture Yes X No Fresh Old stains

Comments

Floor

Material Concrete Dirt/Gravel X Not Visible Other

Condition Satisfactory Marginal Poor Typical cracks X Not Visible

Comments

Drainage

Sump pump Yes X No Working Not working Needs cleaning Pump not tested

Floor drains X Yes Not Visible X Drains not tested

Comments

Girders/Beams

Not Visible

Condition X Satisfactory Marginal Poor Stained/Rusted

Material Steel X Wood Concrete LVL Not Visible

Comments




BasementColumns

Not Visible

Condition X Satisfactory Marginal Poor Stained/Rusted

Material X Steel Wood Concrete Block Not Visible

Comments

Joists

Not Visible


Material X Wood Steel Truss Not Visible 2x8 2x10 2x12 Engineered I-TypeSagging/altered joists

Comments

Subfloor

Not Visible

Condition X Satisfactory Marginal Poor Indication of moisture stains/rotting

Comments




PlumbingWater service

Main shut-off location In the basement

Water entry piping Not Visible X Copper/Galv. PVC Plastic CPVC Plastic Polybutylene PlasticPEX Plastic Lead Polyethylene

Lead other than solder joints Yes X No Unknown Service entry

Visible water distribution piping X Copper Galvanized PVC Plastic CPVC Plastic Polybutylene PlasticPEX Plastic Other


Flow X Satisfactory Marginal Poor Water pressure over 80 psi Recommend plumber evaluateRecommend pressure regulator

Pipes Supply/Drain Corroded Leaking Valves broken/missing Dissimilar metalCross connection: Yes X No Safety Hazard Recommend repair

Recommend a dielectric union X Satisfactory

Drain/Waste/Vent pipe Copper X Cast iron Galvanized PVC ABS Brass


Support/Insulation N/AType: Metal strapping

Traps proper P-Type X Yes No P-traps recommended


Interior fuel storage system N/A Yes X No Leaking: Yes X No

Fuel line N/A Copper Brass X Black iron Stainless steel CSST Not Visible GalvanizedRecommend CSST be properly bonded

Condition N/A X Satisfactory Marginal Poor Recommend plumber evaluate

Comments The main water shut off valve is located in the basement laundry room.

Photos

Main fuel shut-off location

N/A

Location On the side exterior wall

Comments

Water heater #1

N/A

General Brand Name: Richmond




PlumbingWater heater #1 cont.

General cont. Serial #: AMNGO8021Capacity: 40 Approx. age: 15-20+

Type X Gas Electric Oil LP Other

Combustion air venting present X Yes No N/A

Seismic restraints needed Yes X No N/A

Relief valve X Yes NoExtension proper: X Yes No Missing Recommend repair Improper material

Vent pipe N/A X Satisfactory Pitch proper Improper Rusted Recommend repair


Comments




Heating SystemHeating system

Unit #1 Brand name: lennex Approx. age: 10-15+

Unknown Model #: GSOUH-36A-070-02 Serial #: 5801A 25917 X Satisfactory Marginal PoorRecommended HVAC technician examine

Unit #2 X NoneBrand name: Approx. age:

UnknownModel #: Serial #: X Satisfactory Marginal Poor Recommended HVAC technician examine

Energy source X Gas LP Oil Electric Solid fuel

Warm air system Belt drive X Direct drive Gravity Central system Floor/wall furnace

Heat exchanger N/A Sealed X Not Visible Visual w/mirror Flame distortion RustedCarbon/soot buildup

Carbon monoxide N/A Detected at plenum Detected at register X testedTester: plum 633

Combustion air venting present N/A X Yes No

Controls Disconnect: X Yes No X Normal operating and safety controls observedGas shut off valve: X Yes No

Distribution X Metal duct Insulated flex duct Cold air returns Duct board Asbestos-like wrapSafety Hazard

Flue piping N/A X Satisfactory Rusted Improper slope Safety hazard Recommend repair/replace

Filter X Standard Electrostatic Satisfactory Needs cleaning/replacement MissingElectronic (not tested)

When turned on by thermostat X Fired Did not fire Proper operation: X Yes No Not tested

Heat pump X N/A Supplemental electric Supplemental gas

Sub-slab ducts X N/A Satisfactory Marginal Poor Water/Sand Observed: Yes No

System not operated due to X N/A Exterior temperature Other

Comments




Electric/Cooling SystemMain panel

Location Basement

Condition X Satisfactory Poor

Adequate Clearance to Panel X Yes No

Amperage/Voltage Unknown 60a 100a 150a 200a 400a X 120v/240v

Breakers/Fuses X Breakers Fuses

Appears grounded X Yes No Not Visible

GFCI breaker X Yes No Operable: X Yes No

AFCI breaker Yes X No Operable: Yes No Not Tested

Main wire Copper X Aluminum Not Visible Double tapping of the main wireCondition: X Satisfactory Marginal Poor

Branch wire X Copper Aluminum Solid Branch Aluminum Wiring Not Visible Safety Hazard

Branch wire condition X Satisfactory Poor Recommend electrician evaluate/repair X Romex BX cableConduit Knob/Tube Double tapping Wires undersized/oversized breaker/fusePanel not accessible Not evaluated

Reason:

Comments

Photos

Sub panel(s)

None apparent

Location(s) Location 1: Bar area in the basement. Location 2: Location 3:

Evaluation Panel not accessible X evaluatedReason:

Recommend separating/isolating neutrals Recommend electrician repair/evaluate box

Branch wire X Copper Aluminum Safety hazard Neutral/ground separated: X Yes NoNeutral isolated: X Yes No


Comments

Photos




Electric/Cooling System

Evaporator Coil Section Unit #1

N/A

General X Central system Wall unitLocation: Located in the plenum. Age:

Evaporator coil Satisfactory X Not Visible Needs cleaning Damaged

Refrigerant lines Leak/Oil present Damage Insulation missing X Satisfactory

Condensate line/drain To exterior To pump X Floor drain Laundry sink Other

Secondary condensate line/drain Present: Yes X No Needed: Yes X No Primary pan appears cloggedRecommend technician evaluate

Operation Differential: 22 degrees

Condition X Satisfactory Marginal Poor Recommend HVAC technician examine/clean/serviceNot operated due to exterior temperature

Comments




Living RoomLiving Room


Walls & Ceiling X Satisfactory Marginal Poor Typical cracks Damage

Moisture stains Yes X NoWhere:

Floor X Satisfactory Marginal Poor Squeaks Slopes Tripping hazard

Ceiling fan X None Satisfactory Marginal Poor Recommend repair/replace

Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No Safety hazard Cover plates missing

Heating source present X Yes No Holes: Doors Walls Ceilings

Doors None X Satisfactory Marginal Poor Cracked glass Broken/Missing hardware

Windows None X Satisfactory Marginal Poor Cracked glass Evidence of leaking insulated glassBroken/Missing hardware

Comments




Dining RoomDining Room


Walls & Ceiling X Satisfactory Marginal Poor Typical cracks Damage

Moisture stains Yes X NoWhere:

Floor X Satisfactory Marginal Poor Squeaks Slopes Tripping hazard

Ceiling fan None X Satisfactory Marginal Poor Recommend repair/replace

Electrical Switches: X Yes No X Operable Receptacles: X Yes No X OperableOpen ground/Reverse polarity: Yes X No Safety hazard Cover plates missing

Heating source present X Yes No Holes: Doors Walls Ceilings

Doors None X Satisfactory Marginal Poor Cracked glass Broken/Missing hardware

Windows None X Satisfactory Marginal Poor Cracked glass Evidence of leaking insulated glassBroken/Missing hardware

Comments


Documents

Home Inspection Report...Home Inspection Report your address, your town, WI 33333 Inspection Date: Wednesday June 20, 2012 Prepared For: John Smith Prepared By: PRIME Home Inspections