Inspection Report #10959

Client

Michael Brassett
2122 Richland Ave
Baton Rouge, LA 70808

Inspector

Kiel Harton, LHI #10797
225.312.2884
kharton@HDMK.net

Date

05/06/2021

INSPECTION REPORT INDEX

1. INSPECTION CONDITIONS
1
2. REPORT LIMITATIONS
4
3. REPORT SUMMARY
5
4. EXTERIOR - FOUNDATION - BASEMENT
6
5. GROUNDS
12
6. ROOF - FLASHING SYSTEMS
20
7. PLUMBING
24
8. ELECTRICAL
29
9. BATHROOMS
34
10. GARAGE - CARPORT
47
11. INTERIOR - ATTIC
50
12. KITCHEN - APPLIANCES - LAUNDRY - WETBAR
60
13. HEATING - AIR CONDITIONING
64

INSPECTION CONDITIONS

CLIENT & SITE INFORMATION

CLIENT NAME: 

Michael Brassett

START TIME:

12:30PM

CITY & STATE:

Baton Rouge, LA 70808

END TIME:

4:00PM

INSPECTION DATE:

05/06/2021

PAYMENT INFORMATION

TOTAL FEE:

$505.00

INSPECTOR SIGNATURE:

CLIMATIC CONDITIONS

WEATHER: 

Clear

SOIL CONDITIONS:

Dry

~OUTSIDE TEMP (°F):

70-80°F

BUILDING TRAITS

~STRUCTURE AGE: 

Unknown

BUILDING TYPE:

1 Family

STORIES:

1

BUILDING SQFT:

Unknown

SPACE BELOW GRADE:

N/A

UTILITY SERVICES

WATER SOURCE: 

Public

SEWAGE DISPOSAL:

Public

UTILITIES STATUS:

All utilities on

OTHER INFORMATION

AREA: 

City

PEOPLE PRESENT:

Homeowner

HOUSE OCCUPIED:

Yes (It is assumed that some areas are concealed by furniture or other personal property. Home inspectors are not allowed to move personal property during their inspection. It is highly recommended that the purchaser perform a thorough inspection during their final walk through).

ADDITIONAL COMMENTS:

Possible Microbial growth has been observed during the inspection. No mold sampling has been performed, this information is being provided as a courtesy for our client. Further evaluation by a qualified licensed contractor is recommended prior to closing.

House is in disrepair and has damage throughout the inside and around the exterior. House will need a considerable amount of work and repairs to bring it up to typical construction and living standards in the area. We recommend consulting with several contractors and obtaining at least three bids prior to closing on the property. We are confident that there will be additional damage and problems discovered while the property is being reconstructed that we are unable to see at this time and stress that you consider these unforeseen problems when evaluating bids.

REPORT LIMITATIONS

LIMITATIONS

This inspection report is the intellectual property of HDMK Home Inspection and is intended for the exclusive use of the client for whom it was prepared. It is not to be copied or disseminated to any other party without the expressed written consent of HDMK Home Inspection. Neither the inspector nor HDMK Home Inspection company shall have any liability whatsoever to any third party using or relying on its contents. Any third party using this report agrees thereby to defend, indemnify and hold the inspector and HDMK Home Inspection company harmless from any claims of any person relying on the report. This inspection report also includes a copy of the Building Inspection Authorization and Agreement.

HDMK Home Inspection and HDMK are registered trademarks of HDMK Franchising LLC. The HDMK logo encompasses two separately owned and operated companies (HDMK Home Inspection and HDMK Pest control LLC) and may be used by either of these companies. HDMK Home Inspection refers to an independently operated franchise. This report (and/ or documents accompanying it) may contain privileged communications and confidential business information that is intended for use only by the individual or company to whom it is addressed. Disclosure, interception, copying or any other use of this report by anyone other than any intended recipient is prohibited. Any party using this report agrees thereby to defend, indemnify and hold the parent HDMK Home Inspection company, HDMK Pest control, HDMK, or HDMK Franchising LLC harmless from any claims of any person relying on the report.

This report is intended only as a general guide to help the client(s) make their own evaluation of the overall condition of the building, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection process includes a limited, visual, performance based inspection of the property, subject to the limitations described herein and in the attached “Building Inspection Authorization and Agreement.” The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. It is recommended that proper installation of any equipment on the property be verified by consulting the manufacturer’s instructions. While the inspector may mention an item that is suspected of being involved in a recall, every item in the home is not checked for recall status by the inspector. It is recommended that all devices in the home be checked for recalls at www.CPSC.gov. No disassembly of equipment, opening of walls, moving of furniture or floor coverings, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report. If some areas are concealed by furniture or other personal property, it is highly recommended that the purchaser do a thorough inspection during their final walk through. If any problems or questionable conditions are reported on by the inspector, or if the purchaser is concerned with any property conditions, it is recommended that a qualified professional be retained to further investigate the situation, and make necessary upgrades as needed before the act of sale occurs.

Systems and conditions which are not within the normal scope of the building inspection (unless previously contracted) include, but are not limited to: formaldehyde, lead paint, asbestos, radon, carbon monoxide, fuel gas leaks, toxic or flammable materials, mold, contaminated drywall, carcinogens, or other environmental hazards, whether in the building, soil, water or air; pest infestation; playground equipment; efficiency measurement of insulation or heating and cooling equipment; internal or underground drainage or plumbing; sprinkler systems; pool and spa equipment; any systems which are shut down or otherwise secured; water wells (water quality and quantity); septic systems; zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection. If any potential problem is suspected regarding the above systems or conditions, it is recommended that a qualified professional be retained to further investigate the situation, and make necessary upgrades as needed before the act of sale occurs.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions herein expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration in accordance with applicable laws and regulations of the State in which the inspection was performed, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

This report includes an estimation of the age of the principal structure, some components, and its roof. This estimation is based on information provided to the inspector by the seller, purchaser, real estate agent, or property disclosure report, and is only an approximation.

Items inspected for this report are deemed “appears serviceable” if, at the time of inspection, they are considered to be in a functional and operable condition. These items may be at any point in their service life, from brand new to approaching end of life expectancy. As they are mechanical systems, it should be expected that they will, at some point, break down and need repair or replacement. This report is not intended to predict these events, it is simply an overview of the functionality of the items and systems inspected as they existed at the time of inspection. If there are any concerns about the life expectancy of any items in this report, it is recommended that additional evaluation by qualified licensed contractors be performed prior to closing.

The name of the inspector, contact information, and license number at the top of each page of the report shall be considered a suitable substitute for the inspectors hand written signature on the report.

REPORT SUMMARY

EXTERIOR - FOUNDATION - BASEMENT

STRUCTURE 

Problems

The following concerns were noted with the structure:

  • Remove planter boxes against the structure.
  • Remove trash bin against structure.
TRIM

Condition

The following concerns were noted at the exterior trim:

  • Moisture damage and peeling paint at the soffits/roof decking and fascia at all sides of the house.
  • Moisture damage and rot at the frames and trim around the keeping room windows.
  • Missing trim at the top of the brick wall at the rear of the house.
  • Moisture damage and rot at the roof and wall intersection by the keeping room windows.
  • Recommend evaluation by a qualified licensed contractor and repair.

GROUNDS

GRADING

Site

The following concerns were noted with grading:

  • Evidence of poor drainage at the carport, around the pool, and rear walkway.
  • Recommend correcting.
POOL

Condition

Pool noted on property, but not included as part of this inspection. Any additional information regarding this system has been included as a courtesy to our clients, and should not be considered an exhaustive inspection.

  • Pool and equipment are in disrepair.
  • Recommend evaluation by a qualified contractor before closing.

ROOF - FLASHING SYSTEMS

ROOF

Covering Status

The following concerns were noted at the roof:

  • Shingles installed unevenly/crooked in several areas.
  • Some shingles do not properly overlap the shingles below them.
  • Building wrap sticking out through the shingles at one plumbing vent pipe.
  • Improper shingle installation around one of the electric attic fans.
  • Soft roof decking at one plumbing vent.
  • Flat rood is holding water and debris.
  • Flat roof appears to be leaking in several areas.
  • Recommend evaluation by a qualified licensed roofer and repair/replace.
EXPOSED FLASHINGS

Condition

The following concerns were noted at the flashings:

  • Several old flashings and box vents were re-used when the roof was replaced.
  • Missing fasteners in the bottom of the flashings.
  • Recommend evaluation by a qualified licensed roofer and repair/replace.

PLUMBING

WATER HEATER

Condition

The following concerns were noted at the water heater:

  • Vent pipe is not seating on the top of the unit and the water heater is venting into the closet/attic.
  • Unit is worn.
  • Recommend evaluation by a qualified licensed plumber and repair or replace.
WATER HEATER

(Left-side)

Condition

The following concerns were noted at the water heater:

  • Vent pipe is not seated on the unit properly and the water heater is venting into the closet.
  • Improper vent flashing installed on the roof.
  • TPR valve drain line was not reconnected once replaced.
  • Recommend evaluation by a qualified licensed plumber and repair.

BATHROOMS

HALL BATHROOM

Condition

The following concerns were noted at the bathroom sink:

  • Faucet leaks and the sink drains slowly.
  • Recommend evaluation by a qualified licensed plumber and repair or replace.

GARAGE-CARPORT

WALLS-CEILING

Condition

The following concerns were noted at the walls/ceiling:

  • Moisture stains, damage, rot, and active leaks in several areas on the ceiling/roof.
  • Roof decking is rotten and visible at the ends of both storage rooms.
  • Recommend evaluation by a qualified licensed contractor and repair.

INTERIOR-ATTIC

DOORS

Other Exterior Doors

The following concerns were noted at the exterior doors:

  • Storage room doors at the rear of the house hit each other and do not close.
  • Master bedroom door is rusted and rotten.
  • Sliding glass door in the lower room hall is moisture damaged/rotten.
  • Both exterior bathroom doors are moisture damaged and are interior rated doors.
  • Carport storage room doors are worn and hit each other when closing.
  • Recommend replacing all exterior doors except the kitchen door.
INTERIOR WALLS

Condition

The following concerns were noted at the interior walls:

  • Elevated moisture readings and active leaks in the downstairs bedroom along the rear wall by the bed and into the bathroom.
  • Elevated moisture readings at the baseboards and around the shower in the downstairs bathroom/bedroom.
  • Elevated moisture readings and moisture damage at the fixed windows in the keeping room and dining room.
  • Recommend evaluation by a qualified licensed contractor and repair.
CEILINGS

Condition

The following concerns were noted at the ceilings:

  • Hall bathroom ceiling has elevated moisture readings, moisture damage, and an active leak.
  • Recommend evaluation by a qualified licensed contractor and repair.
ATTIC & INSULATION

Ventilation

The following concerns were noted at the attic ventilation:

  • Damaged screens on the soffit vents.
  • Power vents inoperable/did not respond.
  • Recommend evaluation by a qualified licensed contractor and replace.

KITCHEN-APPLIANCES-LAUNDRY-WETBAR

RANGE/COOK TOP & OVEN

Condition

The following concerns were noted at the range/cook top and oven:

  • Top oven door is damaged and doesn’t open/close properly.
  • Oven makes a loud buzzing noise from the back of the cabinet when running.
  • Repair/replace as needed.

HEATING-AIR CONDITIONING

HVAC

(Left-side)

CONDENSER-COMPRESSOR

Condition

The following concerns were noted with the air conditioning condenser/compressor:

  • Unit is not cooling properly.
  • Recommend servicing the system and making any recommended repairs.
HEATING SYSTEM

Condition

The following concerns were noted at the heating system:

  • Significant rust and damage to the unit.
  • Recommend evaluation by a qualified licensed HVAC contractor and repair or replace as needed.
HVAC

(Right-side)

CONDENSER-COMPRESSOR

Condition

The following concerns were noted with the air conditioning condenser/compressor:

  • Not responsive. Unable to get the unit to come on.
  • Unit appears to be using R-22 refrigerant.
  • Recommend evaluation by a qualified licensed contractor and repair or replace as needed.

EXTERIOR-FOUNDATION-BASEMENT

STRUCTURE

MATERIAL
As far as visible during inspection, areas of the wall, ceiling and roof structure appear to include typical wood framing.
PROBLEMS
The following concerns were noted with the structure:

  • Storage room is framed close to grade and may counter moisture regularly. Repair as needed.
  • Remove planter boxes against the structure.
  • Remove trash bin against structure.
  • Moisture intrusion and damage at the carport roof/structure in several areas.
  • Recommend evaluation by a qualified licensed contractor and repair.

WALLS

MATERIAL
  • Wood siding
  • Brick veneer
CONDITION
Appears serviceable
The following concerns were noted at the exterior walls:

  • Openings in the brick walls in several areas.
  • Peeling paint and wear at the wood siding in several areas.
  • Cracks noted. Some cracking is to be expected in all exterior surfaces as the property settles with age.
  • Recommend monitoring for any future changes.
  • Non-professional repairs noted at the right side of the house by the exterior bathroom windows.

TRIM

MATERIAL
  • Wood
CONDITION
Appears serviceable
The following concerns were noted at the exterior trim:

  • Moisture damage and peeling paint at the soffits/roof decking and fascia at all sides of the house.
  • Moisture damage and rot at the frames and trim around the keeping room windows.
  • Missing trim at the top of the brick wall at the rear of the house.
  • Moisture damage and rot at the roof and wall intersection by the keeping room windows.
  • Recommend evaluation by a qualified licensed contractor and repair.

FOUNDATION

TYPE
  • Concrete
  • Slab on grade
CONDITION
Slab is not fully visible
The following concerns were noted at the slab:

  • Typical cracks in slab noted. Some cracking is to be expected as the property settles with age.
  • Recommend monitoring for any future changes.
  • Typical corner cracking noted.
  • Cold pours noted in the slab at the addition.
  • Unable to verify how slabs were tied into each other.
  • Monitor these areas for problems and repair as needed

GROUNDS

DRIVEWAY

TYPE
  • Concrete
CONDITION
Appears serviceable
The following concerns were noted at the driveway:

  • Significant cracks were noted
  • Surface raised/settled
  • Portions missing
  • Poor drainage noted
  • Repair as needed

SIDEWALKS

TYPE
  • Concrete
CONDITION
Appears serviceable
The following concerns were noted at the walkway:

  • Evidence of poor drainage noted by the outdoor bathrooms

LANDSCAPING

CONDITION
The following concerns were noted at the landscaping:

  • Maintenance needed.
  • Trim plants away from structure regularly to help prevent damage and pest intrusion.
  • Large tree(s) located on the property. They may present problems (now or in the future) with site drainage, roof/structure damage, plumbing, and/or foundation conditions.
  • Recommend monitoring the situation for problems and consult with an expert as needed.
  • Trees are touching/over-hanging the roof. Damage is possible. Trim plants and trees away from structure regularly to help prevent damage and pest intrusion.

GRADING

SITE
Grade at foundation appears serviceable
Gentle slope
The following concerns were noted with grading:

  • Evidence of poor drainage at the carport, around the pool, and rear walkway.
  • Recommend correcting.

PORCHES

TYPE
  • Concrete
  • Brick
CONDITION
Appears serviceable
The following concerns were noted at the porch:

  • Cracks noted. Some cracking is to be expected as the property settles with age.
  • Recommend monitoring for any future changes

PATIO

TYPE
  • Concrete
  • Brick
CONDITION
Appears serviceable

PATIO/PORCH COVER

TYPE
Front Porch and Rear Patio:

  • Same as structure
  • Open design
CONDITION
Appears serviceable

DETACHED BUILDINGS

CONDITION
Detached Structures/buildings are not included as part of this home inspection.

FENCES & GATES

CONDITION
Appears serviceable
The following concerns were noted at the fence:

  • Significant cracks noted
  • Leaning areas noted
  • Missing and loose bricks noted
  • Openings in the top joint of the fence in several areas
  • Gate to the pool area is rusted/damaged
  • Recommend replacing
TYPE
  • Wood
  • Masonry

POOL

CONDITION
Pool noted on property, but not included as part of this inspection. Any additional information regarding this system has been included as a courtesy to our clients, and should not be considered an exhaustive inspection.

  • Pool and equipment are in disrepair.
  • Recommend evaluation by a qualified contractor before closing.

RETAINING WALLS

TYPE
  • Masonry
CONDITION
The following concerns were noted at the retaining walls:

  • Failing
  • Recommend repairing/replacing

ROOF - FLASHING SYSTEMS

ROOF

ROOF AGE
Unknown
STYLE
Gable
TYPE
Composition Shingles
ROOF ACCESS
Walked on roof
STATUS
General condition appears serviceable. Regular maintenance and inspections are advised. Maintenance will help ensure the weather tightness of the building and should be performed on a regular basis.

The following concerns were noted at the roof:

  • Shingles installed unevenly/crooked in several areas
  • Some shingles do not properly overlap the shingles below them
  • Building wrap sticking out through the shingles at one plumbing vent pipe
  • Improper shingle installation around one of the electric attic fans
  • Soft roof decking at one plumbing vent
  • Flat rood is holding water and debris
  • Flat roof appears to be leaking in several areas
  • Recommend evaluation by a qualified licensed roofer and repair/replace

EXPOSED FLASHINGS

TYPE
  • Metal
  • Rubber
  • Plastic
CONDITION
The following concerns were noted at the flashings:

  • Several old flashings and box vents were re-used when the roof was replaced
  • Missing fasteners in the bottom of the flashings
  • Recommend evaluation by a qualified licensed roofer and repair/replace.

GUTTERS & DOWNSPOUTS

TYPE
None
CONDITION
Consider installing gutters and downspouts to help with site drainage

CHIMNEY

MATERIAL
Metal
CONDITION
  • Appears serviceable
  • Spark arrester noted
  • Rain cap noted

PLUMBING

MAIN LINE

MATERIAL & SIZE
  • Main line is covered with insulation and not readily visible
  • Unable to determine
  • Appears to be 3/4 inch diameter copper
LOCATION
Main water shut off valve is located:

  • at the rear of the house
CONDITION
  • Appears serviceable
  • Valve not tested
  • Water pressure appears adequate

SUPPLY LINES

MATERIAL
Copper
CONDITION
Appears serviceable

WASTE LINES

MATERIAL
  • PVC
  • Copper
  • Cast Iron
CONDITION
Appears serviceable
Plumbing vents appear serviceable
The following concerns were noted at the waste lines:

  • Some piping appears to be an older type system
  • Recommend evaluation by a qualified licensed contractor and repair as needed

HOSE FAUCETS

OPERATION
Sample operated
Appeared serviceable

FUEL SYSTEM

TYPE
Meter/Tank
LOCATION
Meter located at:

  • rear of the house
CONDITION
System appears serviceable

WATER HEATER

TYPE
Natural gas
MANUFACTURER
Rheem
MANUFACTURE YEAR
1972
CAPACITY
50 Gallons
LOCATION
Exterior enclosure/closet
CONDITION
The following concerns were noted at the water heater:

  • Vent pipe is not seating on the top of the unit and the water heater is venting into the closet/attic
  • Unit is worn
  • Recommend evaluation by a qualified licensed plumber and repair or replace

WATER HEATER (LEFT-SIDE)

TYPE
Natural gas
MANUFACTURER
Rheem
MANUFACTURE YEAR
2020
CAPACITY
40 Gallons
LOCATION
Closet
CONDITION
Appears serviceable
Pressure relief valve noted, not tested

The following concerns were noted at the water heater:

  • Vent pipe is not seated on the unit properly and the water heater is venting into the closet
  • Improper vent flashing installed on the roof
  • TPR valve drain line was not reconnected once replaced
  • Recommend evaluation by a qualified licensed plumber and repair

ELECTRICAL

SERVICE

INCOMING SERVICE
Overhead
VOLTAGE
120/240 Volt
SERVICE CAPACITY
200 Amps
OVERCURRENT PROTECTION TYPE
Circuit breakers
CONDITION
Appears serviceable

CONDUCTORS

ENTRANCE CABLE TYPE
Copper
BRANCH WIRING TYPE
Copper
BRANCH WIRING CIRCUIT CONDUCTORS
Type of conductor noted:

  • Non-Metallic cable
  • Metal/Plastic conduit
  • Some wiring appears to be an older cloth covered system
  • This usually denoted an older wiring system
  • Monitor for problems and repair as needed
BRANCH WIRING CIRCUIT CONDITIONS
  • Appears serviceable
  • Signs of wear and aging noted
  • Monitor for problems

CEILING FANS

CONDITION
  • Appears serviceable
  • Signs of wear and aging noted
  • Monitor for problems
  • Replace the fan at the pool house area

SWITCHES & OUTLETS

CONDITION
Accessible switches and outlets were tested. As a whole, outlets and switches throughout the house are in serviceable condition.

LIGHTING

CONDITION
Accessible lights were tested. As a whole, lighting throughout the house is in serviceable condition.

The following concerns were noted with the lights:

  • The lights are not operational in some areas, possibly due to bad bulbs
  • Recommend verifying proper operation of lights before closing
  • Rusted light fixtures by the exterior bathrooms

BATHROOMS

HALL BATHROOM

SINK CONDITION
  • Appears serviceable
  • Drain appear serviceable
  • Counters/cabinets appear serviceable

The following concerns were noted at bathroom counters/cabinets:

  • Viewing below sink area is restricted

The following concerns were noted at the bathroom sink:

  • Faucet leaks and the sink drains slowly
  • Recommend evaluation by a qualified licensed plumber and repair or replace
TOILET CONDITION
Appears serviceable
TUB/SHOWER PLUMBING FIXTURES
  • Appears serviceable
  • Drain appears serviceable
  • Shower head appears serviceable

The following concerns were noted at the tub/shower fixtures:

  • Loose trim around the faucet handle stems
  • Tub is draining slow
  • Stopper is missing/damaged
  • Recommend evaluation by a qualified licensed plumber and repair or replace
TUB/SHOWER WALLS
  • Tub and shower areas appear serviceable
  • Shower walls appear serviceable
WHIRPOOL TUB
The following problems were noted at the whirlpool tub:

  • No stopper in the tub
  • Unable to test
BATH HEAT/VENTILATION
Appears serviceable

MASTER BATHROOM

SINK CONDITION
  • Appears serviceable
  • Drain appear serviceable
  • Counters/cabinets appear serviceable

The following concerns were noted at bathroom counters/cabinets:

  • Viewing below sink area is restricted
TOILET CONDITION
Appears serviceable
TUB/SHOWER PLUMBING FIXTURES
  • Appears serviceable
  • Drain appears serviceable
  • Shower head appears serviceable

The following concerns were noted at the showerhead:

  • The shower head is leaking
TUB/SHOWER WALLS
  • Tub and shower areas appear serviceable
  • Shower walls appear serviceable
  • Enclosure appears serviceable

The following concerns were noted at the tub/shower walls:

  • Tile noted at walls and floor
  • Unable to verify substrate preparation techniques
  • Recommend regular grouting, sealing and caulking to maintain integrity
BATH HEAT/VENTILATION
Appears serviceable

GARAGE - CARPORT

TYPE

LOCATION
Attached Two Car Carport

ROOF

CONDITION
See house roof report

FLOOR

CONDITION
The following concerns were noted with the slab/floor:

  • Evidence of poor drainage noted
  • Recommend correcting
  • Cracks noted. Some cracking is to be expected as the property settles with age.
  • Recommend monitoring for any future changes

FIRE WALL

CONDITION
Appears serviceable

WALLS-CEILING

CONDITION
Appear serviceable
The following concerns were noted at the walls/ceiling:

  • Moisture stains, damage, rot, and active leaks in several areas on the ceiling/roof
  • Roof decking is rotten and visible at the ends of both storage rooms
  • Recommend evaluation by a qualified licensed contractor and repair

STORAGE ROOM

CONDITION
The following concerns were noted at the storage room:

  • Missing wall and ceiling coverings
  • Restricted access due to personal belongings
  • Unable to inspect
  • Perform a thorough inspection prior to closing after personal items have been removed and call your inspector if any concerns arise
  • Visible moisture intrusion, damage, and rot at the roof decking at the right and left sides of the storage room

INTERIOR - ATTIC

DOORS

MAIN ENTRY DOOR
  • Appears serviceable, but signs of wear and aging noted
  • Monitor for problems.
OTHER EXTERIOR DOORS
The following concerns were noted at the exterior doors:

  • All exterior doors need to be replaced except for the kitchen door
  • Storage room doors at the rear of the house hit each other and do not close
  • Master bedroom door is rusted and rotten
  • Sliding glass door in the lower room hall is moisture damaged/rotten
  • Both exterior bathroom doors are moisture damaged and are interior rated doors
  • Carport storage room doors are worn and hit each other when closing
  • Recommend replacing all exterior doors except the kitchen door
INTERIOR DOORS
  • Appears serviceable
  • Hall door doesn’t latch

WINDOWS

TYPE
  • Single Hung
  • Fixed
  • Casement
CONDITION
  • Accessible windows were inspected
  • Windows as a grouping are generally operational and appear serviceable but signs of wear and aging noted
  • Monitor for problems

INTERIOR WALLS

MATERIALS
  • Drywall
  • Masonry
CONDITION
General condition appears serviceable
The following concerns were noted at the interior walls:

  • Significant cracks noted at the master bedroom
  • Elevated moisture readings and active leaks in the downstairs bedroom along the rear wall by the bed and into the bathroom
  • Elevated moisture readings at the baseboards and around the shower in the downstairs bathroom/bedroom
  • Elevated moisture readings and moisture damage at the fixed windows in the keeping room and dining room
  • Recommend evaluation by a qualified licensed contractor and repair

FLOORS

CONDITION
General condition appears serviceable
The following concerns were noted with the floors:

  • Recommend replacing the carpet throughout the house
TYPE
  • Carpet
  • Tile
  • Terrazzo

CEILINGS

TYPE
Drywall
CONDITION
Appears serviceable, but signs of wear and aging noted. Monitor for problems.

The following concerns were noted at the ceilings:

  • Hall bathroom ceiling has elevated moisture readings, moisture damage, and an active leak
  • Recommend evaluation by a qualified licensed contractor and repair
  • Typical cracks noted. Some cracking is to be expected in all interior surfaces as the property settles with age
  • Recommend monitoring for any future changes
  • Non-professional repairs noted in several areas.

FIREPLACE/WOOD BURNING DEVICES

CONDITION
Unit was not tested
FUEL SOURCE
Gas insert (See information at interior section disclaimer box)
TYPE
Prefabricated metal
LOCATION
Living room

ATTIC & INSULATION

CONDITION
Appears serviceable, but signs of wear and aging noted. Monitor for problems.
The following concerns were noted at the attic:

  • Previous fire damage
  • Altered framing throughout the attic
FRAMING
Conventional framing
TYPE
Attic is partial
ACCESSIBILTY
  • Restricted access due to attic design
  • Only partially entered/partially inspected
ATTIC ACCESS/STAIRS
Appears serviceable
VENTILATION
Attic ventilation is provided by Soffit vents, Gable end vents, and Electric vent fan(s)
The following concerns were noted at the attic ventilation:

  • Damaged screens on the soffit vents
  • Power vents inoperable/did not respond
  • Recommend evaluation by a qualified licensed contractor and replace
INSULATION TYPES
  • Fiberglass batts
  • Fiberglass blown
INSULATION CONDITION
Appears serviceable
The following concerns were noted at the attic insulation:

  • Some insulation has been moved/disturbed
  • Recommend replacing insulation to previous condition
  • Add additional insulation as needed
DEPTH
0-12 inches
VAPOR BARRIER
Kraft paper on fiberglass insulation
VAPOR BARRIER CONDITION
Appears serviceable

SMOKE/FIRE DETECTOR

COMMENTS
The following concerns were noted at the smoke/fire detectors:

  • We suggest additional smoke detectors be installed in appropriate locations

KITCHEN - APPLIANCES - LAUNDRY - WETBAR

RANGE/COOK TOP & OVEN

TYPE
  • Electric-Separate cook top
  • Wall mounted oven
CONDITION
Appears serviceable
The following concerns were noted at the range/cook top and oven:

  • Top oven door is damaged and doesn’t open/close properly
  • Oven makes a loud buzzing noise from the back of the cabinet when running
  • Repair/replace as needed

VENTILATION

TYPE
External venting
CONDITION
Fan/Hood operational

DISHWASHER

CONDITION
Appears serviceable
Air gap device or high-loop is present on drain line- Proper installation
The following concerns were noted at the dishwasher:

  • The dishwasher is not secured to the cabinets
  • Recommend repairing

MICROWAVE

CONDITION
Appears serviceable, but signs of wear and aging noted. Monitor for problems.

LAUNDRY

LOCATION
Closet
WATER & WASTE CONDITION
Plumbing appears serviceable
ELECTRICAL & GAS CONDITION
  • 240V Service-Provided
  • Unable to test
  • Gas service pipe is provided
DRYER VENTING CONDITION
Dryer venting is provided

HEATING - AIR CONDITIONING

DUCTWORK

TYPE
Insulated sheet metal
CONDITION
Appears serviceable
The following concerns were noted at the ducts/air supply system:

  • Registers are dirty
  • Some registers were disconnected during/after reconstruction and are not in use
  • Possible Microbial growth has been observed during the inspection
  • No mold sampling has been performed, this information is being provided as a courtesy for our client
  • Further evaluation by a qualified licensed contractor is recommended prior to closing

HVAC

LOCATION

(Condenser-Compressor)

Exterior
TYPE

(Condenser-Compressor)

Package unit – Split system
MANUFACTURER

(Condenser-Compressor)

Rheem
MANUFACTURER YEAR

(Condenser-Compressor)

2000
CAPACITY

(Condenser-Compressor)

3 Tons
POWER SOURCE

(Condenser-Compressor)

  • 240 Volt
  • Electrical disconnect present
MAX. RECOMMENDED FUSE/BREAKER SIZE

(Condenser-Compressor)

40 Amps
CONDITION

(Condenser-Compressor)

  • Appears serviceable, but signs of wear and aging noted
  • Monitor for problems
LOCATION

(Evaporator Coil)

Package unit outside
MANUFACTURER

(Evaporator Coil)

Rheem
MANUFACTURER YEAR

(Evaporator Coil)

2000
CONDITION

(Evaporator Coil)

  • Appears serviceable, but signs of wear and aging noted
  • Monitor for problems.
CAPACITY

(Evaporator Coil)

3 Tons
INTERIOR AIR TEMP. DROP
  • 16-18 °F
  • Good cooling
EVAPORATOR CONDENSATE LINE/PAN
Condensate line installed
HVAC CONTROLS
Appear serviceable
LOCATION

(Heating System)

Package unit – outside
TYPE

(Heating System)

Forced Air
FUEL TYPE

(Heating System)

Natural Gas. (The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. We recommend a service contract be placed on the unit and a heating contractor called to verify the condition of the heat exchanger prior to settlement date.)
MANUFACTURER

(Heating System)

Rheem
MANUFACTURER YEAR

(Heating System)

2000
CAPACITY

(Heating System)

~60,000 BTU
CONDITION

(Heating System)

  • Appears serviceable, but signs of wear and aging noted
  • Monitor for problems
HEATER TEMP. INCREASE
30+°F
BURNERS/HEAT EXCHANGERS
Not visible
PUMP/BLOWER FAN

(Heating System)

  • Appears serviceable
COMBUSTION AIR

(Heating System)

  • Appears serviceable
VENTING

(Heating System)

  • Appears serviceable
  • Rust
AIR PLENUM
  • Appears serviceable
AIR FILTERS
  • Appears serviceable
RETURN AIR SHAFT
  • Appears serviceable

HVAC (LEFT-SIDE)

LOCATION

(Condenser-Compressor)

Exterior
TYPE

(Condenser-Compressor)

Central (Split system)
MANUFACTURER

(Condenser-Compressor)

Carrier
MANUFACTURER YEAR

(Condenser-Compressor)

1992
CAPACITY

(Condenser-Compressor)

2.5 Tons
POWER SOURCE

(Condenser-Compressor)

  • 240 Volt
  • Electrical disconnect present
MAX. RECOMMENDED FUSE/BREAKER SIZE

(Condenser-Compressor)

30 Amps
CONDITION

(Condenser-Compressor)

The following concerns were noted with the air conditioning condenser/compressor:

  • Unit is not cooling properly
  • Recommend servicing the system and making any recommended repairs
LOCATION

(Evaporator Coil)

Mechanical equipment room outside
MANUFACTURER

(Evaporator Coil)

Allstyle
MANUFACTURER YEAR

(Evaporator Coil)

2001
MANUFACTURER CAPACITY

(Evaporator Coil)

5 Tons
CONDITION

(Evaporator Coil)

  • Appears serviceable, but signs of wear and aging noted
  • Monitor for problems
INTERIOR AIR TEMP. DROP
  • <12°F
  • Cooling not adequate
EVAPORATOR CONDENSATE LINE/PAN
Condensate line installed
HVAC CONTROLS
Appear serviceable
LOCATION

(Heating System)

Exterior of house in the equipment closet
TYPE

(Heating System)

Forced Air
FUEL TYPE

(Heating System)

Natural Gas. (The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. We recommend a service contract be placed on the unit and a heating contractor called to verify the condition of the heat exchanger prior to settlement date.)
MANUFACTURER

(Heating System)

Carrier
MANUFACTURER YEAR

(Heating System)

Unable to determine
CAPACITY

(Heating System)

~75,000 BTU
CONDITION

(Heating System)

The following concerns were noted at the heating system:

  • Significant rust and damage to the unit
  • Recommend evaluation by a qualified licensed HVAC contractor and repair or replace as needed
HEATER TEMP. INCREASE
20-29°F
BURNERS/HEAT EXCHANGERS
  • Not visible
  • Closed System
  • Unable to fully inspect
PUMP/BLOWER FAN

(Heating System)

  • Appears serviceable
COMBUSTION AIR

(Heating System)

  • Appears serviceable
VENTING

(Heating System)

Appears serviceable
The following concerns were noted at the heater vent:

  • No rain cap on the vent pipe and no visible drain on the vet pipe
  • Recommend repairing
AIR PLENUM
  • Appears serviceable
AIR FILTERS
The following concerns were noted at air filter:

  • Dirty
  • Recommend cleaning
RETURN AIR SHAFT
  • Appears serviceable
  • Openings noted at wall allowing air intrusion which bypasses filter
  • Sealing is recommended

HVAC (RIGHT-SIDE)

LOCATION

(Condenser-Compressor)

Exterior
TYPE

(Condenser-Compressor)

Central (Split system)
MANUFACTURER

(Condenser-Compressor)

Carrier
MANUFACTURER YEAR

(Condenser-Compressor)

1992
CAPACITY

(Condenser-Compressor)

2.5 Tons
POWER SOURCE

(Condenser-Compressor)

  • 240 Volt
  • Electrical disconnect present
MAX. RECOMMENDED FUSE/BREAKER SIZE

(Condenser-Compressor)

30 Amps
CONDITION

(Condenser-Compressor)

The following concerns were noted with the air conditioning condenser/compressor:

  • Not responsive
  • Unable to get the unit to come on
  • Unit appears to be using R-22 refrigerant
  • Recommend evaluation by a qualified licensed contractor and repair or replace as needed
LOCATION

(Evaporator Coil)

See unit above this one