Building Analysis
Report
123 Maine St
Your Town ,, Ky. 41075
Prepared for: John Smith
Prepared by: Protection Home Inspection
Protection Home Inspection
750 Fox Creek Lane, Ohio. 45245
Protection Home Inspection
16:56 January 13, 2013
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Table of Contents
Definitions
2
General Information
2
Scope of Inspection
3
Lots and Grounds
3
Exterior Surface and Components
5
Roof
6
Garage/Carport
7
Electrical
7
Structure
9
Attic
10
Basement
10
Air Conditioning
11
Fireplace/Wood Stove
12
Heating System
12
Plumbing
13
Bathroom
13
Kitchen
14
Bedroom
15
Living Space
16
Laundry Room/Area
17
Signature
17
Ky 411.278
18
Summary
21
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Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A
Acceptable
Functional with no obvious signs of defect.
M
Marginal
Item is not fully functional and requires repair or servicing. Marginal is also items that are normally under
$500 for repair, with the exception of safety items.
D
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.
NI Not Inspected
Items that are not present or could not be inspected due to locations,conditions or safety.
BI Budget to Install
These items should be considered maintenance or upgrades
BTR Budget To replace These items have reached their life expectancy or consider installing or upgrading.
BP Budget to Perform Budget to Perform
AC Association
Association Concerns
General Information
Property Information
Property Address 123 Main.
City Ft Thomas, State Ky. Zip 41075
Contact Name Emily Anderson
Phone 441-441-5555 Fax Client Information
Client Name John Smith
Client Address your Street
City My City State Florida. Zip 11111
Phone 934-432-1234 Fax E-Mail not me @ fuse.rr.com
Inspection Company
Inspector Name Forrest Sutherland
Company Name Protection Home Inspection
Address Protection Home Inspection
City 750 Fox Creek Lane State Ohio. Zip 45245
Phone 513-752-1110 Fax 513-752-4522
E-Mail [email protected]
File Number 201301051 Marian
Amount Received $385.00
Conditions
Others Present Buyer Property Occupied No
Estimated Age 47 Yrs Entrance Faces South
Inspection Date 01/05/2013
Start Time 9:00 am End Time 11:45 on site. Report generated at home
Electric On
Yes
No
Not Applicable
Gas/Oil On
Yes
No
Not Applicable
Water On
Yes
No
Not Applicable
Temperature 30's
Weather Sunny Soil Conditions Snow covered
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General Information (Continued)
Space Below Grade Basement
Building Type Single Family Garage Attached
Sewage Disposal Public How Verified Inspector
Water Source Public How Verified Inspector
Scope of Inspection
We have prepared this confidential report for your personal use. The report is based on our opinion of the condition of the systems and
components inspected on this date. The scope of this inspection is intended to be an overview, rather than an exhaustive evaluation of a
particular system or component.
Our inspection is preformed by visual examination only. Representative samples of building components are viewed in areas that are
accessible at the time of inspection. We do not include examination of concealed items within the walls, under concrete slabs or in other
areas not visible without removing permanently assembled components or moving personal property. Not all needed repairs will be
identified during this inspection. Unexpected repairs should be anticipated.
The inspection is conducted according to the Standard of Practice of the American Society of Home Inspectors (ASHI) unless otherwise
requested. The inspection should not be considered a or warranty of any kind for the continued use of any system component, nor does
it dictate what should or should not be included in the property.
Thank You for selecting Protection Home Inspection for this inspection. Please feel free to call if you have any questions concerning this
report. 513-752-1110
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Lots and Grounds
Promote positive (+) drainage away from foundations and extend run off from roofing and down
spouts a Minimum of 10 ft from the foundation. If this can't be accomplished consider a drainage
system or swale cut.
This inspection does not include an assessment of geological, geotechnical or hydrological
conditions.
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1.
Walks: Concrete. Cracked.
2.
3.
Steps/Stoops: Concrete.
Patio: Concrete.
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Lots and Grounds (Continued)
4.
Deck: Wood Snow covered. Improper
baluster spacing.
5.
6.
7.
Porch: Concrete.
Vegetation: Trim bushes and shrubbery from the house 4-6"
Basement Stairwell: Concrete. Evidence of
hydrostatic pressure is noted at the
walls. Missing handrails at the steps.
8.
Grading: Negative slope Maintain
house for 10 Feet.
a 6-10% slope away from the
9.
10.
Window Wells: Metal
Bsmt. Stairwell Drain: Cover clean of debris
11.
Driveway: Concrete.
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Lots and Grounds (Continued)
12.
Fences: Chain link The chain link fence
is rusting and in need of paint or
replacement.
Exterior Surface and Components
Not all windows are checked,opened and closed. We recommend that all windows be caulked and sealed.
If a window isn't properly installed moisture / mold could be present.
Improperly installed Brick veneer is
industry standards.
common. That doesn't mean that it is correct, to code or meet
Exterior Insulation Finished System (EIFS) are not inspected by this company. Call a professional
in this field to perform such an inspection .
My insurance does not and will not cover "EIFS"
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All areas. Exterior Surface
1.
Type: Brick & Masonry Hard to tell . The ceilings are finished
and not turned brick noted.
Lintels Steel Paint, caulk and seal as needed.
Sills Stone
2.
3.
Upper section Exterior Surface
4.
Type: Aluminum siding
5.
Fascia: Aluminum
6.
Soffits: Aluminum
7.
Exterior Paint Acceptable
8.
Door Bell: Working
9.
Entry Doors: Metal & glass
10.
Patio Door: Wood /glass
11.
Windows: Vinyl
12.
Exterior Door Locks Operating
13.
Window Screens: None seen
14.
Basement Windows: Glass Block
15.
Exterior Lighting: Fixtures at both front door & back door, Post
lights.
16.
Exterior Electric Outlets: Grounded Recommend GFCI outlet at all
exterior locations.
17.
Hose Bibs: Not frost free, Frost Free The front hose bib is not
frost free and will need to be winterized yearly.
18.
Gas Meter: Exterior
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Exterior Surface and Components (Continued)
19.
20.
Main Gas Valve: Exterior At meter
Utility usage Check with local utilities
Roof
Slate, Tile, Terracotta roofs should be inspected by a professional roofer. Budget to inspect the roof yearly.
Roofs that are wet , steep, moss or ice covered must be inspected from the ground,
The assessment of the roof does not preclude the possibility of leakage. Leakage can develop at anytime and may depend on
rain intensity , wind direction, ice buildup,etc. The entire underside of the roof sheathing cannot be inspected for evidence of
leaks. Chimney and/or flue interiors that are not readily accessible are not inspected and could require repair.
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Main-upper Roof Surface
1. Method of Inspection: Ladder,walked,camera
2.
Unable to Inspect: 0%
3.
Material: Fiberglass
4. Type: Hip
5. Approx Age: 16 yrs
6.
Installation Average
7.
Flashing: Metal
8.
Valleys: Metal Caulk and seal the valley
flashing at the chimney area.
Center of house Chimney
9.
10.
11.
12.
13.
14.
15.
16.
Chimney: Brick
Flue/Flue Cap: Clay / concrete Caulk and seal as needed. Check
for cracks yearly
Chimney Flashing: Metal
Plumbing Vents: Copper
Electrical Mast: Mast with tie back at roof
Gutters: Aluminum Budget to install leaf guards.
Downspouts: Aluminum
Under Ground Drainage Lines Clay it would be prudent to have the
lines video scoped and cleaned/ repaired as deemed necessary.
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Garage/Carport
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Front of house Garage
1. Type of Structure: Attached Car Spaces: 1
2.
Garage Doors: Insulated
3.
Door Operation: Mechanized and manual
4.
Door Opener: ??
5.
Exterior Surface: See exterior .
6.
Roof: See "Roof"
7.
Roof Structure: Rafter
8.
Service Doors: Wood Add self-closing mechanism to door /safety
issue
9.
Ceiling: Plaster
10.
Walls: Plaster
11.
Floor/Foundation: Concrete One patched crack noted.
12.
Electrical: 110 VAC
13.
Gutters: Aluminum
14.
Downspouts: Aluminum
Electrical
Testing of smoke detectors or alarms ,timers,low voltage circuits such as security, pet containment
systems are beyond the scope of this inspection.
Smoke detectors are recommended to be located in each bedroom and one per floor level.
Smoke alarms should be tested monthly and replaced per manufactures guidelines or every ten years.
I recommend That Carbon Monoxide alarms be installed in a home that uses fossil fuel.
If GFCI's aren't present in older homes we recommend that they be installed at all Exterior,
Kitchen,Wet Bar, Garage and Unfinished Basement outlet locations.
Electrical components concealed behind finished surfaces are not inspected. Only a representative
sampling of outlets and light fixtures were tested. The inspection does not include remote control
devices,alarm systems,low voltage wiring, systems and components which are not part of the primary
electrical power distribution system.
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1. Service Size Amps: 200 amp Volts: 110-220 VAC 2.
Service: Overhead Have a specialist in the
field check the service wires and
insulation.
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Electrical (Continued)
3.
Meter box and cable Exterior The duct seal
is missing at the service wire, This is
causing moisture intrusion in the
service panel.
4.
5.
6.
7.
110 VAC Branch Circuits: Copper
220 VAC Branch Circuits: Copper & Aluminum
Conductor Type: Copper
Ground: Plumbing & rod in ground. The
Jumper wire is missing at the water
meter.
8.
9.
Basement Electric Panel
10.
Smoke Detectors: Present
Carbon Monoxide Alarm Budget to install
Manufacturer: Wadsworth Water/rust in distribution panels
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Electrical (Continued)
Manufacturer: (continued)
11. Max Capacity: 150 amps
12.
Fuses: Screw Type
13. Is the panel bonded?
Yes
No
Structure
Foundation footers can rarely be seen or inspected. It is normal for concrete foundation to have shrink or settlement crack.
These cracks can leak is the grading , gutters or downspouts fail or are in correct.
Engineering or architectural services such as calculations, adequacy or integrity are not part of a home inspection. Only a
representative sampling of visible structural components were inspected. Structural components concealed behind finished
surfaces could not be inspected.
A M D
1.
2.
3.
4.
5.
6.
7.
8.
9.
NI BI BTRBP AC
Structure Type: Brick
Foundation: Concrete
Differential Movement: None observed
Beams: Steel I-Beam
Joists/Trusses: 2x10 on 16" centers
Piers/Posts: steel post the columns not properly anchored - top
Floor/Slab: Concrete
Stairs/Handrails: Wood stairs/wood hand rails
Subfloor: Dimensional wood
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Attic
Today's recommended standard insulation levels are R30-R40.
Insulation limits the inspectors view of the attic area. Hidden problems may exist that are not documented on this report.
Engineering or architectural services such as calculation of structural capacities, adequacy or integrity are not part of the home
inspection. Only a representative sampling of visible structural components were inspected. Insulation/ventilation type and
levels in concealed areas are not inspected.
Insulation and vapor barriers are not disturbed and no destructive tests ( such as cutting openings in walls to look for
insulation ) are performed. Any estimates of insulation depths are rough average values.
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Entire house Attic
1. Method of Inspection: From Access
2.
Unable to Inspect: 10% Low head room, Limited entry
3.
Roof Framing: Rafter
4.
Sheathing: Dimensional wood
5.
Ventilation: Gable, Can vents
6.
Insulation: Loose
7.
Insulation Depth: 4-6 I recommend that additional insulation be
installed in the attic bringing the insulation depth up to
14".
8.
Wiring/Lighting: 110 VAC
9.
Moisture Penetration: There is signs of past moisture penetration
, but was dry at the time of inspection.
10.
Attic Pest None noted
11.
Bathroom Fan Venting: Venting is not through the roof
Basement
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Finished area Basement
1.
2.
3.
4.
5.
6.
Unable to Inspect: 0%
Ceiling: Plaster
Walls: Concrete
Floors: Asbestos like. There is the
possible asbestos based products.
Floor Drain: Metal
Windows: Glass Block
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Basement (Continued)
7.
Electrical: 110 VAC An open ground is
detected- change out the outlet. These
outlets should be 2 prong plugs or
install GFCI, marked ungrounded.
8.
9.
10.
11.
12.
HVAC Source: Forced Air
Ventilation: HVAC system& windows
Moisture Location: None
Suspected mold None seen
Bsmt Stairs/Railings: Wood stairs/wood hand rails
Air Conditioning
No life expectancy is expressed or implied. The inspection doesn't determine balancing or sizing
of the system.
Annual cleaning and servicing is recommended for best performance and life expectancy .
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Rear of the house AC System
1.
A/C System Operation: To cold outside ( below 65 in the past 24
hours) Ask that the A/C unit be operational upon the season.
2.
Condensate Removal: PVC, Copper pipe There
isn't a P-trap in line or air break in
the condensation drain line. It is
improperly plumbed.
3.
Exterior Unit: Trane
4. Area Served: Whole house Approximate Age: 12 yrs
5. Fuel Type: 220 Volt Temperature Differential: 0
6. Type: Central A/C Capacity: 3 Ton
7.
Visible Coil: Alu/copper
8.
Refrigerant Lines: Copper
9.
Electrical Disconnect: None This unit needs a service switch.
10.
Exposed Ductwork: Metal
11.
Blower Fan/Filters: Direct drive / disposable
12.
Thermostats: Individual
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Fireplace/Wood Stove
I recommend that all fireplaces be inspected yearly and cleaned as deemed necessary . Fire place flues can not be viewed
fully. I recommend a video scan of the flue and professional evaluation and inspection. The adequacy of the fireplace cannot be
determined during a visual inspection.
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Living Room Fireplace
1.
2. Type: Wood burner
3.
4.
5.
6.
Fireplace Construction: Masonry
Smoke Chamber: Masonry
Flue: Clay Could not view entire flue assembly
Damper: Hinge
Hearth: Tile
Heating System
The balancing of the heating and cooling distribution is not part of this inspection.
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Basement Heating System
1.
Heating System Operation: Forced air
2. Manufacturer: Trane
3. Type: Forced air Capacity: 120,000 BTU
4. Area Served: Whole house Approximate Age: 12 yrs
5. Fuel Type: Gas
6.
Heat Exchanger: Metal
50%
7. Unable to Inspect:
8.
Blower Fan/Filter: Direct drive / disposable
9.
Distribution: Metal duct
10.
Flue Pipe: Metal
11.
Controls: Limit switch
12.
Humidifier: Aprilaire A drainage leak is
noted. Replace water pad as needed--Its
needed.
13.
14.
15. Tank Location: N/A
Humidistat At furnace.
Thermostats: Individual
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Plumbing
Septic Systems should be professionally inspected and serviced A septic inspection is beyond the scope of this inspection.
Repair and replacement of a septic system can be very expensive .It is recommended that septic systems be professionally
cleaned and serviced every 1-3 years.
Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.) below the structure, or beneath the
ground surface are not inspected. Water quality and water quality are not tested.
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1.
2.
3.
4.
5.
Service Line: 3/4" Copper
Main Water Shutoff: Basement
Water Lines: Copper
Water flow Acceptable
Check Valve Not Present Budget to install when installing a new
Hot water heater.
Water Pressure Regulator Budget to install Budget to install when
installing a new Hot water heater.
Drain Pipes: Copper
Underground sewer lines Not seen
Service Caps: Removed
Vent Pipes: Copper
Gas Service Lines: Black iron
6.
7.
8.
9.
10.
11.
Basement Water Heater
12.
Water Heater Operation: Gas
13. Manufacturer: A O Smith
14. Type: Gas Capacity: 40 gal
15. Approximate Age: 11 yrs. Area Served: Whole house
16.
Flue Pipe: Metal
17.
TPRV and Drain Tube: Copper
18.
Pressure Tank None
Bathroom
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Basement Bathroom
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
Ceiling: Plaster
Walls: Concrete
Floor: Concrete
Doors: Wood
Electrical: 110 VAC
Sink/Basin: Porcelain coated
Faucets/Traps: Metal
Shower/Surround: Concrete
Toilets: Porcelain
HVAC Source: None noted
Ventilation: none
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Bathroom (Continued)
1 St floor Bathroom
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
23.
24.
25.
Ceiling: Plaster
Walls: Hard tile
Floor: Ceramic Tile
Doors: Wood
Windows: Vinyl
Electrical: 110 VAC
Counter/Cabinet: Wood
Sink/Basin: Porcelain coated
Faucets/Traps: Metal & PVC
Tub/Surround: Enameled tub & Tile
Shower/Surround: Same as tub
Toilets: Porcelain
HVAC Source: Forced Air
Ventilation: Electric ventilation fan
Kitchen
Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, functionally of
timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.
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First floor - rear- Kitchen
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
Cooking Appliances: Majic Chef Left front
burner does not function at the time of
inspection.
Ventilator: Broan
Disposal: In-Sinkerator
Dishwasher: Maytag
Refrigerator: Frigidaire
Water dispenser Working
Ice maker not operating Turned off ?
Sink: Stainless steel
Electrical: 110 VAC Budget to install GFCI'S
Plumbing/Fixtures: Metal & PVC
Counter Tops: Formica
Cabinets: Wood
Ceiling: Plaster
Walls: Plaster
Floor: Sheetgoods
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Kitchen (Continued)
16.
17.
Windows: Vinyl
HVAC Source: Forced Air
Bedroom
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1 st floor rear (Den) Bedroom
1.
2.
3.
4.
5.
6.
7.
8.
1st floor rear corner Bedroom
9.
10.
11.
12.
13.
Closet: Built in
Ceiling: Plaster
Walls: Plaster
Floor: " Carpet", Wood
Doors: Wood
Windows: Vinyl
Electrical: 110 VAC
HVAC Source: Forced Air
Closet: Built in
Ceiling: Plaster
Walls: Plaster
Floor: " Carpet", Wood
Doors: Wood Does not close or latch
properly. There is also a small crack
above the door and cracked window sills.
This is an indication of foundation
settlement. It is important to correct
the grading and drainage at the
exterior.
14.
Windows: Vinyl Sills are cracked.
15.
16.
1 st floor Front Bedroom
17.
18.
19.
20.
Electrical: 110 VAC
HVAC Source: Forced Air
Closet: Built in
Ceiling: Plaster
Walls: Plaster
Floor: " Carpet", Wood
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Bedroom (Continued)
21.
22.
23.
24.
Doors: Wood
Windows: Vinyl
Electrical: 110 VAC
HVAC Source: Forced Air
Living Space
Please note as of the 2008 NEC Tamper Resistance outlets are required in new construction or in rehabing.
Carpeting,window treatments, central vacuum systems recreational facilities, paint,wallpaper and other finish treatments are not
inspected. Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws,quality of
materials, architectural appeal and color are outside the scope of this inspection.
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Dining Room Living Space
1.
2.
3.
4.
5.
6.
7.
Living Room Living Space
8.
9.
10.
11.
12.
13.
14.
15.
1st fl hall Living Space
16.
17.
18.
19.
Ceiling: Plaster
Walls: Plaster
Floor: Carpet
Doors: Wood
Windows: Vinyl
Electrical: 110 VAC
HVAC Source: Forced Air
Closet: Built in
Ceiling: Plaster
Walls: Plaster
Floor: Carpet
Doors: Wood
Windows: Vinyl
Electrical: 110 VAC
HVAC Source: Forced Air
Ceiling: Plaster
Walls: Plaster
Floor: Wood
Doors: Wood
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Laundry Room/Area
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Basement Laundry Room/Area
1.
Ceiling: Plaster
2.
Walls: Plaster
3.
Floors: Concrete
4.
Windows: Glass Block
5.
Electrical: 110 VAC Open ground, An open
ground is an indication that there is a
three prong plug present that isn't
grounded. The original plug was most
likely a older two prong plug. This
outlet operates ,but isn't grounded. If
there is a concern ,install a ground
wire or in some cases a GFCI can be
installed. The GFCI outlet and down
stream outlets should be labeled
"Ungrounded GFCI."
6.
HVAC Source: Forced Air
7.
Laundry Tub: Plastic
8.
Laundry Tub Drain: Plastic
9.
Washer Hose Bib: Push/Pull Leaking noted.
10.
11.
12.
13.
Washer and Dryer Electrical: 110-240 VAC
Dryer Vent: Outsided
Washer Drain: In tub
Floor Drain: Metal
Signature
A M D
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1. The undersigned states that they will review the whole house inspection report
and will notify Protection Home Inspection of any changes, concerns or possible
omitted items or issues within 3-5 days. If a report is generated on site it is
considered a field copy. The field copy will be reviewed and a final report will
be emailed or us mailed within 48 hrs.
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Signature (Continued)
2.
Date:
Ky 411.278
A M D
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1.
Final Comments
This inspection and written report, performed in accordance with the Standards
of Practice and code of Ethics of the American Society of home inspectors
(ASHI).
This inspection is intended to provide the client with a better understanding of
the property condition as visually observed at the time of inspection.
The inspection and written report is based on conditions at the time of
inspection only.
This inspection is intended to provide the client with a better understanding of
the property condition as visually observed at the time of inspection.
This report is provided for the sole and exclusive use of
J. Smith
It is not to be copied or used for any other purpose. This report plus the
discussion at the home/phone/emails constitutes the inspection.
This evaluation does not include for the presents of lead paint,radon, mold &
asbestos in the property.
If the presence of mold, asbestos, lead paint or radon gas is a concern, the
property should be tested prior to the release of the inspection contingency.
The underground sewer lines were not inspected as part of this inspection.
If the condition of the underground sewer lines are a concern, the lines should
be scoped by a qualified plumbing contractor prior to the release of the
inspection contingency.
Any cost to cure or replacement prices are only estimates. We are not repair or
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Final Comments (Continued)
replacement company. These prices are only guesses . The cost to cure may not be
used in areas that maybe a concern to the client,but not the inspector.
Ask that all repairs be preformed by a professional in the field addressed.
I have made every effort to perform a comprehensive and thorough
with recommendations for this property.
inspection
This inspection and report are not intended to be used as a guarantee or
warranty, express or implied , regarding the adequacy, performance or condition
of any inspected structure, item, or system. Protection Home Inspection is not
an insurer of property including, but not limited to any inspected structure ,
item,or system. Protection Home Inspection hereby disclaims all warranties,
expressed or implied, including warranties of habitability, merchantability and
fitness for any particular purpose whatsoever .
Important !! For your protection , If any certified professional or qualified
trades person disputes the creditability of this report or inspection, then have
them put such statements on a company letterhead.
This evaluation does not include for the presents of lead paint,radon, mold &
asbestos in the property. If the presence of mold, asbestos, lead paint or radon
gas is a concern, the property should be tested prior to the release of the
inspection contingency.
This inspection is intended to provide the client with a better understanding of
the property condition as visually observed at the time of inspection.
This report is not intended to reflect the value of the premises nor to make any
representation as to the advisability or inadvisability of the purchase.
To avoid the cost of re-inspect and to insure proper repairs/replacement request
that a paid invoice or letter head be provided.
We recommend
that multiple professional opinions
or bids be given.
Any deficiency discussed in this report should be carefully considered by the
client and reviewed with the real estate agent as appropriate. Because a report
of a deficiency is often based on the experience of the inspector using visual
clues, it should be understood more extensive problems can be present which can
be more costly to resolve than simply correcting the visible system. Further,
it is beyond the scope of this inspection to list every instance of similar
deficiencies. Consult with your inspector and / or agent to gain a comfort level
about any defect cited in this report.
As needed , consult an appropriate contractor.
Any pictures included in this report are not meant to represent every defect
that has been found. There may be many items that do not have pictures included.
This inspector is not qualified to detect the presents of Chinese Drywall.
Accordingly the issue of Chinese Drywall ( and its potential Problems ) is
beyond the scope of the inspection report.
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
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Final Comments (Continued)
There maybe hidden damage behind the walls.
Homes built prior to 1978 most likely have lead paint. Further investigation is
recommended.
Check with the home owner regarding any warranties,manuals,permits,drawings or
other information pertaining the dwelling
THANK YOU FOR CALLING
PROTECTION HOME INSPECTION!
FORREST (BUTCH) SUTHERLAND,
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
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Marginal Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Lots and Grounds
1. Walks: Concrete. Cracked.
2. Fences: Chain link The chain link fence is rusting and in need
of paint or replacement.
Attic
3. Entire house Attic Insulation Depth: 4-6 I recommend that additional insulation be installed
in the attic bringing the insulation depth up to 14".
Basement
4. Finished area Basement Floors: Asbestos like. There is the possible
asbestos based products.
Air Conditioning
5. Rear of the house AC System A/C System Operation: To cold outside ( below 65 in the past 24
hours) Ask that the A/C unit be operational upon the season.
Kitchen
6. First floor - rear- Kitchen Ice maker not operating Turned off ?
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
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Marginal Summary (Continued)
Bedroom
7. 1st floor rear corner Bedroom Doors: Wood Does not close or latch
properly. There is also a small crack above the door and
cracked window sills. This is an indication of foundation
settlement. It is important to correct the grading and
drainage at the exterior.
8. 1st floor rear corner Bedroom Windows: Vinyl Sills are cracked.
Laundry Room/Area
9. Basement Laundry Room/Area Electrical: 110 VAC Open ground, An open
ground is an indication that there is a three prong plug
present that isn't grounded. The original plug was most
likely a older two prong plug. This outlet operates ,but
isn't grounded. If there is a concern ,install a ground
wire or in some cases a GFCI can be installed. The GFCI
outlet and down stream outlets should be labeled "Ungrounded
GFCI."
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
Page 23 of 28
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Defective Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Lots and Grounds
1. Deck: Wood Snow covered. Improper baluster spacing.
2. Grading: Negative slope Maintain
a 6-10% slope away from the house for 10 Feet.
Garage/Carport
3. Front of house Garage Service Doors: Wood Add self-closing mechanism to door /safety issue
Electrical
4. Service: Overhead Have a specialist in the field check the
service wires and insulation.
5. Meter box and cable Exterior The duct seal is missing at the
service wire, This is causing moisture intrusion in the
service panel.
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
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Defective Summary (Continued)
6. Ground: Plumbing & rod in ground. The Jumper wire is missing
at the water meter.
7. Basement Electric Panel Manufacturer: Wadsworth Water/rust in distribution panels
Structure
8. Piers/Posts: steel post the columns not properly anchored - top
Basement
9. Finished area Basement Electrical: 110 VAC An open ground is
detected- change out the outlet. These outlets should be 2
prong plugs or install GFCI, marked ungrounded.
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
Page 25 of 28
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Defective Summary (Continued)
Air Conditioning
10. Rear of the house AC System Condensate Removal: PVC, Copper pipe
There isn't a P-trap in line or air break in the
condensation drain line. It is improperly plumbed.
11. Rear of the house AC System Electrical Disconnect: None This unit needs a service switch.
Heating System
12. Basement Heating System Humidifier: Aprilaire A drainage leak is
noted. Replace water pad as needed--Its needed.
Bathroom
13. Basement Bathroom HVAC Source: None noted
14. Basement Bathroom Ventilation: none
Kitchen
15. First floor - rear- Kitchen Cooking Appliances: Majic Chef Left front
burner does not function at the time of inspection.
Laundry Room/Area
16. Basement Laundry Room/Area Washer Hose Bib: Push/Pull Leaking
noted.
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
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Not Inspected Summary
Exterior Surface and Components
1. Window Screens: None seen
Roof
2. Under Ground Drainage Lines Clay it would be prudent to have the lines video scoped and
cleaned/ repaired as deemed necessary.
Attic
3. Entire house Attic Bathroom Fan Venting: Venting is not through the roof
Heating System
4. Basement Heating System Controls: Limit switch
Plumbing
5. Underground sewer lines Not seen
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
Page 27 of 28
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Budget to Install Summary
Lots and Grounds
1. Basement Stairwell: Concrete. Evidence of hydrostatic pressure is
noted at the walls. Missing handrails at the steps.
Exterior Surface and Components
2. Exterior Electric Outlets: Grounded Recommend GFCI outlet at all exterior locations.
Roof
3. Gutters: Aluminum Budget to install leaf guards.
Electrical
4. Carbon Monoxide Alarm Budget to install
Attic
5. Entire house Attic Insulation Depth: 4-6 I recommend that additional insulation be installed
in the attic bringing the insulation depth up to 14".
Plumbing
6. Check Valve Not Present Budget to install when installing a new Hot water heater.
7. Water Pressure Regulator Budget to install Budget to install when installing a new Hot
water heater.
8. Basement Water Heater Pressure Tank None
Kitchen
9. First floor - rear- Kitchen Electrical: 110 VAC Budget to install GFCI'S
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.
Protection Home Inspection
16:56 January 13, 2013
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Budget to Perform Summary
Lots and Grounds
1. Vegetation: Trim bushes and shrubbery from the house 4-6"
2. Bsmt. Stairwell Drain: Cover clean of debris
Exterior Surface and Components
3. All areas. Exterior Surface Lintels Steel Paint, caulk and seal as needed.
4. Exterior Door Locks Operating
5. Utility usage Check with local utilities
Roof
6. Valleys: Metal Caulk and seal the valley flashing at the
chimney area.
7. Center of house Chimney Flue/Flue Cap: Clay / concrete Caulk and seal as needed. Check for
cracks yearly
Heating System
8. Basement Heating System Humidifier: Aprilaire A drainage leak is
noted. Replace water pad as needed--Its needed.
Palm-Tech Inspector, Copyright © 1998-2013, PDmB, Inc.