Property Service Group, LLC - psginsp.comProperty Service Group, LLC 1600 Pennsylvania Ave,...

Property Service Group, LLCProperty Inspection Report

Cover Page

1600 Pennsylvania Ave, Washington FL, 32579Inspection prepared for: George Washington

Agent: Top Seller - The Best Real Estate Co in Florida

Inspection Date: 8/7/2009

Inspector: Gill McLaneNACHI08051405

2765 PGA Blvd, Navarre, FL, 32566Phone: (850) 582-1068

Email: [email protected]://www.psginsp.com

Property Service Group, LLC 1600 Pennsylvania Ave, Washington, FL

Page 1 of 38

Dear Client,Thank you for choosing Property Service Group, LLC to perform your home inspection. The goal ofthis inspection and the inspection report is to put you in a better position to make an informed realestate decision. This report is a general guide and provides you with some objective information tohelp you make your own evaluation of the overall condition of the home and is not intended to reflectthe value of the property or to make any representation as to the advisability of it's purchase. Not allimprovements will be identified during this inspection. Unexpected repairs should still be anticipated.This inspection is not a guarantee or warranty of any kind.Property Service Group, LLC endeavors to perform all inspections in substantial compliance with theStandards of Practice of the National Association of Certified Home Inspectors (NACHI). As such, weinspect the readily accessible, visually observable installed systems and components of a home asdesignated in the NACHI® Standards— except as may be noted in the “Limitations of Inspection”sections within this report.A copy of the NACHI® Standards of Practice is available at: http://www.nachi.org/sop.htmThis Property Inspection Report among other information contains observations of those systemsand components that, in the professional judgment of the inspector, are not functioning properly,significantly deficient, unsafe, or are near the end of their expected service lives. If the cause for thedeficiency is not readily apparent, the suspected cause or reason why the system or component is ator near the end of expected service life is reported and recommendations for correction or monitoringare made as appropriate. When systems or components designated in the NACHI® Standards arepresent but are not inspected, the reason(s) the item(s) were not inspected is reported.The NACHI standards define the scope of home inspections performed by Property Service Group,LLC. Clients sometimes assume that a home inspection will include many things that are beyond thescope. We encourage you to read the NACHI Standards of Practice so that you clearly understandwhat things are included in the home inspection and report. The report is effectively a snapshot ofthe house— recording the conditions on a given date and time. Home inspectors cannot predictfuture behavior, and as such, we cannot be responsible for things that occur after the inspection. Ifconditions change, we are available to revisit the property and update our report. The report hasbeen prepared for your exclusive use, as our client. No use by third parties is intended. We will notbe responsible to any parties for the contents of the report, other than the party named herein. Thereport itself is copyrighted, and may not be used in whole or in part without the express writtenpermission of Property Service Group, LLC.Again, thank you very much for the opportunity to conduct this inspection. I am available to youthroughout the entire real estate transaction process. Should you have any questions, please call oremail me.Sincerely, Gill McLaneProperty Service Group, LLC(850) [email protected]://www.psginsp.com


Page 2 of 38

I. Inspection and Site Details 1. Inspection Start Time

Start: 09:30 AM End : 12:30 PM

2. Attending Inspection

In Attendance: Buyer • Buyer Agent

3. Type of Residence

One Story • Single Family Home

4. Year Built / Age

Built: 1971 (38 years old)

5. Bedrooms & Bathrooms

4 Bedrooms • 2 1/2 Bathrooms

6. Square Footage

As per Okaloosa Co Property Appraisers records- 1503 sq ft under roof, 1431 sq ftconditioned

7. Occupancy at Time of Inspection

Status: Vacant • Utilities on at time of inspection

8. Front of Home

For the purpose of this report the residence is considered to be facing: East

9. Weather Conditions

Weather at time of inspection: Clear and sunny


Page 3 of 38

II. Exterior In accordance with the NACHI© Standards of Practice pertaining to Exteriors, this reportdescribes the exterior wall coverings and trim. The exterior wall coverings, flashing, trim, allexterior doors, the stoops, steps, porches and their associated railings, any attached decksand balconies and eaves, soffits and fascias accessible from ground level are visuallyinspected. Inspectors shall also inspect adjacent or entryway walkways, patios, and driveways;vegetation, grading, surface drainage, and retaining walls that are likely to adversely affectthe building.1. Exterior Views


Page 4 of 38

2. Driveways / Sidewalks

Concrete • Small / moderate settlement cracks in driveway- normal for properties of any age• Uneven slabs at the driveway, this can be a potential tripping hazard. Consult a licensedcontractor for recommendations / repairs

3. Grading & Surface Drainage

Level site, no deficiencies noted • FYI- Lot grading and drainage have a significant impact onthe building, simply because of the direct and indirect damage that moisture can have onthe foundation. It is very important, therefore, that surface runoff water be adequatelydiverted away from the home. Lot grading should slope away and fall a minimum of one (1)inch every foot for a distance of six (6) feet around the perimeter of the building


Page 5 of 38

4. Exterior Siding / Veneer

Type / Material: Brick Veneer- Front elevation • Painted concrete block- All other elevationsExterior siding / veneer appeared in serviceable condition with no deficiencies except asnoted • Cracking along mortar in brick veneer at front right side (outside master bedroom)from bottom of window to slab foundation. Unable to determine age or cause of crack andsettlement in area but condition of driveway indicates this could have been root upheaval inthe past. No indications of issues in bedroom or attic structure. A structural engineer wouldbe required to render any further opinions or recommendations

5. Eaves / Soffits / Fascias

Type / Material: WoodAppeared to be in serviceable condition at time of inspection • Exposed wood surfaceshould be routinely monitored and kept well painted to prevent rot & deterioration of thewood

6. Exterior Window & Door Trim

Type / Material: Wood Door trimExterior door conditions appeared functional / serviceable at time of inspection •Recommend Caulking / Weatherproofing around all exterior openings annually


Page 6 of 38

7. Exterior Door Conditions

Type / Material: Front: Metal with wood core • Rear: Sliding glass doorAll exterior doors appeared functional at time of inspection except where noted • Screendoor for back sliding glass door is missing

8. Door Bell

Operated normally when tested

9. Exterior Caulking

Comments:• Exterior caulking is the simplest energy-efficient measures to install. The purpose ofexterior caulking is to minimize air flow and moisture through cracks, seams, and utilitypenetrations/openings. Controlling air infiltration is one of the most cost effective measuresin modern construction practices. A home that is not sealed will be uncomfortable due todrafts and will use about 30% more heating and cooling energy than a relatively air-tighthome. In addition, good caulking and sealing will reduce dust and dirt in the home andprevent damage to structural elements.• FYI: One of the better exterior caulk brands is: OSI Pro-Series QUAD Window, Siding,Gutter & Roof Sealant. Can be found at home building centers.• FYI: Recommend review of the following Do-It-Yourself web site which includes a How-ToTutorial on Exterior Caulking:http://easy2diy.com/cm/easy/diy_ht_3d_index.asp?page_id=35783013Caulking loose/missing/cracked/broken at window and door openings- repair / recaulk asneeded

10. Patio(s) & Porch(s)

Front Porch: Covered by main roof structure • Rear patio: Not covered by main roofstructureGeneral overall condition appear satisfactory at time of inspection

11. Fencing

Fence Type / Material: Wood • Appears in satisfactory and functional condition with normalwear for its age


Page 7 of 38

12. Deck Conditions

Observations:• Rear Deck Material: Wood• Wood deck appears in satisfactory and functional condition• Deck appears to be structurally sound at time of inspection

13. Trees, Vegetation & Landscaping

FYI: Vegetation too close to the structure can cause harm through root damage to thefoundation, branches abrading the roof and siding, and leaves providing a path for moistureand insects into the home • MONITOR: There are large trees in close proximity to the home.Trees can potentially damage the home, clog drainage pipes and block gutters. Large treesshould be reviewed annually for pruning, de-limbing, and/or removal • It is important thattree branches not be permitted to overhang the roof and that all vegetation is kept wellpruned and not permitted to grow up against any part of the building. This will help preventthe development of pest and insect problems and reduce damage during wind storms

14. Limitations of Exterior Inspection

• While performance of lot drainage and water handling systems may appear serviceable atthe time of inspection, the inspector cannot always accurately predict this performance asconditions constantly change. Furthermore, items such as leakage in downspout/guttersystems are very difficult to detect during dry weather. Inspection of foundationperformance and water handling systems, therefore, is limited to visible conditions andevidence of past problems.• A home inspection does not include an assessment of geological, geotechnical, orhydrological conditions -- or environmental hazards


Page 8 of 38

III. Roofing In accordance with the NACHI© Standards of Practice pertaining to Roofing, this reportdescribes the roof coverings and the method used to inspect the roof. The roof covering, roofdrainage systems, flashings, skylights, chimneys and roof penetrations are visually inspected.The following web sites are an excellent resource of information on roofs: http://www.home-roofs.com and http://www.roofhelper.com1. Roofing Views

2. Roof Style

Gabled

3. Roof Covering Type & Age

Fiberglass-based asphalt shingles • Unable to determine age of shingles- estimate 15 to 20years old

4. Method of Roof Inspection

Roof walked for full inspection


Page 9 of 38

5. Shingle Conditions

It is advised to inquire about the age & history of the roof and obtain roof documentationand permits from the seller if applicable • FYI: Fiberglass composition (asphalt) shinglestypically have an expected lifespan of roughly 20 years for standard shingles. This canfluctuate due to variables such as color, building orientation and amount of sunlight receivedas well as adequate attic ventilation and especially wind storm activity • Numerous areasnoted have had damage and repairs done • Numerous areas of discoloration and stainingobserved. Mainly due to aging and close proximity of some trees • There are missingshingles at the roof. Leaking & further damage can occur. Have a roofing specialist properlyrepair the damaged shingles. • Roof shingles are nearing the end of thier expected life span

6. Roof Flashing / Ridge Vents

Metal Ridge Vents • Metal Flashing • Ridge vent end cap missing at south end


Page 10 of 38

7. Limitations of Roofing Inspection

• It highly recommended to ask the seller about the age and history of the roof and obtainany roof documentation if available• Roofs may leak at any time. Leaks often appear at roof penetrations, flashings, changes indirection or changes in material. A roof leak should be addressed promptly to avoid damageto the structure, interior finishes and furnishings. A roof leak does not necessarily mean theroof has to be replaced. We recommend an annual inspection and tune-up to minimize therisk of leakage and to maximize roof life• Estimates of remaining roof life, if given, are approximations only and do not preclude thepossibility of leakage


Page 11 of 38

IV. Structural Components In accordance with the NACHI© Standards of Practice pertaining to Structural Components,this report describes the foundation, floor, wall, ceiling and roof structures and the methodused to inspect any accessible under floor crawlspace areas. Inspectors are required toinspect and probe the structural components of the home, including the foundation andframing, where deterioration is suspected or where clear indications of possible deteriorationexist. Probing is not done when doing so will damage finished surfaces or when nodeterioration is visible or presumed to exist. Inspectors are NOT required to offer an opinionas to the structural adequacy of any structural systems or components or providearchitectural services or an engineering or structural analysis of any kind. Despite all efforts, itis impossible for a home inspection to provide any guaranty that the foundation, and theoverall structure and structural elements of the building is sound. Property Service Group,LLC suggests that if the client is at all uncomfortable with this condition or our assessment, astructural engineer be consulted to independently evaluate any specific concern or condition,prior to making a final purchase decision.1. Foundation Type & Condition

Type: Stem Wall / Slab type foundationSlab is not visible due to floor covering- Appeared serviceable at time of inspection

2. Wall Structure

Type / Materials: Masonry

• No visible deficiencies noted

3. Ceiling & Roof Structure

Rafter type roof framing • Plywood Sheathing

• No deficiencies observed at the visible portions of the roof structure• Ceiling joists limited review due to insulation and finishing materials• Visible areas appear satisfactory, no deficiencies noted

4. Limitations of Structural Components Inspection

• Engineering or architectural services such as calculation of structural capacities, adequacy,or integrity of any structural system or component are not a part of this inspection• A representative sample of the visible structural components was inspected• Most of the walls and ceilings are covered and structural members are not visible- novisible deficiencies noted


Page 12 of 38

V. Attic and Insulation In accordance with the NACHI© Standards of Practice pertaining to Attic and Insulation, thisreport describes the method used to inspect any accessible attics; and describes theinsulation and vapor retarders used in unfinished spaces when readily accessible and theabsence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required toinspect insulation and vapor retarders in unfinished spaces when accessible andpassive/mechanical ventilation of attic areas, if present. The following web sites are anexcellent resource of information on home insulation:http://insulation.owenscorning.com/homeowners/ andhttp://www.certainteed.com/products/insulation1. Attic Access Locations & Inspection Methods

Access located in hallway • Full access- attic was inspected throughout

2. Ventilation

Passive ventilation: Under Eaves Soffit inlet vents - Ridge Vent exhausting • No deficienciesnoted • FYI: Proper attic ventilation combined with good insulation is beneficial to theoverall performance and comfort of the home. Proper ventilation of the attic spacescontributes to a prolonged roof and shingle lifespan. Ventilation and proper insulation alsohas a direct impact on the cooling and heating system performance, efficiency, cost andlifespan of the HVAC system as well as the daily comfort of the conditioned spaces

3. Attic & Insulation Views


Page 13 of 38

4. Insulation Type & Conditions

Type: Fiberglass Batt • Insulation level in the attic is typical for homes this age

5. Vent Piping in Attic

No deficiencies noted on visible sections of vent piping in attic spaces • NOTE: Most ventpiping is concealed behind finished walls and /or covered with insulation and is not readilyvisible or accessible for inspection

6. Limitations of Attic and Insulation Inspection

• Insulation/ventilation type and levels in concealed areas, like exterior walls, are notinspected• Insulation is not disturbed and no destructive tests (such as cutting openings in walls tolook for insulation) are performed• Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation(UFFI) cannot be positively identified without a detailed inspection and laboratory analysis.This is beyond the scope of the inspection.• It is impossible to inspect the total underside surface of the roof sheathing for evidence ofleaks. Evidence of prior leaks may be disguised by interior finishes. Leakage can develop atany time and may depend on rain intensity, wind direction and other factors


Page 14 of 38

VI. Heating and Air Conditioning In accordance with the NACHI© Standards of Practice pertaining to Heating and AirConditioning (HVAC) systems, this report describes the energy source and the distinguishingcharacteristics of the heating and cooling system(s). Inspectors will open readily openableaccess panels and visually inspect the installed heating equipment and associated ventsystems, flues and chimneys; and central air conditioning equipment and distribution systems.The HVAC system inspection is general and not technically exhaustive. The inspector will testthe heating and air conditioner using the thermostat and/or other normal controls. PropertyService Group, LLC highly recommends that a standard, seasonal or yearly, Service andMaintenance Contract with an HVAC contractor be obtained. This provides a more thoroughinvestigation of the entire home's heating, air conditioning and filtering system as well asmaintaining it at peak efficiency —thereby increasing service life.1. HVAC Views

2. Energy Source

For Heating: 220/240 volt electricFor Cooling: 220/240 volt electricNo deficiencies noted


Page 15 of 38

3. Cooling System Type & Age

Air Cooled Central Air Conditioner • Unable to determine age of compressor or airhandler/coils- data plate not legible

4. Compressor / Condenser Unit Conditions

A/C compressor/condensor was functional at time of inspection • No deficiencies noted atthe time of inspection • Annual/Seasonal professional HVAC inspection and cleaning servicecontract is recommended • Inspector does not determine useful life expectancy of HVACsystems • A licensed HVAC contractor will be required to further evaluate the presentsystem and make recommendations

5. Inside Air Handler / "A" Coils

No deficiencies noted at the time of inspection • Annual/Seasonal professional HVACinspection and cleaning service contract is recommended • Inspector does not determineuseful life expectancy of HVAC systems • A licensed HVAC contractor will be required tofurther evaluate the present system and make recommendations


Page 16 of 38

6. Condensate Drain System

No deficiencies noted in the condensate collection and removal system • MAINTENANCE:Before the start and during each cooling season--it is important to monitor the condensatedrain/trap to insure it is clear of sludge/blockage for proper draining to occur. Recommendpouring a small amount of bleach in the trap at the start of the cooling season and everycouple of months thereafter to keep it clear of bacteria

7. Supply Ductwork in Attic

• Supply ducts located in attic spaces were inspected for proper installation and support.Numerous areas found where ducts are pulled away and / or damaged• Recommend a licensed HVAC contractor evaluate supply ductwork and makerecommendations


Page 17 of 38

8. Cooling Performance

Return Temperature: 71.5Supply Temperature: 56.2Temperature Difference: 15 Degrees F. • The difference in temperatures of the supply andreturn should be between 12 - 18 degrees F. • This indicates the unit is cooling as intended


Page 18 of 38

9. Return Air Filter(s)

No deficiencies noted • MAINTENANCE: The air filter(s) should be inspected at least monthlyand cleaned or replaced as required- dirty filters are the most common cause of inadequateheating or cooling performance

10. Thermostat

Digital • Non- programmable • No deficiencies noted • Thermostats are not checked forcalibration or timed functions • IMPROVE: Non-programmable thermostats have no energysaving capabilities as do digital setback-type thermostats. Recommend an upgrade to amodern, digital programmable thermostat. This could yield a saving of up to $180 per year inenergy costs.

11. Limitations of Heating and Air Conditioning Inspection

• Heat gain calculations, adequacy, efficiency, or the balanced distribution of air throughoutthe home are not performed as part of a home inspection. These calculations are typicallyperformed by designers to determine the required size of HVAC systems• Determining heating and cooling supply adequacy or distribution balance is not part of thisinspection


Page 19 of 38

VII. Electrical In accordance with the NACHI© Standards of Practice pertaining to Electrical Systems, thisreport describes the amperage and voltage rating of the service, the location of the maindisconnect and any sub panel(s), the presence of solid conductor aluminum branch circuitwiring, the presence or absence of smoke detectors and wiring methods. Inspectors arerequired to inspect the viewable portions of the service drop from the utility to the house, theservice entrance conductors, cables and raceways, the service equipment and maindisconnects, the service grounding, the interior components of the service panels and subpanels, the conductors, the over-current protection devices (fuses or breakers), ground faultcircuit interrupters and a representative number of installed lighting fixtures, switches andreceptacles. All issues or concerns listed in this Electrical section should be construed aselectrical current and a potential personal safety or fire hazard. Repairs should be a priority,and should be made by a qualified, licensed electrician.1. Service Drop

Overhead Service LinesNo deficiencies noted

2. Service Entrance Conductors

Type / Materials: Multi Strand AluminumWires are close and / or touching trees- recommend review by the local utility company forrepair as necessary

3. Service Rating

Voltage: 120/240 volts • Unable to determine amperage

4. Sub Panel(s)

Location: Master Bedroom • Panel Rating: 200 Amps • Type Panel and OvercurrentProtection: Federal Pacific "Stab Lok" circuit breakersFederal Pacific Stab-Lok model panels are known to have failure of circuit breakers. Failureof circuit breakers can result in a fire and/or electrocution. Information about Federal Pacificpanels is available at http://www.inspect-ny.com/fpe/fpepanel.htm. A licensed electricianshould be consulted for recommendations


Page 20 of 38

5. Wiring Methods

Wiring conductors: Aluminum - solid (single strand) conductors • Some non-metallicsheathed cable ("Romex")Visible wiring appeared functional except where noted • Aluminum wire is installed on 120VAC branch electrical circuits in this home. These single strand, branch circuit aluminumwires were used widely in houses built during the mid 1960s and 1970s. According to theU.S. Consumer Product Safety Commission (CPSC), problems due to expansion can causeoverheating at connections between the wire and devices (switches and outlets) or atsplices. which has resulted in fires. For further information on aluminum wiring, contact theU.S. CPSC at: http://www.cpsc.gov • FMI: On aluminum wiring, view: http://www.inspect-ny.com/aluminum/aluminum.htm • There are a lot of open splices in the attic- a licensedelectrician should repair as needed • Aluminum electrical distribution/branch wiringobserved. Recommend further evaluation by a licensed electrician.


Page 21 of 38

6. Lighting, Fixtures, Switches, Outlets

Type: Grounded

• A representative number of receptacles,switches and lights were tested and are generallyserviceable, unless otherwise noted• A representative number of light switches and plug outlets were tested and found to befunctional• Lights and fixtures were tested and found functional at time of inspection• Some switches have unknown function- consult with home owner


Page 22 of 38

7. GFCI

Definition: Ground Fault Circuit Interrupter - GFCI - is an electrical safety device that cutspower to an individual outlet and/or entire circuit when as little as .005 amps is detectedleaking--this is faster than a person's nervous system can react! Kitchens, bathrooms.whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normally GFCIprotected. This protection is from electrical shockGFCI circuits at: Bathroom and Kitchen • Resets at each receptacle

• GFCIs operated when tested• GFCIs should be tested monthly to ensure proper operation

8. Smoke/Heat Detector(s)

• Operated when tested• MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper SmokeAlarm operation is required• FYI: Smoke detectors last 6-10 years. Ten year old detectors are less than 50% effective.Recommend replacing• Smoke detector in family room is not installed / secured properly


Page 23 of 38

9. Limitations of Electrical Inspection

• Electrical components concealed behind finished surfaces are not visible to be inspected• Labeling of electric circuit locations on Main and Distribution Sub Electrical Panels are notchecked for accuracy• Only a representative sampling of outlets, switches and light fixtures were tested• The inspection does not include remote control devices, alarm systems and components,low voltage wiring, systems, and components, ancillary wiring, systems, and othercomponents which are not part of the primary electrical power distribution system


Page 24 of 38

VIII. Plumbing In accordance with the NACHI© Standards of Practice pertaining to Plumbing systems, thisreport describes the water supply, drain, waste and vent piping materials and the waterheating equipment, energy source and location of the main water and main fuel shut-offvalves, when readily viewable or known. Inspectors are required to inspect the interior watersupply and distribution systems, all fixtures and faucets, the drain waste and vent systems(including all fixtures for conveying waste), the water heating equipment (vent systems, fluesand chimneys of water heaters or boiler equipment), fuel storage and distributions systemsfor water heaters and/or boiler equipment and drainage sumps, sump pumps and associatedpiping. Some simple plumbing repairs, such as a typical trap replacement, can be performedby a competent handyman. However, any more complex issues such as incorrect venting orimproperly sloped drains should be repaired by a licensed plumber. All gas related issues shouldonly be repaired by a licensed plumbing contractor —since personal safety is involved.

1. Main Service Piping

Not Visible

2. Main Water Shut Off

Front yard • Shut off valves are not operated as a part of this inspection • Visual inspection-appeared serviceable

3. Supply Plumbing

Readily visible water supply pipes are: Copper and CPVC • No deficiencies observed at thevisible portions of the supply piping • Most of the piping is concealed and cannot beidentified / inspected

4. Hose Bibs

Hose bibs appeared serviceable at time of inspection • Visible piping appeared serviceable •Unable to visually inspect underground or hidden piping • Anti-Siphon valves are notinstalled at exterior hose bib faucets • IMPROVE: There are no anti siphon devices at theexterior faucets. This is a potential cross contamination. Recommend installing anti siphondevices


Page 25 of 38

5. Flow and Pressure

The water pressure was tested and was found to be: approx 50 psi at time of inspection •The water pressure and flow was functional at the time of inspection • The water flowoverall was functional. This was determined by running water in the bath sink and showerwhile toilet is flushed

6. Faucets

No deficiencies noted on the kitchen and bathroom faucets / fixtures

7. Sinks

No deficiencies noted on the kitchen sinks • Master and second bathroom vanity sinksappeared functional and serviceable at time of inspection • Pedestal sink in hall bathroom isnot secured properly

8. Traps and Drains

Vent, drain and supply plumbing under kitchen sink appeared serviceable at time ofinspection • Vanity sink plumbing in all bathrooms appeared functional and serviceable attime of inspection • Water was run through the fixtures and drains- functional drainage wasobserved


Page 26 of 38

9. Waste, Drain, Vent Piping

Waste System Type: Public sewage disposal systemNot entirely visible to inspect- see Limitations

• Visible piping appeared serviceable at time of inspection

10. Water Heater(s)

Type: Electric • Manufacturer: US/Craftmaster • Location: Utility RoomCapacity: 40 Gallons

11. Water Heater Age & Condition

Manufactured in 2008 • FYI: Water heaters have a typical life expectancy of 8-12 years. •Visual inspection of water heater appeared functional and serviceable- no discrepanciesnoted • Hot water is present at all faucets- temperature setting of hot water heater is notchecked as part of this inspection • A Temperature Pressure Relief (TPR) valve present withno deficiencies noted to valve or piping. This safety valve releases water (and thus relievespressure) if either the temp or pressure in the tank gets too high. The TPR valve dischargetube must be made of copper, iron, or CPVC (NOT regular PVC). It must terminate within 6"above the floor--the end cannot be threaded or have a fitting. • Inspector does notdetermine useful life expectancy of hot water heaters

12. Limitations of Plumbing Inspection

• The sections of the plumbing system concealed by interior or exterior finishes, belowand/or inaccessible areas or beneath the ground surface are not inspected


Page 27 of 38

IX. Bathrooms Bathrooms can consist of many features from whirlpool tubs and showers to toilets andbidets. Because of all the plumbing involved it is included here as a separate area. Fixturesand faucets, functional water flow, leaks, and cross connections are checked. Moisture in theair, water leaks, and deteriorated/poor caulking and grouting can cause mildew,wallpaper/paint to peel, and other problems. The inspector will identify as many issues aspossible but some problems may be undetectable within the walls or under flooring. It isimportant to routinely maintain all bathroom grouting and caulking, because minorimperfections will result in water intrusion and unseen damage behind surfaces.1. Bathroom Views

2. Bathroom Designation for the purposes of this report

Master Bathroom • Second Bathroom • Hall

3. Bathtubs

Master bathroom tub appeared satisfactory and functional at time of inspection • Secondbathroom tub appeared satisfactory and functional at time of inspection • Bathtub fixturesat all locations appeared functional and serviceable at time of inspection • Drain at hallbathtub is not sealed / caulked properly


Page 28 of 38

4. Showers

Appeared functional at the time of inspection • Recommend all edges and tub/shower wallsbe periodically checked -- then caulked and sealed as necessary to prevent moisturepenetration

5. Toilet(s)

All bathroom toilets operated when tested- appeared functional and serviceable at time ofinspection

6. Bathroom Exhaust Fan(s)

Operated when tested and appeared functional at time of inspection except where noted •The exhaust fan in hall bathroom is not vented properly in attic- outlet is blocked byinsulation


Page 29 of 38

7. A Word About Caulking and Bathrooms

• Water intrusion from bathtubs and shower enclosures is a common cause of damagebehind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking andgrouting of tub and shower areas is an ongoing maintenance task which should not beneglected• Areas which should be examined periodically are vertical corners, horizontal corners/groutlines between walls and tubs/shower pans and at walls near floor areas. Also, the undersideof shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas mentioned inthis report• Chose a PVA (polyvinyl acetate) type caulk. These are much more mildew resistant, arelonger lasting and can be more thoroughly removed from bathroom surfaces.FYI: One of the best is : POLYSEAMSEAL Tub and Tile Ultra Sealant caulk.FMI: Refer to the following site: http://polyseamseal.com/ttultra.shtml


Page 30 of 38

X. Interior In accordance with the NACHI© Standards of Practice pertaining to Interiors, inspectors arerequired to inspect walls, ceilings and floors, steps, stairways and railings, installedcountertops and a representative number of installed cabinets, and representative number ofdoors and windows. Garage door(s) and automatic garage door operators are inspected forproper function and the operation of installed safety features. If the home is occupied, thepossessions of the owner necessarily conceal some areas/items. These are exempt frominspection. All reasonable attempt is made to more closely inspect behind the owner'spossessions if any hint of a problem is found or suspected.1. Interior Views


Page 31 of 38

2. Wall & Ceiling Conditions

General condition of walls and ceilings appeared satisfactory with normal "wear and tear" •Some cosmetic, common small cracks and typical flaws in drywall finish noted

3. Floor Finishes

Carpet • Ceramic tileNo deficiencies noted with normal wear and age

4. Windows

Aluminum • Single hung • Single Glazed (single pane of glass)In accordance with NACHI Standards, we do not test every window in the house, andparticularly if it is furnished. We do test every unobstructed window in every bedroom toensure that at least one provides and emergency exit • The windows that were tested, arefunctional. • Caulking needed at various locations to inside window casing and sills •DEFERRED COST: Windows appear to be original. In the inspectors opinion the windows /frames are near the end of their useful life. Buyer should consider upgrading to double pane,thermally insulated, more efficient type windows in the near future


Page 32 of 38

5. Interior Doors

Type / materials: Wood Hollow-Core

• Tested doors appeared functional with normal wear for age of house

6. Closets

• Appeared functional- no deficiencies noted

7. Countertops

• No discrepancies noted

8. Cabinets, Vanities

Type / Materials: Wood Kitchen & Bathroom Cabinets

• Appeared functional and in satisfactory condition at time of inspection with normal wearfor age- no deficiencies observed

9. Limitations of Interior Inspection

• Window treatments, recreational facilities, paint, wallpaper, and other finish treatmentsare not inspected• Given the age of the residence, asbestos and lead-based paint could be present. In fact,any residence built before 1978 should not be assumed to be free from these and otherwell-known contaminants. Regardless, we do not have the expertise or the authority todetect the presence of environmental contaminants, but if this is a concern you shouldconsult with an environmental hygienist.


Page 33 of 38

XI. Appliances Inspector observed and operated the basic functions of the following appliances: Permanentlyinstalled dishwasher(s), through its normal cycle; Range, cook top, and permanently installedoven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; Permanentlyinstalled microwave oven; and Conveying laundry appliances. Interior refrigerator/freezertemperatures are not tested. Inspection of stand-alone freezers and secondary refrigeratorsare outside the scope of this inspection. No opinion is offered as to the adequacy ofdishwasher operation. Oven self or continuous cleaning operations, cooking functions, clocks,timing devices, lights and thermostat accuracy are not tested during this inspection.Appliances are not moved and the condition of any walls or flooring hidden by them cannotbe judged.1. Appliance Views


Page 34 of 38

2. Dishwasher

Type / Brand: Kenmore

• Operated and appeared to be in working order at time of inspection

3. Garbage Disposal

Type / Brand: Ace Brand

• Garbage disposal operated at time of inspection• Unable to determine age or expected useful life of disposal• DEFERRED COST: Disposal is old and noisy and appears to be reaching the end of its usefulservice life- plan on replacement within the next 12 to 18 months• Disposal has debris in blade area and is noisy when operated

4. Ranges, Ovens, Cooktops

• All heating elements operated when tested• Oven is new and still wrapped- not operated


Page 35 of 38

5. Kitchen Hood/Exhaust Fan

• Functioned and operated normally when tested

6. Microwave

Type / Brand: Magic Chef

• Operated when tested

7. Refrigerator

• Appeared functional at time of inspection• Ice and water dispenser tested

8. Dryer Vent

• Properly vented to exterior• Exterior vent cover is not installed


Page 36 of 38

9. Limitations of Appliances Inspection

• Appliances were tested by turning them on for a short period of time. Recommend a one-year Homeowner’s Warranty or service contract be purchased. This covers the operation ofappliances, as well as associated plumbing an electrical repairs -- consult with your realestate agent for further details• Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cookingfunctions and features are not tested during this inspection.• Dishwashers are tested for basic operation only. Their temperature calibration,functionality of timers, effectiveness, efficiency and overall adequacy is outside the scope ofthis inspection• Drain lines and water supply lines serving clothes washing machines are not operated ortested as part of this inspection


Page 37 of 38

Report Summary

Report Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all of the pages of the report as the summary alone does not explain allthe issues. All repairs must be done by a licensed &bonded trade or profession. I recommendobtaining a copy of all receipts, warranties and permits for the work done.Exterior

Page 4 Item: 2 Driveways /Sidewalks

• Uneven slabs at the driveway, this can be a potentialtripping hazard. Consult a licensed contractor forrecommendations / repairs

Page 5 Item: 4 Exterior Siding /Veneer

• Cracking along mortar in brick veneer at front right side(outside master bedroom) from bottom of window to slabfoundation. Unable to determine age or cause of crackand settlement in area but condition of drivewayindicates this could have been root upheaval in the past.No indications of issues in bedroom or attic structure. Astructural engineer would be required to render anyfurther opinions or recommendations

Page 6 Item: 7 Exterior DoorConditions

• Screen door for back sliding glass door is missing

Page 6 Item: 9 Exterior Caulking • Caulking loose/missing/cracked/broken at window anddoor openings- repair / recaulk as needed

Roofing

Page 9 Item: 5 Shingle Conditions • Numerous areas noted have had damage and repairsdone • Numerous areas of discoloration and stainingobserved. Mainly due to aging and close proximity ofsome trees • There are missing shingles at the roof.Leaking & further damage can occur. Have a roofingspecialist properly repair the damaged shingles. • Roofshingles are nearing the end of thier expected life span

Page 10 Item: 6 Roof Flashing /Ridge Vents

• Ridge vent end cap missing at south end

Heating and Air Conditioning

Page 15 Item: 3 Cooling SystemType & Age

• Unable to determine age of compressor or airhandler/coils- data plate not legible

Page 17 Item: 7 Supply Ductwork inAttic

• Supply ducts located in attic spaces were inspected forproper installation and support. Numerous areas foundwhere ducts are pulled away and / or damaged• Recommend a licensed HVAC contractor evaluatesupply ductwork and make recommendations

Electrical

Page 19 Item: 2 Service EntranceConductors

• Wires are close and / or touching trees- recommendreview by the local utility company for repair as necessary


Page 38 of 38

Page 20 Item: 4 Sub Panel(s) • Federal Pacific Stab-Lok model panels are known tohave failure of circuit breakers. Failure of circuit breakerscan result in a fire and/or electrocution. Informationabout Federal Pacific panels is available athttp://www.inspect-ny.com/fpe/fpepanel.htm. A licensedelectrician should be consulted for recommendations

Page 21 Item: 5 Wiring Methods • There are a lot of open splices in the attic- a licensedelectrician should repair as needed • Aluminum electricaldistribution/branch wiring observed. Recommend furtherevaluation by a licensed electrician.

Page 23 Item: 8 Smoke/HeatDetector(s)

• Smoke detector in family room is not installed / securedproperly

Plumbing

Page 25 Item: 7 Sinks • Pedestal sink in hall bathroom is not secured properlyBathrooms

Page 28 Item: 3 Bathtubs • Drain at hall bathtub is not sealed / caulked properlyPage 28 Item: 6 Bathroom Exhaust

Fan(s)• The exhaust fan in hall bathroom is not vented properlyin attic- outlet is blocked by insulation

Appliances

Page 34 Item: 3 Garbage Disposal • Disposal has debris in blade area and is noisy whenoperated

Page 36 Item: 8 Dryer Vent • Exterior vent cover is not installed

Property Service Group, LLC - psginsp.comProperty Service Group, LLC 1600 Pennsylvania Ave,...

Documents

Transcript of Property Service Group, LLC - psginsp.comProperty Service Group, LLC 1600 Pennsylvania Ave,...