New Cornerstone Residential Inspections Oklahoma City, OK 73142 … · 2016. 10. 31. · Okla....

Richard Cummings

1234 Sample House Rd.

Okla. City, OK 73142

RICK CUMMINGS

Tuesday, September 27, 2016

Cornerstone Residential Inspections

14517 Sedona Drive

Oklahoma City, OK 73142

405-808-3600

Okla. Lic.# 1038

[email protected]

www.csinspect.com

September 27, 2016

Dear Rick Cummings,

RE: Report No. 15151234 Sample House Rd.Okla. City, OK73142

Here is your 'Inspection Report', and again I appreciate your business. The objective of the inspection and report hasbeen to assist you in your home buying decision, with that in mind, please read the report in its entirety.

A home Inspection is effectively a 'snapshot' in time of the house, recording only the visible conditions present at the timeof the inspection. The inspection and resulting report are not meant to guarantee, warranty or insure that there won't be afailure of a component or system after the inspection has been completed.

My goal has been to make the report clear and concise, however, please do not hesitate to call me prior to closing if youhave questions or need any further clarification. Thank you again.

.

Sincerely,

Richard Cummingson behalf ofCornerstone Residential Inspections

Cornerstone Residential Inspections14517 Sedona Drive

Oklahoma City, OK 73142405-808-3600

Okla. Lic.# 1038www.csinspect.com

[email protected]

www.csinspect.com

AGREEMENT

PARTIES TO THE AGREEMENT

CompanyCornerstone ResidentialInspections14517 Sedona DriveOklahoma City, OK 73142

ClientRick Cummings

Total Fee: $340.00

This is an agreement between Rick Cummings and Cornerstone Residential Inspections.

THIS CONTRACT LIMITS THE LIABILITY OF CORNERSTONE RESIDENTIAL INSPECTIONS ("COMPANY ")PLEASE READ CAREFULLY BEFORE SIGNING.

The Inspection is performed in accordance with the requirements set forth by the State of Oklahoma and the OklahomaConstructions Industries Board (www.ok.gov/cib/) and the American Society of Home Inspectors Standards of Practice.In addition to the limitations in the Standards of Practice of the American Society of Home Inspectors, the Inspection ofthis property is subject to the Limitations and Conditions set out in this Agreement. The Standards explain what aninspector must do and what an inspector is not required to do. To review the Standards, go to www.ashi.org. Homeinspections are not code, standard or regulation compliance inspections

LIMITATIONS AND CONDITIONS OF THE HOME INSPECTION

There are limitations to the scope of this Inspection. It provides a general overview of the more obvious repairs that maybe needed. It is not intended to be an exhaustive list. The inspection will be conducted only on visible and accessibleareas and components of the Building, and are limited to the apparent condition of the Building on the date of theinspection. Audio/ Video recording of the Inspection by any person is prohibited without prior written consent ofInspector. Inspector reserves the right to terminate the Inspection and refund Client's payment for any reason at anytime prior to delivering the Inspection Report to Client. The inspector is a generalist, not a licensed contractor or expertin any one field. If the Client chooses to follow the inspector's recommendations for further review by a licensed orqualified expert, whether or not recommended by the inspector, the Client does so at their own risk.

1) THE INSPECTION IS NOT TECHNICALLY EXHAUSTIVE.

The Home Inspection provides you with a basic overview of the condition of the property. Because the Home Inspectorhas only a limited amount of time to go through the property, the Inspection is not technically exhaustive. Not allconditions may be apparent on the inspection date due to weather conditions, inoperable systems, inaccessibility, andthe like. Conditions may exist which remain undiscovered. While the inspection reduces the risk of purchasing property,it does not eliminate such risk. The "Company" is not responsible for the failure to discover latent defects or for problemswhich occur or become evident after the inspection time. No invasive or destructive testing will be made. No equipment,systems or appliances will be dismantled.

If you are concerned about any conditions noted in the Home Inspection Report, we strongly recommend that you consulta qualified Licensed Contractor or Consulting Engineer. These professionals can provide a more detailed analysis of anyconditions noted in the Report at an additional cost

Report No. 1515

1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com

Knowledge is the Cornerstone of informed decisions

www.csinspect.com

AGREEMENT

2) THE INSPECTION IS AN OPINION OF THE PRESENT CONDITION OF THE VISIBLE AND ACCESSIBLECOMPONENTS.

The Home Inspector's Report is an opinion of the present condition of the property on the date of the inspection based ona visual examination of the readily accessible areas and components, it does not include identifying defects that arehidden behind walls, floors or ceilings. This includes wiring, heating, cooling, structure, plumbing, moisture content andinsulation that are hidden or inaccessible.

Some intermittent problems may not be obvious on a Home Inspection because they only happen under certaincircumstances. As an example, your Home Inspector may not discover leaks that occur only during certain weatherconditions or when a specific tap or appliance is being used in everyday life.

Home Inspectors will not find conditions that may only be visible when storage or furniture is moved. They do notremove wall coverings (including wallpaper) or lift flooring (including carpet) or move storage to look underneath orbehind.

3) THE INSPECTION DOES NOT INCLUDE HAZARDOUS MATERIALS.

This includes building materials that are now suspected of posing a risk to health such as phenol-formaldehyde andurea-formaldehyde based insulation, fiberglass insulation and vermiculite insulation. The Inspector does not identifyasbestos roofing, siding, wall, ceiling or floor finishes, insulation or fire proofing. We do not look for lead paint, toxic orflammable chemicals, PCB's or other toxins, electro-magnetic fields, proximity to toxic waste sites, Radon Gas, past useof insecticides, fungicides, herbicides or pesticides. The Home Inspector does not look for, or comment on, the past useof chemical termite treatments in or around the property or other environmental health hazards such as electro- magneticfields or the proximity to toxic waste sites.

4) WE DO NOT COMMENT ON THE QUALITY OF AIR IN A BUILDING.

The Inspector does not try to determine if there are irritants, pollutants, contaminants, or toxic materials in or around thebuilding The Inspection does not include spores, fungus, odors, mold or mildew that may be present. You should notethat whenever there is water damage noted in the report, there is a possibility that mold or mildew may be present,unseen behind a wall, floor or ceiling.

If anyone in your home suffers from allergies or heightened sensitivity to quality of air, we strongly recommend that youconsult a qualified Environmental Consultant who can test for toxic materials, mold and allergens at additional cost.

5) THE FOLLOWING ARE SPECIFICALLY EXCLUDED FROM INSPECTION UNDER THIS AGREEMENT

(a) Compliance with zoning or code requirements, permit research, an opinion regarding the condition of title,compliance with restrictive covenants, proper system or component installation or system or component recalls, repaircost estimates or building value appraisal.(b) Inspection for termites or other wood-destroying insects/ organisms, pests, rodents, dry-rot or fungal growth, andany damage relating to any of the preceding.

Report No. 1515



www.csinspect.com

AGREEMENT

(c) Structural, geological, soil, hydrological stability, surveys, flood plain certification or environmental/ engineeringanalyses or tests.(d) Central Air Cooling Systems ( when outside air temperature is below 65 degrees F ).(e) Buried Tanks - fuel oil, gasoline tanks, septic or any other storage tank what so ever.(f ) Private Water systems ( wells ), drainage systems, sewage or septic systems, humidifiers, water softeners orpurifiers, radiant or solar heating systems and sprinkler systems.(g) Pools, spas, hot tubs, saunas, steam baths, fountains and all related systems and components, including but notlimited to underground plumbing, backflow prevention and cross connection devices.(h) Thermostatic/ Time-clock controls, radio controlled devices, automatic gates, elevators, lifts or dumbwaiters.(i) Central vacuum systems, free-standing appliances, window air conditioning units, gas appliances such as fire pits,barbecues, heaters/ lamps, Main Gas Shut-off, gas leaks, furnace or forced air furnace heat exchangers, carbonmonoxide testing, interiors of: furnace, gas appliances, stoves and chimney flues, utilities not turned on or service panelsthat are blocked.(j) Seismic Safety, security or fire safety systems, smoke detectors ( hard wired or battery operated ), security bars andother safety equipment.(k) Subjective adverse conditions that may affect the Property's desirability including but not limited to noise, railroads,airports, airplane routes, property boundaries, easements or rights-of-way, neighborhood crimes statistics, demographicsand adjoining property uses.(l) Any other unique or technically complex systems or components, system component life expectancy or adequacy orefficiency of any system or component.(m) Detached buildings.

6) THE INSPECTION REPORT

The Inspector shall generate a confidential Inspection Report stating the findings of the Home Inspection. The InspectionReport shall list each system, whether it was or was not inspected, and if not inspected, the reason clearly stated in theReport. No report shall be provided unless and until the inspector receives both payment in full (unless pre-authorized bythe inspector) for services provided and an executed Agreement by the Client. The inspector reserves the right to modifyor amend the Inspection Report for a period of 72 hours after the report is delivered to the Client. Inspector agrees tonotify the Client by e-mail and/ or telephone of the reason for the modification and shall deliver an amended Report within5 days after notice is delivered to the Client. Client agrees that the Inspection Report shall not be complete until suchtime as the modification is received or 5 days after the Inspector's notice, whichever occurs first.

7) TIME TO INVESTIGATE

We will have no liability for any claim or complaint if conditions, except for emergency conditions, have been disturbed,altered, repaired, replaced or otherwise changed before we have had a reasonable period of time to investigate.

8) REPORT IS FOR OUR CLIENT ONLY

The inspection report is for the exclusive use of the client named herein. No use of the information by any other party isintended.

9) NOT A GUARANTEE, AN EXPRESS WARRANTY, AN IMPLIED WARRANTY OR INSURANCE POLICY. The

Report No. 1515



www.csinspect.com

AGREEMENT

inspection is not a guarantee, warranty or an insurance policy with regard to the fitness of the property. Neither theinspection nor inspection report shall serve as substitutes for any real estate transfer disclosures by federal, state or locallaw.

10) STATUTE OF LIMITATIONS

Any action to recover damages from an act or omission of the inspector relating to the Home Inspection and/ or Reportmust be brought not more than 12 months from the date of the Home Inspection.

11) LIMIT OF LIABILITY / LIQUIDATED DAMAGES

The liability of the Home Inspector and CORNERSTONE RESIDENTIAL INSPECTIONS ("Company") arising out of thisInspection and Report, for any cause of action whatsoever, whether in contract or in negligence, is limited to the limitsestablished by State law governing liability limits for Home Inspection in the state where the Property is located or arefund of the fees that you have been charged for this inspection, whichever is greater.

I, Rick Cummings (Signature)___________________________, (Date)_______________, have read, understoodand accepted the terms of this agreement.

Report No. 1515



www.csinspect.com

SUMMARY

SUMMARYThis summary has been provided as a courtesy and should not be considered a substitute for reading the entire report asthe full report often contains additional information and should be read and understood prior to closing.

There are some important things you should be aware of when taking possession of a home. These are detailed in thepriority maintenance document, which you can access by clicking on the link below.

Priority Maintenance Items

Roofing

SLOPED ROOFING \ Composition shinglesCondition: Granule lossThere are various locations on the roof with granule loss. This is a warning that the shingles are not protected from theultraviolet rays that cause deterioration to the fiber glass/ asphalt matt.Implication(s): Shortened life expectancy of materialLocation: Various LocationsTask: Replacement RecommendedTime: As Soon As Possible

Condition: DamageThere are various locations of the roof that have noticeable hail damage. Many of these areas have the fiber glassmatting showing through and should be repaired or replaced. I recommend a licensed roofing contractor examine andoffer remedies as soon as possible.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair or Replacement RecommendedTime: As Soon As Possible

Condition: Exposed fastenersThere are several locations that have exposed nail heads. These nail heads should be caulked to prevent the nail fromrusting, working loose or allowing moisture intrusion.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair RecommendedTime: As Soon As Possible

Exterior

WALLS \ Soffits and fasciaCondition: Loose or missing piecesThere is a portion of the aluminum facia siding missing. I recommend replacement.Implication(s): Chance of pests entering building | Chance of water damage to contents, finishes and/or structure |Cosmetic defectsLocation: West Side



Report No. 1515

Page 1 of 37

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

GENERAL REFERENCE

http://www.inspectionlibrary.com/maintenance.html

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=184&DROPDOWN=22931




www.csinspect.com

SUMMARY

Task: Replacement RecommendedTime: As Soon As Possible

DOORS \ GeneralCondition: HardwareThe front and both rear doors have 'keyed' dead bolt locks. I recommend replacement with 'thumbed' locks to preventhaving to search for a key in the event of fire.Location: Front and RearTask: Safety Upgrade RecommendedTime: As Soon As Possible

DOORS \ Doors and framesCondition: RotThe back door threshold has excessive wood rot due to moisture intrusion. Replacement is recommended.Implication(s): Chance of damage to finishes and structureLocation: RearTask: Replacement RecommendedTime: As Soon As Possible

Structure

FOUNDATIONS \ FoundationCondition: The parge coating on the exterior foundation wall is deteriorating and needs repair.Location: Front - SE CorenerTask: Repair RecommendedTime: As Soon As Possible

Electrical

GeneralThe presence of CSST gas piping requires further evaluation by a licensed electrician to determine if it has been properly

grounded and bonded (See: Plumbing Section).Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible

SERVICE DROP AND SERVICE ENTRANCE \ Service conductorsCondition: Insulation missing or damagedImplication(s): Fire hazardLocation: Rear - RoofTask: Repair RecommendedTime: As Soon As Possible

SERVICE BOX, GROUNDING AND PANEL \ Distribution panelCondition: 'Federal Pacific' electrical panels are considered by many experts to be dangerous from both shock and/ or



Report No. 1515

Page 2 of 37


GENERAL REFERENCE



http://www.ismypanelsafe.com

www.csinspect.com

SUMMARY

fire hazard possibilities. There have been many reports of the breakers not tripping when they should, being energizedwhen showing deenergized and arcing. I personally recommend panel replacement, however, at the very least a furtherevaluation and determination of the condition and safeness should be made by a licensed electrician as soon aspossible. See www.ismypanelsafe.comLocation: NW Bedroom ClosetTask: Replacement RecommendedTime: As Soon As Possible

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectorsCondition: NoneThere are no CO detectors present. I recommend one detector should be added to each floor of the house.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade RecommendedTime: As Soon As Possible

Heating

GAS FURNACE \ Venting systemCondition: Poor connectionsThe furnace flue is disconnected and is not venting to the exterior as it should, repair is required immediately.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Attic/ RoofTask: Repair RequiredTime: Immediately

Cooling & Heat Pump

AIR CONDITIONING \ Air cooled condenser coilCondition: DirtyImplication(s): Reduced comfort | Increased cooling costs | Reduced system life expectancyLocation: East SideTask: Service or CleanTime: As Soon As Possible

AIR CONDITIONING \ GeneralCondition: The interior electrical 'Dead Front' cover is missing from the exterior A/C disconnect.. This is an importantsafety issue that should be corrected immediately to prevent the possibility of electrical shock.Location: East SideTask: Repair or Replacement RecommendedTime: Immediately



Report No. 1515

Page 3 of 37


GENERAL REFERENCE



www.csinspect.com

SUMMARY

Insulation and Ventilation

ATTIC/ROOF \ InsulationCondition: Amount inadequateThe current recommended R value for attic insulation in Oklahoma is R-38. I've estimated the the R value of the presentinsulation at R-22.Implication(s): Increased heating and cooling costsLocation: Throughout AtticTask: Improvement RecommendedTime: At Clients Discretion

FOUNDATION \ Crawlspace ventilationCondition: The crawl space vent screens are either missing or ineffective allowing the possibility of pests to enter.Location: RearTask: Repair RecommendedTime: As Soon As Possible

Plumbing

WATER HEATER \ Temperature/pressure relief valveCondition: Discharge tube missingImplication(s): ScaldingLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: As Soon As Possible

WATER HEATER - GAS BURNER AND VENTING \ Gas pipingCondition: Inappropriate materialsCopper should not be used as a gas line because the 'oderants' added to natural gas can have a corrosive effect oncopper creating pin hole leaks. Replacement recommended. NOTE: There is no drip leg nor pan and drain line.Implication(s): Fire or explosionLocation: Garage - Water Heater ClosetTask: Replacement RecommendedTime: As Soon As Possible

WATER HEATER - GAS BURNER AND VENTING \ Venting systemCondition: Poor connectionsThe flue is disconnected requiring immediate repair.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: Immediately

WASTE PLUMBING \ Traps - installationCondition: Nonstandard shape or material



Report No. 1515

Page 4 of 37


GENERAL REFERENCE






www.csinspect.com

SUMMARY

The installed traps (pictured) have never been approved as they are prone to collecting debris, in addition, the wastedisposal trap goes uphill. Replacement is recommended.Implication(s): Fixtures slow to drain | Reduced operabilityLocation: KitchenTask: Replacement RecommendedTime: As Soon As Possible

FIXTURES AND FAUCETS \ Hose bib or bibbCondition: Backflow prevention missingImplication(s): Contaminated drinking waterLocation: Front and RearTask: Improvement RecommendedTime: At Clients Discretion

GAS SUPPLY \ Gas pipingCondition: There is CSST gas piping present. As of 7-11-13, Title 158. Construction Industries Board of Oklahoma,Chapter 70 Home Inspectors Act 158:70-1-3 (f), (2), (E) states: 'Manufacturers believe this product is safer if properlybonded and grounded as required by the manufacturer's installation instructions. Proper bonding and grounding of theproduct can only be determined by a licensed electrical contractor'. It is therefore recommended that a licensed electricalcontractor verify the above as this is a safety issue. Note: The next generation CSST ('Black' coated CSST) is alsorequired to be properly bonded and grounded and should also be examined by a licensed electrical contractor to ensurethat it has been.Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible

Interior

APPLIANCES \ DishwasherCondition: Every dishwasher installation manual requires a high loop underneath the sink, the reason for the high loopis to prevent potential backflow of water into the dishwasher and to prevent improper drainage of water.Location: KitchenTask: Improvement RecommendedTime: As Soon As Possible

FULL REPORTThe following report was strictly visual in nature and addressed only accessible systems or components at the time of theinspection. While adding greatly to your understanding of the homes condition, please remember that a home inspectoris a generalist. There will be times when further evaluation is recommended, similar to a doctor recommending furthertesting by a specialist.Components or systems detailed in the 'Description' section have been inspected and are in a satisfactory conditionunless otherwise noted in the 'Recommendations' section where deficiencies, associated recommendations andsuggested correction time frames are noted.It is important that remedies to issues and their associated costs should always be fully understood prior to closing andrepairs should always be made by licensed or qualified contractors.



Report No. 1515

Page 5 of 37


GENERAL REFERENCE


www.csinspect.com

SUMMARY

Home Improvement - ballpark costs



Report No. 1515

Page 6 of 37


GENERAL REFERENCE

http://www.inspectionlibrary.com/costs.html

www.csinspect.com

ROOFING

System and Componet Description

General: The slope or pitch of this roof is considered a medium slope (4:12 - 6:12).

General: This roof is referred to as a Gable style.

Sloped roofing material: Asphalt composition shingles (often referred to as 3-tab) consist of a cellulose or fiberglassmat covered with asphalt and impregnated with colored gravel granules on the surface and are applied in horizontalrows.

Limitations and Exclusions

Inspection performed: By walking on roof From roof edge

Recommendations

General1. Due to higher than average roof claims experience in Oklahoma, many insurance companies have limited or modifiedinsurance coverage of roofs. I recommend having your home owners insurance company examine the roof prior toclosing to determine the extent of it's insurability.

SLOPED ROOFING \ Composition shingles2. Condition: Granule lossThere are various locations on the roof with granule loss. This is a warning that the shingles are not protected from theultraviolet rays that cause deterioration to the fiber glass/ asphalt matt.Implication(s): Shortened life expectancy of materialLocation: Various LocationsTask: Replacement RecommendedTime: As Soon As Possible

3. Condition: DamageThere are various locations of the roof that have noticeable hail damage. Many of these areas have the fiber glassmatting showing through and should be repaired or replaced. I recommend a licensed roofing contractor examine andoffer remedies as soon as possible.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair or Replacement RecommendedTime: As Soon As Possible



Report No. 1515

Page 7 of 37


GENERAL REFERENCE



www.csinspect.com

ROOFING

1. Example

4. Condition: Exposed fastenersThere are several locations that have exposed nail heads. These nail heads should be caulked to prevent the nail fromrusting, working loose or allowing moisture intrusion.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: Various LocationsTask: Repair RecommendedTime: As Soon As Possible



Report No. 1515

Page 8 of 37


GENERAL REFERENCE


www.csinspect.com

ROOFING1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com


Report No. 1515

Page 9 of 37


GENERAL REFERENCE

www.csinspect.com

EXTERIOR


Gutter & downspout material: Aluminum

Gutter & downspout type: Eave mounted

Downspout discharge: Above grade

Lot slope: Flat

Wall surfaces - masonry: Brick

Wall surfaces and trim: Aluminum siding

Soffit and fascia: Plywood/ OSB

Soffit and fascia: Aluminum

Driveway: Concrete

Walkway: Concrete

Porch: Concrete

Exterior steps: Concrete

Patio: Concrete

Fence: Wood

Garage: Attached two - car garage


General: The researching of building permits is beyond the scope of home inspectors. Inquire with sellers if there havebeen any major additions or remodeling of the original structure and if so, are there permits for such.

No or limited access to: Area below steps, deck, porches

Exterior inspected from: Ground level

Recommendations

WALLS \ Soffits and fascia5. Condition: Loose or missing piecesThere is a portion of the aluminum facia siding missing. I recommend replacement.Implication(s): Chance of pests entering building | Chance of water damage to contents, finishes and/or structure |Cosmetic defectsLocation: West SideTask: Replacement RecommendedTime: As Soon As Possible



Report No. 1515

Page 10 of 37


GENERAL REFERENCE

https://www.discoverhorizon.com/hrb/HHRB.aspx?id=200&DROPDOWN=190







www.csinspect.com

EXTERIOR

2.

DOORS \ General6. Condition: HardwareThe front and both rear doors have 'keyed' dead bolt locks. I recommend replacement with 'thumbed' locks to preventhaving to search for a key in the event of fire.Location: Front and RearTask: Safety Upgrade RecommendedTime: As Soon As Possible

DOORS \ Doors and frames7. Condition: RotThe back door threshold has excessive wood rot due to moisture intrusion. Replacement is recommended.Implication(s): Chance of damage to finishes and structureLocation: RearTask: Replacement RecommendedTime: As Soon As Possible



Report No. 1515

Page 11 of 37


GENERAL REFERENCE


www.csinspect.com

EXTERIOR

3.



Report No. 1515

Page 12 of 37


GENERAL REFERENCE

www.csinspect.com

STRUCTURE


Configuration: Crawl space

Foundation material: Poured concrete Stone

Floor construction: Joists Masonry columns Wood beams Subfloor - plywood

Exterior wall construction: Wood frame, brick veneer

Roof and ceiling framing: Rafters/roof joists OSB (Oriented Strand Board) sheathing


Attic/roof space:Entered but access was limited

The attic was entered, however, the inspection was limited as the attic space was not completely traversed due to one ormore of the following reasons: The ceiling joists were not visible due to insulation, the roofing structure configuration(truss/ rafter system) did not allow enough head room, HVAC duct work or stored personal items.

Crawl space:Entered but access was limited

The crawl space was entered, however, the inspection was limited and full traverse was not possible due to one or moreof the following: There was wet soil/ standing water, HVAC duct work, debris or restricted passage/ head room.

Not included as part of a building inspection: Visible mold evaluation is not included in the building inspection report

Recommendations

FOUNDATIONS \ Foundation8. Condition: The parge coating on the exterior foundation wall is deteriorating and needs repair.Location: Front - SE CorenerTask: Repair RecommendedTime: As Soon As Possible



Report No. 1515

Page 13 of 37


GENERAL REFERENCE








www.csinspect.com

STRUCTURE

4.



Report No. 1515

Page 14 of 37


GENERAL REFERENCE

www.csinspect.com

ELECTRICAL


Service entrance cable and location: Overhead aluminum

Service size: 100 Amps (120/ 240 Volts) Ampacity of the electrical service is determined by comparing the lowest ofthe capacities of: incoming service cable capacity, service meter capacity, or main power panel rating. The lowest ofthese three components is considered the overriding factor and the above noted capacity was determined using thisguideline.

Number of circuits installed: 16

System grounding material and type: Copper - ground rods

Distribution panel rating: 125 Amps

Distribution panel type and location: Breakers - Interior closet Federal Pacific Panel

Distribution wire material and type: Copper - non-metallic sheathed

Type and number of outlets (receptacles): Grounded - typical

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): No GFCI No AFCI

Smoke detectors: Present

Carbon monoxide (CO) detectors: None noted


General: The testing of smoke detectors and carbon monoxide detectors are excluded from this inspection.

General: Only outlets that are readily accessible and not in use are tested.

General: Photoelectric smoke alarms are the recommended type, however, the type of the installed alarm(s) if presentwas not verified. Age verification of smoke and/ or carbon monoxide alarms is beyond the scope of this inspection.

System ground: Continuity not verified Quality of ground not determined

Circuit labels: The circuits are not labeled at the panel

Recommendations

General9. The presence of CSST gas piping requires further evaluation by a licensed electrician to determine if it has beenproperly grounded and bonded (See: Plumbing Section).Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible

10. GFCI outlets have been known to trip during electrical storms, therefore, it is not advised to use a GFCI forrefrigerators, freezers or sump pumps.

SERVICE DROP AND SERVICE ENTRANCE \ Service conductors11. Condition: Insulation missing or damagedImplication(s): Fire hazard



Report No. 1515

Page 15 of 37


GENERAL REFERENCE








www.csinspect.com

ELECTRICAL

Location: Rear - RoofTask: Repair RecommendedTime: As Soon As Possible

5.

SERVICE BOX, GROUNDING AND PANEL \ Distribution panel12. Condition: 'Federal Pacific' electrical panels are considered by many experts to be dangerous from both shock and/or fire hazard possibilities. There have been many reports of the breakers not tripping when they should, being energizedwhen showing deenergized and arcing. I personally recommend panel replacement, however, at the very least a furtherevaluation and determination of the condition and safeness should be made by a licensed electrician as soon aspossible. See www.ismypanelsafe.comLocation: NW Bedroom ClosetTask: Replacement RecommendedTime: As Soon As Possible



Report No. 1515

Page 16 of 37


GENERAL REFERENCE

http://www.ismypanelsafe.com

www.csinspect.com

ELECTRICAL

6.

DISTRIBUTION SYSTEM \ Smoke detectors13. Condition: Smoke detector batteries should be checked monthly and changed annually including the hardwiredmodels with battery backup. Smoke detectors have approximately a 10 year life span for full effectiveness and thereforeshould be replaced every 10 years. If the age of the existing detectors can not be determined and the home is more than10 years old, replacement is recommended. Recent research indicates that photoelectric alarms are a better choice thanionization alarms.

14. Condition: It is recommended that Smoke Alarms be installed in every bedroom and all living areas (kitchenexcluded). Recent research indicates that photoelectric alarms are a better choice than ionization alarms because theyare the most reliable and give the most advanced warnings when a fire breaks out. The life expectancy of smokedetectors is 10 years. It is recommended that unless the age of the existing detectors is known and the house is morethan 10 years old, replacement be made.

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) detectors15. Condition: It is recommended that Carbon Monoxide Detectors should always be installed (on each level of thehouse if more than one level) as they are an important safety item. The average life expectancy for these detectors isfrom 5-7 years, therefore, replacement is recommended at least every seven years but check the manufacturesinstructions to determine if replacement should occur sooner.

16. Condition: NoneThere are no CO detectors present. I recommend one detector should be added to each floor of the house.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade Recommended



Report No. 1515

Page 17 of 37


GENERAL REFERENCE

http://www.firesafety.gov./

http://www.epa.gov/iaq/pubs/coftsht.html

www.csinspect.com

ELECTRICAL

Time: As Soon As Possible



Report No. 1515

Page 18 of 37


GENERAL REFERENCE

www.csinspect.com

HEATING


Fuel/energy source: Gas

System type: Forced Warm Air Furnace

Furnace manufacturer: ArmstrongModel number: 12345 Serial number: 54321

Heat distribution: Ducts and registers

Approximate capacity: 80,000 BTU/hr

Efficiency: High-efficiency

Exhaust venting method: High efficiency - Induced draft

Approximate age:10 years

Manufactured - June 2006

Typical life expectancy: Furnace (conventional or mid-efficiency) 18 to 25 years

Main fuel shut off at:Meter

The gas meter is the preferred gas shut off although the furnace, as do all gas appliances, has it's own gas shut off in thegas line at the furnace.

Exhaust pipe (vent connector): PVC plastic


Heat exchanger: Not accessible

Recommendations

General17. It is recommended that servicing the furnace prior to the heating season be performed annually. Annual servicingassures top performance from both a utility bill and a safety standpoint and please remember you can help by changingyour furnace filters every three months.

GAS FURNACE \ Venting system18. Condition: Poor connectionsThe furnace flue is disconnected and is not venting to the exterior as it should, repair is required immediately.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Attic/ RoofTask: Repair RequiredTime: Immediately



Report No. 1515

Page 19 of 37


GENERAL REFERENCE







www.csinspect.com

HEATING

7.

8.



Report No. 1515

Page 20 of 37


GENERAL REFERENCE

www.csinspect.com

COOLING & HEAT PUMP


Air conditioning type: Air Cooled - Split System

Manufacturer:Armstrong

Model number: 54321 Serial number: 12345

Cooling capacity: 4 Tons

Compressor type: Electric

Compressor approximate age:10 years

Manufactured - June 2006

Typical life expectancy: 12 to15 years

Temperature difference: 15° Acceptable temperature difference: 14° to 22°


Not part of a home inspection: Home inspectors cannot typically access or inspect the indoor coil Home inspectorsdo not verify that the size of the indoor coil matches the outdoor coil

Recommendations

AIR CONDITIONING \ Air cooled condenser coil19. Condition: DirtyImplication(s): Reduced comfort | Increased cooling costs | Reduced system life expectancyLocation: East SideTask: Service or CleanTime: As Soon As Possible



Report No. 1515

Page 21 of 37


GENERAL REFERENCE



www.csinspect.com

COOLING & HEAT PUMP

9.

AIR CONDITIONING \ General20. Condition: It is recommended that servicing the Air Conditioner/ Heat Pump prior to the start of the cooling seasonbe performed annually. Annual servicing will assure top performance and help to lower your utility bills and you can assistin this by changing your filters every three months.

21. Condition: As a precautionary reminder: Operating cooling systems which are "shut down" and/ orwhere the outdoor temperatures have not been a continuous 65 degrees or higher for the 24 hour period precedingactivation without proper preparation risks costly damage to the compressor or other components.

22. Condition: The interior electrical 'Dead Front' cover is missing from the exterior A/C disconnect.. This is animportant safety issue that should be corrected immediately to prevent the possibility of electrical shock.Location: East SideTask: Repair or Replacement RecommendedTime: Immediately



Report No. 1515

Page 22 of 37


GENERAL REFERENCE

www.csinspect.com

COOLING & HEAT PUMP

10.



Report No. 1515

Page 23 of 37


GENERAL REFERENCE

www.csinspect.com

INSULATION AND VENTILATION


General: General information on crawlspace insulation and ventilation.

Attic/roof insulation material: Glass fiber

Attic/roof insulation amount/value: 10" of blown fiber glass equals approximately R-22

Attic/roof ventilation: Gable vent Turbine vent

Wall insulation material: Not visible

Floor above basement/crawlspace insulation material: None found

Floor above basement/crawlspace air/vapor barrier: None found

Crawlspace ventilation: Wall Vents


Attic inspection performed:By entering attic, but access was limited

The attic was entered, however, the inspection was limited as the attic space was not completely traversed due to one ormore of the following reasons: The ceiling joists were not visible due to insulation, the roofing structure configuration(truss/ rafter system) did not allow enough head room, HVAC duct work or stored personal items.

Crawl space inspection performed: Access to the crawl space was gained through an exterior hatch.

Crawl space inspection performed:By entering space, but access was limited

The crawl space was entered, however, the inspection was limited and full traverse not possible due to one or more ofthe following: There was wet soil/ standing water, HVAC duct work, debris or restricted passage/ head room.

Recommendations

ATTIC/ROOF \ Insulation23. Condition: Amount inadequateThe current recommended R value for attic insulation in Oklahoma is R-38. I've estimated the the R value of the presentinsulation at R-22.Implication(s): Increased heating and cooling costsLocation: Throughout AtticTask: Improvement RecommendedTime: At Clients Discretion

FOUNDATION \ Crawlspace ventilation24. Condition: The crawl space vent screens are either missing or ineffective allowing the possibility of pests to enter.Location: RearTask: Repair RecommendedTime: As Soon As Possible



Report No. 1515

Page 24 of 37


GENERAL REFERENCE

http://www.myhomescience.com/category/abc/basement/crawl-spaces





www.csinspect.com

INSULATION AND VENTILATION

11.



Report No. 1515

Page 25 of 37


GENERAL REFERENCE

www.csinspect.com

PLUMBING


Water supply source: Public

Service piping into building: Not visible

Supply piping in building: Copper

Main water shut off valve at the: Meter

Water flow and pressure: Functional

Water heater fuel/energy source: Gas

Water heater type: Conventional

Water heater exhaust venting method: Natural draft

Water heater manufacturer: ENVI-RO-TEMPModel number: 123456 Serial number: 654321

Tank capacity: 40 gallons

Water heater approximate age:15 years

Manufactured - March 2001

Typical life expectancy: 8 to 12 years

Waste disposal system: Main 'Sewer Clean Out' locationNote: Backyard

Waste disposal system: Public

Waste and vent piping in building: The waste vent piping material is PVC.

Waste and vent piping in building: PVC plastic

Floor drain location: None found

Gas piping:CSST (Corrugated Stainless Steel Tubing)

12.

Main fuel shut off valve at the:Gas meter



Report No. 1515

Page 26 of 37


GENERAL REFERENCE









www.csinspect.com

PLUMBING

The gas meter is the preferred gas shut off although the water heater, as do all gas appliances, has it's own gas shut offin the gas line at the water heater.

Exterior hose bibb: Present


Items excluded from a building inspection: The lawn sprinkler system is excluded from examination in this homeinspection. It is recommended that the system be tested by the buyer with the assistance of the seller or be examined bya qualified professional in this field prior to closing.

Items excluded from a building inspection: Water quality Isolating/relief valves & main shut-off valve Concealedplumbing Tub/sink overflows Water heater relief valves are not tested

Recommendations

WATER HEATER \ Temperature/pressure relief valve25. Condition: Discharge tube missingImplication(s): ScaldingLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: As Soon As Possible



Report No. 1515

Page 27 of 37


GENERAL REFERENCE


www.csinspect.com

PLUMBING

13.

WATER HEATER - GAS BURNER AND VENTING \ Gas piping26. Condition: Inappropriate materialsCopper should not be used as a gas line because the 'oderants' added to natural gas can have a corrosive effect oncopper creating pin hole leaks. Replacement recommended. NOTE: There is no drip leg nor pan and drain line.Implication(s): Fire or explosionLocation: Garage - Water Heater ClosetTask: Replacement RecommendedTime: As Soon As Possible



Report No. 1515

Page 28 of 37


GENERAL REFERENCE


www.csinspect.com

PLUMBING1234 Sample House Rd., Okla. City, OK September 27, 2016 www.csinspect.com


Report No. 1515

Page 29 of 37


GENERAL REFERENCE

www.csinspect.com

PLUMBING

14.

WATER HEATER - GAS BURNER AND VENTING \ Venting system27. Condition: Poor connectionsThe flue is disconnected requiring immediate repair.Implication(s): Hazardous combustion products entering home | Equipment not operating properlyLocation: Garage - Water Heater ClosetTask: Repair RecommendedTime: Immediately



Report No. 1515

Page 30 of 37


GENERAL REFERENCE


www.csinspect.com

PLUMBING

15.

WASTE PLUMBING \ Traps - installation28. Condition: Nonstandard shape or materialThe installed traps (pictured) have never been approved as they are prone to collecting debris, in addition, the wastedisposal trap goes uphill. Replacement is recommended.Implication(s): Fixtures slow to drain | Reduced operabilityLocation: KitchenTask: Replacement RecommendedTime: As Soon As Possible



Report No. 1515

Page 31 of 37


GENERAL REFERENCE


www.csinspect.com

PLUMBING

16.

FIXTURES AND FAUCETS \ Hose bib or bibb29. Condition: Backflow prevention missingImplication(s): Contaminated drinking waterLocation: Front and RearTask: Improvement RecommendedTime: At Clients Discretion



Report No. 1515

Page 32 of 37


GENERAL REFERENCE


www.csinspect.com

PLUMBING

GAS SUPPLY \ Gas piping30. Condition: There is CSST gas piping present. As of 7-11-13, Title 158. Construction Industries Board of Oklahoma,Chapter 70 Home Inspectors Act 158:70-1-3 (f), (2), (E) states: 'Manufacturers believe this product is safer if properlybonded and grounded as required by the manufacturer's installation instructions. Proper bonding and grounding of theproduct can only be determined by a licensed electrical contractor'. It is therefore recommended that a licensed electricalcontractor verify the above as this is a safety issue. Note: The next generation CSST ('Black' coated CSST) is alsorequired to be properly bonded and grounded and should also be examined by a licensed electrical contractor to ensurethat it has been.Location: Throughout - AtticTask: Further Evaluation RecommendedTime: As Soon As Possible



Report No. 1515

Page 33 of 37


GENERAL REFERENCE

www.csinspect.com

INTERIOR


Major floor finishes: Carpet Hardwood Ceramic

Major wall and ceiling finishes: Plaster/drywall

Windows: Single/double hung Vinyl

Glazing: Double

Exterior doors - type/material: Wood with glass window insert

Exterior doors - type/material: Storm Garage door - metal

Doors: Inspected

Oven type: Free Standing Range

Oven fuel: Gas

Range fuel: Gas

Appliances: Free Standing Range / Oven

Appliances: Range hood Dishwasher Waste disposal Door bell

Laundry facilities: Hot/cold water supply 120-Volt outlet 240-Volt outlet Gas piping

Kitchen ventilation: Range hood Discharges to exterior

Bathroom ventilation: Exhaust fan

Counters and cabinets: Inspected

Stairs and railings: Inspected


Inspection limited/prevented by: Only windows that are fully accessible are tested for functionality: opening/ closing,locks and tilt mechanisms. Every attempt is made to view all glazing (glass). It is not however always possible to detecta failed thermal seal in a window or a door glass, therefore, no comment is offered on the integrity of thermal seals otherthan as noted as 'obvious evidence'.

Restricted access to: Cupboards and cabinets

Not included as part of a building inspection: Carbon monoxide detectors, security systems, central vacuum

Cosmetics: No comment offered on cosmetic finishes

Appliances: Self-cleaning features on ovens not tested Effectiveness of dishwasher drying cycle not testedAppliances are not moved during an inspection

Crawlspace leakage: Cannot predict how often or how badly crawlspace will leak

Garage door opener: Garage door remote controls are not tested as a part of this inspection. Due to the frequency ofdamage to the overhead garage door(s) and/ or the chance of personal injury, the resistance-sensing auto-reversingcapabilities and door balance testing of overhead garage doors are excluded from this inspection.



Report No. 1515

Page 34 of 37


GENERAL REFERENCE








www.csinspect.com

INTERIOR

Recommendations

General31. As appliances are not moved during an inspection be sure to check the floor condition under the existing appliancesat the final walk through.

32. Homes built prior to 1978 will likely have varying amounts of lead based paint present in them. Information about thehealth risks associated with lead based paints and how they can be minimized may be found in this link. Additionalinformation may also be found by going to: http://www2.epa.gov/lead

WINDOWS \ General33. Condition: It is recommended that cleaning and lubrication of the window channels be performed annually as a partof your routine maintenance program to insure years of trouble free performance.

APPLIANCES \ Dishwasher34. Condition: Every dishwasher installation manual requires a high loop underneath the sink, the reason for the highloop is to prevent potential backflow of water into the dishwasher and to prevent improper drainage of water.Location: KitchenTask: Improvement RecommendedTime: As Soon As Possible

17. 18.

APPLIANCES \ Dryer35. Condition: Dryer vents are a major source of house fires annually due to lint buildup. It is recommended that thedryer vent be cleaned and checked annually.



Report No. 1515

Page 35 of 37


GENERAL REFERENCE

http://portal.hud.gov/hudportal/HUD?src=/program_offices/healthy_homes/healthyhomes/lead

http://www.nfpa.org/safety-information/for-consumers/causes/dryers-and-washing-machines/dryer-safety-tips

www.csinspect.com

GENERAL


General: The house faces predominately North, all directions given in this report will assume looking in this direction.

Weather: Partly cloudy Ground was dry There has been no rain in last 3 days. Light winds

Approximate temperature: 88°

Attendees: Buyer Buyer's Agent

Access to home provided by: Buyer's agent

Occupancy: The home was occupied at the time of the inspection. The home was furnished during the inspection.

Utilities: All utilities were on during the inspection.

Approximate age of home:44 years

Built - 1972

Approximate size of home: 1800 ft.²

Building type: Ranch

Number of dwelling units: Single-family

Number of stories: Two

Number of rooms: Six

Number of bedrooms: Four

Number of bathrooms: Two and 1/2.

Number of kitchens: One

Garage, carport and outbuildings: Attached two-car garage

Area: Suburb

Street type: Residential

Street surface: Paved

END OF REPORT



Report No. 1515

Page 36 of 37


GENERAL REFERENCE

www.csinspect.com

REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS



Report No. 1515

Page 37 of 37


GENERAL REFERENCE

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf

www.csinspect.com

New Cornerstone Residential Inspections Oklahoma City, OK 73142 … · 2016. 10. 31. · Okla....

Documents

Transcript of New Cornerstone Residential Inspections Oklahoma City, OK 73142 … · 2016. 10. 31. · Okla....