new cornerstone residential inspections oklahoma city, ok 73142 … · 2016. 10. 31. · okla....
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Richard Cummings
1234 Sample House Rd.
Okla. City, OK 73142
RICK CUMMINGS
Tuesday, September 27, 2016
Cornerstone Residential Inspections
14517 Sedona Drive
Oklahoma City, OK 73142
405-808-3600
Okla. Lic.# 1038
September 27, 2016
Dear Rick Cummings,
RE: Report No. 15151234 Sample House Rd.Okla. City, OK73142
Here is your 'Inspection Report', and again I appreciate your business. The objective of the inspection and report hasbeen to assist you in your home buying decision, with that in mind, please read the report in its entirety.
A home Inspection is effectively a 'snapshot' in time of the house, recording only the visible conditions present at the timeof the inspection. The inspection and resulting report are not meant to guarantee, warranty or insure that there won't be afailure of a component or system after the inspection has been completed.
My goal has been to make the report clear and concise, however, please do not hesitate to call me prior to closing if youhave questions or need any further clarification. Thank you again.
.
Sincerely,
Richard Cummingson behalf ofCornerstone Residential Inspections
Cornerstone Residential Inspections14517 Sedona Drive
Oklahoma City, OK 73142405-808-3600
Okla. Lic.# 1038www.csinspect.com
AGREEMENT
PARTIES TO THE AGREEMENT
CompanyCornerstone ResidentialInspections14517 Sedona DriveOklahoma City, OK 73142
ClientRick Cummings
Total Fee: $340.00
This is an agreement between Rick Cummings and Cornerstone Residential Inspections.
THIS CONTRACT LIMITS THE LIABILITY OF CORNERSTONE RESIDENTIAL INSPECTIONS ("COMPANY ")PLEASE READ CAREFULLY BEFORE SIGNING.
The Inspection is performed in accordance with the requirements set forth by the State of Oklahoma and the OklahomaConstructions Industries Board (www.ok.gov/cib/) and the American Society of Home Inspectors Standards of Practice.In addition to the limitations in the Standards of Practice of the American Society of Home Inspectors, the Inspection ofthis property is subject to the Limitations and Conditions set out in this Agreement. The Standards explain what aninspector must do and what an inspector is not required to do. To review the Standards, go to www.ashi.org. Homeinspections are not code, standard or regulation compliance inspections
LIMITATIONS AND CONDITIONS OF THE HOME INSPECTION
There are limitations to the scope of this Inspection. It provides a general overview of the more obvious repairs that maybe needed. It is not intended to be an exhaustive list. The inspection will be conducted only on visible and accessibleareas and components of the Building, and are limited to the apparent condition of the Building on the date of theinspection. Audio/ Video recording of the Inspection by any person is prohibited without prior written consent ofInspector. Inspector reserves the right to terminate the Inspection and refund Client's payment for any reason at anytime prior to delivering the Inspection Report to Client. The inspector is a generalist, not a licensed contractor or expertin any one field. If the Client chooses to follow the inspector's recommendations for further review by a licensed orqualified expert, whether or not recommended by the inspector, the Client does so at their own risk.
1) THE INSPECTION IS NOT TECHNICALLY EXHAUSTIVE.
The Home Inspection provides you with a basic overview of the condition of the property. Because the Home Inspectorhas only a limited amount of time to go through the property, the Inspection is not technically exhaustive. Not allconditions may be apparent on the inspection date due to weather conditions, inoperable systems, inaccessibility, andthe like. Conditions may exist which remain undiscovered. While the inspection reduces the risk of purchasing property,it does not eliminate such risk. The "Company" is not responsible for the failure to discover latent defects or for problemswhich occur or become evident after the inspection time. No invasive or destructive testing will be made. No equipment,systems or appliances will be dismantled.
If you are concerned about any conditions noted in the Home Inspection Report, we strongly recommend that you consulta qualified Licensed Contractor or Consulting Engineer. These professionals can provide a more detailed analysis of anyconditions noted in the Report at an additional cost
Report No. 1515
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
AGREEMENT
2) THE INSPECTION IS AN OPINION OF THE PRESENT CONDITION OF THE VISIBLE AND ACCESSIBLECOMPONENTS.
The Home Inspector's Report is an opinion of the present condition of the property on the date of the inspection based ona visual examination of the readily accessible areas and components, it does not include identifying defects that arehidden behind walls, floors or ceilings. This includes wiring, heating, cooling, structure, plumbing, moisture content andinsulation that are hidden or inaccessible.
Some intermittent problems may not be obvious on a Home Inspection because they only happen under certaincircumstances. As an example, your Home Inspector may not discover leaks that occur only during certain weatherconditions or when a specific tap or appliance is being used in everyday life.
Home Inspectors will not find conditions that may only be visible when storage or furniture is moved. They do notremove wall coverings (including wallpaper) or lift flooring (including carpet) or move storage to look underneath orbehind.
3) THE INSPECTION DOES NOT INCLUDE HAZARDOUS MATERIALS.
This includes building materials that are now suspected of posing a risk to health such as phenol-formaldehyde andurea-formaldehyde based insulation, fiberglass insulation and vermiculite insulation. The Inspector does not identifyasbestos roofing, siding, wall, ceiling or floor finishes, insulation or fire proofing. We do not look for lead paint, toxic orflammable chemicals, PCB's or other toxins, electro-magnetic fields, proximity to toxic waste sites, Radon Gas, past useof insecticides, fungicides, herbicides or pesticides. The Home Inspector does not look for, or comment on, the past useof chemical termite treatments in or around the property or other environmental health hazards such as electro- magneticfields or the proximity to toxic waste sites.
4) WE DO NOT COMMENT ON THE QUALITY OF AIR IN A BUILDING.
The Inspector does not try to determine if there are irritants, pollutants, contaminants, or toxic materials in or around thebuilding The Inspection does not include spores, fungus, odors, mold or mildew that may be present. You should notethat whenever there is water damage noted in the report, there is a possibility that mold or mildew may be present,unseen behind a wall, floor or ceiling.
If anyone in your home suffers from allergies or heightened sensitivity to quality of air, we strongly recommend that youconsult a qualified Environmental Consultant who can test for toxic materials, mold and allergens at additional cost.
5) THE FOLLOWING ARE SPECIFICALLY EXCLUDED FROM INSPECTION UNDER THIS AGREEMENT
(a) Compliance with zoning or code requirements, permit research, an opinion regarding the condition of title,compliance with restrictive covenants, proper system or component installation or system or component recalls, repaircost estimates or building value appraisal.(b) Inspection for termites or other wood-destroying insects/ organisms, pests, rodents, dry-rot or fungal growth, andany damage relating to any of the preceding.
Report No. 1515
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
AGREEMENT
(c) Structural, geological, soil, hydrological stability, surveys, flood plain certification or environmental/ engineeringanalyses or tests.(d) Central Air Cooling Systems ( when outside air temperature is below 65 degrees F ).(e) Buried Tanks - fuel oil, gasoline tanks, septic or any other storage tank what so ever.(f ) Private Water systems ( wells ), drainage systems, sewage or septic systems, humidifiers, water softeners orpurifiers, radiant or solar heating systems and sprinkler systems.(g) Pools, spas, hot tubs, saunas, steam baths, fountains and all related systems and components, including but notlimited to underground plumbing, backflow prevention and cross connection devices.(h) Thermostatic/ Time-clock controls, radio controlled devices, automatic gates, elevators, lifts or dumbwaiters.(i) Central vacuum systems, free-standing appliances, window air conditioning units, gas appliances such as fire pits,barbecues, heaters/ lamps, Main Gas Shut-off, gas leaks, furnace or forced air furnace heat exchangers, carbonmonoxide testing, interiors of: furnace, gas appliances, stoves and chimney flues, utilities not turned on or service panelsthat are blocked.(j) Seismic Safety, security or fire safety systems, smoke detectors ( hard wired or battery operated ), security bars andother safety equipment.(k) Subjective adverse conditions that may affect the Property's desirability including but not limited to noise, railroads,airports, airplane routes, property boundaries, easements or rights-of-way, neighborhood crimes statistics, demographicsand adjoining property uses.(l) Any other unique or technically complex systems or components, system component life expectancy or adequacy orefficiency of any system or component.(m) Detached buildings.
6) THE INSPECTION REPORT
The Inspector shall generate a confidential Inspection Report stating the findings of the Home Inspection. The InspectionReport shall list each system, whether it was or was not inspected, and if not inspected, the reason clearly stated in theReport. No report shall be provided unless and until the inspector receives both payment in full (unless pre-authorized bythe inspector) for services provided and an executed Agreement by the Client. The inspector reserves the right to modifyor amend the Inspection Report for a period of 72 hours after the report is delivered to the Client. Inspector agrees tonotify the Client by e-mail and/ or telephone of the reason for the modification and shall deliver an amended Report within5 days after notice is delivered to the Client. Client agrees that the Inspection Report shall not be complete until suchtime as the modification is received or 5 days after the Inspector's notice, whichever occurs first.
7) TIME TO INVESTIGATE
We will have no liability for any claim or complaint if conditions, except for emergency conditions, have been disturbed,altered, repaired, replaced or otherwise changed before we have had a reasonable period of time to investigate.
8) REPORT IS FOR OUR CLIENT ONLY
The inspection report is for the exclusive use of the client named herein. No use of the information by any other party isintended.
9) NOT A GUARANTEE, AN EXPRESS WARRANTY, AN IMPLIED WARRANTY OR INSURANCE POLICY. The
Report No. 1515
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
AGREEMENT
inspection is not a guarantee, warranty or an insurance policy with regard to the fitness of the property. Neither theinspection nor inspection report shall serve as substitutes for any real estate transfer disclosures by federal, state or locallaw.
10) STATUTE OF LIMITATIONS
Any action to recover damages from an act or omission of the inspector relating to the Home Inspection and/ or Reportmust be brought not more than 12 months from the date of the Home Inspection.
11) LIMIT OF LIABILITY / LIQUIDATED DAMAGES
The liability of the Home Inspector and CORNERSTONE RESIDENTIAL INSPECTIONS ("Company") arising out of thisInspection and Report, for any cause of action whatsoever, whether in contract or in negligence, is limited to the limitsestablished by State law governing liability limits for Home Inspection in the state where the Property is located or arefund of the fees that you have been charged for this inspection, whichever is greater.
I, Rick Cummings (Signature)___________________________, (Date)_______________, have read, understoodand accepted the terms of this agreement.
Report No. 1515
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
SUMMARY
SUMMARYThis summary has been provided as a courtesy and should not be considered a substitute for reading the entire report asthe full report often contains additional information and should be read and understood prior to closing.
There are some important things you should be aware of when taking possession of a home. These are detailed in thepriority maintenance document, which you can access by clicking on the link below.
Priority Maintenance Items
Roofing
SLOPED ROOFING \ Composition shinglesCondition: Granule lossThere are various locations on the roof with granule loss. This is a warning that the shingles are not protected from theultraviolet rays that cause deterioration to the fiber glass/ asphalt matt.Implication(s): Shortened life expectancy of materialLocation: Various LocationsTask: Replacement RecommendedTime: As Soon As Possible
Condition: DamageThere are various locations of the roof that have noticeable hail damage. Many of these areas have the fiber glassmatting showing through and should be repaired or replaced. I recommend a licensed roofing contractor examine andoffer remedies as soon as possible.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair or Replacement RecommendedTime: As Soon As Possible
Condition: Exposed fastenersThere are several locations that have exposed nail heads. These nail heads should be caulked to prevent the nail fromrusting, working loose or allowing moisture intrusion.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair RecommendedTime: As Soon As Possible
Exterior
WALLS \ Soffits and fasciaCondition: Loose or missing piecesThere is a portion of the aluminum facia siding missing. I recommend replacement.Implication(s): Chance of pests entering building | Chance of water damage to contents, finishes and/or structure |Cosmetic defectsLocation: West Side
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 1 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
SUMMARY
Task: Replacement RecommendedTime: As Soon As Possible
DOORS \ GeneralCondition: HardwareThe front and both rear doors have 'keyed' dead bolt locks. I recommend replacement with 'thumbed' locks to preventhaving to search for a key in the event of fire.Location: Front and RearTask: Safety Upgrade RecommendedTime: As Soon As Possible
DOORS \ Doors and framesCondition: RotThe back door threshold has excessive wood rot due to moisture intrusion. Replacement is recommended.Implication(s): Chance of damage to finishes and structureLocation: RearTask: Replacement RecommendedTime: As Soon As Possible
Structure
FOUNDATIONS \ FoundationCondition: The parge coating on the exterior foundation wall is deteriorating and needs repair.Location: Front - SE CorenerTask: Repair RecommendedTime: As Soon As Possible
Electrical
GeneralThe presence of CSST gas piping requires further evaluation by a licensed electrician to determine if it has been properly
grounded and bonded (See: Plumbing Section).Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible
SERVICE DROP AND SERVICE ENTRANCE \ Service conductorsCondition: Insulation missing or damagedImplication(s): Fire hazardLocation: Rear - RoofTask: Repair RecommendedTime: As Soon As Possible
SERVICE BOX, GROUNDING AND PANEL \ Distribution panelCondition: 'Federal Pacific' electrical panels are considered by many experts to be dangerous from both shock and/ or
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 2 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
SUMMARY
fire hazard possibilities. There have been many reports of the breakers not tripping when they should, being energizedwhen showing deenergized and arcing. I personally recommend panel replacement, however, at the very least a furtherevaluation and determination of the condition and safeness should be made by a licensed electrician as soon aspossible. See www.ismypanelsafe.comLocation: NW Bedroom ClosetTask: Replacement RecommendedTime: As Soon As Possible
DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectorsCondition: NoneThere are no CO detectors present. I recommend one detector should be added to each floor of the house.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade RecommendedTime: As Soon As Possible
Heating
GAS FURNACE \ Venting systemCondition: Poor connectionsThe furnace flue is disconnected and is not venting to the exterior as it should, repair is required immediately.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Attic/ RoofTask: Repair RequiredTime: Immediately
Cooling & Heat Pump
AIR CONDITIONING \ Air cooled condenser coilCondition: DirtyImplication(s): Reduced comfort | Increased cooling costs | Reduced system life expectancyLocation: East SideTask: Service or CleanTime: As Soon As Possible
AIR CONDITIONING \ GeneralCondition: The interior electrical 'Dead Front' cover is missing from the exterior A/C disconnect.. This is an importantsafety issue that should be corrected immediately to prevent the possibility of electrical shock.Location: East SideTask: Repair or Replacement RecommendedTime: Immediately
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 3 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
SUMMARY
Insulation and Ventilation
ATTIC/ROOF \ InsulationCondition: Amount inadequateThe current recommended R value for attic insulation in Oklahoma is R-38. I've estimated the the R value of the presentinsulation at R-22.Implication(s): Increased heating and cooling costsLocation: Throughout AtticTask: Improvement RecommendedTime: At Clients Discretion
FOUNDATION \ Crawlspace ventilationCondition: The crawl space vent screens are either missing or ineffective allowing the possibility of pests to enter.Location: RearTask: Repair RecommendedTime: As Soon As Possible
Plumbing
WATER HEATER \ Temperature/pressure relief valveCondition: Discharge tube missingImplication(s): ScaldingLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: As Soon As Possible
WATER HEATER - GAS BURNER AND VENTING \ Gas pipingCondition: Inappropriate materialsCopper should not be used as a gas line because the 'oderants' added to natural gas can have a corrosive effect oncopper creating pin hole leaks. Replacement recommended. NOTE: There is no drip leg nor pan and drain line.Implication(s): Fire or explosionLocation: Garage - Water Heater ClosetTask: Replacement RecommendedTime: As Soon As Possible
WATER HEATER - GAS BURNER AND VENTING \ Venting systemCondition: Poor connectionsThe flue is disconnected requiring immediate repair.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: Immediately
WASTE PLUMBING \ Traps - installationCondition: Nonstandard shape or material
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 4 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
SUMMARY
The installed traps (pictured) have never been approved as they are prone to collecting debris, in addition, the wastedisposal trap goes uphill. Replacement is recommended.Implication(s): Fixtures slow to drain | Reduced operabilityLocation: KitchenTask: Replacement RecommendedTime: As Soon As Possible
FIXTURES AND FAUCETS \ Hose bib or bibbCondition: Backflow prevention missingImplication(s): Contaminated drinking waterLocation: Front and RearTask: Improvement RecommendedTime: At Clients Discretion
GAS SUPPLY \ Gas pipingCondition: There is CSST gas piping present. As of 7-11-13, Title 158. Construction Industries Board of Oklahoma,Chapter 70 Home Inspectors Act 158:70-1-3 (f), (2), (E) states: 'Manufacturers believe this product is safer if properlybonded and grounded as required by the manufacturer's installation instructions. Proper bonding and grounding of theproduct can only be determined by a licensed electrical contractor'. It is therefore recommended that a licensed electricalcontractor verify the above as this is a safety issue. Note: The next generation CSST ('Black' coated CSST) is alsorequired to be properly bonded and grounded and should also be examined by a licensed electrical contractor to ensurethat it has been.Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible
Interior
APPLIANCES \ DishwasherCondition: Every dishwasher installation manual requires a high loop underneath the sink, the reason for the high loopis to prevent potential backflow of water into the dishwasher and to prevent improper drainage of water.Location: KitchenTask: Improvement RecommendedTime: As Soon As Possible
FULL REPORTThe following report was strictly visual in nature and addressed only accessible systems or components at the time of theinspection. While adding greatly to your understanding of the homes condition, please remember that a home inspectoris a generalist. There will be times when further evaluation is recommended, similar to a doctor recommending furthertesting by a specialist.Components or systems detailed in the 'Description' section have been inspected and are in a satisfactory conditionunless otherwise noted in the 'Recommendations' section where deficiencies, associated recommendations andsuggested correction time frames are noted.It is important that remedies to issues and their associated costs should always be fully understood prior to closing andrepairs should always be made by licensed or qualified contractors.
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 5 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
SUMMARY
Home Improvement - ballpark costs
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 6 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
ROOFING
System and Componet Description
General: The slope or pitch of this roof is considered a medium slope (4:12 - 6:12).
General: This roof is referred to as a Gable style.
Sloped roofing material: Asphalt composition shingles (often referred to as 3-tab) consist of a cellulose or fiberglassmat covered with asphalt and impregnated with colored gravel granules on the surface and are applied in horizontalrows.
Limitations and Exclusions
Inspection performed: By walking on roof From roof edge
Recommendations
General1. Due to higher than average roof claims experience in Oklahoma, many insurance companies have limited or modifiedinsurance coverage of roofs. I recommend having your home owners insurance company examine the roof prior toclosing to determine the extent of it's insurability.
SLOPED ROOFING \ Composition shingles2. Condition: Granule lossThere are various locations on the roof with granule loss. This is a warning that the shingles are not protected from theultraviolet rays that cause deterioration to the fiber glass/ asphalt matt.Implication(s): Shortened life expectancy of materialLocation: Various LocationsTask: Replacement RecommendedTime: As Soon As Possible
3. Condition: DamageThere are various locations of the roof that have noticeable hail damage. Many of these areas have the fiber glassmatting showing through and should be repaired or replaced. I recommend a licensed roofing contractor examine andoffer remedies as soon as possible.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair or Replacement RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 7 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
ROOFING
1. Example
4. Condition: Exposed fastenersThere are several locations that have exposed nail heads. These nail heads should be caulked to prevent the nail fromrusting, working loose or allowing moisture intrusion.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 8 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
ROOFING1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 9 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
EXTERIOR
System and Componet Description
Gutter & downspout material: Aluminum
Gutter & downspout type: Eave mounted
Downspout discharge: Above grade
Lot slope: Flat
Wall surfaces - masonry: Brick
Wall surfaces and trim: Aluminum siding
Soffit and fascia: Plywood/ OSB
Soffit and fascia: Aluminum
Driveway: Concrete
Walkway: Concrete
Porch: Concrete
Exterior steps: Concrete
Patio: Concrete
Fence: Wood
Garage: Attached two - car garage
Limitations and Exclusions
General: The researching of building permits is beyond the scope of home inspectors. Inquire with sellers if there havebeen any major additions or remodeling of the original structure and if so, are there permits for such.
No or limited access to: Area below steps, deck, porches
Exterior inspected from: Ground level
Recommendations
WALLS \ Soffits and fascia5. Condition: Loose or missing piecesThere is a portion of the aluminum facia siding missing. I recommend replacement.Implication(s): Chance of pests entering building | Chance of water damage to contents, finishes and/or structure |Cosmetic defectsLocation: West SideTask: Replacement RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 10 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
EXTERIOR
2.
DOORS \ General6. Condition: HardwareThe front and both rear doors have 'keyed' dead bolt locks. I recommend replacement with 'thumbed' locks to preventhaving to search for a key in the event of fire.Location: Front and RearTask: Safety Upgrade RecommendedTime: As Soon As Possible
DOORS \ Doors and frames7. Condition: RotThe back door threshold has excessive wood rot due to moisture intrusion. Replacement is recommended.Implication(s): Chance of damage to finishes and structureLocation: RearTask: Replacement RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 11 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
EXTERIOR
3.
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 12 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
STRUCTURE
System and Componet Description
Configuration: Crawl space
Foundation material: Poured concrete Stone
Floor construction: Joists Masonry columns Wood beams Subfloor - plywood
Exterior wall construction: Wood frame, brick veneer
Roof and ceiling framing: Rafters/roof joists OSB (Oriented Strand Board) sheathing
Limitations and Exclusions
Attic/roof space:Entered but access was limited
The attic was entered, however, the inspection was limited as the attic space was not completely traversed due to one ormore of the following reasons: The ceiling joists were not visible due to insulation, the roofing structure configuration(truss/ rafter system) did not allow enough head room, HVAC duct work or stored personal items.
Crawl space:Entered but access was limited
The crawl space was entered, however, the inspection was limited and full traverse was not possible due to one or moreof the following: There was wet soil/ standing water, HVAC duct work, debris or restricted passage/ head room.
Not included as part of a building inspection: Visible mold evaluation is not included in the building inspection report
Recommendations
FOUNDATIONS \ Foundation8. Condition: The parge coating on the exterior foundation wall is deteriorating and needs repair.Location: Front - SE CorenerTask: Repair RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 13 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
STRUCTURE
4.
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 14 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
ELECTRICAL
System and Componet Description
Service entrance cable and location: Overhead aluminum
Service size: 100 Amps (120/ 240 Volts) Ampacity of the electrical service is determined by comparing the lowest ofthe capacities of: incoming service cable capacity, service meter capacity, or main power panel rating. The lowest ofthese three components is considered the overriding factor and the above noted capacity was determined using thisguideline.
Number of circuits installed: 16
System grounding material and type: Copper - ground rods
Distribution panel rating: 125 Amps
Distribution panel type and location: Breakers - Interior closet Federal Pacific Panel
Distribution wire material and type: Copper - non-metallic sheathed
Type and number of outlets (receptacles): Grounded - typical
Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): No GFCI No AFCI
Smoke detectors: Present
Carbon monoxide (CO) detectors: None noted
Limitations and Exclusions
General: The testing of smoke detectors and carbon monoxide detectors are excluded from this inspection.
General: Only outlets that are readily accessible and not in use are tested.
General: Photoelectric smoke alarms are the recommended type, however, the type of the installed alarm(s) if presentwas not verified. Age verification of smoke and/ or carbon monoxide alarms is beyond the scope of this inspection.
System ground: Continuity not verified Quality of ground not determined
Circuit labels: The circuits are not labeled at the panel
Recommendations
General9. The presence of CSST gas piping requires further evaluation by a licensed electrician to determine if it has beenproperly grounded and bonded (See: Plumbing Section).Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible
10. GFCI outlets have been known to trip during electrical storms, therefore, it is not advised to use a GFCI forrefrigerators, freezers or sump pumps.
SERVICE DROP AND SERVICE ENTRANCE \ Service conductors11. Condition: Insulation missing or damagedImplication(s): Fire hazard
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 15 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
ELECTRICAL
Location: Rear - RoofTask: Repair RecommendedTime: As Soon As Possible
5.
SERVICE BOX, GROUNDING AND PANEL \ Distribution panel12. Condition: 'Federal Pacific' electrical panels are considered by many experts to be dangerous from both shock and/or fire hazard possibilities. There have been many reports of the breakers not tripping when they should, being energizedwhen showing deenergized and arcing. I personally recommend panel replacement, however, at the very least a furtherevaluation and determination of the condition and safeness should be made by a licensed electrician as soon aspossible. See www.ismypanelsafe.comLocation: NW Bedroom ClosetTask: Replacement RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
Knowledge is the Cornerstone of informed decisions
Report No. 1515
Page 16 of 37
SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
ELECTRICAL
6.
DISTRIBUTION SYSTEM \ Smoke detectors13. Condition: Smoke detector batteries should be checked monthly and changed annually including the hardwiredmodels with battery backup. Smoke detectors have approximately a 10 year life span for full effectiveness and thereforeshould be replaced every 10 years. If the age of the existing detectors can not be determined and the home is more than10 years old, replacement is recommended. Recent research indicates that photoelectric alarms are a better choice thanionization alarms.
14. Condition: It is recommended that Smoke Alarms be installed in every bedroom and all living areas (kitchenexcluded). Recent research indicates that photoelectric alarms are a better choice than ionization alarms because theyare the most reliable and give the most advanced warnings when a fire breaks out. The life expectancy of smokedetectors is 10 years. It is recommended that unless the age of the existing detectors is known and the house is morethan 10 years old, replacement be made.
DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectors15. Condition: It is recommended that Carbon Monoxide Detectors should always be installed (on each level of thehouse if more than one level) as they are an important safety item. The average life expectancy for these detectors isfrom 5-7 years, therefore, replacement is recommended at least every seven years but check the manufacturesinstructions to determine if replacement should occur sooner.
16. Condition: NoneThere are no CO detectors present. I recommend one detector should be added to each floor of the house.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade Recommended
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
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GENERAL REFERENCE
ELECTRICAL
Time: As Soon As Possible
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GENERAL REFERENCE
HEATING
System and Componet Description
Fuel/energy source: Gas
System type: Forced Warm Air Furnace
Furnace manufacturer: ArmstrongModel number: 12345 Serial number: 54321
Heat distribution: Ducts and registers
Approximate capacity: 80,000 BTU/hr
Efficiency: High-efficiency
Exhaust venting method: High efficiency - Induced draft
Approximate age:10 years
Manufactured - June 2006
Typical life expectancy: Furnace (conventional or mid-efficiency) 18 to 25 years
Main fuel shut off at:Meter
The gas meter is the preferred gas shut off although the furnace, as do all gas appliances, has it's own gas shut off in thegas line at the furnace.
Exhaust pipe (vent connector): PVC plastic
Limitations and Exclusions
Heat exchanger: Not accessible
Recommendations
General17. It is recommended that servicing the furnace prior to the heating season be performed annually. Annual servicingassures top performance from both a utility bill and a safety standpoint and please remember you can help by changingyour furnace filters every three months.
GAS FURNACE \ Venting system18. Condition: Poor connectionsThe furnace flue is disconnected and is not venting to the exterior as it should, repair is required immediately.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Attic/ RoofTask: Repair RequiredTime: Immediately
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GENERAL REFERENCE
HEATING
7.
8.
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
COOLING & HEAT PUMP
System and Componet Description
Air conditioning type: Air Cooled - Split System
Manufacturer:Armstrong
Model number: 54321 Serial number: 12345
Cooling capacity: 4 Tons
Compressor type: Electric
Compressor approximate age:10 years
Manufactured - June 2006
Typical life expectancy: 12 to15 years
Temperature difference: 15° Acceptable temperature difference: 14° to 22°
Limitations and Exclusions
Not part of a home inspection: Home inspectors cannot typically access or inspect the indoor coil Home inspectorsdo not verify that the size of the indoor coil matches the outdoor coil
Recommendations
AIR CONDITIONING \ Air cooled condenser coil19. Condition: DirtyImplication(s): Reduced comfort | Increased cooling costs | Reduced system life expectancyLocation: East SideTask: Service or CleanTime: As Soon As Possible
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
COOLING & HEAT PUMP
9.
AIR CONDITIONING \ General20. Condition: It is recommended that servicing the Air Conditioner/ Heat Pump prior to the start of the cooling seasonbe performed annually. Annual servicing will assure top performance and help to lower your utility bills and you can assistin this by changing your filters every three months.
21. Condition: As a precautionary reminder: Operating cooling systems which are "shut down" and/ orwhere the outdoor temperatures have not been a continuous 65 degrees or higher for the 24 hour period precedingactivation without proper preparation risks costly damage to the compressor or other components.
22. Condition: The interior electrical 'Dead Front' cover is missing from the exterior A/C disconnect.. This is animportant safety issue that should be corrected immediately to prevent the possibility of electrical shock.Location: East SideTask: Repair or Replacement RecommendedTime: Immediately
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
COOLING & HEAT PUMP
10.
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
INSULATION AND VENTILATION
System and Componet Description
General: General information on crawlspace insulation and ventilation.
Attic/roof insulation material: Glass fiber
Attic/roof insulation amount/value: 10" of blown fiber glass equals approximately R-22
Attic/roof ventilation: Gable vent Turbine vent
Wall insulation material: Not visible
Floor above basement/crawlspace insulation material: None found
Floor above basement/crawlspace air/vapor barrier: None found
Crawlspace ventilation: Wall Vents
Limitations and Exclusions
Attic inspection performed:By entering attic, but access was limited
The attic was entered, however, the inspection was limited as the attic space was not completely traversed due to one ormore of the following reasons: The ceiling joists were not visible due to insulation, the roofing structure configuration(truss/ rafter system) did not allow enough head room, HVAC duct work or stored personal items.
Crawl space inspection performed: Access to the crawl space was gained through an exterior hatch.
Crawl space inspection performed:By entering space, but access was limited
The crawl space was entered, however, the inspection was limited and full traverse not possible due to one or more ofthe following: There was wet soil/ standing water, HVAC duct work, debris or restricted passage/ head room.
Recommendations
ATTIC/ROOF \ Insulation23. Condition: Amount inadequateThe current recommended R value for attic insulation in Oklahoma is R-38. I've estimated the the R value of the presentinsulation at R-22.Implication(s): Increased heating and cooling costsLocation: Throughout AtticTask: Improvement RecommendedTime: At Clients Discretion
FOUNDATION \ Crawlspace ventilation24. Condition: The crawl space vent screens are either missing or ineffective allowing the possibility of pests to enter.Location: RearTask: Repair RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
INSULATION AND VENTILATION
11.
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
PLUMBING
System and Componet Description
Water supply source: Public
Service piping into building: Not visible
Supply piping in building: Copper
Main water shut off valve at the: Meter
Water flow and pressure: Functional
Water heater fuel/energy source: Gas
Water heater type: Conventional
Water heater exhaust venting method: Natural draft
Water heater manufacturer: ENVI-RO-TEMPModel number: 123456 Serial number: 654321
Tank capacity: 40 gallons
Water heater approximate age:15 years
Manufactured - March 2001
Typical life expectancy: 8 to 12 years
Waste disposal system: Main 'Sewer Clean Out' locationNote: Backyard
Waste disposal system: Public
Waste and vent piping in building: The waste vent piping material is PVC.
Waste and vent piping in building: PVC plastic
Floor drain location: None found
Gas piping:CSST (Corrugated Stainless Steel Tubing)
12.
Main fuel shut off valve at the:Gas meter
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
PLUMBING
The gas meter is the preferred gas shut off although the water heater, as do all gas appliances, has it's own gas shut offin the gas line at the water heater.
Exterior hose bibb: Present
Limitations and Exclusions
Items excluded from a building inspection: The lawn sprinkler system is excluded from examination in this homeinspection. It is recommended that the system be tested by the buyer with the assistance of the seller or be examined bya qualified professional in this field prior to closing.
Items excluded from a building inspection: Water quality Isolating/relief valves & main shut-off valve Concealedplumbing Tub/sink overflows Water heater relief valves are not tested
Recommendations
WATER HEATER \ Temperature/pressure relief valve25. Condition: Discharge tube missingImplication(s): ScaldingLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
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PLUMBING
13.
WATER HEATER - GAS BURNER AND VENTING \ Gas piping26. Condition: Inappropriate materialsCopper should not be used as a gas line because the 'oderants' added to natural gas can have a corrosive effect oncopper creating pin hole leaks. Replacement recommended. NOTE: There is no drip leg nor pan and drain line.Implication(s): Fire or explosionLocation: Garage - Water Heater ClosetTask: Replacement RecommendedTime: As Soon As Possible
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
PLUMBING1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
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PLUMBING
14.
WATER HEATER - GAS BURNER AND VENTING \ Venting system27. Condition: Poor connectionsThe flue is disconnected requiring immediate repair.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: Immediately
1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
PLUMBING
15.
WASTE PLUMBING \ Traps - installation28. Condition: Nonstandard shape or materialThe installed traps (pictured) have never been approved as they are prone to collecting debris, in addition, the wastedisposal trap goes uphill. Replacement is recommended.Implication(s): Fixtures slow to drain | Reduced operabilityLocation: KitchenTask: Replacement RecommendedTime: As Soon As Possible
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
PLUMBING
16.
FIXTURES AND FAUCETS \ Hose bib or bibb29. Condition: Backflow prevention missingImplication(s): Contaminated drinking waterLocation: Front and RearTask: Improvement RecommendedTime: At Clients Discretion
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GENERAL REFERENCE
PLUMBING
GAS SUPPLY \ Gas piping30. Condition: There is CSST gas piping present. As of 7-11-13, Title 158. Construction Industries Board of Oklahoma,Chapter 70 Home Inspectors Act 158:70-1-3 (f), (2), (E) states: 'Manufacturers believe this product is safer if properlybonded and grounded as required by the manufacturer's installation instructions. Proper bonding and grounding of theproduct can only be determined by a licensed electrical contractor'. It is therefore recommended that a licensed electricalcontractor verify the above as this is a safety issue. Note: The next generation CSST ('Black' coated CSST) is alsorequired to be properly bonded and grounded and should also be examined by a licensed electrical contractor to ensurethat it has been.Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
INTERIOR
System and Componet Description
Major floor finishes: Carpet Hardwood Ceramic
Major wall and ceiling finishes: Plaster/drywall
Windows: Single/double hung Vinyl
Glazing: Double
Exterior doors - type/material: Wood with glass window insert
Exterior doors - type/material: Storm Garage door - metal
Doors: Inspected
Oven type: Free Standing Range
Oven fuel: Gas
Range fuel: Gas
Appliances: Free Standing Range / Oven
Appliances: Range hood Dishwasher Waste disposal Door bell
Laundry facilities: Hot/cold water supply 120-Volt outlet 240-Volt outlet Gas piping
Kitchen ventilation: Range hood Discharges to exterior
Bathroom ventilation: Exhaust fan
Counters and cabinets: Inspected
Stairs and railings: Inspected
Limitations and Exclusions
Inspection limited/prevented by: Only windows that are fully accessible are tested for functionality: opening/ closing,locks and tilt mechanisms. Every attempt is made to view all glazing (glass). It is not however always possible to detecta failed thermal seal in a window or a door glass, therefore, no comment is offered on the integrity of thermal seals otherthan as noted as 'obvious evidence'.
Restricted access to: Cupboards and cabinets
Not included as part of a building inspection: Carbon monoxide detectors, security systems, central vacuum
Cosmetics: No comment offered on cosmetic finishes
Appliances: Self-cleaning features on ovens not tested Effectiveness of dishwasher drying cycle not testedAppliances are not moved during an inspection
Crawlspace leakage: Cannot predict how often or how badly crawlspace will leak
Garage door opener: Garage door remote controls are not tested as a part of this inspection. Due to the frequency ofdamage to the overhead garage door(s) and/ or the chance of personal injury, the resistance-sensing auto-reversingcapabilities and door balance testing of overhead garage doors are excluded from this inspection.
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GENERAL REFERENCE
INTERIOR
Recommendations
General31. As appliances are not moved during an inspection be sure to check the floor condition under the existing appliancesat the final walk through.
32. Homes built prior to 1978 will likely have varying amounts of lead based paint present in them. Information about thehealth risks associated with lead based paints and how they can be minimized may be found in this link. Additionalinformation may also be found by going to: http://www2.epa.gov/lead
WINDOWS \ General33. Condition: It is recommended that cleaning and lubrication of the window channels be performed annually as a partof your routine maintenance program to insure years of trouble free performance.
APPLIANCES \ Dishwasher34. Condition: Every dishwasher installation manual requires a high loop underneath the sink, the reason for the highloop is to prevent potential backflow of water into the dishwasher and to prevent improper drainage of water.Location: KitchenTask: Improvement RecommendedTime: As Soon As Possible
17. 18.
APPLIANCES \ Dryer35. Condition: Dryer vents are a major source of house fires annually due to lint buildup. It is recommended that thedryer vent be cleaned and checked annually.
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
GENERAL
System and Componet Description
General: The house faces predominately North, all directions given in this report will assume looking in this direction.
Weather: Partly cloudy Ground was dry There has been no rain in last 3 days. Light winds
Approximate temperature: 88°
Attendees: Buyer Buyer's Agent
Access to home provided by: Buyer's agent
Occupancy: The home was occupied at the time of the inspection. The home was furnished during the inspection.
Utilities: All utilities were on during the inspection.
Approximate age of home:44 years
Built - 1972
Approximate size of home: 1800 ft.²
Building type: Ranch
Number of dwelling units: Single-family
Number of stories: Two
Number of rooms: Six
Number of bedrooms: Four
Number of bathrooms: Two and 1/2.
Number of kitchens: One
Garage, carport and outbuildings: Attached two-car garage
Area: Suburb
Street type: Residential
Street surface: Paved
END OF REPORT
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SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR
GENERAL REFERENCE
REFERENCE LIBRARY
The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.
Click on any link to read about that system.
01. ROOFING, FLASHINGS AND CHIMNEYS
02. EXTERIOR
03. STRUCTURE
04. ELECTRICAL
05. HEATING
06. COOLING/HEAT PUMPS
07. INSULATION
08. PLUMBING
09. INTERIOR
10. APPLIANCES
11. LIFE CYCLES AND COSTS
12. SUPPLEMENTARY
Asbestos
Radon
Urea Formaldehyde Foam Insulation (UFFI)
Lead
Carbon Monoxide
Mold
Household Pests
Termites and Carpenter Ants
13. HOME SET-UP AND MAINTENANCE
14. MORE ABOUT HOME INSPECTIONS
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GENERAL REFERENCE