A1 Utah Home Inspectorhip-user-files.s3.amazonaws.com/sdmartineau/sample+report-Report... · A1 Utah Home Inspector , Bountiful, Utah Page 7 of 58 Page 35 Item: 15Garage Firewall

A1 Utah Home InspectorConfidential - Property Inspection Report - Confidential

Cover Page

, Bountiful, Utah 84010Inspection prepared for: Your Name

Real Estate Agent: Best Ever Agent - C21

Date of Inspection: 7/29/2016 Time: 10:00 am Age of Home: Built 1967 Size: 2,842 SF

Weather: Sunny

Inspector: Scott MartineauLicense #13071713

Phone: 435-757-3361Email: [email protected]

www.a1utahhomeinspector.com

A1 Utah Home Inspector , Bountiful, Utah

Page 1 of 58

Report SummaryReport Summary

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

ExteriorPage 19 Item: 2 Walkways Uneven slabs at entry walk. , Heavy cracking and

settlement

Uneven slabs at entry walk. Heavy cracking and settlement Uneven slabs at entry walk.

Page 20 Item: 3 Stoop, Steps • Although railings are not required with drop-offs lessthan 30" above grade - consider your own personal needsand those of your family and guests. By today's standards,balusters (spindles) at decks and steps should be spacedno more than 4" apart for the safety of small children.

Although railings are not required with drop-offs less than 30" above grade - consider your ownpersonal needs and those of your family and guests. By today's standards, balusters (spindles) at

decks and steps should be spaced no more than 4" apart for the safety of small children.

Page 20 Item: 4 Porch, Patio,Flatwork

• Missing and/or loose hand rails and balusters observed.• Heavy cracking


Page 2 of 58

Missing and/or loose hand railsand balusters observed.

Heavy cracking Heavy cracking

Page 21 Item: 9 Exterior Caulking • Caulking loose/missing/cracked/broken.

Caulking loose/missing/cracked/broken. Caulking loose/missing/cracked/broken.

Page 23 Item: 12 Grading andSurface Drainage

• The exterior grading is improperly sloped towards thefoundation. Water can intrude into the interior.Recommend creating the proper slope away from thefoundation to allow for proper drainage.• MAINTENANCE: Concrete floor drain at bottom ofbasement walk-out stairs is partially blocked with leavesand debris. This is a potential basement floodingsituation during heavy rains. This type of drain guard iseasily clogged with leaves -- therefore, it must bemonitored and kept clean.

The exterior grading is improperly sloped towards the foundation. Water can intrude into the interior.Recommend creating the proper slope away from the foundation to allow for proper drainage.


Page 3 of 58

Page 23 Item: 13 VegetationAffecting Structure

• Vegetation observed to be too close to, touching, orgrowing on siding / roof / chimney / fences / retainingwalls / utility lines. Condition can promote excessivedamage and deterioration by movement of branches,root growth and/or attachment, moisture retention, andcan promote pest infestations.• Recommend having vegetation trimmed, pruned, orremoved from affected areas, and regular homeownermonitoring and landscaping maintenance thereafter.

Recommend having vegetation trimmed, pruned, or removed from affected areas, and regularhomeowner monitoring and landscaping maintenance thereafter.

RoofingPage 26 Item: 6 Chimney(s) • There is no chimney liner and cap installed in masonry

chimney.

There is no chimney liner and cap installed in masonry chimney.

StructurePage 27 Item: 2 Foundation Walls • Common and/or large cracks observed. These may leak

at any time, or require further analysis by structuralengineer.


Page 4 of 58

Common and/or large cracks observed. These may leak at any time, or require further analysis bystructural engineer.

Page 27 Item: 4 Floor Structure • Wood rot, moisture damage observed

Wood rot, moisture damage observed Wood rot, moisture damage observed

Page 28 Item: 6 Ceiling and RoofStructure

• Staining was observed at the roof sheathing located inthe attic.

Staining was observed at the roof sheathing located in the attic.

Attic and Insulation


Page 5 of 58

Page 29 Item: 3 Insulation inUnfinished Spaces

• Insulation that is settled does not perform to the R-Value that it once did.• Insulation appears to be original installation. Insulationhas degraded and matted down to 3-4 inches in most ofthe attic area -- resulting in poor/degraded insulatingcapacity. Expect higher energy loss and heating &cooling energy expense. Suggest an insulation contractorevaluate for replacement and/or adding new insulation asneeded.• IMPROVE: The house has only a minimal amount ofvisible insulation. Expect high heating and cooling energycosts. Suggest having the home professionally insulatedto reduce energy expenses.

IMPROVE: The house has only a minimal amount of visible insulation. Expect high heating andcooling energy costs. Suggest having the home professionally insulated to reduce energy

expenses.

InteriorPage 31 Item: 2 Walls and Ceilings • Some cosmetic, common small cracks and typical flaws

in drywall finish noted. This is normal wear for age ofhome.• Patched areas

Patched areas Some cosmetic, common small cracks and typicalflaws in drywall finish noted. This is normal wear

for age of home.

Page 31 Item: 3 Floor Surfaces • Worn, torn, missing or otherwise damaged in areas.• Water damage observed in basement.• Some carpet stains are visible at random areas of thehome.


Page 6 of 58

Some carpet stains are visible at random areas ofthe home.

Water damage observed in basement.

Page 33 Item: 6 Closets • Doors missing

Doors missing

Page 33 Item: 7 Stairways andRailings

• Loose handrail.

Page 35 Item: 14 Garage Firedoor • The door between the garage & house is not a fire rateddoor. This may not have been required when originallybuilt. Fire doors are fundamental to the integrity of firebarriers which provide resistance to the spread of fire,smoke, and toxic gasses. This means that should a fireoccur in the garage, this door does not afford protectionuntil fire-rescue people arrive. This door should bereplaced with a fire rated door.

The door between the garage & house is not a fire rated door. This may not have been requiredwhen originally built. Fire doors are fundamental to the integrity of fire barriers which provide

resistance to the spread of fire, smoke, and toxic gasses. This means that should a fire occur in thegarage, this door does not afford protection until fire-rescue people arrive. This door should be

replaced with a fire rated door.


Page 7 of 58

Page 35 Item: 15 Garage Firewalland Ceiling

• The common wall between the garage and home hasdamage or improper covered areas. Suggest repairing orinstalling the proper fire rated wall.

The common wall between the garage and home has damage or improper covered areas. Suggestrepairing or installing the proper fire rated wall.

Heating and Air ConditioningPage 38 Item: 4 Heating System • IMPROVE: The furnace is dirty and there are no records

of prior service. Recommend an HVAC contractor performa system Clean-and-Check. HVAC systems require yearlymaintenance.• No record of recent service observed.

IMPROVE: The furnace is dirty and there are no records of prior service. Recommend an HVACcontractor perform a system Clean-and-Check. HVAC systems require yearly maintenance.

Page 39 Item: 7 Venting, Flue(s),and Chimney(s)

• There is no chimney liner and cap installed in masonrychimney for gas fireplace.

Page 39 Item: 9 Condensate Drain • No trap installed in condensate pipe. This can causecontaminated condensate water to be lifted and pulledinto the conditioned air of the home and can become ahealth issue. Recommend HVAC contractor install trap asneeded.

Page 41 Item: 13 Gas Fireplace(s) • No chimney liner and cap installed in masonry chimneyfor gas fireplace.


Page 8 of 58

No chimney liner and cap installed in masonry chimney for gas fireplace.

ElectricalPage 43 Item: 6 Main Service

Panel(s)• "Double Tapping" observed on one or more circuitbreakers--two wires on single breaker. These breakersappear not to be rated for double tapping. Qualifiedelectrician should evaluate and repair as necessary.• The main panel appears to have NO room for futureupgrades or additions to the system.• There is scorched wire within the main electrical panel.• Exposed wires observed at main panel, which is aserious electrical safety concern. Suggest review by alicensed electrician for repair or replacement, asnecessary.


Page 9 of 58

Exposed wires observed at mainpanel, which is a seriouselectrical safety concern.

Suggest review by a licensedelectrician for repair or

replacement, as necessary.

There is scorched wire within themain electrical panel.

"Double Tapping" observed onone or more circuit breakers--twowires on single breaker. Thesebreakers appear not to be rated

for double tapping. Qualifiedelectrician should evaluate and

repair as necessary.

"Double Tapping" observed on one or more circuit breakers--two wires on single breaker. Thesebreakers appear not to be rated for double tapping. Qualified electrician should evaluate and repair

as necessary.

Page 44 Item: 7 OvercurrentProtection

• There are circuit breakers that are "Double Tapped" --where 2 or more wires are clamped in a terminaldesigned for only one wire. This is a safety hazard sincethe bolt or screw may tighten securely against one wire,but leave the others loose. Arcing, sparks and fires mayresult. A qualified electrician should evaluate and repairas necessary.• See "Main Panel" section remarks above.


Page 10 of 58

There are circuit breakers that are "Double Tapped" -- where 2 or more wires are clamped in aterminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten

securely against one wire, but leave the others loose. Arcing, sparks and fires may result. Aqualified electrician should evaluate and repair as necessary.

Page 44 Item: 8 Distribution Wiring • Some of the wiring located in the house is susceptible todamage. It is suggest a licensed electrician review forproper installation.• Extension cord wiring used as permanent wiring locatedin the garage. Extension cords are designed for temporaryusage. Suggest removal or to have the fixtures hard wiredby an electrician.• Aluminum electrical distribution/branch wiringobserved. Recommend further evaluation by a licensedelectrician.


Page 11 of 58

Extension cord wiring used aspermanent wiring located in the

garage. Extension cords aredesigned for temporary usage.Suggest removal or to have the

fixtures hard wired by anelectrician.

Aluminum electricaldistribution/branch wiring

observed. Recommend furtherevaluation by a licensed

electrician.



electrician.



electrician.



electrician.



electrician.

Aluminum electrical distribution/branch wiring observed. Recommend further evaluation by alicensed electrician.


Page 12 of 58

Page 45 Item: 9 Lighting, Fixtures,Switches, Outlets

• Open Grounded outlet observed. Grounded plugsprovide an extra level of safety by grounding the metalhousing of the home.• SAFETY CONCERN: Missing cover plates at outlets andlight switches. Repair as needed.• Loose or worn out fixtures/switches/outlet wereobserved. Repair as needed.• Open neutral receptacle in basement bathroom.

Loose or worn outfixtures/switches/outlet were

observed. Repair as needed.

Open Grounded outlet observed.Grounded plugs provide an extralevel of safety by grounding the

metal housing of the home.

SAFETY CONCERN: Missingcover plates at outlets and light

switches. Repair as needed.



Open neutral receptacle inbasement bathroom.



SAFETY CONCERN: Missing cover plates at outlets and light switches. Repair as needed.


Page 13 of 58

Page 46 Item: 10 GFCI - GroundFault CircuitInterrupter

• The GFCI did not trip properly at exterior. This is anelectrical shock safety concern. Suggest repair orreplacement of defective GFCI.• There is no GFCI protection at the garage, andbathrooms.

The GFCI did not trip properly at exterior. This is an electrical shock safety concern. Suggest repairor replacement of defective GFCI.

Page 47 Item: 11 Smoke/HeatDetector(s)

• IMPROVE: Suggest installing one in each bedroom tobring up to modern safety standards

Page 47 Item: 13 Sub Panel(s) • Double tapping observed at one position. Doubletapping (i.e. 2 wires on a single pole breaker) can add tothe load of the affected circuit causing a possible overloadand tripping breakers, or result in loose connections andoverheating of the breaker or connections. Ideally,doubled-up circuits should be independently fused.

Double tapping observed at one position. Double tapping (i.e. 2 wires on a single pole breaker) canadd to the load of the affected circuit causing a possible overload and tripping breakers, or result in

loose connections and overheating of the breaker or connections. Ideally, doubled-up circuits shouldbe independently fused.

PlumbingPage 49 Item: 4 Main Water Shut

Off• There is a slow leak at the main water shut off valve.Suggest a qualified professional repair the leak.


Page 14 of 58

There is a slow leak at the main water shut off valve. Suggest a qualified professional repair theleak.

Page 49 Item: 5 Supply BranchPiping

• Corrosion observed.• Deferred cost: Older galvanized piping.

Page 49 Item: 6 Water Flow andPressure

• The water pressure was tested and was found to beover 80 PSI. The plumbing system may be prone to leaksin piping, fittings are other components. It is advised toinstall, adjust or replace a pressure regulator to reducethe pressure under 80PSI. Most jurisdictions require anexpansion tank if a regulator is installed.

The water pressure was tested and was found to be over 80 PSI. The plumbing system may beprone to leaks in piping, fittings are other components. It is advised to install, adjust or replace a

pressure regulator to reduce the pressure under 80PSI. Most jurisdictions require an expansion tankif a regulator is installed.

Page 50 Item: 7 Faucets • Water supply valves under sinks and/or toilets andlaundry are seized and unable to shut off.

Water supply valves under sinksand/or toilets and laundry areseized and unable to shut off.




Page 15 of 58

Page 50 Item: 8 Sinks • Stopper is missing/inoperable at master bathroom.

Stopper is missing/inoperable at master bathroom.

Page 51 Item: 9 Traps and Drains • Slow, less than functional drainage observed at masterbathroom sink. Repair as needed.

Slow, less than functional drainage observed at master bathroom sink. Repair as needed.

Page 52 Item: 13 Water Heater(s)Condition

• No earthquake supports being used.

No earthquake supports being used.

Page 52 Item: 16 Other Components • Not tested.BathroomsPage 54 Item: 4 Exhaust Fan(s) • Improve: There is no exhaust fan in the main level

bathrooms.AppliancesPage 55 Item: 3 Ranges, Ovens,

Cooktops• Burner knob broken and/or missing in basement.• Unit in basement did not operate.


Page 16 of 58

Burner knob broken and/or missing in basement. Unit in basement did not operate.

Page 57 Item: 9 Dryer Vent • The dryer vent is plastic or foil, accordion-type ductingmaterial. These flexible plastic or foil type duct can moreeasily trap lint and is more susceptible to kinks orcrushing, which can greatly reduce airflow and becomeoverheated. Overheated dryers can cause fires. •MAINTENANCE: Periodic cleaning of dryer vent ductrecommended, as fire safety.

The dryer vent is plastic or foil, accordion-type ducting material. These flexible plastic or foil typeduct can more easily trap lint and is more susceptible to kinks or crushing, which can greatly reduce

airflow and become overheated. Overheated dryers can cause fires.


Page 17 of 58

Inspection and Site Details

1. Inspection TimeStart: 10:00 AMEnd : 12:00 PM

2. Attending InspectionClient present

3. Residence Type/StyleSingle Family Home

4. GarageNO Garage

5. Age of Home or Year BuiltBuilt in: 1967

6. Square Footage2,842 sq ft

7. Lot Size0.22 acres

8. Direction Of Front EntranceNorth

9. Bedroom # Designation - Location -- for the purposes of this reportMain level - Master Bedroom. Main level - Bedroom. Main level - Bedroom. Basement level -Bedroom. Basement level - Bedroom

10. Bathroom # Designation - Location - Type -- for the purposes of this reportMain level - Guest - Full Bath, Main level - Master - 3/4 Bath, Basement level - Guest- Full Bath

11. OccupancyOccupied - Furnished: Heavy volume of personal and household items observed., The utilities wereon at the time of inspection.

12. Weather ConditionsClear, sunny sky


Page 18 of 58

Scope of Inspection


Page 19 of 58

Exterior

1. DrivewayMaterials: ConcreteObservations: Driveway in good shape. , IMPROVE: Typical cracking was observed at the concretesurfaces. Further deterioration will occur as water expands and contracts from freeze and thaw cycles.Recommend sealing the cracks to prolong the life of the concrete.

2. WalkwaysMaterials: ConcreteObservations: Appeared functional and satisfactory, at time of inspection., Uneven slabs at entrywalk. , Heavy cracking and settlement

Uneven slabs at entry walk. Heavy cracking and settlement

Uneven slabs at entry walk.


Page 20 of 58

3. Stoop, StepsMaterials: ConcreteObservations:• General overall condition appear satisfactory in good condition, at time of inspection.• Although railings are not required with drop-offs less than 30" above grade - consider yourown personal needs and those of your family and guests. By today's standards, balusters(spindles) at decks and steps should be spaced no more than 4" apart for the safety of smallchildren.

Although railings are not required with drop-offs less than 30" above grade - consider your ownpersonal needs and those of your family and guests. By today's standards, balusters (spindles) at

decks and steps should be spaced no more than 4" apart for the safety of small children.

4. Porch, Patio, FlatworkDescription: Wood columns • ConcreteObservations:• General overall condition appear satisfactory in good condition, at time of inspection.• Common cracks/Seal as needed.• Missing and/or loose hand rails and balusters observed.• Heavy cracking

Missing and/or loose hand railsand balusters observed.

Heavy cracking Heavy cracking

5. Exterior DoorsDescription: Wood • Sliding Glass • Screen Door • Storm DoorObservations:• Appeared in functional and in satisfactory condition, at time of inspection.


Page 21 of 58

6. Exterior CladdingDescription: Vinyl Siding • Full brick all around on ground levelObservations:• The house siding appeared in serviceable condition, at time of inspection.

7. Eaves, Soffits, Fascia and TrimDescription:• MetalObservations:• Appeared to be in serviceable condition, at time of inspection.

8. Window/Door Frames and TrimDescription: Aluminum covered • WoodObservations:• Components appeared in satisfactory condition at time of inspection.• All exterior trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.

9. Exterior CaulkingComments:• The purpose of exterior caulking is to minimize air flow and moisture through cracks, seams, andutility penetrations/openings. Controlling air infiltration is one of the most cost effective energy-efficient measures in modern construction practices. A home that is not sealed will beuncomfortable due to drafts and will use about 30% more energy than a relatively air-tight home. Inaddition, good caulking, and sealing will reduce dust and dirt in the home and is one of the simplestenergy efficient measures to install.Observations:• All exterior trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.• Caulking loose/missing/cracked/broken.


Page 22 of 58

Caulking loose/missing/cracked/broken. Caulking loose/missing/cracked/broken.

10. Deck, BalconyMaterials: WoodObservations:• Appears in satisfactory and functional condition with normal wear for its age. Appears to be soundstructure.

11. RailingsMaterials: Metal RailingsObservations:• Appeared functional, at time of inspection.


Page 23 of 58

12. Grading and Surface DrainageDescription:• Ground generally graded away from house• Signs of Poor DrainageObservations:• The exterior grading is improperly sloped towards the foundation. Water can intrude intothe interior. Recommend creating the proper slope away from the foundation to allow forproper drainage.• MAINTENANCE: Concrete floor drain at bottom of basement walk-out stairs is partiallyblocked with leaves and debris. This is a potential basement flooding situation during heavyrains. This type of drain guard is easily clogged with leaves -- therefore, it must be monitoredand kept clean.

The exterior grading is improperly sloped towardsthe foundation. Water can intrude into the interior.Recommend creating the proper slope away from

the foundation to allow for proper drainage.

13. Vegetation Affecting StructureDescription:• Vegetation in contact with the house.Observations:• Vegetation observed to be too close to, touching, or growing on siding / roof / chimney /fences / retaining walls / utility lines. Condition can promote excessive damage anddeterioration by movement of branches, root growth and/or attachment, moistureretention, and can promote pest infestations.• Recommend having vegetation trimmed, pruned, or removed from affected areas, andregular homeowner monitoring and landscaping maintenance thereafter.

Recommend having vegetation trimmed, pruned, or removed from affected areas, and regularhomeowner monitoring and landscaping maintenance thereafter.


Page 24 of 58

14. Window WellsMaterials: ConcreteObservations:• Appear functional.• Keep leaves and debris clear from window wells to allow for proper drainage.

15. Retaining WallsMaterials:• Concrete• BlockObservations:• Appeared functional at time of inspection.

16. Limitations of Exterior InspectionA home inspection does not include an assessment of geological, geo-technical, or hydrologicalconditions -- or environmental hazards.


Page 25 of 58

Roofing As with all areas of the house, we recommend that you carefully examine the roof immediately priorto closing the deal. Note that walking on a roof voids some manufacturer’s warranties. Adequateattic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Always ask the seller about the age and history of the roof. On any home that is over 3 years old,experts recommend that you obtain a roof certification from an established local roofing company todetermine its serviceability and the number of layers on the roof. We certainly recommend this forany roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts,as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this househas a metal roof, consult with qualified roofers or contractors regarding the advisability of installing adamming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof Style and PitchSide Gabled

2. Method of Roof InspectionWalked on Roof Surface

3. Roof CoveringDescription:• Fiberglass-based asphalt shinglesAge: Approx 5-7+ yearsObservations:• These shingles appear to be in the first third of their life cycle.

4. FlashingsMaterials: MetalObservations:• Visible areas appeared functional, at time of inspection.

5. Roof PenetrationsDescription: Cast IronObservations: Appeared functional, at time of inspection.

6. Chimney(s)Description: Masonry -- for wood burning fireplace • Metal flue -- for forced air gas furnace and gaswater heaterObservations:• Appeared functional with no deficiencies noted, at time of inspection.• There is no chimney liner and cap installed in masonry chimney.


Page 26 of 58

There is no chimney liner and cap installed in masonry chimney.

7. Roof Drainage SystemDescription: Galvanized/Aluminum • All downspouts discharge either above/below grade.Observations:• The roof drainage system appeared in serviceable condition, at time of inspection.

8. Limitations of Roofing InspectionRoofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes in directionor changes in material. A roof leak should be addressed promptly to avoid damage to the structure,interior finishes and furnishings. A roof leak does not necessarily mean the roof has to be replaced.We suggest an annual inspection and tune-up to minimize the risk of leakage and to maximize rooflife.


Page 27 of 58

Structure

1. Foundation TypeSlab on Grade • Fully finished basement

2. Foundation WallsDescription: Poured ConcreteObservations:• No leaks were observed at the time of the inspection.• Common and/or large cracks observed. These may leak at any time, or require furtheranalysis by structural engineer.

Common and/or large cracks observed. These may leak at any time, or require further analysis bystructural engineer.

3. Foundation FloorDescription:• Concrete slabObservations:• Expansive cracks and settling observed, suggest sealing cracks as necessary.

4. Floor StructureDescription:• 2 X 10 joists.Observations:• No deficiencies noted on visible areas, at the time of inspection.• No leaks were observed at the time of the inspection.• Wood rot, moisture damage observed

Wood rot, moisture damage observed Wood rot, moisture damage observed


Page 28 of 58

5. Wall StructureDescription:• Wood frame: 2 X 4 and 2 X 6 studsObservations:• Most of the walls and ceilings are covered and structural members are not visible. No visible deficienciesnoted. I could not see behind these covering.

6. Ceiling and Roof StructureDescription: Engineered wood roof truss framing • Plywood SheathingObservations:• Visible areas appear satisfactory, at time of inspection.• Staining was observed at the roof sheathing located in the attic.

Staining was observed at the roof sheathing located in the attic.

7. Limitations of Structure InspectionFull inspection of all structural components (posts/girders, foundation walls, sub flooring, and/orframing) is not possible in areas/rooms where there are finished walls, ceilings and floors. • Norepresentation can be made to future leaking of foundation walls. • The sections of the plumbingsystem concealed by finishes like drywall and baseboard, and/or storage (below sinks, etc.), belowthe structure, or beneath the ground surface are not inspected. Evidence that there was previouswater intrusion or damage, either discovered during the home inspection or disclosed from sellers,could warrant further testing such as infrared or even air spore mold testing.


Page 29 of 58

Attic and Insulation

1. Attic AccessDescription: Access at garage ceiling.

2. Method of Attic InspectionInspected from access only

3. Insulation in Unfinished SpacesDescription:• Rock woolDepth/R-Value: This is approximately (4"-7") R-13 to R-19Observations:• Insulation that is settled does not perform to the R-Value that it once did.• Insulation appears to be original installation. Insulation has degraded and matted down to3-4 inches in most of the attic area -- resulting in poor/degraded insulating capacity. Expecthigher energy loss and heating & cooling energy expense. Suggest an insulation contractorevaluate for replacement and/or adding new insulation as needed.• IMPROVE: The house has only a minimal amount of visible insulation. Expect high heatingand cooling energy costs. Suggest having the home professionally insulated to reduceenergy expenses.

IMPROVE: The house has only a minimal amount of visible insulation. Expect high heating andcooling energy costs. Suggest having the home professionally insulated to reduce energy expenses.


Page 30 of 58

4. Attic VentilationDescription: Roof Top • Under eave soffit inlet vents • Gable louver ventsObservations:• No deficiencies noted.• Attic should be reviewed at least twice per year to ensure ventilation openings are clear and to ensuredevelopment of mold is kept in check. While there may be very little or no evidence of mold buildup in theattic at time of inspection, it can reproduce and spread rapidly should conditions allow it to. Mold can bepotentially hazardous and will spreadwhen moisture enters the attic cavity and is not adequately vented to the exterior. Any area of suspectedmold should be reviewed by a qualified contractor for analysis and removal.

5. Vent Piping Through AtticMaterials: Cast ironObservations: No deficiencies noted in plumbing vent piping.

6. Limitations of Attic and Insulation InspectionInsulation/ventilation type and levels in concealed areas, like exterior walls, are not inspected. • Anyestimates of insulation R values or depths are rough average values.


Page 31 of 58

Interior

1. Door BellObservations:• Operated normally when tested.

2. Walls and CeilingsMaterials: DrywallObservations:• General condition of walls and ceilings appeared satisfactory.• Some cosmetic, common small cracks and typical flaws in drywall finish noted. This isnormal wear for age of home.• Patched areas

Patched areas Some cosmetic, common small cracks and typicalflaws in drywall finish noted. This is normal wear

for age of home.

3. Floor SurfacesMaterials: Hardwood type • Ceramic tile • CarpetObservations:• No deficiencies noted - with normal ware and age.• Worn, torn, missing or otherwise damaged in areas.• Water damage observed in basement.• Some carpet stains are visible at random areas of the home.


Page 32 of 58

Some carpet stains are visible atrandom areas of the home.

Water damage observed in basement.

4. WindowsDescription:• Aluminum• Vinyl• Sliders• Fixed• Double-glazed thermal seal type: two panes of glass separated by a layer of air/inert gas, thensealed.• Single Glazed (single pane of glass)Observations:• The windows that were tested, are functional.

5. Interior DoorsDescription: Pocket • Hollow core wood doorsObservations:• Appeared functional, at time of inspection.


Page 33 of 58

6. ClosetsObservations:• Appeared functional, no deficiencies noted at time of inspection.• Doors missing

Doors missing

7. Stairways and RailingsObservations:• Appeared functional, at time of inspection.• Loose handrail.

8. Ceiling FansObservations:• Operated normally when tested, at time of inspection.


Page 34 of 58

9. Cabinets and VanitiesMaterials: Solid WoodObservations:• Appeared functional and in satisfactory condition, at time of inspection.

10. CountertopsMaterials: Solid SurfaceObservations:• No discrepancies noted.

11. Garage Door(s)Description: One 16' steel panel. sectional roll-up doors.Observations:• No deficiencies observed.

12. Garage Door Opener(s)Description: LIFT-MASTERObservations:• Appeared functional using normal controls, at time of inspection.


Page 35 of 58

13. Garage Door Safety FeaturesSafety Reverse: PresentSafety Sensor: PresentObservations:• Safety sensors and safety reverse features operated normally, reversing the door when tested.

14. Garage FiredoorMaterial: PresentObservations:• The door between the garage & house is not a fire rated door. This may not have beenrequired when originally built. Fire doors are fundamental to the integrity of fire barrierswhich provide resistance to the spread of fire, smoke, and toxic gasses. This means thatshould a fire occur in the garage, this door does not afford protection until fire-rescuepeople arrive. This door should be replaced with a fire rated door.

The door between the garage & house is not a fire rated door. This may not have been requiredwhen originally built. Fire doors are fundamental to the integrity of fire barriers which provide

resistance to the spread of fire, smoke, and toxic gasses. This means that should a fire occur in thegarage, this door does not afford protection until fire-rescue people arrive. This door should be

replaced with a fire rated door.

15. Garage Firewall and CeilingObservations:• The common wall between the garage and home has damage or improper covered areas.Suggest repairing or installing the proper fire rated wall.


Page 36 of 58

The common wall between the garage and home has damage or improper covered areas. Suggestrepairing or installing the proper fire rated wall.

16. General InformationObservations:• Suggest a professional pest contractor evaluate for treatment.

17. Limitations of Interiors InspectionThere were a moderate amount of personal/household items in each room. Furniture, storage,appliances and/or wall hangings are not moved to permit inspection and may block defects. •Recommend thorough review of interior areas during final walk-through inspection prior to closing. •Home Inspectors cannot determine the integrity of the thermal seal in double-glazed windows.Evidence of failed seals may be more or less visible from one day to the next depending on theweather and inside conditions (temperature,humidity, sunlight, etc.).


Page 37 of 58

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

1. Energy SourceFor Heating: Exterior, East side of houseObservations: No deficiencies noted.

2. Cooling SystemDescription: Air Cooled Central Air Conditioner • Carrier brandAge and Capacity: 14 years • Approx 2 1/2 Tons • Average life of an air handler is 20 yearsObservations:• Annual/Seasonal professional HVAC inspection and cleaning service contract is suggested.

3. Thermostat(s)Description: Digital - programmable type.Observations:• No deficiencies noted.


Page 38 of 58

4. Heating SystemDescription: Forced air natural gas furnace • Location: Utility room.Garage. • Advanced in garage. • CarrierAge and Capacity:• 14 years• Average life of an air handler is 15-20 years• Approx 100,000 BTU capacityObservations:• No deficiencies observed.• Annual/seasonal HVAC service contract highly recommended.• IMPROVE: The furnace is dirty and there are no records of prior service. Recommend anHVAC contractor perform a system Clean-and-Check. HVAC systems require yearlymaintenance.• No record of recent service observed.

IMPROVE: The furnace is dirty and there are norecords of prior service. Recommend an HVACcontractor perform a system Clean-and-Check.

HVAC systems require yearly maintenance.

5. Safety SwitchDescription: Electric switch within sight of furnace unit.Observations:• No deficiencies noted.


Page 39 of 58

6. Combustion AirObservations:• No deficiencies noted.

7. Venting, Flue(s), and Chimney(s)Materials: Metal single wall chimney vent pipe • No chimney liner and cap installed in masonrychimney for gas fireplace.Observations:• The visible portions of the vent pipes appeared functional.• When a gas water heater and gas furnace connect to one vent pipe -- the unit with the highest BTU ratingshould connect at the bottom and below the other.• There is no chimney liner and cap installed in masonry chimney for gas fireplace.

8. Fuse/Circuit Breaker ProtectionPlacard Max: 30 Amps - A/CObservations:• No deficiencies noted.

9. Condensate DrainObservations:• No trap installed in condensate pipe. This can cause contaminated condensate water to belifted and pulled into the conditioned air of the home and can become a health issue.Recommend HVAC contractor install trap as needed.

10. Heating & Cooling DistributionDescription: Galvanized sheetmetal ductworkObservations:• The typical temperature differential split between cooling/heating supply and return air is 14 - 20 degreesF. This system responded and achieved an acceptable differential temperature.• To maximize air pressure in each room, suggest using HVAC tape to seal ducting joints.


Page 40 of 58

11. Filter(s)Description: Electronic Air CleanerObservations:• No deficiencies noted.• MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required.There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam,or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. (2) Fiberglassdisposable filters that must be REPLACED before they become clogged. Remember that dirty filters are themost common cause of inadequate heating or cooling performance.• Electronic air filters are beyond the scope of a home inspection.

12. Wood Burning FireplaceDescription: Masonry wood burning fireplace with terracotta flue liner • BasementObservations:• Recommend having flue and/or damper cleaned and inspected by a licensed chimney sweep professionalbefore use.

Recommend having flue and/or damper cleaned and inspected by a licensed chimney sweepprofessional before use.


Page 41 of 58

13. Gas Fireplace(s)Description: Gas log direct vent fireplace with NO metal flue. • Living roomObservations:• Operated normally when tested• No chimney liner and cap installed in masonry chimney for gas fireplace.

No chimney liner and cap installed in masonry chimney for gas fireplace.

14. Other ComponentsDescription: Aprilaire brand HumidifierObservation:• Humidifiers require routine annual service prior to each heating season. They easily become covered bylime deposits which cause them to become inoperative within short periods of time. This should be part ofannual/seasonal HVAC service contract.


Page 42 of 58

Electrical

1. Service DropDescription: Overhead stranded triplex cable • SouthObservations:• No deficiencies noted.

2. Service Entrance WiresDescription:• AluminumObservations:• No deficiencies noted.

3. Electrical Service Rating• 120/240 Volt, 1 Phase, 100 Ampere rating

4. Main DisconnectLocation: 100 Amp Breaker • On Main Panel (See Photo)Observations:• See main panel and photos.

5. Service GroundingDescription: Copper • Aluminum (Bare) • Ground Connection Not Visible • Inside the residenceObservations:• Have grounding & bonding reviewed for updating to current electrical standards.


Page 43 of 58

6. Main Service Panel(s)Description: Cutler HammerObservations:• "Double Tapping" observed on one or more circuit breakers--two wires on single breaker.These breakers appear not to be rated for double tapping. Qualified electrician shouldevaluate and repair as necessary.• The main panel appears to have NO room for future upgrades or additions to the system.• There is scorched wire within the main electrical panel.• Exposed wires observed at main panel, which is a serious electrical safety concern.Suggest review by a licensed electrician for repair or replacement, as necessary.

Exposed wires observed at mainpanel, which is a seriouselectrical safety concern.

Suggest review by a licensedelectrician for repair or

replacement, as necessary.

There is scorched wire within themain electrical panel.

"Double Tapping" observed onone or more circuit breakers--twowires on single breaker. Thesebreakers appear not to be rated

for double tapping. Qualifiedelectrician should evaluate and

repair as necessary.

"Double Tapping" observed on one or more circuit breakers--two wires on single breaker. Thesebreakers appear not to be rated for double tapping. Qualified electrician should evaluate and repair

as necessary.

7. Overcurrent ProtectionType: BreakersObservations:• There are circuit breakers that are "Double Tapped" -- where 2 or more wires are clampedin a terminal designed for only one wire. This is a safety hazard since the bolt or screw maytighten securely against one wire, but leave the others loose. Arcing, sparks and fires mayresult. A qualified electrician should evaluate and repair as necessary.• See "Main Panel" section remarks above.


Page 44 of 58

There are circuit breakers that are "DoubleTapped" -- where 2 or more wires are clamped ina terminal designed for only one wire. This is a

safety hazard since the bolt or screw may tightensecurely against one wire, but leave the others

loose. Arcing, sparks and fires may result. Aqualified electrician should evaluate and repair as

necessary.

8. Distribution WiringDescription: Copper • Wiring conductors: Aluminum - solid (single strand) conductorObservations:• Some of the wiring located in the house is susceptible to damage. It is suggest a licensedelectrician review for proper installation.• Extension cord wiring used as permanent wiring located in the garage. Extension cords aredesigned for temporary usage. Suggest removal or to have the fixtures hard wired by anelectrician.• Aluminum electrical distribution/branch wiring observed. Recommend further evaluationby a licensed electrician.

Extension cord wiring used aspermanent wiring located in the

garage. Extension cords aredesigned for temporary usage.Suggest removal or to have the

fixtures hard wired by anelectrician.



electrician.



electrician.


Page 45 of 58



electrician.



electrician.



electrician.

Aluminum electrical distribution/branch wiring observed. Recommend further evaluation by a licensedelectrician.

9. Lighting, Fixtures, Switches, OutletsDescription: Grounded • UngroundedObservations:• A representative number of receptacles,switches and lights were tested and are generally serviceable,unless otherwise noted.• Open Grounded outlet observed. Grounded plugs provide an extra level of safety bygrounding the metal housing of the home.• SAFETY CONCERN: Missing cover plates at outlets and light switches. Repair as needed.• Loose or worn out fixtures/switches/outlet were observed. Repair as needed.• Open neutral receptacle in basement bathroom.



Open Grounded outlet observed.Grounded plugs provide an extralevel of safety by grounding the

metal housing of the home.

SAFETY CONCERN: Missingcover plates at outlets and light

switches. Repair as needed.


Page 46 of 58



Open neutral receptacle inbasement bathroom.



SAFETY CONCERN: Missing cover plates atoutlets and light switches. Repair as needed.

10. GFCI - Ground Fault Circuit InterrupterDescription: GFCI is an electrical safety device that cuts power to the individual outlet and/or entirecircuit when as little as .005 amps is detected leaking--this is faster than a person's nervous systemcan react! Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exteriorcircuits are normally GFCI protected. This protection is from electrical shock.Locations & Resets: Kitchen • ExteriorObservations:• The GFCI did not trip properly at exterior. This is an electrical shock safety concern. Suggestrepair or replacement of defective GFCI.• There is no GFCI protection at the garage, and bathrooms.


Page 47 of 58

The GFCI did not trip properly at exterior. This isan electrical shock safety concern. Suggest repair

or replacement of defective GFCI.

11. Smoke/Heat Detector(s)Description:• One on each level at hall ceilingObservations:• Operated when tested• MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation isrequired.• IMPROVE: Suggest installing one in each bedroom to bring up to modern safety standards

12. Carbon Monoxide (CO) Detector(s)Location:• Recommend refer to the following Consumer Product Safety Commission publication on CODetectors: http://www.cpsc.gov/cpscpub/pubs/5010.htmlComments:• SAFETY INFO: Carbon Monoxide (CO) is a lethal gas--invisible,tasteless, odorless--produced in normalamounts whenever you use an appliance which burns a combustible fuel--gas, oil, kerosene, charcoal, andwood. When proper ventilation becomes blocked or inadequate, CO concentrations build up inside yourhome and become deadly.

13. Sub Panel(s)Description: 60 Amps • Located next to the service panel.Observations:• Recommend review by a qualified professional electrician for repair or replacement as necessary.• Double tapping observed at one position. Double tapping (i.e. 2 wires on a single polebreaker) can add to the load of the affected circuit causing a possible overload and trippingbreakers, or result in loose connections and overheating of the breaker or connections.Ideally, doubled-up circuits should be independently fused.


Page 48 of 58

Double tapping observed at one position. Double tapping (i.e. 2 wires on a single pole breaker) canadd to the load of the affected circuit causing a possible overload and tripping breakers, or result in

loose connections and overheating of the breaker or connections. Ideally, doubled-up circuits shouldbe independently fused.

14. Limitations of Electrical Inspection• Electrical components concealed behind finished surfaces are not visible to be inspected.• Labeling of electric circuit locations on Main Electrical Panel are not checked for accuracy.• Only a representative sampling of outlets, switches and light fixtures were tested.


Page 49 of 58

Plumbing

1. Exterior Hose Bibs/SpigotsDescription: Standard hose bibs observed.Observations:• Operated properly when tested.

2. Water Supply SourceSource: Public municipal water supply

3. Service Piping Into The HouseMaterials: Galvanized

4. Main Water Shut OffLocation:• Basement• Out near street.Observations:• Appeared functional at time of inspection.• There is a slow leak at the main water shut off valve. Suggest a qualified professionalrepair the leak.

There is a slow leak at the main water shut off valve. Suggest a qualified professional repair the leak.

5. Supply Branch PipingDescription: Copper • GalvanizedObservations:• Most of the piping is concealed and cannot be identified.• Corrosion observed.• Deferred cost: Older galvanized piping.

6. Water Flow and PressurePressure: Over 80 PSI • Tested at the Exterior FaucetObservations:• The water pressure was tested and was found to be over 80 PSI. The plumbing system maybe prone to leaks in piping, fittings are other components. It is advised to install, adjust orreplace a pressure regulator to reduce the pressure under 80PSI. Most jurisdictions requirean expansion tank if a regulator is installed.


Page 50 of 58

The water pressure was tested and was found to be over 80 PSI. The plumbing system may beprone to leaks in piping, fittings are other components. It is advised to install, adjust or replace a

pressure regulator to reduce the pressure under 80PSI. Most jurisdictions require an expansion tankif a regulator is installed.

7. FaucetsObservations:• No deficiencies noted.• Water supply valves under sinks and/or toilets and laundry are seized and unable to shutoff.



Water supply valves under sinks and/or toilets and laundry are seized and unable to shut off.

8. SinksObservations:• No deficiencies observed.• Stopper is missing/inoperable at master bathroom.


Page 51 of 58

Stopper is missing/inoperable at master bathroom.

9. Traps and DrainsObservations:• Water was run through the fixtures and drains. Functional drainage was observed.• Slow, less than functional drainage observed at master bathroom sink. Repair as needed.

Slow, less than functional drainage observed at master bathroom sink. Repair as needed.

10. Waste SystemDescription: Public sewage disposal system

11. Drainage, Wastewater & Vent PipingDescription: Cast IronObservations:• Deferred Cost: There are portions of the plumbing system with older cast iron piping. Expect unexpectedrepairs in any older original plumbing.• No leaks observed at the time of the inspection.• Suggest monitoring connections for corrosion and/or leaks.

No leaks observed at the time of the inspection.


Page 52 of 58

12. Water Heater(s)Description: Location: Utility room • Gas • RheemCapacity: 50 Gallons

13. Water Heater(s) ConditionAge: Approx. 4 Years • Water heaters have a typical life expectancy of 8-12 years.Observations:• A Temperature Pressure Relief (TPR) valve present. This safety valve releases water (and thus relievespressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must bemade of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6" above the floor--the endcannot be threaded or have a fitting.• No earthquake supports being used.

No earthquake supports being used.

14. Water Heater Vent PipingMaterials: Metal single wall chimney vent pipeObservations:• No deficiencies observed.

15. Fuel Supply and DistributionDescription: Black iron pipe used for gas branch/distribution service • Yellow Corrugated StainlessSteel Tubing (CSST) for branch/distribution serviceShut Off: Main gas shut off located at outside meter.Observations:• No deficiencies observed at the Visible portions of the gas supply piping.

16. Other ComponentsDescription: Sprinkler System • No Expansion Tank • No Pressure Regulator • Water SoftnerObservations:• Not tested.

17. Limitations of Plumbing InspectionThe sections of the plumbing system concealed by finishes like drywall and baseboard, and/orstorage (below sinks, etc.), below the structure, or beneath the ground surface are not inspected.Evidence that there was previous water intrusion or damage, either discovered during the homeinspection or disclosed from sellers, could warrant further testing such as infrared or even air sporemold testing. • Not able to determine presence of traps under bathtub as it is (if present) concealed betweensubfloor and ceiling finish.


Page 53 of 58

Bathrooms

1. Tub(s)Description:• Cast IronObservations:• Appeared satisfactory and functional, at time of inspection.

2. Shower(s)Description: Same as the tub • Surround is solid • Surround is ceramic tileObservations:• Appeared functional, at the time of inspection - except where noted.

3. Toilet(s)Observations: Operated when tested. Appeared functional, at time of inspection - except as noted.

4. Exhaust Fan(s)Observations:• Improve: There is no exhaust fan in the main level bathrooms.


Page 54 of 58

5. A Word About Caulking and Bathrooms• Water intrusion from bathtubs and shower enclosures is a common cause of damage behindwalls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tuband shower areas is an ongoing maintenance task which should not be neglected.


Page 55 of 58

Appliances

1. DishwasherDescription: General ElectricObservations:• Operated through one cycle and appeared to be in working order at time of inspection.

2. Garbage DisposalDescription: WhirlpoolObservations: Operated - appeared functional at time of inspection.

3. Ranges, Ovens, CooktopsDescription:• Merritt in basement.• General Electric• Cooktop: Gas Burners• Oven(s): Natural GasObservations:• All heating elements operated when tested.• Oven operated when tested.• Burner knob broken and/or missing in basement.• Unit in basement did not operate.


Page 56 of 58

Burner knob broken and/ormissing in basement.

Unit in basement did not operate.

4. Hood/Exhaust FanDescription: N/A

5. MicrowaveDescription: GEObservations:• Operated when tested.

6. RefrigeratorDescription: Whirlpool • General Electric in basement. • Side by side - Ice and water dispenser ondoorObservations:• Appeared functional, at time of inspection.

7. WasherDescription: General Electric • 120 Volt Circuit for WasherObservations:• Operated as designed using normal controls


Page 57 of 58

8. DryerDescription: General Electric • Three prong 240 Volt outlet available for electric dryerObservations:• Operated as designed using normal controls

9. Dryer VentObservations: Properly vented to exterior. • The dryer vent is plastic or foil, accordion-typeducting material. These flexible plastic or foil type duct can more easily trap lint and is moresusceptible to kinks or crushing, which can greatly reduce airflow and become overheated.Overheated dryers can cause fires. • MAINTENANCE: Periodic cleaning of dryer vent ductrecommended, as fire safety.

The dryer vent is plastic or foil, accordion-type ducting material. These flexible plastic or foil type ductcan more easily trap lint and is more susceptible to kinks or crushing, which can greatly reduce

airflow and become overheated. Overheated dryers can cause fires.

10. Limitations of Appliances InspectionAppliances are tested by turning them on for a short period of time. Recommend a one-yearHomeowner’s Warranty or service contract be purchased. This covers the operation of appliances,as well as associated plumbing an electrical repairs -- with a $50-100 deductable. It is furthersuggested that appliances be operated once again during the final walkthrough inspection prior toclosing. • Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cookingfunctions and features are not tested during this inspection. • Dishwasher, Clothes Washer andDryer are tested for basic operation in one mode only. Their temperature calibration, functionality oftimers, effectiveness, efficiency and overall adequacy is outside the scope of this inspection.


Page 58 of 58

END OF REPORT

Documents

A1 Utah Home Inspectorhip-user-files.s3.amazonaws.com/sdmartineau/sample+report-Report... · A1 Utah Home Inspector , Bountiful, Utah Page 7 of 58 Page 35 Item: 15Garage Firewall