1234 Any Place
Ellisville, MO 63011
Inspection Date:
3-30-05
Prepared For:
Any One

Prepared By:
Home Inspections, Inc.
1234 Home Town Dr.
Yourtown, MO 12345

314-878-3021 Phone
636-281-3743 Fax

Report Number: 5002

Inspector:Inspector Swank
ASHI #: 202632
© 2005 Home Inspections, Inc.

Report Overview

THE HOUSE IN PERSPECTIVE

This is a well built home that has been lacking maintenance somewhat. Apart from the short term need to deal with this lacking maintenance, the improvements that are recommended in this report are not considered unusual for a home of this age and location. Please remember that there is no such thing as a perfect home.

CONVENTIONS USED IN THIS REPORT

For your convenience, the following conventions have been used in this report.

Major Concern: a system or component, which is considered significantly deficient or is unsafe. Significant deficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

Safety Issue: denotes a condition that is unsafe and in need of prompt attention.

Repair: denotes a system or component which is missing or which needs corrective action to assure proper and reliable function.

Improve: denotes improvements, which are recommended but not required.

Monitor: denotes a system or component needing further investigation and/or monitoring in order to determine if repairs are necessary.

· For the purpose of this report, it is assumed that the house faces north.

IMPROVEMENT RECOMMENDATION HIGHLIGHTS / summary

The following is a synopsis of the potentially significant improvements that should be budgeted for over the short term. Other significant improvements, outside the scope of this inspection, may also be necessary. Please refer to the body of this report for further details on these and other recommendations.

Foundation

· Repair: Common minor settlement/shrinkage cracks were observed in the foundation walls at the rear of the house. This implies that some structural movement of the building has occurred. Cracks of this type should be watched for any sign of additional movement. There seems to be evidence of moisture penetration. The most common cause of this is improper lot drainage. This should be the first step. Other than lot grading, the crack can be injected with epoxy for a water-tight seal. Keep water away from the foundation: review the lot and roof drainage improvements in the Exterior and Roofing sections of this report.

Wood Boring Insects

· Repair: Evidence of carpenter ant damage was observed at the rear of the house and there is risk of additional hidden damage. If the property has not already been treated, a licensed pest control specialist should be engaged to treat the property. Damaged wood should be repaired or replaced. Conditions that are attractive to carpenter ants, such as the storage of wood in damp environments, should be avoided.

Floors

· Repair: The floor structure shows evidence of minor rot at the rear of the house under the exterior door. Rot weakens the structure and causes distress to the building. Damaged wood should be repaired or replaced and the conditions that have promoted the rot (such as wet conditions and/or poor ventilation) should be remedied.

Sloped Roofing

· Major Concern, Repair: The roofing is at end of life and should be replaced.

Chimneys

· Repair: The masonry chimney needs minor re-pointing (replacing the mortar between the bricks) to avoid water damage.

· Repair: The concrete cap of the masonry chimney is cracked and these cracks should be sealed.

Gutters & Downspouts

· Repair: The gutters require cleaning to avoid spilling roof runoff around the building – a potential source of water entry or water damage.

Exterior Walls

· Repair: Localized rot was observed on the wood trim. Following repair of the damaged areas (which should be combined with exterior painting/maintenance) proper maintenance of the siding and control of water from roof or surface runoff can avoid further damage.

· Repair: The wood trim should be painted to preserve the building.

Windows

· Repair: As is very typical, the basement windows have been neglected. They should be repaired or replaced as desired. Wood/soil contact should be avoided to reduce insect and rot-damage risk.

Garage

· Possible Major Concern, Repair, Safety Issue: Proper fire separation between the garage and house proper is recommended. The drywall tape should not be loose because it is a part of the fire barrier.

Driveway

· Major Concern: The driveway surface is in a deteriorated condition. Resurfacing is necessary to correct this condition.

Walkway

· Repair, Safety Issue: The walkway at the rear presents a trip hazard. This condition should be altered for improved safety.

Landscaping

· Repair: Bushes and foliage in many locations should be trimmed away from the house.

Service / Entrance

· Safety Issue: Repair: Damaged or frayed service wires should be repaired or replaced.

Main Panel

· Monitor: The main panel is a “Federal Pacific Stab-lok” brand. Some of the breakers in these panels have been known to become inoperative. To properly maintain them the owner is advised to contact a licensed electrician for a professional evaluation.

· Safety Issue: Repair: Any openings in the main panel should be properly covered.

· Safety Issue: Repair: The main distribution panel shows evidence of rusting, suggesting the presence of moisture, an electrician should be consulted.

· Major Concern: Safety Issue: Repair: There is corrosion on the main lugs.

Outlets

· Safety Issue: Repair: A ground fault circuit interrupter outlet (GFCI) near the kitchen sink did not respond correctly to testing during the inspection. This receptacle should be replaced.

· Repair: An outlet in various locations has reversed polarity (i.e. it is wired backwards). This outlet and the circuit should be investigated and repaired as necessary.

· Repair: An outlet has an open ground in various locations. This outlet and the circuit should be investigated and repaired as necessary.

Furnace

· Improve: The electronic air cleaner requires cleaning.

Combustion / Exhaust

· Repair, The plastic flue for the furnace is lying on the ground at the exterior this may lead to blockage of flue, recommend a technician repair.

Attic / Roof

· Repair: The level of ventilation should be improved. It is generally recommended that one (1) square foot of free vent area be provided for every one hundred and fifty (150) square feet of ceiling area. Proper ventilation will help to keep the house cooler during warm weather and extend the life of roofing materials. In cold climates, it will help reduce the potential for ice dams on the roof and condensation within the attic.

· Repair: The power ventilator appears to be inoperative.

Contact Information:
Contact: Rod Swank
Telephone: (314) 878-3021 or (636) 561-6285
Fax: (636) 281-3473
Address: 620 Longhorn Dr.
O'Fallon, MO 63368
Mail To:inspectorswank@aphi.biz

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