Conﬁdential Inspection Report · Termite Inspection completed by Mother Nature Pest Control. Wood...

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Confidential Inspection Report

LOCATED AT:1234 Anywhere St

Any City, Oklahoma

PREPARED EXCLUSIVELY FOR:John Doe

INSPECTED ON:Thursday, January 19, 2017

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Inspector, Bud Coburn (Lic 1108) & Cindy Coburn (Lic 1471)Action Plus Home Inspections

REVISED

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Thursday, January 19, 2017John Doe

1234 Anywhere StAny City, Oklahoma

Dear John Doe,

We have enclosed the report for the property inspection we conducted for you on Thursday, January 19, 2017 at:

1234 Anywhere StAny City, Oklahoma

Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully. If there is anything you would like us to explain, or if there is other information you would like, please feel free to call us. We would be happy to answer any questions you may have.

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

� = MAJOR CONCERN - A system or component that is considered significantly deficient, inoperable or is unsafe.

� = SAFETY ISSUE - Denotes a condition that is unsafe and in need of prompt attention.

� = REPAIR: Item not working or in need of repair.

� = DEFERRED COSTS - Indicates the component will probably require repair or replacement anytime within five years.

� = Action Required: Action required for followup by the client/realtor

� = AC not operated due to outside temps below 65 degrees.

� = Informational

We thank you for the opportunity to be of service to you.

Sincerely,

�Inspector, Bud Coburn (Lic 1108) & Cindy Coburn (Lic 1471)Action Plus Home Inspections

� ⚏

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Table of Contents♾☿Overview...........................................................…...........................................................................4

☿Structure............................................................…...........................................................................7

☿Roofing..............................................................…...........................................................................9

☿Exterior..............................................................….........................................................................14

☿Electrical............................................................….........................................................................18

☿Heating/Cooling.................................................….........................................................................21

☿Insulation...........................................................….........................................................................25

☿Plumbing...........................................................….........................................................................27

☿Interior...............................................................….........................................................................31

☿Appliance..........................................................….........................................................................35

☿Fireplace...........................................................….........................................................................37

☿General Information..........................................….........................................................................39

Overview☿Observations

SCOPE OF THE INSPECTIONI appreciate the opportunity to conduct this inspection for you!

Please carefully read your entire Inspection Report. Call me if you have any questions after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, I am still available to you for any questions you may have, throughout the entire closing process.

Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. This report covers the condition of the components of the home only on the day of the inspection. It is a snap shot it time. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, non-cosmetic concerns that the inspector feels may need further investigation or repair. Note that only a representative of electrical outlets where tested and windows were opened if the house is occupied and these items are not accessible. For your safety and liability purposes, I always recommend that licensed contractors evaluate and repair any critical concerns and defects/repairs PRIOR TO CLOSING (FINAL SALE). Note that this report is a snapshot in time. I recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. If the house was occupied at the time of inspection, then we encourage you to pay close attention to these areas,during your final walk-through, that might have been blocked or not accessible to the inspector(s).

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection. This is predominately a Visual Inspection Only and is not Technically Exhaustive. All components designated for inspection in the Oklahoma Home Inspection Regulation Title 158 Chapter 70 are inspected, except as may be noted in the "Limitations of Inspection" sections within the standard or this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. This report covers the condition of the components of the home only on the day of the inspection. It is a snap shot in time only. A general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection that was accessible. Unexpected repairs should still be anticipated for areas not accessible. When you ask for repairs make sure that both parties agree on the definition of the repair for each specific item. The person doing the repair does not always interpret it as replace. We encourage you to be specific when you make these requests to eliminate any misunderstandings prior to closing of the house. The inspection should not be considered a guarantee or warranty of any kind for the components of the home, how long items will operate and does not determine insurability. The inspection should also not be considered a guarantee or warranty for workmanship of repairs completed from this inspection report. Any pictures within the report are not necessarily showing every defect on the specific issue, but represents a sample of the issues only.

Client was and Realtor was onsite during the inspection.

The report is a narrative style because the narrative should gives you a better understanding and appreciation

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The Doe Report1234 Anywhere St

Any City, OklahomaThursday, January 19, 2017

REVISED

Copyright© 2017, SPECTACULAR, Action Plus Home Inspections, Bud Coburn (Lic 1108) & Cindy Coburn (Lic 1471) 20170119-10100 - This report is confidential and strictly for the use by John Doe.

for the conditions of the components.

� TALK TO YOUR REALTOR ABOUT THE PURCHASE OF A HOME WARRANTY. These warranties can usually be renewed annually by requesting monthly payments after the first year if you can not afford the annual one time payment. Action Plus Home Inspections is not providing any warranty or guarantee of their future operation. Obtaining/purchasing a home warranty through your realtor or through independent sources is highly recommended to help you limit the potential liability if they fail.

Limitations

WEATHER CONDITIONSDry weather conditions prevailed at the time of the inspection

RECENT WEATHER CONDITIONSRain/Wet Weather

GROUND COVERDamp

OUTSIDE TEMPERATUREThe estimated outside temperature was 52 degrees F.

Building Data

YEAR BUILT2003

STYLESingle family

OCCUPANCYOccupiedFully furnished

NACHI LIFE EXPECTANCYInterNACHI's Standard Estimated Life Expectancy Chart for Homes: http://www.nachi.org/life-expectancy.htm

Comments

MAIN ENTRANCE FACESFor the purpose of this report, it is assumed that the house faces West.

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http://www.nachi.org/life-expectancy.htm

Description

DESCRIPTIONAvg Quality/Repairs Noted/Hail Damaged Roof

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Structure☿The structural elements of a building include foundation, footings, all lower support framing and components, wall framing and roof framing. These items are examined, where visible, for proper function, excessive or unusual wear and general state of repair. Many structural components are inaccessible because they are buried below grade or behind finishes. Therefore, much of the structural inspection is performed by identifying resultant symptoms of movement, damage and deterioration. Where there are no visible symptoms, conditions requiring further review or repair may go undetected and identification will not be possible. We make no representations as to the internal conditions or stabilities of soils, concrete footings and foundations, except as exhibited by their performance.

Description

FOUNDATIONPoured ConcreteSlab on Grade

FLOORConcrete

WALLWood Frame, Brick Veneer

CEILINGJoist

ROOFRaftersWaferboard Sheathing

Comments

POSITIVE ATTRIBUTESThe construction of the home is high quality. The materials and workmanship, where visible, are above averageExterior wall construction is masonryThe visible joist/truss spans appear to be within typical construction practices

GENERAL COMMENTSNo major defects were observed in the accessible and visible structural components of the house

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REVISED


Observations

WOOD BORING INSECTSTermite Inspection completed by Mother Nature Pest Control. Wood rot and moisture damage will also be reported by both myself and this termite inspector. This termite inspector provides a drawing of all locations

Limitations

STRUCTURE LIMITATIONSStructural Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

(A) enter a crawlspace or any foundation area where the headroom is less than 18 inches, the access opening is less than 18 inches by 24 inches, where the area is excessively wet, or where the inspector reasonably determines the conditions or materials are hazardous to the safety of the inspector;(B) enter an attic space where head room is less than 30 inches, the access opening is less than 18 inches wide by 24 inches long, or where the inspector reasonably determines conditions or materials are hazardous to the safety of the inspector; or(C) perform any invasive or destructive inspection.

Limited access in the Attic due to trusses/rafters and ductwork.

Views to the concrete slab is limited to the floor coverings.

Personal items restricted access in the attic

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Roofing☿A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.

Description

ROOF COVERINGAsphalt Shingle

ROOF FLASHINGSMetal

CHIMNEYSNone

ROOF DRAINAGE SYSTEMAluminumDownspouts discharge above & below grade

SKYLIGHTNone

METHOD OF INSPECTIONWalked on roofViewed from ladder at eave

Comments

GENERAL COMMENTS

� Typical 30 years of total life expectancy can be expected with this type of roof material. I recommend you try to find out when the present roof was installed

� BUYER - Complete this before you close. Check with your insurance company and secure written confirmation that they have made a physical inspection and will provide insurance coverage for one year.Annual inspections and ongoing maintenance will be critical to the performance of the roofing system

� Hail damage notedRecommend a professional roofing company for all roofing repairs to ensure it is completed properly and meets code requirements. Working on steep slopes and high elevations can be hazardous

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Observations

SLOPED

� Repair: Nail pops should be hammered down to prevent potential wind damage to the roof

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� Repair: Exposed nail heads need to be sealed

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� � Major Concern, Repair: Hail damage was noted during the inspection. This often impacts the insurability of the roof and can shorten the typical life span. Recommend you contact your insurance company to verify they will provide insurance coverage of the roof and replace/repair the damaged areas

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DORMERS/GABLES

� Repair: Exterior wood on dormer(s) needs scraped, primer and painted. Seal all open gaps

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GUTTERS & DOWNSPOUTS

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

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� Repair: Downspout at front porch discharges onto the roof should be extended to discharge directly into the gutters below. This condition, if left unattended, can result in premature deterioration of the roofing under the end of the downspout

Limitations

ROOFING LIMITATIONSRoofing Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to inspect:(A) the interiors of flues or chimneys;(B) antennae; or,(C) other installed accessories.

This inspection does not determine insurability. Insurance companies use a different set of standards to determine insurability due to the liability of coverage they would provide

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Exterior☿Description

EAVES / SOFFITS / FASCIASWood

ENTRY DRIVEWAYSConcrete

ENTRY WALKWAYS AND PATIOSConcrete

OVERHEAD GARAGE DOOR(S)Automatic Opener InstalledSteel

Comments

POSITIVE ATTRIBUTESThe driveway and walkways are in good conditionThe garage completely finished

GENERAL COMMENTSThe exterior of the home shows normal wear and tear for a home of this age

Observations

EXT. WALLS

� Repair: Seal all gaps/penetrations to prevent moisture from entering the wall cavity. The following link will show you how to get caulking to last longer: http://www.familyhandyman.com/masonry/concrete-repair/make-exterior-caulk-last-longer?trkid=FBPAGE_TFH_20160409_Exterior_Masonry_Slideshow

�

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REVISED


http://www.familyhandyman.com/masonry/concrete-repair/make-exterior-caulk-last-longer?trkid=FBPAGE_TFH_20160409_Exterior_Masonry_Slideshow

http://www.familyhandyman.com/masonry/concrete-repair/make-exterior-caulk-last-longer?trkid=FBPAGE_TFH_20160409_Exterior_Masonry_Slideshow

EAVESMonitor: The paint on the gables/soffit/fascia/rakes will be a maintenance requirement. Keep gaps sealed with latex caulking and a good coat of primer and paint on the siding to preserve the house

WINDOWS

� Informational: Sprinklers were noted outside and in proximity to windows. This condition needs continuously monitored to ensure water is not getting access around the windows or open gaps. Water inside the wall cavity can cause significant damage and expense to repair. Recommend sprinklers do not spray onto any portion of the house to eliminate these types of moisture damage.

� Repair: The windows require caulking.

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GARAGE

� Action Required/Informational: Get remotes for the automatic garage door opener from seller at the closing table

DRIVEWAYMonitor: Driveway Settlement / Heaving

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OUTSIDE FAUCETSTested OK

� Repair: Exterior faucet(s) need anchored to the structure

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� Repair: Cap (anti siphon) missing on Faucet

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MISC

� � Safety Issue, Repair: Appears to be plastic/paper behind the wall gas heater in garage. Recommend it be removed

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DISCRETIONARY IMPROVEMENTS

� It would be wise to install a smoke detector in the garage

� Installing a storm shelter may be desirable

Limitations

EXTERIOR LIMITATIONSExterior Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to inspect:(A) screening, shutters, awnings, and similar seasonal accessories; (B) fences; if they are inspected it's only as a courtesy and not part of the standard;(C) geotechnical or hydrological conditions;(D) recreational facilities;(E) detached structures except the primary garage or carport;(F) seawalls, break-walls, and docks; or,(G) erosion control and earth stabilization measures.

We do not verify flood plains, permits or engineering. Check with your real estate agent, insurance company and/or local authority having jurisdiction.Storage in the garage restricted the inspectionAll structures that are not attached to the house were excluded from the inspection

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Electrical☿Description

SIZE OF SERVICE200 Amp 120/240v Main Service

SERVICE DROPUnderground

SERVICE ENTRANCE CONDUCTORSNot Visible

SERVICE EQUIP / MAIN DISCONNECTMain Service Rating 200 AmpsBreakersLocated: Garage

SERVICE GROUNDINGCopper

SERV. PANEL / CURRENT PROTECT.Panel Rating: 200 AmpBreakersLocated: Garage

SUB-PANEL(S)None Visible

DISTRIBUTION WIRINGCopper

WIRING METHODNon-Metallic Cable "Romex"

SWITCHES / RECEPTACLESGrounded

GROUND FAULT CIRCUIT INTERRUPTERExteriorKitchenBathroom(s)Garage

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SMOKE DETECTOR(S)Present

Comments

POSITIVE ATTRIBUTESThe size of the electrical service is sufficient for typical single family needsThe distribution of electricity within the home is good

GENERAL COMMENTSDedicated 220 volt circuits have been provided for all 220 volt appliances within the homeAll visible wiring within the home is copper. This is a good quality electrical conductor

GENERAL COMMENTSInspection of the electrical system revealed the need for typical, minor repairs. Although these are not costly to repair, they should be high priority for safety reasons. Unsafe electrical conditions represent a shock hazard. A licensed electrician should be consulted to undertake the repairs recommended belowLife saving safety tips for smoke detectors can be found at the following link:http://www.familyhandyman.com/smart-homeowner/home-safety-tips/life-saving-safety-tips-for-smoke-alarms?trkid=FBPAGE_TFH_20160408_SafetyTips_Slideshow

� Recommend a licensed Electrician for all electrical repairs to ensure it is completed properly and meets code requirements. Working on live electrical circuits can be hazardous

Observations

OUTLET

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

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http://www.familyhandyman.com/smart-homeowner/home-safety-tips/life-saving-safety-tips-for-smoke-alarms?trkid=FBPAGE_TFH_20160408_SafetyTips_Slideshow

http://www.familyhandyman.com/smart-homeowner/home-safety-tips/life-saving-safety-tips-for-smoke-alarms?trkid=FBPAGE_TFH_20160408_SafetyTips_Slideshow

SWITCHES

� Repair: Loose switch for disposal. Recommend it be replaced.

�

LIGHTS

� Repair: Fan(s)wobble on high speed. They need proper weights applied to balance the fan unit

Limitations

ELECTRICAL LIMITATIONSElectrical Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to:(A) inspect remote control devices unless the device is the only control device, alarm systems and components, low voltage wiring systems and components or ancillary wiring systems and components not a part of the primary electrical power distribution system;(B) measure amperage, voltage/voltage drop, or impedance;(C) insert any tool, probe or testing device inside panels or dismantle any electrical device or control other than to remove the dead front covers of the main and sub panels; or,(D) test or operate any over current protection device except ground fault andarc fault circuit interrupters. Per the OK Home Inspector Standard, a representative sample of outlets and lights were tested.

� The main panel cover plate (dead front) could not be removed at the time of the inspection due to personal storage blocking access in garage.

Since this is a visual inspection only. The ground connection for the service was not tested for continuity at the time of the inspection. That type of testing is considered exhaustive testing and is beyond the scope of a general home inspection. If you suspect a bad connection to the the ground it is recommended to have a licensed electrician perform this tests.Only a representative of outlets and switches were tested. Several were blocked by furniture or personal items within the home.Electrical lines behind walls are not visible

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Heating/Cooling☿Heating Description

ENERGY SOURCEGas

SYSTEM TYPEForced Air Furnace

VENTS / FLUES / CHIMNEYSMetal-Multi Wall

DISTRIBUTION METHODSDuctwork

MFG YEAR2012

Heating Comments

POSITIVE ATTRIBUTES

� The system responded properly to operating controls

�

Regular maintenance will, of course, be necessary

GENERAL COMMENTSCondition: You are encouraged to purchase a home warranty regardless of the age or performance of the unit(s) on day of inspection. Performance of the unit is based upon a short test to determine if the unit(s) is in proper working order, as of day of inspection. A home warranty may reduce your risk.

Recommend a licensed HVAC technician for all heating repairs to ensure it is completed properly and meets code requirements

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REVISED


Heating Observations

FURNACE

� Annual: The heating system should be inspected by a qualified service technician every year. It is recommended that the system be inspected before heating season. The technician can ensure the continued safe operation of the heating system. Maintenance is a very important part of the efficient operation of a heating system. This maintenance should never be neglected. The manufacturer provides recommendations for proper maintenance in their installation and operation manuals. With proper maintenance, the life of the system might be extended, its efficiency should improve, and the cost to operate it should be reduced. Maintaining a heating system includes the cleaning and/or replacing the air filter on a regular basis. The system should be periodically serviced by a technician. A maintenance schedule should be used and posted near the furnace. The maintenance schedule should have dates, maintenance comments, descriptions of repairs performed, and contact information for the local technician who works on the system

Heating Limitations

HEATING LIMITATIONSHeating Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to:(i) inspect the interiors of flues or chimneys, humidifiers or dehumidifiers, solar space heating systems, and heat exchangers;(ii) measure amperage of electric heating elements.

This inspection is a visual inspection and we can not see inside the supply or return ducts to determine their condition. Sometimes floor vents allow the vent cover to be removed and only parts of the boot and vent are visible on those. If you suspect repairs, you should hire a professional company that specializes in duct inspections (duct camera) and repairs

Cooling Description

ENERGY SOURCEElectricity

CENTRAL SYSTEM TYPEAir Cooled Central Air Conditioning

THROUGH WALL EQUIPMENTNot Present

MFG YEAR2012

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Cooling Comments

POSITIVE ATTRIBUTESRegular maintenance will, of course, be necessary

GENERAL COMMENTSCondition: You are encouraged to purchase a home warranty regardless of the age or performance of the unit(s) on day of inspection. Inspector cannot determine if there is refrigerant leaks or other seasonal repairs. Performance of the unit is based upon a short test to determine if the unit(s) is in proper working order, as of day of inspection. A home warranty may reduce your risk.

Recommend a licensed HVAC technician for all cooling repairs to ensure it is completed properly and meets code requirements

Cooling Observations

CENTRAL AIR CONDITIONING

� Annual: The cooling system should be inspected by a qualified service technician every year. It is recommended that the system be inspected before cooling season. The technician can ensure the continued safe operation of the cooling system. Maintenance is a very important part of the efficient operation of a cooling system. This maintenance should never be neglected. The manufacturer provides recommendations for proper maintenance in their installation and operation manuals. With proper maintenance, the life of the system might be extended, its efficiency should improve, and the cost to operate it should be reduced. Maintaining a cooling system includes the cleaning and/or replacing the air filter on a regular basis. The system should be periodically serviced by a technician. A maintenance schedule should be used and posted near the furnace. The maintenance schedule should have dates, maintenance comments, descriptions of repairs performed, and contact information for the local technician who works on the system

Combined Observations

RETURN AIR DUCTWORKRoutine Maintenance: Easy access to the air filter must be provided, without the need of special tools or knowledge. When a filter is replaced, it must be of the same dimensions and size. Filters should be installed and located on the cool-air return-side of the furnace. A dirty or clogged filter will affect the performance of the heating and cooling system.


� The installation of a "set back" thermostat(s) may help to reduce cooling costs

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Cooling Limitations

COOLING LIMITATIONSCooling Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to:(i) verify sizing or component matching; or,(ii) operate equipment when outdoor temperatures may cause damage to the equipment.

� The air conditioning system could not be tested as the outdoor temperature was at or below 65 degrees F.

This inspection is a visual inspection and we can not see inside the supply or return ducts to determine their condition. Sometimes floor vents allow the vent cover to be removed and only parts of the boot and vent are visible on those. If you suspect repairs, you should hire a professional company that specializes in duct inspections (duct camera) and repairs

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Insulation☿Description

ATTICR30 or greater in Main Attic

EXTERIOR WALLR11 or higher Fiberglass in Original Walls

ROOF VENTILATIONRoof VentsSoffit Vents

EXHAUST FAN/VENT LOCATIONSBathroomDryer

Comments

POSITIVE ATTRIBUTESThis appears to be a well insulated home in the areas that are visible

GENERAL COMMENTSRoutine Maintenance: Caulking and weather-stripping around doors, windows and other exterior wall openings will help to maintain weather tightness and reduce energy costs

Observations

ATTIC / ROOF

� Repair: Could not determine if bathroom exhaust vents/fans terminate to the exterior during the inspection. Removing moisture beyond the house will reduce the potential of mold, other moisture issues and increase air quality. Local authority for code will advise you if it's required by code. It's mentioned in this report as a common sense improvement/repair that might be desirable if you find they do not exhaust to the exterior. How to vent a bathroom vent through the roof and why is available at the following link: http://www.thisoldhouse.com/toh/m/video/0,,20783011,00.html. More information can also be found at the following link: https://actionplushi.wordpress.com/2012/10/02/bathroom-ventilation-ducts-and-fans/ Hiring a qualified contractor is always advised for any repairs that are above your skill levels.

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https://actionplushi.wordpress.com/2012/10/02/bathroom-ventilation-ducts-and-fans

http://www.thisoldhouse.com/toh/m/video/0,,20783011,00.html


� Repair: Soffit vent on West side of the house appears to have moisture/dirt etc coming out of it. Is the bathroom vent causing this? Is there mold in the soffit cavity/attic area of this section? Recommend further inspections to isolate and potential repairs

�

Limitations

INSULATION LIMITATIONSInsulation Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to:(A) disturb insulation or vapor retarders or barriers;(B) operate powered attic vents; or,(C) determine indoor air quality.

No access was gained to the attic over the second floor or to the side attic of second floor.

No access was gained to the wall cavities of the home.Limited access in the Attic due to trusses/rafters and ductwork.Personal items restricted access in the attic.

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Plumbing☿A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

Description

WATER SUPPLY SOURCEPublic Water Supply

SERVICE PIPE TO HOUSENot Visible

MAIN WATER VALVE LOCATIONMeter

INTERIOR SUPPLY PIPINGCopper

WASTE SYSTEMPublic Sewer System

DRAIN / WASTE / VENT PIPINGPlastic

WATER HEATER2003Gas

FUEL SHUT-OFF VALVESNatural Gas Main Valve At Meter and Individual Shutoffs at Furnace and Water Heater

Comments

POSITIVE ATTRIBUTESThe plumbing system is in generally good conditionThe water pressure supplied to the fixtures is reasonably good. A typical drop in flow was experienced when two fixtures were operated simultaneously

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GENERAL COMMENTSThe plumbing system requires some typical minor improvementsShutoff valves at the washing machine, sinks, toilets, etc are prone to leaks and should always be monitored to prevent damage to interior finishes.Previous water stains noted under sinksNo plumbing leaks detected at the time of the inspection

� Water heater operating temperature properly at the time of the inspection

�

Recommend a licensed plumber for all plumbing repairs to ensure it is completed properly and meets code requirements

Observations

WATER HEATER UNIT

� Deferred Cost Item: The water heater is an old unit that may be approaching the end of its useful life. One cannot predict with certainty when replacement will become necessary. You should reserve funds to be ready to purchase a new furnace or purchase a home warranty to limit your liability if they fail

� Repair: The water heater is installed where if it leaked would potentially cause damage to the interior (i.e. floors, etc..). Recommend a drip pan be installed underneath the water heater and the pan have a drain plumbed to the nearest drain or through the exterior wall

�

Routine Maintenance: Water heaters require routine maintenance to keep them in proper working condition. Consult a license plumber for this maintenance

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GAS PIPING

� � Repair/Safety Issue: CSST (Corrugated Stainless Steel Tubing) was noted during the inspection and is used for gas lines. Certain manufacturers believe the product is safe if properly bonded and grounded as required by the manufacturer’s installation instructions. Proper installation can only be determined by a licensed electrical contractor

�

MASTER SHOWER

� Repair: Damage to shower floor. Recommend repair by qualified contractor

�

MASTER WHIRLPOOL

� Repair: Whirlpool Grout/Caulk

� Repair: The whirlpool bath was unusually noisy at the time of the inspection. This should be further investigated

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� Repair: Handyman repair to whirlpool surface noted. Recommend repair by qualified contractor.

�

HALLWAY BATHTUB

� Repair: Leaky shower head in hallway bathroom

Limitations

PLUMBING LIMITATIONSPlumbing Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to:(A) inspect the interiors of flues or chimneys, wells, well pumps, or water storage related equipment, water conditioning systems, solar water heating systems, fire and lawn sprinkler systems, or private waste disposal systems,(B) determine the quantity or quality of the water supply;(C) determine whether water supply and waste disposal are public or private;(D) operate safety valves, shut-off valves or washing machine hose connections,if installed appliances are present; or,(E) use technically exhaustive techniques to determine the water tightness or integrity of shower pans or enclosures.Drain pipes in the ground or slab are excluded from the requirements of the Oklahoma Home Inspection Standards of Practice Standards (OAC 158:70). As you move into the home stay aware that living within the home will produce more drainage demand than what can be produced during a home inspection. Keep an eye for any significant blockage and back up that could cause water damage and repairs. Any signs of water backing up would need a licensed plumber to resolve/repair. I STRONGLY RECOMMEND asking the sellers if they have fully disclosed all known plumbing issues over the past 3 years, especially drainage problems that are not visible during this inspection.

Limited access under sinks due to sellers personal items

� An inspection of the lawn sprinkler system is outside the scope of this inspection

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Interior☿Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

Description

WALL/CEILING MATERIALSDrywall

FLOOR SURFACESCarpetTile

WINDOW TYPE(S) / GLAZINGDouble Glazed

WINDOW FRAMESVinyl-Covered

DOORSWood-Hollow Core

Comments

CONDITION OF FINISHESOn the whole, the interior finishes of the home are in average condition. Typical flaws were observed in some areas

CONDITION OF WINDOWS AND DOORSThe majority of the windows are modest quality units. While there is no rush to substantially improve these windows, replacement window would be a logical long term improvement

Observations

WALL / CEILING FINISHESMonitor: Typical drywall flaws were observed

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FLOORS

� Repair: The tile floor is cracked. Tile Cracked/Loose

�

WINDOWS

� Repair: Moisture damage noted at interior window

�

� Repair: Window caulking is recommendedRoutine Maintenance: Keeping your windows operational will require routine maintenance, open and close them periodically to inspect and lubricate as needed. More info at: http://www.doityourself.com/stry/tips-for-regular-window-maintenance#b

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http://www.doityourself.com/stry/tips-for-regular-window-maintenance#b

http://www.doityourself.com/stry/tips-for-regular-window-maintenance#b

SAFETY CONCERNS

� Safety Issue: Height of upstairs window is dangerous for small children to fall out of it. Installing safety barrier is recommended to improve safety

�

ENVIRONMENTAL ISSUES

� It would be wise to install of carbon monoxide detectors within the home at the proper height and locations. Carbon monoxide is a colorless, odorless gas that can result from a faulty fuel burning furnace, range, water heater, space heater or wood stove. Proper maintenance of these appliances is the best way to reduce the risk of carbon monoxide poisoning. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) or http://www.cpsc.gov/cpscpub/pubs/5010.html for further guidance.

DISCRETIONARY IMPROVEMENTSIn addition to protecting bedrooms, additional smoke detectors are recommended outside sleeping areas within the home.

Install new exterior lock sets upon taking possession of the home.It is strongly encouraged that the dryer always be vented to the building exterior.Monitor: Lint buildup in the dryer vent.

Limitations

INTERIOR LIMITATIONSInterior Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to inspect:(A) paint, wallpaper, and other finish treatments;(B) carpeting and other floor coverings;(C )window treatments;(D) the operation of interior door locks, latches and devices; or, (E) recreational facilities.

Cosmetic repairs are not part of the OK Home Inspection Standard. We may note some cosmetic items as general information and as a courtesy.

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http://www.cpsc.gov/cpscpub/pubs/5010.html

Action Plus Home Inspections is not trained or a licensed inspector for mold. If you suspect the home has mold it is recommended to have a mold inspection completed prior to closing on the home by a licensed mold inspector to determine if the house is free of mold and it's potential to be dangerous to your health. More information concerning mold can be found at http://www.epa.gov/mold/moldguide.html along with many other government websitesAction Plus Home Inspections is not trained or a licensed inspector for radon. If you suspect the home has radon it is recommended to have a radon inspection completed prior to closing on the home by a licensed radon inspector to determine if the house is free of radon and it's potential to be dangerous to your health. More information concerning radon can be found at http://www.radon.com/radon/radon_facts.html along with many other government websites

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http://www.radon.com/radon/radon_facts.html

http://www.epa.gov/mold/moldguide.html

Appliance☿Description

APPLIANCES TESTEDGas RangeDishwasherWaste DisposerRefrigeratorMicrowaveClothes WasherClothes Dryer

LAUNDRY FACILITY240 Volt Circuit for DryerGas Piping for DryerDryer Vented to Building ExteriorHot/cold water supply for washer120 Volt Circuit for Clothes WasherWaste Standpipe for Washer

OTHER COMPONENTS TESTEDDoor Bell

Comments

POSITIVE ATTRIBUTESMost appliances that were tested responded satisfactorilyGood Kitchen/Laundry Facility

GENERAL COMMENTSInformational: Dryer vents should be kept clean to prevent potential safety issues. The following link provides more information. https://actionplushi.wordpress.com/2012/10/10/dryer-vent-safety/Only minor improvements to the appliances are neededRecommend a qualified appliance technician for all appliance repairs to ensure it is completed properly and meets code requirements

Observations

GAS RANGE UNIT

� Safety Issue: Anti tipping devices needs installed

WASTE DISPOSER UNIT

� Repair: The waste disposer is excessively noisy

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https://actionplushi.wordpress.com/2012/10/10/dryer-vent-safety


� Discretionary Improvement: If there is no kitchen hood vent or kitchen exhaust fan to the exterior installed it may be desirable to have one installed. Removing moisture beyond the house will reduce the potential of mold, other moisture issues and increase air quality. These units also help to remove food smells. Local authority for code will advise you if it's required by code. It's mentioned in this report as a common sense improvement/repair that might be desirable. Below is a great suggestion for an exhaust fan in a kitchen. It helps to remove moisture, carbon monoxide, linger food smells and improve air quality within the kitchen. http://www.thisoldhouse.com/toh/m/video/0,,20995327,00.html. Hiring a qualified contractor is always advised for any repairs that are above your skill levels.

Limitations

APPLIANCE LIMITATIONSAppliances Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice (OAC 158:70)

The inspector is not required to:(A) operate appliances in all modes or self-cleaning cycles; or,(B) inspect clocks, timers, thermostats or household appliances not listed in these standards.

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Fireplace☿Description

FIREPLACESFireplace Insert

�

Gas Connection Available

�

Gas logs installed

VENTS / FLUES / CHIMNEYSGasless/Ventless Logs - More information is available at the following link: https://www.nachi.org/ventless-fireplace-inspection.htm

Comments

GENERAL COMMENTSOn the whole, the fireplace and its components are in average condition.Recommend a licensed chimney sweep for all repairs to ensure it is completed properly and meets code requirements

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https://www.nachi.org/ventless-fireplace-inspection.htm

https://www.nachi.org/ventless-fireplace-inspection.htm

Observations

FIREPLACE

� Repair: Gas logs do not work in the AUTO mode with wall switch. Tests OK when in the ON mode.

� �

�

Limitations

LIMITATIONSFireplace Inspection Limitations According To The Oklahoma Home Inspection Standards of Practice Standards (OAC 158:70)

The inspector is not required to:(A) inspect the interiors of flues or chimneys, the fire screens and doors, the seals and gaskets, the automatic fuel feed devices, the mantels and fireplace surrounds, the combustion make-up air devices, the heat distribution assists whether gravity controlled or fan assisted or free standing solid fuel burning appliances;(B) ignite or extinguish fires;(C) determine draft characteristics; and,(D) move fireplace inserts, stoves or firebox contents.

The adequacy of the fireplace draw is not determined during a visual inspection; for safety reasons, if no fire is burning we do not ignite fires nor light paper or other materials

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General Information☿COMMERCIAL/RESIDENTIAL INSPECTIONS BASIC UNDERSTANDING#1. An inspection is visual and accessible only. If it cannot be seen it will not be considered part of the report. We can not see beyond enclosed walls/floors and sometimes ceilings and can not see beyond items or material covering walls/floor and sometimes ceilings. We do not move owners possessions. A general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection. We STRONGLY recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. If the house was occupied at the time of inspection, then we encourage you to pay close attention to these areas,during your final walk-through, that might have been blocked or not accessible to the inspector(s).

#2. Any appliance or piece of equipment (furnace, dishwasher, air conditioner, garage door opener, hot water tank, etc.) that is over 10 years old may be approaching the end of its useful life and should be immediately serviced, cleaned and evaluated professionally (i.e. A furnace should be serviced by a licensed HVAC technician, etc.).

#3. Items (roofs, dishwashers, slabs, furnaces, air conditioners, plumbing, windows, lights, etc.) may fail at anytime. No one knows exactly when that point will be and an inspection ONLY indicates that the item is functioning, at the time of the inspection, according to observation.

#4. If you are buying a structure over 10 years old it is normal for items to start needing maintenance. An inspection does not mean you are getting a warranty backed by the inspector as to how long things will last.

#5. Action Plus Home Inspections strongly encourages every client to be present at the inspection for report explanation and review. Face-to-face communication during the inspection is always the preferred method. Action Plus Home Inspections believes that you lose 50% of the value of your inspection if you are not present for the walk through and the review. We understand that circumstances arise where the client might not be able to attend, but the client understands the challenges and accepts the potential for a lack of understanding on their part due to long distance communication.

#6. An inspection is a "spot" quick check and that problems that would show up after time might not be identified in a visual inspection. We are not running equipment for prolonged periods of time (i.e. 20 minutes). For example: the hot water is turned on for LESS than 60 seconds at each faucet to see if the faucet provides hot water. If a shower or tub had little hot water after two minutes an inspector would not know this and it should have been provided by the seller through their disclosures. Although we run every faucet for 60 seconds we only run the cold water longer (i.e. looking for leaks, etc.) so that we do not run a family out of hot water. We only run most items for a very short time to see if they operate. Another example is the thermostat for heating and cooling. We operate the controls to verify the systems work, but we are not running them long enough to determine the accuracy by specific degrees that the thermostat is accurate. Keep in mind that the seller is required to notify you of any defects they are aware of through their disclosure up until the house goes to final sale (closing).

#7. We do not perform a code inspections per OK Title 158 Chapter 70 and any code questions should be directed to your local municipality that has jurisdiction for local codes.

#8. We recommend you secure any/all warranties through the realtor and/or transferable from the owner. Action Plus Home Inspections does not provide any warranties. In addition, you understand that Action Plus

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Home Inspections does not inspect any built in electronics systems (i.e. cable, alarms, speakers, intercoms, home theaters, computerized controls, etc.).

#9. We recommend "Qualified Contractors" for further inspections and repairs when we find just cause-that cause may only be indicative of additional problems. Action Plus Home Inspections will not accept any liability for noted and associated defects that would otherwise have been identified by "Qualified Contractors" that we recommended for further inspections and repair. These professionals will often perform exhaustive inspections and it is not uncommon they will provide more detail along with costs or determine the repair is more in depth.

#10. All estimates for repair should be obtained through "Qualified Contractors". Action Plus Home Inspections does not provide official estimates. Extreme caution should be taken if you choose to accept a reduced selling price in lieu of repairs without these proper estimates from "Qualified Contractors"

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GENERAL LIMITATIONS AND EXCLUSIONS Oklahoma Home Inspection Regulation Title 158 Chapter 70GENERAL LIMITATIONS AND EXCLUSIONS(1) The inspector is not required to perform any action or make any determination not specifically stated in these Standards of Practice.(2) Inspections performed in accordance with these standards are not required to be technically exhaustive, will not identify concealed conditions or latent defects and are only applicable to buildings with four or fewer dwelling units and their garages, both attached and detached, or carports.(3) The inspector is not required to:(A) perform any action or make any determination unless specifically stated in these Standards, except as may be required by lawful authority;(B) determine the condition of systems or components which are not readily accessible;(C) determine the remaining life of any system or component;(D) determine the strength, adequacy, effectiveness, efficiency or insurability of any system or component;(E) determine the causes of any condition or defect;(F) determine the methods or materials for repair or correction of any defect;(G) determine future conditions including, but not limited to, failure of systems and components;(H) determine the suitability of the property for any specialized use or compliance with any regulatory requirements other than this Chapter;(I) determine the presence of potentially hazardous plants or animals including, but not limited to, wood destroying organisms, mold, mildew, fungi, or diseases harmful to humans;(J) determine the presence of any environmental hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, or air;(K) determine the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances;(L) determine the operating costs of any system or component;(M) determine the acoustical properties of any system or component;(N) perform engineering or architectural services or perform work in any trade or professional service other than home inspections;(O) provide warranties or guarantees of any kind;(P) operate any system or component which is shut down or otherwise inoperable or turn on any utility services;(Q) operate any system or component which does not respond to normal operating controls, or shut-off valves;(R) enter any area which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or may damage the property or its systems or components;(S) enter the under-floor crawl spaces, attics or any area which, in the opinion of the inspector, is not readily accessible;(T) inspect or determine the integrity of underground systems or components, including, but not limited to, main drain lines connecting to sewers, water lines, gas lines, electrical lines and underground storage tanks or other underground indications of their presence whether abandoned or active;(U) inspect systems or components which are not installed, decorative items, systems or components located in areas that are not entered in accordance with these Standards, detached structures other than garages and carports, or common elements and areas in multi-unit housing, such as condominium properties or cooperative housing;(V) move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris;(W) dismantle any system or component, except as explicitly required by these rules; or,(X) light any standing gas pilot light that does not have a spark-igniter, including but not limited to heating systems, water heaters and fireplaces; or,

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(Y) determine the cost to correct any defect or provide cost estimates.(4) The inspector shall not:(A) offer or perform any act or service contrary to law;(B) determine or report on the market value of the property or its marketability;(C) report on the advisability of the purchase of the property; or,(D) advertise or solicit to perform repair services on the inspected home for a period of one (1) year from the date of the inspection.

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ROUTINE MAINTENANCEUPON TAKING OWNERSHIPAfter taking possession of a new home, there are some maintenance and safety issues that should be addressed immediately. The following checklist should help you undertake these improvements:◻ Change the locks on all exterior entrances, for improved security.◻ Install a whole house security system. This often gets you a discount on home owners insurance. ◻ Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to sliding windows and doors.◻ Install smoke detectors on each level of the home. Ensure that there is a smoke detector in all living areas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries again in one year.◻ Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of fire.◻ Examine driveways and walkways for trip hazards. Undertake repairs where necessary.◻ Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired.◻ Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling or stumbling.◻ Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required.◻ Install rain caps and vermin screens on all chimney flues, as necessary.◻ Investigate the location of the main shut-offs for the plumbing, heating and electrical systems.

REGULAR MAINTENANCEEVERY MONTH◻ Check that fire extinguisher(s) are fully charged. Re-charge if necessary.◻ Examine heating/cooling air filters and replace or clean as necessary.◻ Inspect and clean humidifiers and electronic air cleaners.◻ If the house has hot water heating, bleed radiator valves.◻ Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is appropriate. Remove debris from window wells.◻ Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.◻ Repair or replace leaking faucets or shower heads.◻ Secure loose toilets, or repair flush mechanisms that become troublesome.

SPRING AND FALL◻ Examine the roof for evidence of damage to roof coverings, flashings and chimneys.◻ Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage, condensationor vermin activity. Level out insulation if needed.

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◻ Trim back tree branches and shrubs to ensure that they are not in contact with the house.◻ Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or other vermin or insect activity.◻ Survey the basement and/or crawl space walls for evidence of moisture seepage.◻ Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions.◻ Ensure that the grade of the land around the house encourages water to flow away from the foundation.◻ Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or safety hazards.◻ Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch for evidence of rot in wood window frames. Paint and repair window sills and frames as necessary.◻ Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report.◻ Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated.◻ Test the Temperature and Pressure Relief (TPR) Valve on water heaters.◻ Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.◻ Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and lubricate hinges, rollers and tracks on overhead doors.◻ Replace or clean exhaust hood filters.◻ Clean, inspect and/or service all appliances as per the manufacturer’s recommendations.

ANNUALLY◻ Replace smoke detector batteries.◻ Have the heating, cooling and water heater systems cleaned and serviced.◻ Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure.◻ Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that all components are secure. Flip the breakers on and off to ensure that they are not sticky.◻ If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If the property has a septic system, have the tank inspected (and pumped as needed).◻ If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the home inspected by a licensed specialist. Preventative treatments may be recommended in some cases.

PREVENTION IS THE BEST APPROACHAlthough we’ve heard it many times, nothing could be more true than the old cliché “an ounce of prevention is worth a pound of cure.” Preventative maintenance is the best way to keep your house in great shape. It also reduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, when the time comes. Enjoy your home!

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