inspection report - storage.googleapis.com · much of the house structure was not inspected due to...

Inspection Report1000 Sample, Perkins, Oklahoma 74059

Inspection Date November 7, 2016Inspector Bill Darbe #70001625

(405) [email protected]

Oklahoma Construction Industries Board 70001625, Oklahoma Department of Environmental Quality 102755

Onpoint Property Services LLC

Table of Contents

1. Executive Summary

2. General Information

3. Scope of Inspection

4. Definitions

5. Appliances

6. Balconies, Decks and Porches

7. Building Exterior

8. Building Structure

9. Electrical

10. HVAC

11. Landscaping and Hardscaping

12. Plumbing

13. Roof

14. Room Components

Executive Summary


Bill Darbe #70001625 This confidential inspection prepared exclusively for .1000 Sample, Perkins, Oklahoma 74059 of 22

Executive SummaryThis summary represents the full list of observations made at the time of the inspection. This section is provided as aconvenience to help navigate to more detailed information found in the body of the report. It is organized to indicate thesignificance of the observation.

Significant Concerns

Safety ConcernsNone

Items Not Operating

Building Exterior1. Exhaust Vent(Exterior: Ground View): Obstructed preventing moisture elimination

Major ConcernsNone

Budget to ReplaceAppliances

2. Microwave Oven(Kitchen): Nearing the end of its useful life3. Refrigerator(Kitchen): Nearing the end of its useful life

Plumbing4. Water Heater(Exterior: Ground View): Nearing the end of its useful life

Needs Further EvaluationNone

Items to MonitorAppliances

5. Dishwasher(Kitchen): Nearing the end of its useful life6. Dryer(Laundry Room / Mudroom): Nearing the end of its useful life

Maintenance ItemsAppliances

7. Microwave Oven(Kitchen): Door is damaged

Balconies, Decks and Porches8. Balcony, Deck or Porch(Exterior: Ground View): Stain, paint or sealer has peeled, faded or bleached out

Building Structure9. Roof Structure(Exterior: Roof View): Missing Ridge Shingles

Room Components



Room Components10. Wall(Living Room): Drywall has settling cracks11. Window(Exterior: Ground View): Glass pane is cracked

General Information



General Information# Of Stories: 1Water Source: PublicWeather Conditions: SunnyLocation Of Attic Entrance: GaragePresent During Inspection: Buyer, Buyer's agentForeclosure Status: Bank OwnedHouse Faces: SouthMethod To Inspect Roof: On roofStyle Of Home: TraditionalCooling System: CentralFoundation Design: SlabYear Built: 2005Square Footage: 1200Heating System: FurnaceGround Conditions: DryMethod To Inspect Attic: Inside atticTemperature: 98Sewer System: PublicOccupancy: Occupied

Scope of Inspection



Scope of InspectionAn inspection does not determine the market value of the property or its marketability.No pest control, lead paint, asbestos, mold, or other types of testing are being performed.An inspection does not include items not permanently installed.An inspection will not determine the suitability of the property for any use.An inspection will not deal with aesthetic concerns or what could be deemed matters of taste, cosmetic defects, etc.An inspection will not identify concealed or latent defects.An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.The inspection is limited to visible and accessible components and areas only.An inspection is not technically exhaustive.This home inspection is being conducted in accordance with the state Standard of Practice guidelines.An inspection does not determine the insurability of the property.An inspection does not determine the life expectancy of the property or any components or systems therein.

Definitions



DefinitionsEach item has been assigned a quality rating based on the observations recorded by the inspector. The quality ratings areautomatically assigned based on the observations made.

Satisfactory No material issues have been found. One or more cosmetic issues mayhave been observed.

Not working Was not working at the time of the inspection.

Marginal The item is working, but has at least one concern that is beyondcosmetic.

Safety Hazard Has conditions that make operation of the item unsafe and is in need ofprompt attention.

Poor Is operating, but has at least one major concern with its operation.

Not Inspected Was not inspected. The reason is typically indicated.

Appliances



Appliances

Descriptions:

RefrigeratorManufacturer Name: HotpointModel Number: ctx21baxfradSerial Number: rr529736Manual

Microwave OvenManufacturer Name: WhirlpoolModel Number: mh2155xpb-1Serial Number: trs1916315Year Built: 2005Manual

Garbage DisposalManufacturer Name: InsinkeratorModel Number: 1-83Serial Number: 05041754684Manual

Oven/RangeEnergy Source: ElectricManufacturer Name: WhirlpoolModel Number: unknownSerial Number: unknownManual

DryerEnergy Source: ElectricManufacturer Name: WhirlpoolVenting Location: WallManual

Cook TopEnergy Source: ElectricManufacturer Name: WhirlpoolManual

DishwasherManufacturer Name: WhirlpoolModel Number: du1055xtpb0Serial Number: fs2003772Year Built: 2005Manual

WasherManufacturer Name: KenmoreModel Number: 110.20022013Serial Number: c30721746

Concerns and Observations:Cook TopDishwasher

Observation to Monitor

Dryer

Observation to Monitor

Garbage Disposal

Location KitchenSuggested Action Budget for a newer unit. In the interim, a higher level of maintenance can be

expected

Nearing the end of its useful life

Location Laundry Room / MudroomSuggested Action Budget for a newer unit. In the interim, a higher level of maintenance can be

expected




http://www.hotpointservice.co.uk/manual/

http://www.whirlpool.com/manuals/

http://www.insinkerator.com/en-us/Service-Support/Pages/Downloads.aspx





In Working Order

Microwave Oven

Moderate Concern

Location KitchenUnit is in good condition

1

Location KitchenImpact A damaged door may impact the effectiveness of the seal providing an

environment for radiation to escapeSuggested Action Repair the damaged elements in the door or replace the door altogether as

desired

Door is damaged



Old

Oven/RangeRefrigerator

Old

Washer

Balconies, Decks and Porches

Descriptions:

Balcony, Deck or PorchMaterial: ConcreteType: Porch

Concerns and Observations:Balcony, Deck or Porch

2


expected



expected




Moderate Concern

Building Exterior

Descriptions:

EaveFascia Material: VinylSoffit Material: Vinyl

SidingMaterial: Brick

DownspoutDrainage Location: Above gradeMaterial: Aluminum

Exterior TrimMaterial: Aluminum

GutterMaterial: AluminumType: Eave Mounted

Disclaimers:The home inspector shall observe wall cladding, flashings, trim, eaves, soffits, and fascias. The home inspectorshall describe wall cladding materials and probe exterior wood components where deterioration is suspected.The home inspector is not required to move personal items, panels, furniture, equipment, plant life, soil, snow, iceor debris that obstructs access or visibility.

Concerns and Observations:Downspout

Location Exterior: Ground ViewImpact Without sealer, the wood is not protected from the elements

Suggested Action Restain and/or reseal with a weather resistant sealer

Stain, paint or sealer has peeled, faded or bleached out

3



In Working Order

EaveExhaust Vent

Not Working

Exterior TrimGutterSiding

Location Exterior: Ground ViewAppears serviceable

4 5

Location Exterior: Ground ViewImpact If the exhaust fan is still working, the odor and smoke has no escape

Suggested Action If the vent is being used, clear the vent passage and install a bird cage stylevent cover. If the vent is not in use then eliminate the exhaust passage andblock off and seal the opening

Obstructed preventing moisture elimination

6



Building Structure

Descriptions:

Roof StructureFraming Type: RafterRoof Pitch: MediumRoof Style: Hip

Foundation WallMaterial: Poured Concrete

Disclaimers:Much of the house structure was not inspected due to finished areas. The inspection was limited to those areasthat were visible from the basement or crawl space, and the exterior.The home inspector shall observe structural components including foundations, floors, walls, columns or piers,ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure,columns or piers, ceiling structure (...).

Concerns and Observations:Foundation WallRafter

In Working Order

Roof SheathingRoof Structure

Location AtticSatisfactory

7



Moderate Concern

Slab

Electrical

Descriptions:

WiringWiring Method: Conduit, Romex

Electric service panelPanel Type: Circuit breakersWiring Type - Main: CopperLocation: Attached Garage

Kitchen / Bath ExhaustType: Built-in Microwave

Electrical serviceLocation Of Main Disconnect: West Garage WallRating: 100 ampsService Entry Style: UndergroundLocation: Exterior: Ground View

Electric service panel# of 110 Volt Circuits: 12# of 220 Volt Circuits: 3Circuit Breaker Size: 100Manufacturer Name: EatonPanel Rating: 100 AmpPanel Type: Circuit breakersWiring Type - Distribution: CopperWiring Type - Main: CopperLocation: Exterior: Ground View

Kitchen / Bath ExhaustType: Ceiling / Wall Vent

Location Exterior: Roof ViewSuggested Action Replace missing shingles

Missing Ridge Shingles

8



Disclaimers:The home inspector shall observe service entrance conductors, Service equipment, grounding equipment, mainover current device, and main and distribution panels, amperage and voltage ratings of the service, branch circuitconductors, their over current devices, and the compatibility of their ampacities and voltages, the operation of arepresentative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside thehouse, garage, and on the dwelling's exterior walls, the polarity and grounding of all receptacles within six feet ofinterior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures,the operation of ground fault circuit interrupters and Smoke detectors. The home inspector shall describe serviceamperage and voltage, service entry conductor materials, service type as being overhead or underground andlocation of main and distribution panels. The home inspector shall report any observed aluminum branch circuitwiring. The home inspector shall report on presence or absence of smoke detectors, and operate their testfunction, if accessible, except when detectors are part of a central system. The home inspector is not required toinsert any tool, probe, or testing device inside the panels, test or operate any over current device except groundfault circuit interrupters, dismantle any electrical device or control other than to remove the covers of the mainand auxiliary distribution panels or observe low voltage systems, security system devices, heat detectors, orcarbon monoxide detectors, telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part ofthe primary electrical distribution system or Builtin vacuum equipment.

Concerns and Observations:CO AlarmCeiling FanElectric service panel

In Working Order

Electrical Mast

Location Exterior: Ground ViewSatisfactory

9 10



In Working Order

Electrical serviceGFCIKitchen / Bath ExhaustLight FixtureOutletSmoke AlarmSwitchWiring

HVAC

Descriptions:

FurnaceEfficiency: Mid-efficiencyEnergy Source: GasFilter Type: Disposable electrostaticHeat Distribution Type: Forced AirManufacturer Name: concord 80Model Number: CG80TB075D16B-1ASerial Number: 1604L13395Location: Exterior: Ground ViewManual

FurnaceLocation: Attic

ThermostatLocation: Living Room

HVAC VentingMaterial: MetalType: Direct

Location Exterior: Roof ViewSatisfactory

11 12



http://www.manualslib.com/brand/concord-80/

Air ConditionerAir Conditioner Type: SplitAir Distribution Method: DuctsCapacity: 2 TonCondensing Type: AirEnergy Source: ElectricInstalled Fuse Breaker: 60Manufacturer Name: ConcordMaximum Fuse/ Breaker Rating: 60Model Number: cg80tb075d16b-1aSerial Number: 1604l13395Type: CasedLocation: Exterior: Ground ViewManual

Disclaimers:The home inspector shall observe permanently installed heating and cooling systems including: Heatingequipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls;Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems includingfans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors;and the presence of an installed heat source in each room. The home inspector shall describe: Energy source;and Heating equipment and distribution type. The home inspector shall operate the systems using normaloperating controls. The home inspector shall open readily openable access panels provided by the manufactureror installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systemswhen weather conditions or other circumstances may cause equipment damage; Operate automatic safetycontrols; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections;Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Concerns and Observations:Air ConditionerDuctworkFurnaceHVAC VentingThermostat

Landscaping and Hardscaping

Descriptions:

DrivewayMaterial: Concrete

Disclaimers:The home inspector shall observe decks, balconies, stoops, steps, areaways, porches, applicable railings,vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on thecondition of the building. The home inspector is not required to observe fences, geological conditions, soilconditions, recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts,playground equipment, and other exercise, entertainment, or athletic facilities) or Presence or condition of buriedfuel storage tanks.

Concerns and Observations:Drainage and GradingDrivewayFenceGateLandscape Feature



http://www.manualslib.com/brand/concord/

Patio and walkway

Plumbing

Descriptions:

SinkMounting: Self RimmingNumber Of Bowls: Single BowlType (Bathroom): Vanity Mount

Water HeaterType: RecoveryLocation: Attached Garage

Water PipeWater Service Piping Material: PlasticWater Supply Piping Material: PVC

Main water valveMain Water Supply Valve Location: Water HeaterCloset in GarageStatic Water Pressure Reading: 60 psiLocation: Exterior: Ground View

CleanoutLocation: Exterior Back

Hose BibbFreeze Resistant: true

Main fuel supplyShutoff Location: West Side of House

Water HeaterBtu Or Watt Input Rating: 40000Capacity: 40 galEnergy Source: Natural gasManufacturer Name: Bradford WhiteModel Number: MI40T6fbn7Serial Number: bd6180498Type: RecoveryYear Built: 2005Location: Exterior: Ground ViewManual

Disclaimers:The home inspector shall observe interior water supply and distribution system (including: piping materials,supports, and insulation), fixtures and faucets, functional flow, leaks, cross connections, interior drain, waste,and vent system (including traps, drain, waste, and vent piping), piping supports, pipe insulation, leaks, functionaldrainage,hot water systems (including water heating equipment), normal operating controls, automatic safetycontrols, chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storageequipment, supply piping, venting, and supports, leaks, and Sump pumps. The home inspector shall describewater supply and distribution piping materials, drain, waste, and vent piping materials, water heating equipment,and location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures,including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet isconnected to an appliance. The home inspector is not required to state the effectiveness of antisiphon devices,determine whether water supply and waste disposal systems are public or private, operate automatic safetycontrols, operate any valve except water closet flush valves, fixture faucets, and hose faucets, observe waterconditioning systems, fire and lawn sprinkler systems, onsite water supply quantity and quality, onsite wastedisposal systems, foundation irrigation systems, spas, except as to functional flow and functional drainage,swimming pools, solar water heating equipment or observe the system for proper sizing, design, or use of propermaterials.

Concerns and Observations:CleanoutFloor drainFuel linesHose BibbIrrigation SystemMain fuel supply



http://www.manualslib.com/brand/bradford-white/

Main water valveSewerShower / TubSinkStand-alone ShowerToiletWater Heater

Old

Water Pipe

Roof

Descriptions:

Attic VentilationType: Soffit

Disclaimers:The home inspector shall observe Roof covering, Roof drainage systems, flashings, skylights, chimneys, roofpenetrations and signs of leaks or abnormal condensation on building components. The home inspector shalldescribe the type of roof covering materials and report the methods used to observe the roofing. The homeinspector is not required to walk on the roofing; or observe attached accessories including but not limited to solarsystems, antennae, and lightning arrestors.While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coveringsand skylights can appear to be leak-free due to weather conditions. Our inspection makes an attempt to find aleak but sometimes cannot.

Concerns and Observations:Attic Ventilation

In Working Order

Location Exterior: Ground ViewSuggested Action Budget for a newer unit. In the interim, a higher level of maintenance can be

expected


Location Exterior: Ground ViewSatisfactory



Plumbing VentRoof FlashingRoof Material

Room Components

Descriptions:

CeilingMaterial: Drywall

CabinetCabinet Construction: Solid Wood, Metal BracketsMaterial: Laminate

ScreenMaterial: Metal

InsulationApproximate Depth: 6-8 inchesInsulation Style: Fiberglass batting

Overhead DoorMaterial: Metal

Interior DoorMaterials: Hollow CoreStyle: Panel

FloorFloor Cover: Carpet, Laminate, TileSub Floor Material: Concrete

Garage door openerManufacturer: CraftsmanType: Chain Drive

WindowWindow Frame Type: VinylWindow Glass Type: Double paneWindow Type: Single hung

CountertopMaterial: Laminate

WallMaterial: Drywall

Exterior doorMaterials: Metal

Disclaimers:

13 14



The home inspector shall observe counters and a representative number of installed cabinets.The home inspector shall observe entryway doors a representative number of windows, doors, garage dooroperators, walls, ceiling, and floors, steps, stairways, balconies, and railings;. The home inspector shall operateall entryway doors and a representative number of windows, operate garage doors manually or by usingpermanently installed controls for any garage door operator, and report whether or not any garage door operatorwill automatically reverse or stop when meeting reasonable resistance during closing. The home inspector shallreport signs of abnormal or harmful water penetration into the building or signs of abnormal or harmfulcondensation on building components. The home inspector is not required to observe storm windows, stormdoors, screening, shutters, awnings, and similar seasonal accessories, presence of safety glazing in doors andwindows, garage door operator remote control transmitters, paint, wallpaper, and other finish treatments on theinterior walls, ceilings, and floors, carpeting, draperies, blinds, or other window treatments.

Concerns and Observations:CabinetCeilingCountertopExterior doorFire wallFloorGarage door openerInsulationInterior DoorInterior TrimInterior service doorOverhead DoorRegister / ReturnScreenStairStorm doorVanityWall

Cosmetic

Window

Location Living RoomSuggested Action Repair with drywall tape and drywall compund and repaint

Drywall has settling cracks

15



Moderate Concern

Location Exterior: Ground ViewImpact The cracks expose sharp edges and reduce protection from the elements

Suggested Action Replace the glass

Glass pane is cracked

16



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