INSPECTION CONDITIONS - Over 3,000 Inspections Home.pdf · and shall be submitted for binding, non-appealable arbitration to the American A rbitration Association in accordance with

InspectionReport12YearOld Home Page 1

INSPECTION CONDITIONSHome Inspections By J.T. Brown Inc.

Jeff Brown, ASHI #203777 HI00500120 784-5557.

CLIENT & SITE INFORMATION:FILE #: 12/02/2008.

DATE OFINSPECTION: December 2, 2008.TIME OFINSPECTION: 1 p.m.CLIENT NAME: Jim Smith.MAILINGADDRESS: 789 Davis Road.CLIENT CITY/STATE/ZIP: Indianapolis, IN.CLIENT PHONE#: 123-4567.INSPECTIONSITE: 9876 Browning Drive.INSPECTIONSITE CITY/STATE/ZIP: Indianapolis, IN.

CLIMATIC CONDITIONS:WEATHER: Partly Cloudy, Windy.SOILCONDITIONS: Frozen.APPROXIMATEOUTSIDETEMPERATUREin F: 20-30.

9876 Browning Drive


BUILDING CHARACTERISTICS:MAIN ENTRYFACES: West.ESTIMATED AGEOF HOUSE: 12 years.BUILDING TYPE: 1 family.STORIES: 2.SPACE BELOWGRADE: Basement, Crawl space.

UTILITY SERVICES:WATER SOURCE: Public.SEWAGEDISPOSAL: Public.UTILITIESSTATUS: All utilities on.

OTHER INFORMATION:AREA: Suburb.HOUSEOCCUPIED? No.CLIENTPRESENT: Yes.PEOPLEPRESENT: Jim.

PAYMENT INFORMATION:TOTAL FEE: $250.00.PAID BY: Check.

REPORT LIMITATIONS

This report is intended only as a general guide to help the client make his own evaluation of the overall conditionof the home, and is not intended to reflect the value of the premises, nor make any representation as to theadvisability of purchase. The report expresses the personal opinions of the inspector, based upon his visualimpressions of the conditions that existed at the time of the inspection only. The inspection and report are notintended to be technically exhaustive, or to imply that every component was inspected, or that every possibledefect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or storeditems, or excavation was performed. All components and conditions which by the nature of their location areconcealed, camouflaged or difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to:formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest


infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment,internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; waterwells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics orbuilding code conformity. Any general comments about these systems and conditions are informational only anddo not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or nongovernmental codes or regulations. The report is not intended to be a warranty or guarantee of the present orfuture adequacy or performance of the structure, its systems, or their component parts. This report does notconstitute any express or implied warranty of merchantability or fitness for use regarding the condition of theproperty and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, orexpected life of components are general estimates based on information about similar components andoccasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement andno involvement with tradespeople or benefits derived from any sales or improvements. To the best of ourknowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitrationand shall be submitted for binding, non-appealable arbitration to the American Arbitration Association inaccordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agreeotherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to anyrepairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anythingwhich may constitute evidence relating to the complaint, except in the case of an emergency.

GROUNDSThis inspection is not intended to address or include any geological conditions or site stability information. Forinformation concerning these conditions, a geologist or soils engineer should be consulted. Any reference tograde is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. Thisinspection is visual in nature and does not attempt to determine drainage performance of the site or the conditionof any underground piping, including municipal water and sewer service piping or septic systems. Decks andporches are often built close to the ground, where no viewing or access is possible. These areas as well asothers too low to enter, or in some other manner not accessible, are excluded from the inspection and are notaddressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of anyprior foundation or structural repairs.


DRIVEWAY:CONDITION: Concrete, satisfactory.

SIDEWALKS:TYPE: Concrete, Paver/Tile.CONDITION: Trip hazard noted at walk/driveway. The

front walk at the front porch is a highstep...this is also a trip hazard.

LANDSCAPING:CONDITION: Maintenance needed, Trim plants away from

structure. Also, the mulch is built up tohigh...in contact with wood trim and vinylsiding.

GRADING:SITE: The grade is properly sloped away from the home on all sides.

PATIO/PORCH COVER:TYPE: Open design(front of home).CONDITION: Satisfactory.

EXTERIOR STAIRS/STOOPS:CONDITION: The north side stoop at the garage service

entry door is improperly pitched toward thehome...rain is improperly draining towardsthe foundation. We recommend a qualifiedconcrete company to correct this drainagedeficiency.

Rise at walk/driveway...trip hazard.

Mulch in contact w/siding and trim.

Negatively pitched stoop.


EXTERIOR - FOUNDATION - BASEMENTAreas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection.Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks arepresent along with bowing, we routinely recommend further evaluation be made by a qualified structuralengineer. All exterior grades should allow for surface and roof water to flow away from the foundation. Allconcrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In mostinstances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Wherecarpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot bedetermined.

WALLS:MATERIAL: Vinyl siding, Brick.

CONDITION: Two holes noted on the vinyl siding on thenorth side. Two loose pieces of vinyl notedon the north side. One top piece of vinyl onthe front side is not properly secured withfinish trim.

TRIM:MATERIAL: Wood.

One of two north side holes in vinyl.

Two loose pieces of vinyl.

Damaged trim, peeling paint back door


CONDITION: Much peeling paint noted at the back door and garage service door. Werecommend that any damaged wood be replaced and the trim be properlypainted.

CHIMNEY:MATERIAL: Wood frame with a manufactured metal flue.CONDITION: Satisfactory.

BASEMENT/CRAWL SPACE:ACCESSIBILITY: Limited view in the basement due to

insulation on the walls and over the rimjoists. The basement is dry with no signs ofwater or moisture.

CRAWL SPACE: The crawl was entered through thebasement access. Some wood debris ongravel floor and some vapor barrier needsadjustment.

BASEMENTWALLS - TYPE: Poured concrete, satisfactory.BEAMS: Wood, satisfactory.

FLOOR JOISTS: 2x10 joists, 16"O.C. 2x8, 16"O.C., satisfactory.

Insulated walls.

Remove debris and adjust vapor barrier

View inside crawl.


COLUMNS/SUPPORTS: Wood, Concrete, satisfactory.

BASEMENTFLOOR ANDDRAINAGE: The sump pump is operating properly. A slight shrinkage crack is noted in

the basement floor slab.OTHEROBSERVATIONS: One wire is cut...end of wire exposed above

the water heater. Unknown if this wire ishot.

Support wall in basement.

Arrow points to cut wire.


ROOF SYSTEMThe foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot anddoes not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This reportis issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutelywater tight is to observe it during a prolonged rainfall. Many times, this situation is not present during theinspection.

ATTIC AND INSULATION:ACCESSIBILITYAND CONDITION: The attic was entered through the garage

ceiling and the upstairs hallway ceiling. 2x4trusses at 24" O.C., OSB roof deck.

INSULATIONTYPE ANDCONDITION: Fiberglass- Blown. Some insulation is

displaced and needs leveling. The atticaccess door inside the home is not sealed orinsulated...much heat loss noted.

DEPTH AND R-FACTOR: Four to fourteen inches. Use caution with

storing items in attic...an electric wire ispinched in the garage attic.

Hail dinged roof vent.

We recommend sealing/insulating.

Potential fire hazard.


ROOF:STYLE: Hip, Gable.

TYPE: Composition shingles. Algae stains noted.

ROOF ACCESS: Walked on roof, Viewed from ground.

ROOF COVERINGSTATUS: The roof is one layer of shingles and is

original to the home....12 years. The roofhas been damaged by hail....many hail dingsnoted on all sides of the roof. Shingledamage noted and the metal roof vents aredinged up. One shingle has blown off. Werecommend that the current insuranceprovider be contacted for a probable claim.We recommend that the roof be replaced.

Arrows point to hail damaged shingles

Blown off shingle.

Hail dinged roof vent.

Hail damaged south side valley.


EXPOSED FLASHINGS:TYPE ANDCONDITION: Metal, Rubber. The rubber has dried out on

the plumbing vent boots. We recommendthat the plumbing boots be replaced.

GUTTERS & DOWNSPOUTS:TYPE &CONDITION: Full, Aluminum. Much debris buildup noted

in the gutters, leaves and roof granules.Some downspout extensions are buried inthe ground. Keep the gutters clean and thewater flowing away from the foundation.

Dried out, cracked rubber boot.

Clogged front side gutter.


GARAGE - CARPORTNotice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammablematerials should not be stored within closed garage areas.

TYPE:LOCATION: Attached, Two car.

FLOOR:CONDITION: Satisfactory.

FIRE WALL:CONDITION: Satisfactory.

GARAGE DOOR(S):CONDITION: The bottom panel is damaged. The left

cable is broken off. The lower right guide isdamaged...see the clamp!! The right track isbent. We did not test the overhead openerdue to the damage. We recommend aqualified garage door technician to evaluatethe damage and make any needed repair/replacement.

Bottom panel is damaged.

Cable broke off left side.

Clamp at lower right side.


ELECTRICAL SYSTEMAny electrical repairs attempted by anyone other than a licensed electrician should be approached with caution.The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial therepair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician.Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbsinstalled. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should beinstalled within 15 feet of all bedroom doors, and tested regularly.

SERVICE:TYPE ANDCONDITION: Underground, 110/220 Volt, Circuit breakers. 200amp main.

ELECTRICAL PANELS:MAIN PANELLOCATION ANDNOTES: Garage. We removed the cover from the

main.

Inspector Notes: Satisfactory.# OF 11O VOLTCIRCUITS: 20.# OF 220 VOLTCIRCUITS: 6.

CONDUCTORS:ENTRANCECABLES: Copper, 2/0.BRANCHWIRING: Copper.

SWITCHES & OUTLETS:CONDITION: One cracked outlet cover noted in rear BR. Two unknown switches noted

in the master BR.

Main electric panel.


HEATING - AIR CONDITIONINGThe inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this canonly be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designedin such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are nottested by the inspector.NOTE: Asbestos materials have been commonly used in heating systems.Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope ofthis inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the evendistribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners,humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by aqualified individual. The inspector does not perform pressure tests on coolant systems, therefore norepresentation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is nota part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining thecondition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanksrepresent an environmental hazard which is sometimes costly to remedy.

HEATING SYSTEM DESCRIPTION:LOCATION OFPRIMARY UNIT: Basement.SYSTEM TYPE: Forced Air, Heat pump.FUEL TYPE ANDNOTES: Electric.APPROXIMATEAGE IN YEARS: 12.

HEATING SYSTEM CONDITION:PRIMARY UNIT: Satisfactory. We ran the heat system through all cycles...all working

properly.PUMP/BLOWERFAN: Satisfactory.AIR PLENUM: Satisfactory.AIR FILTERS: Satisfactory.NORMALCONTROLS: Satisfactory.GENERALSUGGESTIONS: Keep the system clean and have serviced annually.

AIR CONDITIONING:TYPE: Central, Electric.POWERSOURCE: 220 Volt, 25amp breaker.


COMPRESSORAGE IN YEARS: 12.CAPACITY OFUNIT: 2.5 tons.AIRTEMPERATUREDROP: Due to the outside temperature being less than 65 degrees F, we did not

test the cooling system.SYSTEMCONDITION: Not tested. Due to the open concept of the home and the cold return on

the side of the furnace....the upstairs will be a challenge to cool.CONDENSATELINE: Satisfactory.NORMALCONTROLS: Not tested.

DUCTWORK:TYPE: Flexible Round, Metal.DUCTS/AIRSUPPLY: The furnace has a cold air return on the side

that does not extend through a finished wall.This is a safety concern and is currentlycausing an imbalance of air flow through thehome.

Improper location of return.


PLUMBINGWater quality or hazardous materials (lead) testing is available from local testing labs. All underground pipingrelated to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion inunderground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at theupper portion of the water heater, is a required safety valve which should be connected to a drain line of propersize terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with adrain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installationsshould be corrected.

MAIN LINE:MATERIAL: Copper.CONDITION: Satisfactory. The main water shutoff is

above the water heater.

SUPPLY LINES:MATERIAL: Copper.CONDITION: Satisfactory.

WASTE LINES:MATERIAL: Plastic.CONDITION: Satisfactory.

HOSE FAUCETS:OPERATION: Satisfactory.

WATER HEATER:TYPE: Electric.SIZE: 50 Gallons. 1996.LOCATION: Basement.

Main water shutoff.


CONDITION: No dielectric fittings installed to protect twodiffering metals from making contact..couldresult in electrolysis and damage tometals.

BATHROOMSShower pans are visually checked for leakage, but leaks often do not show except when the shower is in actualuse. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of thisinspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfectionscan allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will berequired in the future.

BATHROOM AREA:BATH LOCATION: Hall, Upstairs.CONDITION OFSINK: Satisfactory.CONDITION OFTOILET: The tank is not secured to the bowl. The

flapper is not sealing the drain...currently thetoilet is inoperable. We recommend aqualified plumber to evaluate the plumbingdeficiencies noted in this report and makethe needed repair/replacement.

No dielectric fittings.

Loose tank, malfunctioning flapper.


TUB/SHOWERPLUMBINGFIXTURES: The shower faucet sprays sideways...needs replaced.TUB/SHOWERAND WALLS: Satisfactory.BATHVENTILATION: Satisfactory.

BATHROOM AREA:BATH LOCATION: Master bedroom.CONDITION OFSINK: One aerator is not installed.CONDITION OFTOILET: The bowl is not secured to the floor...see the

vinyl floor damage. The toilet flapper sticksopen.

TUB/SHOWERPLUMBINGFIXTURES: No shower head.TUB/SHOWERAND WALLS: Drywall is damaged at the shower.

BATHVENTILATION: Satisfactory.

Loose bowl, damaged vinyl.

Damaged drywall around shower.


BATHROOM AREA:BATH LOCATION: Half bath.CONDITION OFSINK: The faucet leaks when turned on....see the

water leaking under the sink.

CONDITION OFTOILET: The valve runs. after the tank fills.

INTERIORThe condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the generalcondition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies areconsidered normal wear and tear and are not reported. Determining the source of odors or like conditions is nota part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floorsunderlying floor coverings is not inspected. Determining the condition of insulated glass windows is not alwayspossible due to temperature, weather and lighting conditions. Check with owners for further information. Allfireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed.Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Faucet leaks when turned on.


DOORS:MAIN ENTRYDOOR: Metal. The dead bolt is inoperable.OTHEREXTERIORDOORS: Rear door dead bolt is inoperable.INTERIORDOORS: Three doors have been damaged...see the

punched out holes in both back BR entrydoors and the main entry closet door. Therear corner BR closet door is damaged. Thebasement window is difficult to open/close.

WINDOWS:TYPE &CONDITION: Single hung, double pane vinyl. Two sashes do not stay up...front BR and

family room.

INTERIOR WALLS:MATERIAL &CONDITION: Drywall, satisfactory. Trim damaged noted

at the master BR entry and the basementdoor....see the animal scratch marks.

CEILINGS:TYPE &CONDITION: Drywall, satisfactory.

One of four damaged interior doors.

Animal damaged trim/carpet.


FLOORS:TYPE &CONDITION: Carpet, Vinyl. Many deep carpet stains

noted. Vinyl floor is stained at the mastertoilet.

STAIRS & HANDRAILS:CONDITION: The railing is loose at the hallway upstairs.

FIREPLACE/WOOD BURNING DEVICES:LOCATION -TYPE -CONDITION: Manufactured metal fireplace and flue.

Much soot and creosote buildup noted in thefireplace and flue. We recommend aqualified chimney sweep to clean andservice the fireplace and flue before use.

SMOKE / FIRE DETECTOR:COMMENTS: Satisfactory.

Many stains noted in carpet.

Loose railing.

Dirty fireplace and flue.


KITCHEN - APPLIANCES - LAUNDRYInspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion isoffered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cookingfunctions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection.Appliances are not moved during the inspection. Portable dishwashers are not inspected, as they requireconnection to facilitate testing.

KITCHEN SINK:TYPE ANDCONDITION: The faucet leaks when on...needs

replaced.

RANGE/COOK TOP AND OVEN:TYPE/CONDITION: Electric, satisfactory.

VENTILATION:TYPE ANDCONDITION: Internal. The vent hood is not secured to

the cabinet.

REFRIGERATOR:TYPE ANDCONDITION: None installed.

Leaking kitchen faucet.

Loose vent hood.


DISHWASHER:CONDITION: The water supply is disconnected under the sink....not tested.

GARBAGE DISPOSAL:CONDITION: Satisfactory.

INTERIOR COMPONENTS:COUNTERS ANDCABINETS: Counters are Formica (plastic laminate), satisfactory.

Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooringhidden by them cannot be judged. Drain lines and water supply valves serving washing machines are notoperated. Water supply valves may be subject to leaking if turned.

LAUNDRY:LOCATION: Next to the kitchen.CONDITION: Satisfactory.

WASHER AND DRYER:CLOTHESWASHER: None installed.CLOTHESDRYER: Electric available, none installed. The dryer

vent is clogged...keep the dryer vent clean.

Clogged dryer vent...north side.

Documents

INSPECTION CONDITIONS - Over 3,000 Inspections Home.pdf · and shall be submitted for binding, non-appealable arbitration to the American A rbitration Association in accordance with