Home Inspection Report

Transcription

1 Home Inspection Report Michael Donitzen 3460 White Oak Drive Harrisonburg, Va VA Lic# ~WVa Lic# HI ~NRPP Radon #102759RT WV Radon # RT000575~CMI Mold # 81931~NACHI# REPORT PREPARED FOR: Laura Brossman INSPECTED PROPERTY ADDRESS: 1870 Marble Ridge Drive Rockingham VA Report Date: 6/17/2016 Report ID: 1870 MRD HI Insp Start: 02:00 PM Insp End: 03:45 PM

2 Date: 6/17/2016 Time: 02:00 PM Report ID: 1870 MRD HI Property: 1870 Marble Ridge Drive Rockingham VA Customer: Laura Brossman Real Estate Professional: David Lee Lee and Associates THIS HOME INSPECTION AND REPORT IS A STATEMENT OF THE APPARENT AND VISIBLE CONDITION OF THE PROPERTY AT THE DATE AND TIME OF INSPECTION ONLY. IT IS NOT A WARANTEE OR GUARANTEE, THE INSPECTION OR INSPECTOR DOES NOT PREDICT FURTURE HOME MAINTENANCE, SYSTEM OR COMPONENT FAILURE. A SYSTEM OR COMPONENT REPORTED AS FUNCTIONING ACCEPTABLY TODAY DOES NOT MEAN A SYSTEM OR COMPONENT WILL BE FUNCTIONING ACCEPTABLY THE DAY AFTER THE INSPECTION. Functioning Acceptably (FA) = I visually observed the items, component or unit and found it to be functioning acceptably retaliative to the perceived age and consideration for normal wear and tear. Functioning Acceptably with comments made: are maintenance needs and at this time are not negatively affecting a major system. Maintenance needs and recommendations should be addressed as soon as possible. (AS)= Items found during the inspection that are not functioning acceptably, or are having a negative impact on one or more of the four major systems of the property (Plumbing, Electrical, HVAC, Structural).This item may or may not require further evaluation by a professional, will also contain items that I believe have a significant impact on safety. Maintenance Upgrade (MU)= Items found during the inspection that are in need of maintenance and are routinely found during home inspections. These items are consider normal home maintenance or upgrade items. This summary also includes items that will enhance the operation of a system but may not have been a requirement when the home was built. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Applicable (NA) = The subject property did not have the labeled item installed at the time of inspection. For Your Information (FYI) = Information that may be useful such as HVAC serial numbers, air filter location or the main water valve. This number is helpful when looking up manufacture recall information. Follow this link Recalls/. Repair Solutions: Some discovered issues will also include a repair solution. I do not presume to know any persons level of knowledge when it comes to repairing homes. The solutions are provide to assist you in understanding the issue and the tasks required to make the repair. If you choose to make any repairs noted in this report you do so at your own risk, whether to person or property. The term "deficiencies" shall apply to those items that could affect the decision of a reasonable person to purchase the Property, and shall not include cosmetic items, matters of preference, or grandfathered systems or features that are properly functioning but would not comply with current building codes if constructed or installed today. If a system is near, at or beyond it's projected life and properly functioning, such system will not be deemed a deficiency as defined herein. Representative Number = One component per room for multiple similar interior components such as windows, outlets, lights, doors and cabinets; one component on each side of the building for multiple similar exterior components, such as windows, outlets, lights and doors. Limited Access Areas: When access points are located in closets, blocked by shelving and stored items the access cover will not be removed and the area behind the access cover will not be inspected. Attic spaces with a clear space less than 30 inches (measured from the bottom of the roof member to the top of the ceiling member) will not be accessed or inspected. Crawlspaces with an access opening less than 16"x24" and/or a clear space (measured from the bottom of the floor member to the ground) less than 24" will not be accessed or inspected. The roof will not be accessed when the pitch is 7" per foot run or higher, the gutter is 16' or higher from the ground, when no level surface is available to safely place a ladder, when in the opinion of the inspector access has the potential to damage the roof covering. No personal items are moved for the purpose of the inspection and therefore deemed a not inspected area. This report is incomplete without the inspection agreement Marble Ridge Drive Page 2 of 12

3 1. Exterior of Home Siding Material: Vinyl Brick Main Electrical Feed: Under ground Roof Covering: Shingle Roof Viewed From: on Roof 1.0 Exterior Veneer - Functioning Acceptably 1.1 Exterior Trim Soffit/Fascia/Eaves/Doors/Windows - Functioning Acceptably 1.2 Main Electrical Service Entry Wires, Meter, Weather Head, Drip Loop - Functioning Acceptably 1.3 Electrical Outlets (Representative #) (Exterior) - Functioning Acceptably 1.4 Light Fixtures (Representative #) (Exterior) - Functioning Acceptably 1.5 Hose Bibs - Functioning Acceptably 1.6 Gutter and Downspout System - Functioning Acceptably 1.7 Foundation Vents (Crawlspace) - Functioning Acceptably 1.8 Shrubs Trees - Functioning Acceptably 1.9 Site Conditions/Ground Slope - Functioning Acceptably 1.10 Stoops, Driveways and Walkways - Functioning Acceptably 1.11 Above Grade Foundation Walls and Mortar Joints House Only - Functioning Acceptably 1.12 Exterior Railings and Stairs - Functioning Acceptably 1.13 Deck/s,Balconies,Porches, Flooring and Support - Functioning Acceptably 1.14 Roof Covering - Functioning Acceptably 1.15 Roof Ventilation Viewed from the Exterior - Functioning Acceptably 1.16 Flashing and Plumbing Vents - Functioning Acceptably 2. Kitchen and Appliances Is Client Present For The Inspection: NO Estimated Year Built Circa: 2013 Is The Property Occupied/Furnished: NO Weather Conditions At The Start Of The Inspection: Clear Sunny Rain In The Last Three Days: Yes Water Source: Public 2.0 Range/Stove - Functioning Acceptably 2.1 Dishwasher/Supply and Drain Line - Functioning Acceptably 2.2 Over Range Microwave - Functioning Acceptably 2.3 Refrigerator - Ice maker filter is broken, complete replacement is necessary. The ice maker could not be operated. 2.4 Ceiling - Functioning Acceptably 2.5 Walls - Functioning Acceptably 2.6 Floor Structure - Functioning Acceptably 2.7 Door/s (Representative #) - Functioning Acceptably 2.8 Windows (Representative #) - Functioning Acceptably 2.9 Electrical Outlets (Representative #) - Functioning Acceptably 2.10 Light Fixtures (Representative #) - Functioning Acceptably 2.11 Light Switches (Representative #) - Functioning Acceptably 2.12 Heating/Cooling Registers - Functioning Acceptably 2.13 Countertop - Functioning Acceptably 2.14 Cabinets (Representative Number) - Functioning Acceptably 2.15 Sink - Functioning Acceptably 2.16 Sink Faucet - Maintenance Summary 1870 Marble Ridge Drive Page 3 of 12

4 The kitchen sink faucet is broken at the mount, replacement is necessary Sink Faucet Supply Line - Functioning Acceptably 2.18 Sink Drain Line - Functioning Acceptably 3(A). Living Room Description: Empty 3.0.A Ceiling - Functioning Acceptably 3.1.A Walls - Functioning Acceptably 3.2.A Floor Structure - Functioning Acceptably 3.3.A Door/s (Representative #) - Functioning Acceptably 3.4.A Windows (Representative #) - Functioning Acceptably 3.5.A Electrical Outlets (Representative #) - Functioning Acceptably 3.6.A Light Fixtures (Representative #) - Functioning Acceptably 3.7.A Light Switches (Representative #) - Functioning Acceptably 3.8.A Ceiling Fans (Representative #) - Functioning Acceptably 3.9.A Heating/Cooling Registers - Functioning Acceptably 3.10.A Smoke Detector - The living room smoke detector sounds a beep every thirty seconds, battery replacement is needed. 3(B). Dining Room 4(A). Right Bedroom Description: Has Some Furniture 4.0.A Ceiling - Functioning Acceptably 4.1.A Walls - Functioning Acceptably 4.2.A Floor Structure - Functioning Acceptably 4.3.A Door/s (Representative #) - Functioning Acceptably 4.4.A Windows (Representative #) - Functioning Acceptably 4.5.A Electrical Outlets (Representative #) - Functioning Acceptably 4.6.A Light Fixtures (Representative #) - Functioning Acceptably 4.7.A Light Switches (Representative #) - Functioning Acceptably 4.8.A Ceiling Fans (Representative #) - Functioning Acceptably 4.9.A Heating/Cooling Registers - Functioning Acceptably 4.10.A Smoke Detector - Functioning Acceptably 4(B). Left Bedroom Description: Has Some Furniture 4.0.B Ceiling - Functioning Acceptably 4.1.B Walls - Functioning Acceptably 4.2.B Floor Structure - Functioning Acceptably 4.3.B Door/s (Representative #) - Functioning Acceptably 4.4.B Windows (Representative #) - Functioning Acceptably 4.5.B Electrical Outlets (Representative #) - Functioning Acceptably 4.6.B Light Fixtures (Representative #) - Functioning Acceptably 4.7.B Light Switches (Representative #) - Functioning Acceptably 1870 Marble Ridge Drive Page 4 of 12

5 4.8.B Ceiling Fans (Representative #) - Functioning Acceptably 4.9.B Heating/Cooling Registers - Functioning Acceptably 4.10.B Smoke Detector - Functioning Acceptably 4(C). Master Bedroom Description: Empty 4.0.C Ceiling - Functioning Acceptably 4.1.C Walls - Functioning Acceptably 4.2.C Floor Structure - Functioning Acceptably 4.3.C Door/s (Representative #) - Functioning Acceptably 4.4.C Windows (Representative #) - Functioning Acceptably 4.5.C Electrical Outlets (Representative #) - Functioning Acceptably 4.6.C Light Fixtures (Representative #) - Functioning Acceptably 4.7.C Light Switches (Representative #) - Functioning Acceptably 4.8.C Ceiling Fans (Representative #) - Functioning Acceptably 4.9.C Heating/Cooling Registers - Functioning Acceptably 4.10.C Smoke Detector - The master bedroom smoke detector sounds a beep every thirty seconds, battery replacement is needed. 5(A). (EF) Hall Bath 5.0.A Ceiling - Functioning Acceptably 5.1.A Walls - Functioning Acceptably 5.2.A Floor Structure - Functioning Acceptably 5.3.A Door/s (Representative #) - Functioning Acceptably 5.4.A Electrical Outlets (Representative #) - Functioning Acceptably 5.5.A Light Fixtures (Representative #) - Functioning Acceptably 5.6.A Light Switches (Representative #) - Functioning Acceptably 5.7.A Exhaust Fan - Functioning Acceptably 5.8.A Heating/Cooling Registers - Functioning Acceptably 5.9.A Cabinets (Representative Number) - Functioning Acceptably 5.10.A Sink - Functioning Acceptably 5.11.A Sink Faucet - Functioning Acceptably 5.12.A Sink Faucet Supply Line - Functioning Acceptably 5.13.A Sink Drain Line - Functioning Acceptably 5.14.A Toilet and Supply Line - Functioning Acceptably 5.15.A Tub/Shower Fixtures - Functioning Acceptably 5.16.A Tub/Shower Unit - Functioning Acceptably 5.17.A Safety Glass Check (Tub/Shower Door) - Not Applicable 5(B). Master Bath 5.0.B Ceiling - Functioning Acceptably 5.1.B Walls - Functioning Acceptably 5.2.B Floor Structure - Functioning Acceptably 5.3.B Door/s (Representative #) - Functioning Acceptably 5.4.B Windows (Representative #) - Functioning Acceptably 1870 Marble Ridge Drive Page 5 of 12

6 5.5.B Electrical Outlets (Representative #) - Functioning Acceptably 5.6.B Light Fixtures (Representative #) - Functioning Acceptably 5.7.B Light Switches (Representative #) - Functioning Acceptably 5.8.B Exhaust Fan - Functioning Acceptably 5.9.B Heating/Cooling Registers - Functioning Acceptably 5.10.B Cabinets (Representative Number) - Functioning Acceptably 5.11.B Sink - Functioning Acceptably 5.12.B Sink Faucet - Functioning Acceptably 5.13.B Sink Faucet Supply Line - Functioning Acceptably 5.14.B Sink Drain Line - Functioning Acceptably 5.15.B Toilet and Supply Line - Functioning Acceptably 5.16.B Tub/Shower Fixtures - Functioning Acceptably 5.17.B Tub/Shower Unit - Functioning Acceptably 5.18.B Safety Glass Check (Tub/Shower Door) - Not Applicable 6. Laundry Room/Area Description: Empty 6.0 Ceiling - Functioning Acceptably 6.1 Walls - Functioning Acceptably 6.2 Floor Structure - Functioning Acceptably 6.3 Door/s (Representative #) - Functioning Acceptably 6.4 Windows (Representative #) - Functioning Acceptably 6.5 Electrical Outlets (Representative #) - Functioning Acceptably 6.6 Light Fixtures (Representative #) - Functioning Acceptably 6.7 Light Switches (Representative #) - Functioning Acceptably 6.8 Washer/Dryer Connections - Functioning Acceptably 7. Attic Attic Viewed By: Entered Attic Access: Scuttle Hole Attic Ventilation: Ridge Vents Soffit Vents Attic Insulation Type: Blown Roof Structure Material: Truss 7.0 Attic Access - Functioning Acceptably 7.1 Attic Insulation - Functioning Acceptably 7.2 Roof Framing and Sheating - Functioning Acceptably 7.3 Attic Ventilation - Functioning Acceptably 7.4 Roof Penetrations (Viewed From Attic) - Functioning Acceptably 7.5 Moisture Stains in Sheathing And Roof Structure - Functioning Acceptably No visible moisture stains were noted in the roof sheathing or supports on the day of inspection. 8. Electrical/Plumbing Systems Electrical Ground Present: Yes Service Panel Type: Breakers Est Panel Amperage: 200 AMP Visible Wiring Method: Romex Elec. Panel Manufacturer: Square D Visible Plumbing Lines: Pex PVC Water Heater Capacity: 50 GAL Water Heater Power Source: Electric 8.0 Condition of Wiring,Grounding,Breakers,Fuses, Inside Main Service Panel - Functioning Acceptably 8.1 Main Service Panel Location and Disconnect - Functioning Acceptably Main Panel box and electrical disconnect is located master bedroom Marble Ridge Drive Page 6 of 12

7 8.2 Water Pressure - Functioning Acceptably 8.3 Main Water Value Location - Functioning Acceptably The main water shut-off is located in the crawlspace Water Heater and Pressure Relief Valve - Functioning Acceptably 8.5 Water Heater Data Plate - Functioning Acceptably Per the data plate on your water heater the estimated year that AO Smithmanufactured it is Proper maintenance can extend the life of many products, as well lack of maintenance can reduce the life of any product. This unit produced adequate hot water during the home inspection. Water heater tanks can have leaks inside the outer shell, which may not show on the exterior for several months. 8.6 Visible Plumbing Distribution (Supply and Drain Lines) - Functioning Acceptably 8.7 Plumbing System Other Discoveries - The alarm for the septic system is sounding, further evaluation by a plumber is recommended, repair as directed. 9. Heat Pump Heating System Visit this site for a full list home products and their life expectancy. according to the National Home Builders Association. Remember proper maintenance can extend the life of many products, as well lack of maintenance can reduce the life of any product. Fuel Type: Electric Heating System Type: Heat Pump Cooling System Type: Forced Air Central Filter Size: 20x20 Visible Duct Work: Metal Warpped with Insulation Insulated Flex 9.0 Thermostat Location - Functioning Acceptably Your thermostat is located on the living room wall. 9.1 Thermostat/s Function - Functioning Acceptably 9.2 Duct System Heating and/or Cooling (Visible Areas Only) - Functioning Acceptably 9.3 Air Handler (Visible Componets Only) - Functioning Acceptably 9.4 Data Plate Air Handler - Functioning Acceptably Per the data plate on the air handler unit, the estimated year that Trane manufactured it is Proper maintenance can extend the life of many products, as well lack of maintenance can reduce the life of any product. 9.5 Condenser (Outdoor Unit) (Visible Componets Only) - Functioning Acceptably 9.6 Data Plate Condenser - Functioning Acceptably Per the data plate on the outdoor unit, the estimated year that Trane manufactured it is Proper maintenance can extend the life of many products, as well lack of maintenance can reduce the life of any product. 9.7 HVAC Filter - Functioning Acceptably 9.8 Condensate Drain Line/ Secondary Drain Pan - Functioning Acceptably 9.9 Safety Controls/Disconnects Heating and/or Cooling - Functioning Acceptably 10. Foundation/Structure Visible Foundation Walls: Cement Block Visible Floor Joist: WOOD JOISTS Visible Griders: Drop Built Up Wood Visible Support Columns: Cement Block 10.0 Visible Foundation Walls/Mortar Joints - Functioning Acceptably 10.1 Visible Floor Joist - Functioning Acceptably 10.2 Visible Support Girders - Functioning Acceptably 10.3 Visible Piers and Columns - Functioning Acceptably 11. Crawlspace Crawlspace Inspected By: Full Entry with Flash Light Insulation: Batt Insulation Crawlspace Entrance Location: Left Side of Home 11.0 Vapor Barrier (Crawlspace) - Functioning Acceptably 11.1 Lights Fixture (Representative #) (Crawlspace) Marble Ridge Drive Page 7 of 12

8 The crawlspace light fixture did not work at the time of inspection. Replace bulbs first, if fixture still does not operate, further evaluation by an electrician is recommended Light Switches (Representative #) (Crawlspace) - Due to the crawlspace light fixture not having bulbs, the bulbs not working or an inoperable fixture the switch could not be evaluated. The switch may be the reason for the fixture not operating. Check bulbs first, if the fixture still does not operate, further evaluation by an electrician is recommended Electrical Outlets (Representative #) (Crawlspace) - Functioning Acceptably 11.4 Dryer Vent (Crawlspace) - Functioning Acceptably 11.5 Insulation (Crawlspace) - Functioning Acceptably 11.6 Evidence of Moisture Intrusion (Crawlspace) - Functioning Acceptably There were no visible signs of moisture intrusion at the time of inspection Marble Ridge Drive Page 8 of 12

9 Customer Laura Brossman Address 1870 Marble Ridge Drive Rockingham VA What really matters in a home inspection? The purpose of a home inspection is to give you reassurance but often has the opposite effect and becomes very stressful. You are being asked to absorb a lot of information in a short time. This often includes a written report, photographs, environmental reports and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do? Relax. Most of your inspection will be maintenance recommendations and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories: 1. Structural: An example of this would be a cracked/split floor joist. 2. Plumbing: An example of this would be an active leak in the supply or drain system. 3. Electrical: An example of this would be inoperable lights, outlets or improper electrical wiring. 4. HVAC: An example of this would be low air flow at an HVAC register or an inoperable system. Anything in these categories should be corrected and most can be. Many sellers are honest and are often surprised to learn of issues uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report, no home is prefect and the systems of older home are not required to meet todays building codes. The contains items found during the inspection that have an impact on one or more of the four major systems of the property (Plumbing,Electrical,HVAC,Structural). These items may or may not require further evaluation by a professional. This summary will also contain items that I believe have a significant impact on safety. If so documented, you are urged to have the items listed here further evaluated, repaired or replaced by an appropriate and properly qualified professional. This summary list is complied as a courtesy, reading the entire inspection report is strongly encouraged. 2. Kitchen and Appliances 2.3 Refrigerator Ice maker filter is broken, complete replacement is necessary. The ice maker could not be operated. 2.3 Item 1(Picture) 2.3 Item 2(Picture) 2.16 Sink Faucet Maintenance Summary The kitchen sink faucet is broken at the mount, replacement is necessary Marble Ridge Drive Page 9 of 12

10 2. Kitchen and Appliances 2.16 Item 1(Picture) 8. Electrical/Plumbing Systems 8.7 Plumbing System Other Discoveries The alarm for the septic system is sounding, further evaluation by a plumber is recommended, repair as directed. 11. Crawlspace 11.1 Lights Fixture (Representative #) (Crawlspace) The crawlspace light fixture did not work at the time of inspection. Replace bulbs first, if fixture still does not operate, further evaluation by an electrician is recommended Item 1(Picture) 11.2 Light Switches (Representative #) (Crawlspace) Due to the crawlspace light fixture not having bulbs, the bulbs not working or an inoperable fixture the switch could not be evaluated. The switch may be the reason for the fixture not operating. Check bulbs first, if the fixture still does not operate, further evaluation by an electrician is recommended. Prepared Using HomeGauge : Licensed To Michael Donitzen 1870 Marble Ridge Drive Page 10 of 12

11 Maintenance Upgrade Summary Customer Laura Brossman Address 1870 Marble Ridge Drive Rockingham VA The Maintenance Upgrade Summary contains items found during the inspection that do not have a significant impact on a major system and are routinely found during home inspections. These items are consider normal home maintenance or upgrade items. This summary also includes items that will enhance the operation of a system but may not have been a requirement when the home was built. This summary list is complied as a courtesy to aid in future budget planing for normal home repairs and maintenance. Reading the entire inspection report is strongly encouraged. Some Examples: Electrical: Missing or damaged cover plates,loose outlets and switches. Plumbing: Dripping faucet or running toilet. HVAC: Dirty filter or metal ducting without insulation. Structural: Decks that have been nailed not bolted to the home. 3(A). Living Room 3.10.A Smoke Detector The living room smoke detector sounds a beep every thirty seconds, battery replacement is needed. 4(C). Master Bedroom 4.10.C Smoke Detector The master bedroom smoke detector sounds a beep every thirty seconds, battery replacement is needed. Prepared Using HomeGauge : Licensed To Michael Donitzen 1870 Marble Ridge Drive Page 11 of 12

12 Michael Donitzen 3460 White Oak Drive Harrisonburg, Va CONCLUSION I am proud of my service and trust you will be happy with the quality of your report and thoroughness of the inspection. I have made every effort to provide you with an accurate assessment of the condition of the property at the time of inspection. To alert you of any visibly apparent significant defects or adverse conditions that were present at the time of inspection and to categorize them accordingly. I may not have tested every outlet, opened every window and door or identified every problem. Also, because the inspection is essentially visual and not technically exhaustive, latent defects could exist. I cannot see behind walls, behind or below insulation, personal property or any other article that may conceal an issue. Therefore, you should not regard the inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems and systems and water heaters may fail without warning. I cannot predict future events. This report was written exclusively for my Client. ( ) It is not transferable to other parties. Thank you for taking the time to read this report, and call me if you have any questions. I am always attempting to improve the quality of my service and the report. PRE-CLOSING WALK-THROUGH The following are recommendations for the pre-closing walk-through of your new house. 1. Check the heating and cooling system. By means of the thermostat, operate the heating and shut the system down, wait approximately 20 minutes and operate the cooling system. The cooling system should not be checked if the temperature is below 60 degrees. You should not operate a heat pumps in the heating mode when it is over 75 degrees outside. 2. Operate all appliances. 3. Run the water at all fixtures including the hot water and flush the toilets. 4. Operate all exterior doors, windows and locks. 5. Test smoke and carbon monoxide detectors. 6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc. 7. Inspect areas that may have been restricted at the time of the inspection. 8. Ask seller questions about anything that was not covered during the home inspection. 9. Ask seller about prior infestation treatment and warranties that may be transferable. 10. Read seller's disclosure. Sincerely, Date: 6/17/2016 Michael R. Donitzen, Virginia and West Virginia Licensed Professional Home Inspector, and InterNACHI Certified Home Inspector 1870 Marble Ridge Drive Page 12 of 12