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REPORT LEDGER: (I) = Inspected (NI) = Not Inspected (NP) = Not Present (D) = Deficient

Twin City Home Inspections, Inc.Property Inspection Report

Cover Page

123 ABC Highway, Anywhere, AR 71555Inspection prepared for: Sample Report

Date of Inspection: 7/6/2014 Time: 7:00 AM Age of Home: Approximately 40-45 Years Old Size: Approximately1900-2000 Square Feet

Weather: Clear and 76-88 Degrees F.For the purpose of the report the house faces North.

Inspector: Jackie SullivanLicense - TREC #9454 / AHIB-1464

196 Peter Alan, Wake Village, TX 75501Phone: 903-276-9566

Email: [email protected]

Twin City Home Inspections, Inc. 123 ABC Highway, Anywhere, AR

Page 1 of 19

STRUCTURAL SYSTEMS

I NI NP D

X 1. Foundations

Foundation Type:• Slab on Grade FoundationMethod of Inspection and Performance:• Visual Inspection of ExteriorComments:• The height of the backfill (soil adjacent to the foundation) and/or the height ofgrass prevented the inspector from visibly inspecting the foundation walls alongthe south, west, north and east side of the house. Ideally, at least six inches ofclearance should be maintained between soil level and the top of the foundationwalls. Improvement is recommended to prevent moisture intrusion at the lowerportion of the exterior brick veneer walls.• The height of the backfill (soil adjacent to the foundation) appears to exceed theacceptable limit along the east and west side of the house. This could result inexcessive force on the foundation. A structural engineer or qualified contractorshould be consulted to further evaluate this condition and the remedies availablefor correction.

X X 2. Grading and Drainage

Comments:• Uneven surfaces should be corrected in various locations of the surroundinggrounds of the home. These pose a trip hazard and should be corrected for thesafety of the occupants.• Trees and/or shrubs need trimmed back in various locations, a potential sourceof damage to various components of the house.• The grading should be improved along the south, west, north and east side ofthe house to promote the flow of storm water away from the house. The groundshould slope away from the house at a rate of one inch per foot for at least thefirst ten feet. Ideally, at least six inches of clearance should be maintainedbetween soil level and the top of the foundation walls.• Gutter seams appear to be leaking in various locations. Minor repair isrecommended.• Gutters and down spouts require cleaning to avoid spilling roof runoff around thebuilding – a potential source of water entry or water damage.• All down spouts should discharge water at least five (5) feet from the house.Storm water should be encouraged to flow away from the house at the point ofdischarge. Improvement is recommended along the south side of the house.


Page 2 of 19

Improve discharge away from structure / examplephoto south side of house

Improve discharge away from structure / examplephoto at carport

Improve discharge away from structure / examplephoto at northwest corner of house

Improve discharge away from structure / examplephoto at northeast corner of house

Improve discharge away from structure / example photo at southeast corner of house


Page 3 of 19

X X 3. Roof Covering Materials

Type(s) of Roof Covering:• Metal Standing Seam Roof Covering Installed over Pre-Existing Shingle RoofCoveringViewed From:• Viewed From Ground and/or Ladder with BinocularsComments:• The roof covering could not be walked because the roof surface is un safe forthe inspector to walk.• The roof covering is considered to be in fair condition and showing normal signsof wear.• The inspector observed cosmetic impact damage at various locations of themetal roof covering. No repair appears necessary at the time of the inspection.• The flashing is loose at the chimney and should be re-secured or replaced toavoid leaks.• The flashing at the chimney is old and should be replaced to avoid leaks.

Old loose flashing at chimney


Page 4 of 19

X X 4. Roof Structure and Attics

Viewed From:• Entered the Attic and Performed a Visual InspectionRoof Structure Type and Approximate Average Depth of Insulation:• The Roof Structure Appears to be A Pre Manufactured Truss System• 7-8 Inches of Blown InsulationComments:• Evidence of leakage was noted at the sheathing at various plumbing vent pipesalong the east end of the attic structure. These areas appear dry at time of theinspection. Monitoring these areas for leaks is recommended. Consulting aqualified roofing contractor to evaluate the conditions observed is recommended.• A truss and/or various trusses of the roof structure appear to have been altered.Cutting or altering the chords of a pre manufactured truss can sacrifice theintegrity of the truss or trusses. Special engineering considerations are requiredwhen trusses are altered. The condition in the upper attic should be reevaluatedby a licensed structural engineer and/or qualified contractor and repaired orimproved as necessary.• Water/moisture staining and/or damage were observed at structuralcomponents and/or sheathing in the attic space. The cause should bedetermined and repairs undertaken to prevent further damage.

Water Stain/damage adjacent to the chimneyalong the west end of the attic

Water Stain/damage adjacent to the chimneyalong the west end of the attic


Page 5 of 19

Moisture staining at plumbing vent pipe / east endof west slope

Altered truss in the vicinity of the plenum / eastattic

X X 5. Walls (Interior and Exterior)

Wall Structure Assembly:• The Wall Structure Assembly is InaccessibleExterior Wall Covering Materials:• Exterior Wall Covering Appears to be Standard Brick VeneerComments:• Damage to the interior walls was observed in the laundry room. This conditionis mainly cosmetic in nature. Repair is recommended.• Sealing all openings or deficiencies in mortar joints in various locations toprevent insect/moisture intrusion and/or moisture damage and monitor.• Typical minor cracking was observed on the brick veneer walls at variouslocations along the south and west side of the house. This implies that somestructural movement of the building has occurred, as is typical of most houses.• Exterior window caulking is recommended at windows along the south and northside of the house to prevent moisture intrusion behind the exterior walls.• Blocked or missing weep holes (openings in the mortar joints, typically found atfoundation level) in the brick veneer wall structure should be cleared if installed.The soil height prevented the inspector from seeing the area where these arenormally installed along the west, north and south side of the house. Thispractice is intended to allow for proper ventilation and moisture control betweenthe exterior brick and interior structure.


Page 6 of 19

Seal openings / mortar joints / example photosouth facing

Seal openings / mortar joints / example photosouth facing

Seal openings / mortar joints / example photowest facing

Damage at laundry room

X 6. Ceilings and Floors

Ceiling & Floor Structure:• The Ceiling Structure Appears to be A Pre Manufactured Truss System• The Floor Structure Appears to be Concrete SlabComments:• Evidence of patching was noted in the ceiling of the southeast bedroom.• Stains were noted on the carpet in various locations.

X 7. Doors (Interior & Exterior)

Comments:

X X 8. Windows

Comments:• Damaged screens were found on windows in various locations along the southside of the house. Repair or replacement is recommended.


Page 7 of 19

ELECTRICAL SYSTEMS

X 9. Stairways (Interior & Exterior)

Comments:

X 10. Fireplace and Chimney

Fireplace Type:• Masonry FireplaceChimney Type:• Masonry Chimney with Clay Flue PipeComments:• The inspector could not access the chimney because the roof could not bewalked due to the type of roof covering material.

X 11. Porches, Balconies, Decks, and Carports

Comments:

X 12. Other

Materials:Comments:

I NI NP D


Page 8 of 19

X X 1. Service and Entrance Panels

Amperage and Voltage Rating of Service:• The electrical service appears to be 200 amp service• The Electrical Service Appears to be Standard 120/240 Volt ServiceLocations of Main Disconnect, Main Distribution Panel and Sub Panels:• The electrical service main disconnect is located on the west wall of the westutility closet• The electrical service main distribution panel is located on the west wall of thewest utility closet• The electrical sub panel is located on an interior wall of the outbuildingComments:• Federal Pacific distribution panelFederal Pacific (sometimes referred to as FPE Stab-Lok) panels have a history offailure and should be fully evaluated by a licensed electrician.Some of the common problems associated with these panels are:•Breakers do not always trip during circuit overload;•Breakers can become burned and damaged by overheating;•Buss bars can become burned and damage by breaker arcing.It is possible that this panel is in working condition, but due to the history of thesetypes of panels we strongly recommend full evaluation of this equipment.• It does not appear all circuits are accurately labeled in the main distributionpanel. Improvement is recommended to insure which circuit is being served.• It does not appear circuits are accurately labeled in the electrical sub panel.Improvement is recommended to insure which circuit is being served.• Anti oxidant lubricant does not appear to be present on the lugs of the aluminumservice conductors at the main distribution and/or sub panel. This is requiredwhen aluminum conductors are present to prevent oxidizing and/or the potentialfor arcing. The application of this lubricant is recommended. Reevaluation by alicensed electrician is recommended for the remedies available for correction andimproved as necessary.• All unused openings in electrical service panels should be properly filled withmanufacture’s recommended inserts. Improvement is recommended at the mainpanel.• Circuits within the sub panel that are doubled up (referred to as “double taps”)should be separated. Each circuit should be served by a separate fuse orbreaker. Repair is recommended.• The main distribution panel does not appear to be properly grounded/bonded.Main distribution panels should be bonded by a bonding screw or strap. Thistype of bonding could not be verified by the inspector. This should bereevaluated. Repairing or replacing the appropriate bonding apparatus isrecommended if necessary.• In all downstream panels from main distribution panels, the neutral and groundconductors must not be bonded together. The neutral conductors must beinsulated from contacting the metal enclosures and any grounding conductors.Bonding these conductors is considered a safety hazard because it createsanother path for current. Reevaluation is recommended by a licensed electrician.Improvement is recommended at the sub panel.

Definition

A double tap occurs when two conductors are connected under one screw inside a panelboard. Most circuit breakers do not support double tapping, although some manufacturers, such as like Cutler Hammer, make hardware specially designed for this purpose. Double tapping is a defect when it is used on incompatible devices. If the conductors come loose, they cause overheating and electrical arcing, and the risk of fire is also present. A double tap can be accommodated by installing a new circuit board compatible with double tapping. It is also possible to add another circuit breaker or install a tandem breaker to the existing breaker box.


Page 9 of 19

Federal Pacific Panel Openings in main panel

Double taps at sub panel


Page 10 of 19

X X 2. Branch Circuits, Connected Devices and Fixtures

Types of Wiring:• Copper wiring is Present• Copper and Aluminum Wiring is PresentWiring Methods and Presence or Absence of Smoke Alarms:• Non Metallic Sheathed Wiring is Present• Smoke Alarms Were Present and Inoperable at the Time of the InspectionComments:• Wiring exposed on interior finishes in various locations should be relocated orprotected by rigid or flexible conduit depending on the application.• The exterior wiring is not suited to this application along the south side of the farwest deck. It should be replaced with wiring suitable for outdoor use or protectedwith rigid conduit.• Inappropriate electrical connections should be improved. All electricalconnections should be made inside junction boxes fitted with cover plates. (Southat AC compressor/condenser unit)• An inoperative 240-v outlet was observed along the west side of the house.This outlet should be repaired or replaced.• Various outlets have reversed polarity (i.e. they are wired backwards). Alloutlets with reversed polarity and their circuits should be investigated andimproved as necessary. (Various kitchen countertop outlets,• Various ungrounded 3-prong outlets should be improved. (South and west wallof game room, main bathroom, east wall of master bedroom and the south wall ofthe southeast bedroom) This can be as simple as a loose wire or even filling theground slot with epoxy. Alternatively, a grounded cable could be strung to anyungrounded 3-prong outlet, or a separate ground wire could be connected. Someelectrical standards allow the installation of a ground fault circuit interrupter(GFCI) type outlet where grounding is not provided.• The installation of a ground fault circuit interrupter (GFCI) is recommended invarious locations. (All exterior outlets, all kitchen countertop outlets and the mainbathroom) A ground fault circuit interrupter (GFCI) offers protection from shock orelectrocution. This condition represents a safety hazard and should be repairedfor the safety of the occupants.• The door bell button appeared inoperative at the time of the inspection. Repairor replacement is recommended.• It is recommended installing smoke alarms in all sleeping rooms and the hallwayadjacent to the sleeping rooms for the safety of the occupants.• The service disconnect for the AC unit along the south side of the house isloose. Repair is recommended to prevent further damage. The missing deadfront should be replaced.• It is recommended all of the issues mentioned in the electrical systems portionof this report be reevaluated and repaired as necessary by a qualified licensedelectrician.

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


Page 11 of 19

Inappropriate connection and the installation ofconduit recommended

Loose disconnect and missing dead front

Inoperative outlet /west facing Exposed wiring at water heater

Exposed wiring above vent hood


Page 12 of 19

HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS

I NI NP D

X 1. Heating Equipment

Type of Heating System:• Heating Equipment #1 is a Heat Pump SystemEnergy Source:• Electricity is the Energy Source of Heating Equipment #1Comments:• Heating equipment #1 is located along the south side of house and a hallwaycloset• The emergency heat strips of heating equipment #1 appeared to be functioningnormal at the time of the inspection. At the time of the inspection hightemperatures prevented the inspector from safely starting the unit up in heatpump mode.• Given the age of heating equipment #1, it may be nearing the end of its usefullife.

Face Plate / Heat Pump & ACcompressor/condenser unit / South side of house

Face Plate / Emergency heat pack


Page 13 of 19

X 2. Cooling Equipment

Type of Cooling System:• Cooling Equipment #1 is a Central Forced Air SystemEnergy Source:• Electricity is the Energy Source of Cooling Equipment #1Comments:• Cooling equipment #1 is located along the south side of the house and ahallway closet• Cooling equipment #1 appears relatively old. It will require a higher level ofmaintenance, and may be more prone to major component breakdown.Predicting the frequency or time frame for repairs on any mechanical device isvirtually impossible.• The outdoor unit of cooling equipment requires cleaning in an attempt toimprove the performance of the system.• The soil height adjacent to the mounting base of the outdoor portion of coolingequipment #1 is too high causing moisture to congregate and/or stand at thelower portion of the compressor/condenser unit. Improvement is recommendedto prevent potential/further damage to the unit.• The fins of the outdoor portion of cooling equipment #1 have minor impactdamage. This condition can reduce the efficiency of the system. Repairs arerecommended in an attempt to improve the performance of the system.• Refrigerant lines at the outdoor portion of cooling equipment #1 are missing.This condition can reduce the efficiency of the system. Replacement isrecommended.• Sealing all openings in the service disconnect box of cooling equipment #1 isrecommended to prevent insect intrusion. This condition may be a potentialsource for failure of the system.• Improvement is recommended at the condensate line discharge of coolingequipment #1. Currently it discharges at grade level. Improve to preventblockage is recommended.• The temperature differential measured across the evaporator coil of coolingequipment #1 is greater than considered typical. This can indicate that air flowacross the evaporator coil is too low or refrigerant is low. Low air flow can alsobe the result of a dirty filter, dirty or obstructed evaporator coil fins, or insufficientblower and/or duct sizing. The condition observed may lead to ice build up at theindoor and/or outdoor portion of the cooling equipment. It is recommendedconsulting a licensed HVAC contractor to reevaluate this condition and theremedies available for correction and repair as necessary.


Page 14 of 19

Fin damage / compressor/condenser unit Fin damage / compressor/condenser unit

Condensate discharge location Missing refrigerant line insulation

Face Plate / Coil


Page 15 of 19

PLUMBING SYSTEM

X X 3. Duct Systems, Chases, and Vents

Comments:• Openings in ducting was observed at the plenum. Repair is recommended toprevent the loss of controlled air.

Opening at Plenum Loose Insulation

I NI NP D

X X 1. Plumbing Supply, Distribution System and Fixtures

Location of Water Meter, Main Water Shutoff Valve and Fuel Shutoff Valve:• No Water Meter is Present at the Property• The Main Water Shutoff Valve is Located at the Well Pump & Equipment• The Fuel Shutoff Valve is Located Along the West Side of the HouseWater Supply Piping Materials and Static Water Pressure Reading:• The Water Supply Piping Materials Appear to be Copper and PVC• The Static Water Pressure Reading was Approximately 40-45 PSI at the Time ofthe InspectionComments:• All exposed water supply lines in the well house should be insulated to preventpotential damage in the event of extreme cold temperatures.• A drain stop for the sink in the kitchen is missing and should be replaced.• A missing anti-siphon device should be added to the hose bib(s) along thesouth, west according to current standards.• The water supply shutoff valve is in the off position. This condition preventedthe inspector from testing the fixture. Reevaluation is recommended to determineif the fixture and valve are functioning as intended.

Definition

Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines.


Page 16 of 19

Fuel shutoff Insulate Supply Lines at Well House

X X 2. Drains, Wastes and Vents

DWV Materials:• PVCComments:• A clean out for the main drain was not located by the inspector. Clean outs areuseful when attempting to remove obstructions within the drainage piping. It maybe prudent to have a clean out installed now, or verify its location with the existingowner.• The vent stacks that penetrate the roof at the south slope should extend at least6 inches above the roof. Repair is recommended according to current standards.

East end of south slope


Page 17 of 19

APPLIANCES

X X 3. Water Heating Equipment

Energy Source and Location:• The Energy Source of Water Heater #1 is Electricity• Water Heater #1 is Located in the Laundry RoomCapacity:• Water Heater #1 Capacity is 40 GallonsComments:• Water heater #1 is an older unit that may be approaching the end of its usefullife. One cannot predict with certainty when replacement will become necessary.• No safety pan and drain is installed for water heater #1. The installation of apan with a drain to the exterior is recommended if possible. Reevaluation by alicensed plumbing contractor is recommended for the remedies available forcorrection and repaired as necessary.

X 4. Hydro-Massage Therapy Equipment

Comments:

X X X 5. Other

Materials:Comments:• The use of copper piping to provide a source of natural gas is prohibited. Theinstallation of appropriate material is recommended. The consultation of alicensed plumbing contractor is recommended.

Copper inappropriate for gas

I NI NP D

X 1. Dishwashers

Comments:• The dishwasher appeared to be functioning normal at the time of the inspection.


Page 18 of 19

X 2. Food Waste Disposers

Comments:

X 3. Range Hood and Exhaust Systems

Comments:• The unit appeared to operate normal at the time of the inspection.

X 4. Ranges, Cooktops, and Ovens

Comments:• The electric range appeared to operate as intended when tested.• The electric oven(s) appeared to operate as intended when tested.

X 5. Microwave Ovens

Comments:• The microwave appeared to be functioning normal at the time of the inspection.

X 6. Mechanical Exhaust Vents and Bathroom Heaters

Comments:

X 7. Garage Door Operators

Observations:

X 8. Dryer Exhaust Systems

Comments:

X X 9. Other Appliances

Comments:• The trash compactor appears inoperative. Repair or replacement isrecommended.


Page 19 of 19

GlossaryGlossary

Term Definition

Double Tap A double tap occurs when two conductors are connected underone screw inside a panelboard. Most circuit breakers do notsupport double tapping, although some manufacturers, such aslike Cutler Hammer, make hardware specially designed for thispurpose.

Double tapping is a defect when it is used on incompatibledevices. If the conductors come loose, they cause overheatingand electrical arcing, and the risk of fire is also present. A doubletap can be accommodated by installing a new circuit boardcompatible with double tapping. It is also possible to add anothercircuit breaker or install a tandem breaker to the existing breakerbox.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

PVC Polyvinyl chloride, which is used in the manufacture of whiteplastic pipe typically used for water supply lines.

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