3590 STATE HWY 265 BRANSON, MO 65616 417-294-2782 ... · 3590 STATE HWY 265 BRANSON, MO 65616 417-294-2782 Inspection Report 1 River Rd. Small Town, MO 65686

3590 STATE HWY 265 BRANSON, MO 65616

417-294-2782

Inspection Report

1 River Rd. Small Town, MO 65686

Branson1Call Inspection Report

Page 2 of 41

April 23, 2014

Property Information

Property Address: 1 River Rd. City: Small Town, MO 65686 Contact Name: Mr. Important Phone: 555-555-5555

Client Information

Client Name: Mr. Important

Client Address:

City: Branson, MO 65616

Phone:

E-mail: Youremailaddress@here

Inspection Company

Inspector Name: Greg Snyder

Company Name: Branson1call

Address: 3590 State Hwy 265

City: Branson, MO 65616

Phone: 417-294-2782

E-mail: [email protected]

File Number: 050514

Conditions at Time of Inspection

Persons Present: Greg Snyder

Estimated Age: 1983 per listing

Inspection Date: 04-22-14

Start/end Time: 10:00am/2:45pm

Electric On: Yes.

Gas On: None observed.

Water On: Yes

Temperature: 61 degrees.

Weather: Sunny, clear.

Building Type: One story home on basement.

Sewage Disposal: Information not available.

Water Source: Information not available.

General Information


Page 3 of 41

April 23, 2014

Exclusions and Limitations of a Home Inspection

A home inspection is essentially a property condition assessment. The inspection is simply a limited visual

inspection, and its results based on observable conditions that exist at the time of the inspection only. The

report is based on professional opinion and is NOT intended to be “technically exhaustive” or include

latent and/or concealed defects. The inspection and report exclude all components, items, and conditions

that are not observed, regardless of the reason they are not observed. Equipment and systems will not be

dismantled, nor will furniture or items stored, be moved or removed to conduct the inspection. The home

inspector assumes NO liability for the cost of repairing or replacing any unreported defects or conditions.

The inspection and report shall NOT be consulted as a compliance inspection for zoning or other

governmental or nongovernmental codes or regulations. This is NOT an engineering inspection or

analysis; NO engineering tests will be made. NO inspection will be conducted to determine conformance

to or compliance with any manufacturer’s specifications or installation or use instructions, or to

determine or calculate the strength, adequacy, or efficiency of any system or component at the subject

property.

The inspection and report exclude and do not intend to cover swimming pools, hot tubs, spas, saunas,

whirlpools, fountains, ponds, playground equipment, fences, storm windows and doors, recreational and

leisure appliances, household appliances, underground electric and plumbing systems, water

conditioners, termite, insect, pest, or vermin infestation, security systems, security bars, energy saving

devices, air purifiers, fireplace inserts and equipment, seasonal equipment, outdoor grills, low voltage

lighting, cable and telephone systems, systems which are shut off or otherwise secured, and all cosmetic

items such as wall coverings, window treatments, and carpeting. Also excluded is radon gas, or other

radiation, lead, asbestos, carbon monoxide, urea formaldehyde, underground tanks, soil contamination,

mold, fungus, EMFs, and all other hazardous or toxic substances, pollutants, or other contamination. Any

comments about excluded items are strictly for “informational” purposes only.

The inspection and report are NOT intended to reflect the value of the property, or make representation

as to the advisability or inadvisability of purchase.

THE INSPECTION AND REPORT ARE NOT INTENDED AS A GUARANTEE OR WARRANTY, EXPRESSED OR

IMPLIED, INCLUDING ANY IMPLIED WARRANTY OF THE MERCHANTABILITY, OR FITNESS FOR USE

REGUARDING THE CONDITION OF THE PROPERTY.

The inspection and report are for the sole and exclusive use of the client and not intended for the use

and/or benefit of any other person, party, or entity. The inspection and report are not transferrable and

there are no additional oral representations.


Page 4 of 41

April 23, 2014

Table of Contents

Cover Page 1

General Information 2

Exclusions and Limitations 3

Inspection Authorization 5

Limitations and Conditions 6

Lot and Ground 7-8

Exterior Components 9-10

Roof System 11-13

Garage 14-15

Electrical System 16

Attic 17-19

Basement/crawl 20

Heating/air System 21-22

Fireplace 23-24

Plumbing 25-27

Interior Rooms 28-39

Advisory Summary 40-41


Page 5 of 41

April 23, 2014

Branson1call Home Inspection Service

HOME INSPECTION AUTHORIZATION FORM

Property Address:

City/State:

Inspection Date: 04-22-14

Inspection Time: 10:00am

Client Name:

Home Phone:

Address:

City/State: Branson, MO 65616

Business Phone:

Mobile Phone:

Fax:

Email:

Fee Base Fee: $ 325.00

Tax: $ 0.00

Total Fee: $ 325.00 *payable at the time of the inspection.

PLEASE READ CAREFULLY BEFORE SIGNING. The Inspection of this property is subject to the Limitations and Conditions set out in this Agreement. The report is

based on a visual examination of the readily accessible features of the building. Areas that are inaccessible are not

part of this inspection including but not limited to: behind walls, furniture, under rugs, inaccessible areas and below

soil. Latent and concealed defects and deficiencies are excluded from the inspection. The inspector will prepare a

written report of the apparent conditions of the readily accessible installed systems and components of the property

existing at the time of the inspection. The Home Inspector’s Report is an opinion of the present condition of the

property. It is not a guarantee, warranty or an insurance policy with regards to the property.

I have read, understood and accepted the Limitations and Conditions of this Home Inspection.

Date:______________

Client Signature:__________________________

On behalf of:_______________________

Payment Received in Full:_______________________

Inspector:___________________________

Note: This inspection report is for the exclusive use of the client named above. No use of the information by any other

party is intended. If client is not present at the time of the inspection or for any other reason is unable to sign this

contract, acceptance of the Inspection Report shall constitute acceptance of the terms and conditions and other

attached agreements of the contract as if signed by the customer.

http://www.inspectionscope.com/images/AuthorizationForm2005.pdf#page=1




Page 6 of 41

April 23, 2014

Branson1call Home Inspection Service

LIMITATIONS AND CONDITIONS OF THIS HOME INSPECTION

These Limitations and Conditions explain the scope of your Home Inspection. Please read them carefully before signing this

Agreement. The purpose of your Home Inspection is to evaluate the general condition of a property. This includes determining

whether systems are still performing their intended functions. There are limitations to the scope of this Inspection. It provides a

general overview of the more obvious repairs that may be needed. It is not intended to be an exhaustive list. The ultimate decision

of what to repair or replace is yours. One homeowner may decide that certain conditions require repair or replacement, while

another will not.

1. The Home Inspection provides you with a basic overview of the condition of the property. Because your Home Inspector has only a

limited amount of time to go through the property, the Inspection is not technically exhaustive. Some conditions noted, such as

foundation cracks or other signs of settling in a house, may either be cosmetic or may indicate a potential problem that is beyond the

scope of the Home Inspection. This is NOT an engineering inspection or analysis; NO engineering tests will be made. If you are

concerned about any conditions noted in the Home Inspection Report, we strongly recommend that you consult a qualified Licensed

Contractor or Engineering Specialist. These professionals can provide a more detailed analysis of any conditions noted in the Report at

an additional cost.

2. The Home Inspection does not include identifying defects that are hidden behind walls, floors or ceilings. This includes wiring,

structure, plumbing and insulation that are hidden or inaccessible. Some intermittent problems may not be obvious on a Home Inspection

because they only happen under certain circumstances. As an example, your Home Inspector may not discover leaks that occur only

during certain weather conditions. Home Inspectors will not find conditions that may only be visible when storage or furniture is moved.

They do not remove wallpaper, look behind pictures or lift flooring (including carpet) to look underneath.

3. The Inspection does not include hazardous materials that may be in or behind the walls, floors or ceilings of the property. This

includes building materials that are now suspected of posing a risk to health such as phenol-

formaldehyde and urea-formaldehyde based products, fiberglass insulation and vermiculite insulation. The Inspector does not identify

asbestos roofing, siding, wall, ceiling or floor finishes, insulation or fireproofing. We do not look for lead or other toxic metals in such

things as pipes, paint or window coverings. The Inspection does not deal with environmental hazards such as the past use of insecticides,

fungicides, herbicides or pesticides. The Home Inspector does not look for, or comment on, the past use of chemical termite treatments in

or around the property.

4. We are not responsible for, and 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 the building. The inspection does not include spores, fungus, mold

or mildew, including that which may be present behind walls or under floors. You should note that 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 you consult a qualified Environmental

Consultant who can test for toxic materials, mold and allergens at additional cost.

5. The Home Inspector does not look for and is not responsible for fuel oil, septic or gasoline tanks that may be buried on the property.

If fuel oil or other storage tanks remain on the property, you may be responsible for their removal and the safe disposal of any

contaminated soil. If you suspect there is a buried tank, we strongly recommend that you retain a qualified Environmental Consultant to

determine whether this is a potential problem.

6. The customer hereby expressly waives any cause of action against the inspector personally, excluding solely willful misconduct. The

customer hereby agrees to indemnify the inspector personally for any and all causes of action, including costs of defense and attorneys’

fees, related to or arising from any claim brought by the customer against the inspector.

7. The Company will have no liability for any claim or complaint if conditions have been disturbed, altered, repaired, replaced or

otherwise changed before we have had a reasonable period of time to investigate. Any damages shall be limited to the amount paid for

the inspection to the Company by the customer. Such refund shall be full and final settlement of all present and future claims and causes

of action and the Company shall be there upon generally and fully released.

I have read, understood and accepted the above Limitations and Conditions of this Home Inspection.

Signed _____________________________________________ Dated _______________

If client is not present at the time of the inspection or for any other reason is unable to sign this contract, acceptance of the Inspection Report shall

constitute acceptance of the terms and conditions and other attached agreements of the contract as if signed by the customer.


Page 7 of 41

April 23, 2014

General Information

1 Driveway: Concrete. In good condition for its age with typical wear and weathering. Several

cracks were observed. Recommend continued sealing to prevent water intrusion.

(Driveway.)

2 Steps/Stoops/Walkways: Concrete in good condition. With some slight unevenness observed

and typical wear and weathering.

(Front walkway to main entry.)

3 Patio/Deck: The back patio and deck are in acceptable condition with typical wear and

weathering for their age. Some normal maintenance and repair are recommended. Several deck

boards were observed to be loose from the floor joist and several nails were pushed up. Two lag

bolts were observed protruding on the stair way.

Lot and Grounds


Page 8 of 41

April 23, 2014

(Back deck lag bolt showing.) (Back deck loose decking board.)

4 Grading/Drainage: Positive slope away from the foundation observed around most of the home.

It is important to keep surface rain water a sufficient distance from the foundation.

(Area on right side of home.) (Area on left side of home.)

5 Vegetation/Landscaping: There were no areas noted were vegetation was determined to be

detrimental to the home.

6 Fences: None noted.


Page 9 of 41

April 23, 2014

1 Exterior composition: The home is a combination of brick and a small amount of wood sheet

board on the back of home. Brick appears to be in very good condition. The wood siding around

the back of home has some areas of what appears to be weathering deterioration.

(Example of brick.) (Wood siding on back of home.)

2 Trim: The trim is the same materials in good condition.

3 Fascia/Soffits: These are aluminum and in good condition

(Soffit and fascia.)

4 Entry Doors: These are in acceptable condition.

5 Windows: These are a wood interior with vinyl exterior cladding, with thermally separated glass

throughout home. They all appear to be in very good condition.

6 Exterior outlets/lights: The outlet observed on the exterior of the home is not GFCI protected

but had appropriate weather resistant cover. Recommend installation of these protective

devices by a qualified professional for safety.

7 Hose Bibs: Appeared to function as designed.

Exterior Surfaces & Components


Page 10 of 41

April 23, 2014

8 Gas Meter/Propane: None observed.

9 Vent: There is a large open vent to the left of the front door that has no screen device to protect

from animal intrusion. There an outlet inside the vent with no cover installed Recommend

evaluation by a qualified professional.

(Vent to left of front door.)


Page 11 of 41

April 23, 2014

The roof inspection is a visual report on the conditions of the roofing material at the time of the inspection. No load

calculations or engineering assessments are performed by the inspector. Portions of the roof, including

underlayment, decking, and some flashing are hidden from view and cannot be evaluated by the visual inspection.

The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has

absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To

absolutely determine that no leaks exist, complete access to all roof structure areas must be available during a very

wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy

accumulations of snow and/or ice, and melting snow and ice.

1 Material: Wood shingle. Some areas of what appears to be metal repairs noted on the back side

of roof. Shingles appear very weathered with some curling observed.

(Metal repair on back side.) (Example of shingles.)

2 Type/Pitch: Hip style with a moderate to steep pitch.

3 Flashing: Appeared to be functioning as designed.

4 Valleys: Appeared to function as designed. Some debris was observed in the front valley.

Recommend keeping these clear to allow proper flow.

Roof System


Page 12 of 41

April 23, 2014

(Debris in front valley.)

5 Evenness: Even with no areas of inconsistency observed.

6 Porch Roof: Appeared in good condition.

7 Skylights: None observed

8 Vents/Turbines: Roof turbines and soffit vents in good condition and appear functioning as

designed.

9 Plumbing Vents: Appear to be in good condition.

10 Electric Mast/service Line: One is present, but abandoned as service now comes underground.

11 Gutters/Downspouts: These appear to be aluminum and in acceptable condition. There was a

significant amount of debris observed in the front guttering. Recommend keeping these clean to

allow proper water flow.

(Debris in guttering.)

12 Chimney: Appeared to be in good condition and function as designed.

13 Flue/Flue Cap: Both appear in good condition and functioning as designed. I was unable to

examine at a close distance due to shake roof. I always recommend evaluation by a qualified

professional prior to use to ensure proper operation for safety.


Page 13 of 41

April 23, 2014

(Chimney, flue and cap.)


Page 14 of 41

April 23, 2014

*There is a two car garage attached to this home.

1 Ceiling/walls: Wood paneling/Painted sheetrock.

(Garage.)

2 Floor: Concrete in acceptable condition.

3 Doors: Functioned properly.

4 Over Head Doors: One wooden door present and functioning properly. There was some

weather damage noted on the exterior of the door.

(Exterior of garage door.)

5 Automatic Opener: One Genie brand present. The bulb cover was partially hanging at the

time of inspection. There are no safety sensors installed to stop and reverse door if

obstructed during closing. Recommend evaluation by a qualified professional.

Garage


Page 15 of 41

April 23, 2014

(Automatic door opener.)

6 Windows: None observed.

7 Electrical: There is on outlet present on the left wall with broken cover plate and on outlet

on the back wall missing plate cover and the box is loose in the wall. The outlets observed

were not GFCI protected. Recommend installation of these protective devices by a qualified

professional for safety.

(Garage outlet.)

8 Smoke Detector: None observed.

9 HVAC Source: None observed.


Page 16 of 41

April 23, 2014

The review of the Electrical System is limited to that which is visible at the time of the inspection. Note that the

inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an

adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions

or expansion. Determining the actual capacity of the electrical system requires load calculations, which are not

within the scope of the general home inspection. The inspector does not operate circuit breakers as part of the

inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet.

1 Location: The meter is located on left side of the home. The breaker box is located in the

basement storage room.

(Meter.) (Breaker box in basement.)

2 Condition: The breaker boxes appear to be in acceptable condition with the wires neat and

orderly. There is a 12 gauge wire ‘double tapped’ into a 30 amp breaker. There are several

breakers that are ‘double tapped.’ There is a set of stranded wires leaving the box with no

protective covering jacket present. Recommend evaluation and corrective action by a qualified

professional for function and safety.

(Inside of breaker box.) (12 gauge wire in 30 amp breaker.) (No protective jacket .)

3 Manufacturer/Type: The box is manufactured by Cutler Hammer/ resettable breaker.

4 Service Size: There is a 200 amp main breaker present in the breaker box.

Electrical System


Page 17 of 41

April 23, 2014

Note that the inspector does determine if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly

due to lack of access; areas and components obscured by insulation or stored items. Some attic areas may be

inaccessible due to lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or

low height. These areas are excluded from this inspection.

1 Method of Inspection: One small push up panel located in the garage ceiling.

(Push-up access door.)

2 Roof Framing: Appears to be wood trusses.

(Roof framing in attic.)

3 Sheathing: Plywood sheet board.

4 Ventilation: Soffit vent and roof turbines present. Appeared to be adequate and functioning

properly.

5 Insulation: Blown-in insulation present.

Attic


Page 18 of 41

April 23, 2014

(Blown-in insulation in the attic.)

6 Attic Fan: None observed.

7 House Fan: None present.

8 Wiring/Lighting: There is a single romex wire near the access door not terminated in a box with

a cover. Recommend evaluation and corrective action by a qualified professional for safety.

(Wire in the attic.)

9 Moisture Penetration: None observed.

10 Bathroom Fan Venting: Several observed above the insulation.

11 Dryer Vent: One observed. Recommend extending to the exterior of the home to remove heat

and moisture from attic space.


Page 19 of 41

April 23, 2014

(Dryer vent in attic.)


Page 20 of 41

April 23, 2014

Any below-grade space can leak, even areas that have been dry in prior years. While I look for evidence of leaking, I

may not be able to determine if leaks exist or existed and I cannot predict future water infiltration. Some water

activity occurs only under certain circumstances and can only be identified at the actual time of occurrence. I

suggest that you obtain disclosure from the seller regarding any history of water in the crawl space or basement. I

cannot certify the crawl space or basement against future water infiltration.

*Home is on a full basement.

1 Footer Drain Tile: None observed.

2 Crawlspace Entrance: None present.

3 Ceiling: Exposed framing and finished drywall.

4 Condition of Exterior Walls: Areas observable appeared acceptable.

5 Moisture Noted: None observed.

6 Main Beam Condition: Areas observable appeared acceptable. There is a wood beam in the

front right basement storage room that has a large crack present. Recommend evaluation and

corrective action by a qualified professional.

(Beam in basement storage room.)

7 Ventilation: Finished basement doors and windows

8 Floor: Poured concrete in areas observable.

9 Pier Construction: Wood posts.

10 Electrical: Appeared acceptable.

11 Evidence of Insects or Animals: None observed.

Crawl/Basement Space


Page 21 of 41

April 23, 2014

Dismantling and/or extensive inspection of the internal components of the heating/air conditioning system, including

the HEAT EXCHANGER in a gas furnace, is beyond the scope of this General Home Inspection. Calculating

whether or not the HVAC unit and ductwork are properly sized for this house requires the use of a complicated

formula utilizing the square footage of the house, the envelope insulation values and the overall air tightness of the

house. I do not have access to all of the data needed to make a qualified determination on this furnace. I do not

perform pressure tests on coolant systems; therefore no representation is made regarding charge or line integrity.

1 Operation: The HVAC system appeared to operate as designed, smooth and vibration free. The

air handler is located in basement storage room. The unit created a 42 degree rise in

temperature when in the heating mode from air return to air supply. The air conditioning side of

the system created a 25 degree drop in temperature from return air to supply air. An internet

cross reference appears to indicate the unit was manufactured in the 17 week of 2007.

(Air handler.)

2 Thermostat(s): There is one located in the main level hallway. Appeared to function properly.

3 Condensation Removal: The unit condensation drain runs into a nearby plumbing drain line.

Unable to determine the final destination.

4 Exterior Unit(s): The unit is located on the back side of the home. The unit ran smooth and

vibration free. An internet cross reference appears to indicate the unit was manufactured in the

23 week of 2007.

Heating/ Air Conditioning System


Page 22 of 41

April 23, 2014

(Outside unit.)

5 Manufacturer: Both units appear to be manufactured by Carrier.

6 Filters: Two filters were located near the base of the air handler.

(Filters located at the base of air handler.)

7 Area Served: The entire home is served by the single system.

8 Fuel Type/Disconnect Type: Electric.

9 Visible Coil: Did not dismantle to inspect.

10 Refrigeration Lines: Appear adequately insulated.

11 Exposed Duct Work: Appeared consistent with industry standards.


Page 23 of 41

April 23, 2014

The inspector cannot obtain access to certain portions of the fireplace and certain enclosed adjacent

areas. The inspector makes no representations express or implied and will not be responsible in any way

whatsoever for deficiencies, improper installation, or improper equipment in inaccessible areas.

*There is one package style wood burning fireplace present in the living room.

1. Construction: Self contained package.

(Fireplace.)

2. Operation: Appeared that it would function as designed. There was wood and some debris on

the bottom at the time of the inspection making inspection limited. I always recommend

evaluation by a qualified professional prior to use for function and safety.

(Living room wall with fireplace.)

3. Smoke Chamber: Appeared acceptable.

4. Flue: Appeared acceptable from looking up through the damper. I always recommend having

the flue and termination unit examined by a qualified professional prior to use for function and

safety.

Fireplace/Wood Stove


Page 24 of 41

April 23, 2014

(Flue from damper.)

5. Damper: Appeared to function properly.

6. Hearth: Brick.

7. Ash Clean Out: None present.

8. Gas shut off: There is none present.


Page 25 of 41

April 23, 2014

Water quality or hazardous materials (lead, toxins, etc.) testing is beyond the scope of this inspection. All

underground piping related to water supply use are not visible and are excluded from this inspection. Leakage or

corrosion in underground piping cannot be detected by a visual inspection. Note that the inspector does not operate

water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector

does not determine if plumbing, fuel lines or clothes dryer exhaust ducts are adequately sized. The inspector does

not determine if shower pans or tub and shower enclosures are water tight.

1 Service Line: Appears to be ¾ inch galvanize pipe entering front basement wall.

(Water service line, shut off and regulator.)

2 Main Shut Off: One gate valve located near service entrance. There is a small water leak from

pressure regulator across the shut off valve.

(Small leak at regulator.)

3 Water Supply Lines: All pipes visible were copper.

4 Well Head: None present.

5 Drain Lines: PVC pipe.

Plumbing System


Page 26 of 41

April 23, 2014

6 Service/Clean outs: None observed.

7 Water Pressure: Appeared acceptable.

8 Water Heater: One American brand, 40 gallon electric located in the basement near air handler.

It appears to be in good condition. An internet cross reference appears to indicate the unit was

manufactured in the 48th week of 1998. There is evidence of a prior leak on the supply lines.

The temperature and pressure relief valve outlet has been reduced. Recommend evaluation and

corrective action by a qualified professional.

(Water Heater) (Supply lines.)

(T&P valve outlet reduced.)

9 Water Softener/filter: One observed. Did not evaluate. Appeared to be functional.


Page 27 of 41

April 23, 2014

(Water softener.)

10 Waste Disposal: Not listed.


Page 28 of 41

April 23, 2014

Entry

1 Ceiling/walls: Painted sheetrock.

2 Floor: Tile.

(View of entry.)


4 Windows: None present.

5 Electrical: The outlet on the right wall is loose and tested with hot and neutral switched.

Recommend evaluation by a qualified professional.

(Entry outlet.)


7 HVAC Source: Floor supply register.

Interior Rooms


Page 29 of 41

April 23, 2014

Living Room


2 Floor: Wood.

(Living room.)


4 Windows: Functioned properly.

5 Electrical: Tested acceptable.



Dining Room


2 Floor: Wood. Some small areas of movement in flooring noted.

(Dining room.)


4 Windows: Stationary door panels.


Page 30 of 41

April 23, 2014


6 Smoke Detector: One observed.

7 HVAC Source: Ceiling supply registers.

Laundry Room/Bathroom


(Laundry room.)

2 Floor: Carpet.



5 Electrical: Tested acceptable. The outlet by the sink is not GFCI protected.

6 Counter/Cabinet: Wood.

7 Sink/Basin: Synthetic drop-in.

8 Faucets/Traps: Functioned properly.



11 Washer Bib: Did not test. Appeared to function properly.

12 Washer Drain: Did not test. Appeared to function properly.

13 Dryer Vent: Through Wall.

14 Dryer Heat Source: Electric.

15 Ventilation: None present.

16 Floor Drain: One observed.


Page 31 of 41

April 23, 2014

Mud Room


(Mud room.)

2 Floor: Tile.






Sun Room


(Sun room.)

2 Floor: Tile.




Page 32 of 41

April 23, 2014



7 HVAC Source: None present.

Kitchen

The following items are not included in this inspection: free-standing or portable appliances such as

dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water

dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or

continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments

made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of

the remaining life of appliances, and does not determine the adequacy of operation of appliances such as

dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.


2 Floor: Wood.

(Kitchen.)

3 Cooking Appliances, Dishwasher: Appeared to operated as designed.

(Stove/oven.) (Microwave.)

4 Disposal: Under sink. Appeared to operate properly.


Page 33 of 41

April 23, 2014

5 Cabinet/top: Stained wood/Formica tops. Appear to be in good condition and functioned as

designed.

6 Sink: Drop- ceramic. In good condition.

(Kitchen sink.)

7 Plumbing Fixtures/Drain: Single lever. Functioned properly

8 Electrical: The outlet around sink did not have power. Recommend evaluation by a qualified

professional.

9 Smoke Detectors: None observed.


11 Ventilation: Hood over cook top.

12 HVAC Source: Under cabinet supply register.

Hall Bathroom


2 Floor: Tile.

(Hall bathroom.)

3 Doors: Operated properly.


Page 34 of 41

April 23, 2014


5 Electrical: Tested acceptable. The GFCI outlet by the sink would not trip to safety when

tested.

6 Counter/Cabinet: Formica/ wood.

7 Sink/Basin: Drop in ceramic.

(Hall bathroom sink.)

8 Faucets/Traps: Dual faucets functioned properly.

9 Tub/Shower: Functioned properly.

10 Toilet: Functioned properly..



13 Ventilation: Exhaust fan/heater/light combination present.

Front Bedroom


2 Floor: Carpet.

(Front room.)


Page 35 of 41

April 23, 2014





7 HVAC Source: Floor supply registers.

Master Bedroom


2 Floor: Carpet.

(Master bedroom.)


4 Windows: The left and right center window crank devices did not operate at the time of the

inspection.



7 HVAC Source: Floor supply registers.

Master Bathroom


2 Floor: Carpet.


Page 36 of 41

April 23, 2014

(Master bathroom.)


4 Windows: Operated properly.

5 Electrical: Tested acceptable. The outlet by the toilet is not GFCI protected.

6 Counter/Cabinet: Formica/ wood cabinet.

7 Sink/Basin: Drop-in ceramic.

8 Faucets/Traps: Single lever.


10 Toilet: Functioned properly.



13 Ventilation: Exhaust fan/light/heater combination present.

Basement Right Bedroom


2 Floor: Carpet.

(Basement right bedroom.)


Page 37 of 41

April 23, 2014





7 HVAC Source: Ceiling supply register.

Basement Center Bedroom


2 Floor: Carpet.

(Basement center bedroom.)





7 HVAC Source: Ceiling supply register.

Basement Right Storage Room

1 Ceiling/walls: Exposed framing/Exposed concrete.

2 Floor: Exposed concrete.


Page 38 of 41

April 23, 2014

(Basement storage.)






Basement Bathroom


2 Floor: Tile.

(Basement bathroom.)




6 Counter/Cabinet: Tile/ wood cabinet.

7 Sink/Basin: Drop-in ceramic.

8 Faucets/Traps: Double lever.


Page 39 of 41

April 23, 2014


10 Toilet: Functioned properly.



13 Ventilation: Exhaust fan/light/heater combination present.

Basement Left Storage Room

1 Ceiling/walls: Exposed framing/Exposed concrete. There was water dripping from the

insulation under the kitchen area. Recommend evaluation and repair.

2 Floor: Exposed concrete.

(Basement storage.)



5 Electrical: Tested acceptable. There is a wire by back door not terminated in a box. A

stranded wire with no jacket is entering a metal duct. Recommend evaluation and corrective

action by a qualified professional for safety.

(Storage room wire.) (Wire in duct work.)




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April 23, 2014

Advisory Summary:

The home, overall, is in very good condition. Here is a list of the items I have determined

need brought to your attention. Some things are more important than others, and you can

use your discretion as to the steps you will take to address each item.

Several cracks were observed in the drive way and side walk concrete. Recommend continued sealing to prevent water intrusion. Pg 7

Some normal maintenance and repair are recommended for the back wooden deck. Several deck boards were observed to be loose from the floor joist and several nails were pushed up. Two lag bolts were observed protruding on the stair way. Pg 7

The wood siding around the back of home has some areas of what appears to be weathering deterioration. Pg 9

The outlet observed on the exterior of the home is not GFCI protected but had appropriate weather resistant cover. Recommend installation of these protective devices by a qualified professional for safety. Pg 9

There is a large open vent to the left of the front door that has no screen device to protect from animal intrusion. There an outlet inside the vent with no cover installed Recommend evaluation by a qualified professional. Pg 10

Some areas of what appears to be metal repairs noted on the back side of roof. Shingles appear very weathered with some curling observed. Pg 11

Some debris was observed in the roof front valley. Recommend keeping these clear to allow proper flow. Pg 11

There was a significant amount of debris observed in the front roof guttering. Recommend keeping these clean to allow proper water flow. Pg 12

I was unable to examine the flue cap at a close distance due to shake roof. I always recommend evaluation by a qualified professional prior to use to ensure proper operation for safety. Pg 12

There was some weather damage noted on the exterior of the overhead garage door. Pg 14

On the automatic garage door opener the bulb cover was partially hanging at the time of inspection. There are no safety sensors installed to stop and reverse door if obstructed during closing. Recommend evaluation by a qualified professional. Pg 14

In the garage there is on outlet present on the left wall with broken cover plate and on outlet on the back wall missing plate cover and the box is loose in the wall. The outlets observed were not GFCI protected. Recommend installation of these protective devices by a qualified professional for safety. Pg 15

In the breaker box there is a 12 gauge wire ‘double tapped’ into a 30 amp breaker. There are several breakers that are ‘double tapped.’ There is a set of stranded wires leaving the box with


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April 23, 2014

no protective covering jacket present. Recommend evaluation and corrective action by a qualified professional for function and safety. Pg 16

In the attic there is a single romex wire near the access door not terminated in a box with a cover. Recommend evaluation and corrective action by a qualified professional for safety. Pg 18

In the attic there was a dryer vent observed. Recommend extending to the exterior of the home to remove heat and moisture from attic space. Pg 18

There is a wood beam in the front right basement storage room that has a large crack present. Recommend evaluation and corrective action by a qualified professional. Pg 20

I always recommend evaluation of a fireplace by a qualified professional prior to use for function and safety. Pg 23

I always recommend having the fireplace flue and termination unit examined by a qualified professional prior to use for function and safety. Pg 23

In the basement there is a small water leak from pressure regulator across the shut off valve. Pg 25

There is evidence of a prior leak on the supply lines to the water heater. The temperature and pressure relief valve outlet has been reduced. Recommend evaluation and corrective action by a qualified professional. Pg 26

In the entry way the outlet on the right wall is loose and tested with hot and neutral switched. Recommend evaluation by a qualified professional. Pg 28

The outlet by the sink in the laundry room is not GFCI protected. Pg 30

In the kitchen the outlet around sink did not have power. Recommend evaluation by a qualified professional. Pg 33

In the hall bathroom the GFCI outlet by the sink would not trip to safety when tested. Pg 34

In the master bedroom the left and right center window crank devices did not operate at the time of the inspection. Pg 35

The outlet by the toilet is not GFCI protected in the master bathroom. Pg 36

In the basement storage room there was water dripping from the insulation under the kitchen area. Recommend evaluation and repair. Pg 39

In the basement storage room there is a wire by back door not terminated in a box. A stranded wire with no jacket is entering a metal duct. Recommend evaluation and corrective action by a qualified professional for safety. Pg 39

Documents

3590 STATE HWY 265 BRANSON, MO 65616 417-294-2782 ... · 3590 STATE HWY 265 BRANSON, MO 65616 417-294-2782 Inspection Report 1 River Rd. Small Town, MO 65686