Summary Page
On Guard Home Inspections
Residential Property Inspection Report |
| Client(s): |
Randy Lacus |
| Property address: |
110 Rosie Drive
Four Oaks, NC 27524 |
| Inspection date: |
Wednesday, January 02, 2008 |
This summary page published on 1/2/2008 7:11:12 PM EST
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NOTICE TO ALL CLIENTS: This report contains
technical information that may or may not be readily understandable to
the layperson. Therefore, a verbal consultation with the inspector is
an integral part of this inspection report. If you were not present
during the inspection, please call the office to arrange for your
verbal consultation over the phone. This inspection represents the
results of a limited visual examination of certain readily accessible
systems and components using normal operating controls and openings /
access panels. The inspection and report do not address and are not
intended to address the possible presence of or danger from any
potentially harmful substances and environmental hazards including by
not limited to MOLD, Radon Gas, Lead Paint, Asbestos, Urea
Formaldehyde, toxic or flammable chemicals and water and airborne
hazards. Also excluded are inspections of and report on swimming pools,
wells, septic systems, security systems, central vacuum systems, water
softeners, sprinkler systems, fire and safety equipment and the
presence or absence of rodents, termites and other insects. The scope
of this inspection and terms of the relationship between the parties
are defined in the Pre-inspection Agreement signed by the parties. The
SUMMARY REPORT is provided as an accessory to the Inspection Report. It
summarizes the inspectors comments regarding conditions and/or concerns
found during the course of the visual examination and does not
represent the full inspection and should not be used separate from the
inspection report.
Concerns are shown and sorted according to these types:
 | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend further investigation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
3) Exterior:
- The front flights of stairs have more than three risers with no
handrail installed. This is a safety hazard. A qualified contractor
should install graspable handrails that your hand can completely
encircle at stairs where missing, and as per standard building
practices.
4) Exterior:
- Handrail at deck stairs are loose and weak or wobbly. This is a
safety hazard. A qualified contractor should make repairs as necessary.
For example, installing new fasteners and/or hardware so handrails are
securely attached.
5) Exterior:
- Gaps larger than four inches were found in one or more guardrails.
This is a safety hazard, especially for small children. A qualified
contractor should make modifications as necessary so gaps in guardrails
do not exceed four inches. For example, installing additional balusters
or railing components.
6) Exterior:
- Siding is damaged and/or deteriorated in one or more areas. A
qualified contractor should evaluate and make repairs and/or replace
siding as necessary to prevent water and vermin intrusion.
7) Exterior:
- Minor cracks were found in one or more sections of brick steps. A
qualified contractor should evaluate and make repairs as necessary,
such as repointing mortar to prevent water intrusion and further
deterioration in the future.
8) Exterior:
- Rot was found in several deck boards. A qualified contractor should
evaluate and repair as necessary. All rotted wood should be replaced.
9) Exterior:
- This house does NOT have gutters. This can result in water
accumulating around the structure's foundation and crawl space.
Accumulated water is a conducive condition to wood destroying insects
and organisms, and may also cause the foundation to settle and possibly
fail over time. A qualified contractor should install gutters and
downspouts where missing. Also, extensions such as splashblocks or
tie-ins to underground drain lines should be installed as necessary to
carry rain water away from the house.
10) Exterior:
- Siding is incomplete or missing in one or more areas. A qualified
contractor should install siding where missing to prevent water and
vermin intrusion.
11) Exterior:
- The outside faucets are missing handles. Recommend installing handles where missing.
12) Exterior:
- The exhaust duct end cap for the dryer is damaged and/or
deteriorated. Its purpose is to prevent unconditioned air from entering
the house, and keep out birds, rodents and bugs. Blocked ducts can
cause fan motors and/or clothes dryers to overheat and may pose a fire
hazard. New vent cap(s) should be installed where necessary.
13) Exterior:
- Vegetation such as trees, shrubs and/or vines are in contact with or
less than one foot from the structure's exterior. Vegetation can serve
as a conduit for wood destroying insects and may retain moisture
against the exterior after it rains. Vegetation should be pruned and/or
removed as necessary to maintain a one foot clearance between it and
the structure's exterior.
14) Exterior:
- The finish on the deck and railing is worn and/or deteriorated. Recommend cleaning and refinishing as necessary.
19) Water heater:
- No water supply shut-off valve is visible for the water heater. A
shut-off valve allows the supply to the water heater to be turned off
when the water heater needs repair or replacement, while allowing the
remainder of the plumbing system to be operable (toilets, sinks, etc.).
Recommend having a qualified, licensed plumbing contractor determine if
a water supply shut-off valve exists, and install one if it is missing.
22) Heating and cooling:
- No filter is visible for the heating/cooling system. As a result,
unfiltered air will flow through the system, and the heating/cooling
equipment life and the indoor air quality may be reduced. Correctly
sized filter(s) should be installed. If necessary, guides or retaining
devices should be installed or repaired so filter(s) are securely
anchored and gaps around edges are minimized.
23) Heating and cooling:
- One or more heat and air supply registers are damaged / broken and should be replaced.
24) Heating and cooling:
- Insulation for the outside condensing unit's refrigerant lines is
damaged, deteriorated and/or missing in one or more areas. This may
result in reduced efficiency and increased energy costs. A qualified
heating and cooling contractor should replace insulation as necessary.
25) Heating and cooling:
- The last service date of this system appears to be more than one year
ago, or the inspector was unable to determine the last service date.
The client(s) should ask the property owner(s) when it was last
serviced. If unable to determine the last service date, or if this
system was serviced more than one year ago, a qualified heating and
cooling contractor should inspect, clean, and service this system, and
make repairs if necessary. This servicing should be performed annually
in the future.
27) Plumbing and laundry:
- The clothes dryer is equipped with a vinyl, accordion-type, flexible
exhaust duct. The U.S. Consumer Product Safety Commission considers
these types of ducts to be unsafe, and a fire hazard. These types of
ducts can trap lint and are susceptible to kinks or crushing, which can
greatly reduce the air flow. This duct should be replaced with a rigid
or corrugated semi-rigid metal duct, and by a qualified contractor if
necessary. Most clothes dryer manufacturers specify the use of a rigid
or corrugated semi-rigid metal duct. For more information on dryer
safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html
28) Plumbing and laundry:
- The inspector was not able to find the main water shut-off valve. The
client(s) should consult with the property owner(s) to determine if a
shut-off valve exists, find it themselves, or hire a qualified plumber
if necessary to find it. If no shut-off valve is found for the
structure, then recommend having a qualified plumber install one to
more easily allow the water supply to be turned off in the event of an
emergency, such as when a supply pipe bursts.
29) Plumbing and laundry:
- Plumbing supply lines appear to be made of Polybutylene. Polybutylene
is a plastic material used extensively during the 1980s and 1990s that
has proven to be more prone to leakage than other types of supply
piping systems like copper. Recommend reviewing any disclosure
statements if available for comments on leaks in the water supply
system.
A class action lawsuit has been filed regarding this
material that requires the manufacturers to cover piping systems
installed between Jan. 1, 1978 through July 31, 1995. For more
information on the class action lawsuit, visit http://www.pbpipe.com/index1.htm , or call the Plumbing Claims Group at (800) 356-3496 for more information.
30) Fireplaces, woodstoves and chimneys:
- The fireplace equipped with a gas burner has a damper that can be
closed. This is a safety hazard due to the possibility of burner or
pilot light exhaust gases entering living spaces. A qualified chimney
service contractor should make repairs as necessary so the damper is
made permanently open. Typically a bracket or bolt is installed for
this purpose.
32) Crawl space:
- Evidence of prior water intrusion was found in one or more sections
of the crawl space. For example, sediment stains on the vapor barrier
or foundation, and/or efflorescence on the foundation. Accumulated
water is a conducive condition for wood destroying insects and
organisms and should not be present in the crawl space. The client(s)
should review any disclosure statements available and ask the property
owner(s) about past accumulation of water in the crawl space. The crawl
space should be monitored in the future for accumulated water,
especially after heavy and/or prolonged periods of rain. If water is
found to accumulate, a qualified contractor who specializes in drainage
issues should evaluate and repair as necessary. Typical repairs for
preventing water from accumulating in crawl spaces include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally,
water should not enter crawl spaces, but if water must be controlled
after it enters the crawl space, then typical repairs include
installing trenches, gravity drains and/or sump pump(s) in the crawl
space.
33) Crawl space:
- No vapor barrier is installed. This is a conducive condition for wood
destroying insects and organisms due to the likelihood of water
evaporating into the structure from the soil. A qualified contractor
should install a vapor barrier.
35) Kitchen:
- The range can tip forward, and no anti-tip bracket appears to be
installed. This is a safety hazard since the range may tip forward when
weight is applied to the open door, such as when a small child climbs
on it, or if heavy objects are dropped on it. Anti-tip brackets have
been sold with all free standing ranges since 1985. An anti-tip bracket
should be installed to eliminate this safety hazard. For more
information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
36) Kitchen:
- The oven bake function appears to be inoperable. The client(s) should
ask the property owner(s) about this, and if necessary, a qualified
appliance technician should evaluate and repair as necessary.
37) Kitchen:
- The oven broil function appears to be inoperable. The client(s)
should ask the property owner(s) about this, and if necessary, a
qualified appliance technician should evaluate and repair as necessary.
38) Kitchen:
- The stove top burners are inoperable and two are missing. A qualified
appliance technician should evaluate and repair as necessary.
39) Kitchen:
- One or more cabinets and/or drawers are damaged. A qualified
contractor should evaluate and repair or replace cabinets and/or
components as necessary.
40) Kitchen:
- The oven light is inoperable. Recommend replacing bulb or having
repairs made if necessary by a qualified appliance technician.
41) Bathrooms:
- The carpet installed in "wet" areas will let water pass through it.
The wooden subfloor beneath may be damaged by water intrusion. A
qualified contractor should evaluate, make repairs if necessary, and
replace flooring with a waterproof floor such as sheet vinyl in wet
areas.
42) Bathrooms:
- Caulk is missing or deteriorated above one or more bathtubs, where
the tub surround meets the tub. It should be replaced where
deteriorated and/or applied where missing to prevent water intrusion
and damage to the wall structure.
43) Bathrooms:
- Caulk is missing or deteriorated around the base of one or more
bathtub spouts. It should be replaced where deteriorated and/or applied
where missing to prevent water intrusion and damage to wall structures.
44) Bathrooms:
- Caulk is missing or deteriorated around one or more shower surrounds.
It should be replaced where deteriorated and/or applied where missing
to prevent water intrusion and damage to the wall structure.
45) Bathrooms:
- One or more bathroom light fixtures appear to be inoperable.
Recommend further evaluation by replacing bulb and/or consulting with
the property owner(s). Repairs or replacement of the light fixture by a
qualified electrician may be necessary.
46) Bathrooms:
- One or more toilets have no water supply and could not be fully
evaluated. The shut-off valve may be turned off, or repairs may be
necessary. The client(s) should ask the property owner(s) about this,
and have a qualified plumber evaluate and repair if necessary.
47) Interior rooms:
- An insufficient number of smoke alarms are installed. Additional
smoke alarms should be installed as necessary so a functioning one
exists in each hallway leading to bedrooms, and in each bedroom. For
more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
48) Interior rooms:
- Screen in one or more windows are missing. The client should ask the
property owner(s) about this. Screens are often removed for window
cleaning and they may be stored somewhere. If not, then recommend
installing screens where missing.
49) Interior rooms:
- Squeaking or creaking noises occur when walking on one or more
sections of flooring. In most cases, this is only an annoyance rather
than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners
exist to correct this. Repairs to eliminate the squeaks or creaks may
be more or less difficult depending on the floor covering, and the
access to the underside of the subfloor. Recommend having a qualified
contractor evaluate and repair as necessary.
50) Interior rooms:
- Water stains were found in the wall beneath the kitchen window. Cause
or source of water entry could not be determined. Recommend having a
licensed contractor evaluate to isolate the source of water penetration
to interior wall and repair or replace window as necessary.
51) Interior rooms:
- The back exterior entrance door is damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.
52) Interior rooms:
- Carpeting in one or more rooms is loose. Recommend having a qualified
carpeting installation contractor restretch carpet as necessary.
53) Interior rooms:
- Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.
54) Interior rooms:
- Trim is loose in one or more areas. Recommend having a qualified contractor repair trim where needed.
55) Interior rooms:
- Fixtures such as door stops, towel bars and/or toilet paper holders
are missing and broken in one or more areas. Recommend having a
qualified contractor install fixtures where missing or broken.
56) Interior rooms:
- Several light fixtures appear to be inoperable. Recommend further
evaluation by replacing bulb and/or consulting with the property
owner(s). Repairs or replacement of the light fixture by a qualified
electrician may be necessary.
