big river home inspections, llc€¦ · 3. things that may hinder your ability to finance, legally...

Inspector: David Wootten, Big River Home Inspections, LLC

Cover Page Property Inspection ReportBig River Home Inspections, LLC

, Colliervile, TNInspection prepared for:

Date of Inspection: 5/28/2019

License # 18664450 Jon Stone Lane, Arlington, TN 38002

Phone: 901 203 1895Email: [email protected]

www.bigriverhomeservices.com

Inspector: David Wootten

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WHAT REALLY MATTERS IN A HOME INSPECTION Congratulations on buying your new home. The process can be stressful. A home inspection issupposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb alot of information in a short time. This often includes a written report, checklist, photographs,environmental reports, and what the inspector himself says during the inspection. All this combinedwith the seller's disclosure and what you notice yourself makes the experience even moreoverwhelming. 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. Major defects. An example of this would be a significant structural failure.2. Things that may lead to major defects. A small water leak coming from a piece of roof flashing, forexample.3. Things that may hinder your ability to finance, legally occupy, or insure the home. Structuraldamaged caused by termite infestation, for example.4. Safety hazards. Such as a lack of GFCI-protection. Anything in these categories should becorrected. Observations that fall into the above four categories will be listed in the section labeled ReportSummary. Often a serious problem can be corrected inexpensively to protect both life and property (especiallyin categories 2 and 4). Most sellers are honest and are often surprised to learn of defects uncoveredduring an inspection. Realize that sellers are under no obligation to repair everything mentioned inthe report. No home is perfect. Keep things in perspective. Don't kill your deal over things that don't matter. It is inappropriate to demand that a seller addressdeferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items. INTRODUCTION and SCOPE INTRODUCTIONThe following numbered and attached pages are your home inspection report. The report includespictures, information, and recommendations. This inspection was performed in accordance with thecurrent Tennessee Standards of Practice and Code of Ethics of the International Association ofCertified Home Inspectors. The Standards contain certain and very important limitations, exceptions,and exclusions to the inspection. The Tennessee Standards of Practice are included with theinspection agreement SCOPEA home inspection is intended to assist in evaluating the overall condition of the dwelling. Theinspection is based on observation of the visible, readily accessible and apparent condition of thestructure and its components on the day of the inspection. The results of this inspection are notintended to make any representation regarding the presence or absence of latent or concealeddefects that are not reasonably ascertainable or readily accessible in a competently performedinspection. No warranty, guarantee, or insurance by Big River Home Services, LLC DBA Big River HomeInspections is expressed or implied. This report does not include inspection for wood destroyinginsects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at thetime of the inspection. No destructive testing or dismantling of components is performed. Not alldefects will be identified during this inspection. Unexpected repairs should be anticipated. The

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person conducting your inspection is not a licensed structural engineer or other professional whoselicense authorizes the rendering of an opinion as to the structural integrity of a building or its othercomponent parts. You are advised to seek two professional opinions and acquire estimates of repairas to any defects, comments, improvements or recommendations mentioned in this report. Werecommend that the professional making any repairs inspect the property further, in order to discoverand repair related problems that were not identified in the report. We recommend that all repairs,corrections, and cost estimates be completed and documented prior to closing or purchasing theproperty.

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Report Summary

Report SummaryThe summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.RoofPage 14 Item: 1 Roof Condition • Serviceability of roof is questionable; it should be evaluated

and repaired as necessary by a professional roofingcontractor (See photos)• Some shingles damaged.• Some shingles curling.

Heat/ACPage 21 Item: 1 Heater Condition • The life expectancy of an HVAC unit is 15-25 years. The

serial numbers for both units indicated that they weremanufactured in 1988, and are 31 years old.• The heating unit has exceeded its designed life expectancy.We make no warranty, guarantee or estimation as to theremaining useful life of this unit.

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Exterior Areas

This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. Siding ConditionMaterials: Brick veneer noted. • Composition wood siding notedObservations:• Some composition siding shows signs of water damage and swelling. Recommend repair orreplacement as necessary. See photos

Siding Damage Garage door casing / Moisture Damage

Siding damage Siding damage

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Front right of house. Moisture damage Siding damage

Siding damage

Adjoining chimney

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2. Eaves, Fascia, & SoffitsObservations:• Moisture damage, wood rot, observed. Recommend review for repair as necessary. See photos

Recommend sealing Front porch area. Moisture damage

Moisture damage. Left side of house

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Moisture damage Moisture damage. Above back patio

Moisture damage. Above back patio3. Garden Shed

Moisture Damage Moisture Damage

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Grounds

Moisture Damage

Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading,surface drainage, and retaining walls that are likely to adversely affect the building.

1. Driveway and Walkway ConditionMaterials: Concrete driveway noted. • Concrete sidewalk noted.Observations:• Driveway in good shape for age and wear. No deficiencies noted. Clean and seal to extend life.• Sidewalk has some minor cracks. Recommend filling cracks and sealing to prevent furtherexpansion

Cracking in sidewalk Back entrance to garage2. GradingObservations:• The exterior drainage is generally away from foundation. No deficiencies noted

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3. Vegetation ObservationsObservations:• RECOMMENDATION: Prune or remove any plants that are in contact or proximity to home toeliminate pathways of wood destroying insects.• Tree branches overhanging roof. Recommend pruning overhanging limbs to prevent damage tothe roof from falling branches

4. Gate/Fence ConditionMaterials: WoodObservations:• All fence and gates were in good condition.• Some gates were locked and were not able to be opened/closed at the time of the inspection

5. Exterior Faucet ConditionLocation: Front of structure.Observations:• Faucet at front of house is leaking. See photo

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Circle indicates where faucet is leaking6. PatioObservations:• Appears in satisfactory and functional condition with normal wear for its age. Appears to besound structure.• MAINTENANCE: Recommend sealing joint between brick and concrete on front patio. Seephoto(s)

7. Down SpoutsObservations:• Some down spouts in the back yard discharge into underground drains. Recommend ensuringthe drains are clear to allow proper drainage.

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Pool

Adjacent to AC Compressor. Recommend repair

1. Deck Condition

Minor cracking. Recommend filling and sealing2. ConditionObservations:• Vinyl liner pool• All components of the pool functioned properly at the time of inspection• The Polaris pool cleaner was not connected and not tested, The booster pump for the polarisfunctioned properly• Water feature was tested and functioned properly

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Vinyl Liner Pool. No deficiencies observed Main pump. No deficiencies

Booster pump for polaris. No deficiencies Valve for returns

Switch controls for pumps Pump timer was operational

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Roof

Normal operating pressure, 10-15 psi Multi-port valve functioned properly

Water feature valve Electrical Sub-Panel for Pool Components. Nodeficiencies noted

As with all areas of the house, we recommend that the roof be carefully examined immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. When it issafe, and when it doesn't void the manufacturer warranty, Big River Home Inspections will walk thesurface of the roof, as this provides the best visibility for possible defects. If we are not able to walkthe roof, we will let you know of our inspection methods.Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of aroof. Always ask the seller about the age and history of the roof. On any home that is over 3 yearsold, experts recommend that you obtain a roof certification from an established local roofingcompany to determine its serviceability. We certainly recommend this for any roof over 5 years ofage.

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1. Roof ConditionMaterials: Some areas of roof inspected from ladder. Some areas of roof inspected form the roofsurfaceMaterials: Asphalt multi-ply shingles notedObservations:• Serviceability of roof is questionable; it should be evaluated and repaired as necessary by aprofessional roofing contractor (See photos)• Some shingles damaged.• Some shingles curling.

Repairs with silicone sealant

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Damaged shingles2. Chimney

3. GutterObservations:• Gutters appear to be sagging in area above AC Compressor. Recommend repairing with properslope to ensure drainage• MAINTENANCE TIP: Clean gutters: Significant amounts of debris evident.

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Attic

Bent Gutter Recommend cleaning gutters regularly

Moisture staining. Evidence of gutters overflowing Sagging in the middle. Area above ACCompressor

This report describes the method used to inspect any accessible attics; and describes the insulationand vapor retarders used in unfinished spaces when readily accessible and the absence of insulationin unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vaporretarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, ifpresent.

1. AccessObservations:• Access at hallway ceiling. Pull down ladder

2. StructureObservations:• Roof constructed of dimensional lumber. No deficiencies noted• Water staining - Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks&/or have roofing contractor evaluate.

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3. VentilationObservations:• Under eave soffit inlet vents noted.• Gable louver vents noted.

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4. Duct WorkObservations:• All ducts appeared functional and in good condition

5. Insulation ConditionMaterials: Blown in insulation • Fiberglass batts with kraft paper facing noted.Depth: Insulation averages about 8-10 inches in depthObservations:• Insulation appears adequate.

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Foundation

6. ChimneyObservations:• No deficiencies noted. However, our review of the chimney is limited to visible accessiblecomponents only. If further review is desired, we suggest review by a qualified professional prior toclose.

Inspectors inspect and probe the structural components of the home, including the foundation andframing, where deterioration is suspected or where clear indications of possible deterioration exist.Probing is not done when doing so will damage finished surfaces or when no deterioration is visibleor presumed to exist. Inspectors are not required to offer an opinion as to the structural adequacy ofany structural systems or components or provide architectural services or an engineering orstructural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provideany guaranty that the foundation, and the overall structure and structural elements of the building issound.

1. Slab FoundationObservations:• Concrete slab only. No deficiences observed

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Electrical

This report describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, thepresence or absence of smoke detectors and wiring methods. Inspectors are required to inspect theviewable portions of the service drop from the utility to the house, the service entrance conductors,cables and raceways, the service equipment and main disconnects, the service grounding, theinterior components of the service panels and sub panels, the conductors, the over-currentprotection devices (fuses or breakers), ground fault circuit interrupters and a representative numberof installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electricalsection should be construed as current and a potential personal safety or fire hazard. Repairs shouldbe a priority, and should be made by a qualified, licensedelectrician.

1. Electrical PanelLocation: Main Location: Garage Storage ClosetLocation: Sub Panel Location: Above pool pump / filterObservations:• No safety or function concerns noted at time of inspection at main panel box.

Located in garage storage closet Circuits labled properly

200 AMP service No deficiencies observed

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Heat/AC

2. Electrical MeterObservations:• Located on right side of house. No deficiencies observed

No deficiencies Grounding electrode

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, while keeping maintenance costs at aminimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls.For a more thorough investigation of the system please contact a licensed HVAC service person.

1. Heater ConditionMaterials: Both furnaces are located in the atticMaterials: Gas fired forced hot air.Observations:• The life expectancy of an HVAC unit is 15-25 years. The serial numbers for both units indicatedthat they were manufactured in 1988, and are 31 years old.• The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee orestimation as to the remaining useful life of this unit.

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Serial Number Indicates the HVAC wasmanufactured in 1988

Serial number indicates the unit wasmanufactured in 1988

Gas shut-off valve Both units require 16 x 25 x 1 filters

Gas shut-off valve. Main floor unit 2nd Floor Unit. Rusting cabinet

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1st Floor Unit. Rusting cabinet2. AC Compress ConditionCompressor Type: ElectricObservations:• Appeared functional at the time of inspection.• Both AC Compressor functioned properly at the time of inspection

3. AC Compressor Shut Off

Upstairs Unit. Serial number indicates the unitwas manufactured in 2002

Recommend insulating compressor line

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Water Heater

Damaged fins. Age of main floor unit can not be determined

1. Water Heater ConditionHeater Type: GasLocation: The water heater is located in the attic.Observations:• Tank appears to be in satisfactory condition -- no deficiencies noted

Unit was manufactured in 2003 Some corrosion noted. Monitor for leaks2. Water TemperatureObservations:• Hot water temperature is 133 degrees F

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Main Water Shut Off

Interior Areas

1. Main Water Shut Off Valve

Downstairs Half Bath

The Interior section covers areas of the house that are not covered elsewhere in the report. Theinspector is performing a visual inspection and will report visible damage, wear and tear, andmoisture problems if seen. Personal items in the structure may prevent the inspector from viewing allareas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing.

1. Door BellObservations:• The doorbell did not operate when tested. Recommend checking the door bell button, chime &transformer & replace or repair as needed.

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Door bell is loose on wall. Does not work2. Smoke DetectorsObservations:• Testing of smoke detectors is not included in this inspection. Pushing the "Test" button onlyverifies that there is power at the detector--either a battery or hard wired to the house power--andnot the operational workings of the detector. The operational check is done by filling the sensor withsmoke and is beyond the scope of this inspection. Battery operated smoke alarms should bechecked routinely and the batteries changed frequently.• MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarmoperation is required.• IMPROVE: The Consumer Product Safety Commission recommends that every residence withfuel-burning (gas) appliances be equipped with a UL Listed CO alarm. CO is colorless and odorlessand thus impossible to detect without a proper electronic detector. At a minimum, put an alarm nearthe sleeping rooms on each level in your home. For the most trouble-free operation, I recommendthe plug-in type -- not the battery operated type -- with digital readout that tells you the peak COconcentration whenever you push the peak level button.

3. Ceiling ConditionObservations:• Evidence of staining around register. Monitor for further moisture staining.

Bedroom #1. Repair around register.

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4. FireplaceMaterials: Living RoomMaterials: Masonry fireplace noted.Observations:• Wood fireplace converted to gas. The pilot light was not lit, and therefore the gas logs wereevaluated for proper operation. Recommend confirming operation of the gas logs with seller priorto closing.

5. Window ConditionObservations:• Some windows did not open when tested. Recommend all windows reviewed for properoperation during walkthrough inspection prior to closing

Window painted shut. Living Room Upstairs. Bedroom #1

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Bedroom #2 Recommend sealing. Bedroom #36. ElectricalObservations:• Front porch lights did not function. Recommend evaluation by qualified electrician• Scorched outlet in dining room. Recommend evaluation by qualified electrician

Switch for front porch lights Front porch lights don't turn on

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Bathroom

Kitchen

Scorching on outlet Recommend installing wall plate

Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to look over. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. Big River HomeInspectors will identify all observed deficiencies but some problems may be undetectable due toproblems within the walls or under the flooring..

1. PlumbingObservations:• All water fixtures (faucets, showers, toilets,tub faucets) and drains in all bathrooms functionedproperly

The inspector will evaluate all appliances that are connected at the time of the inspection. Theinspector will also evaluate the electrical switches, outlets, as well as GFCI outlets. The inspector willevaluate the operation of all water fixtures and drains.

1. DishwasherObservations:• Operated and functioned properly

2. Garbage DisposalObservations:• Operated and functioned properly at time of inspection.

3. MicrowaveObservations:• Operated and functioned properly at time of inspection.

4. Cook top conditionObservations:• Operated and functioned properly at time of inspection.

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Laundry

5. Oven & RangeObservations:• Operated and functioned properly at time of inspection.

1. Plumbing

Water line for refrigerator in garage

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