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Property Inspection Report
Property Inspection Report
11501 Pegasus CtLot#61
Upper Marlboro MD 20771
PREPARED FOR:LEWIS POWELL
Prepared by:Glenford BlancMDHIL #29749
PRO-SPEX Inc.15503 Misty Pine RdLaurel, MD 20707
301-675-8411/[email protected]
"Don't make your smartest investment your biggest mistake"
Report ID: 1412GB1580
Table of Contents
Cover Page.................................................................1
Table of Contents........................................................4
Intro Page ...................................................................5
1 Grade, Drainage, Elevation and Footings................6
2 Phase Two Guideline...............................................7
3 Foundation/Slab and Rough Framing ......................8
4 Exterior...................................................................16
Inspection Date:12/19/2014
Home Inspector:Glenford BlancPro Spex Inc.
Inspection Time:Start: 12:30:00 PMEnd:
License #:MDHIL #29749
Inspection Report ID:1412GB1580
Subject Property:11501 Pegasus CtLot#61Upper Marlboro MD 20771
Customer:LEWIS [email protected](301) 452-1525
Real Estate Professional:ROBIN POWELL
Comment Key or Definitions
This home is new construction. This is a framing inspection only. Please review this report closely to determine if any item orcomponent was not inspected due to incomplete work. Utilities are not on during this inspection and therefore this inspectionis limited framing related issues. Please not, while we may identify code compliance issues, this is not the same as a codecompliance inspection (which we are not authorized to perform).
The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any items listed in the report as "Not Inspected" or "Unfinished or Unsatisfactory"suggests to you to obtain a second opinion and or consult with your builder .
Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to beconstructed or installed properly.
Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.
Unfinished or Unsatisfactory (UN) = The comment from the inspector will clearly state whether the construction orinstallation of item, component or unit is not complete, or if it was not constructed or installed in a standard workmanlikepractice.
Not Visible (NV) = Un able to view this item due to obstructions, location, not complete at this stage etc.
In Attendance:Customer
Type of building:Single Family (2 story)
Temperature:Below 32 (F) = 0 (C)
Weather:Overcast, Light Winds
Ground/Soil surface condition:Damp
Rain in last 3 days:Yes
1. Grade, Drainage, Elevation and Footings
IN NI UN NV
1.0 ELEVATION AND GRADE •
1.1 GRADE DRAINAGE •
1.2 FOOTINGS PREP •
1.3 SLAB PREP •
IN= Inspected, NI= Not Inspected, UN= Unfinished or Unsatisfactory, NV= Not Visible IN NI UN NV
Comments:
1.0 ELEVATION AND GRADEElevation and grade not set at this stage.
1.1 GRADE DRAINAGEGrade drainage not set at this time.
2. Phase Two Guideline
Phase Two of the inspection includes a re-inspection of Phase One. Please review the entire report.
2.0 DESCRIBE THE STAGE OF COMPLETION
2.1 DESCRIBE THE METHODS USED IN THIS INSPECTION
2.2 WERE BLUEPRINTS REVIEWED FOR THIS PHASE OF INSPECTION
Comments:
2.0 DESCRIBE THE STAGE OF COMPLETIONThe home has been roughed in with a plywood and felt papered roof and exterior walls have backer board (underlayment)including a housewrap (Tyvek). Plumbers, HVAC and electrical contractors are complete.
2.1 DESCRIBE THE METHODS USED IN THIS INSPECTIONThis inspection was performed visually. We did not inspect using a tape measure to determine where walls, floors or stairsare to be located.
2.2 WERE BLUEPRINTS REVIEWED FOR THIS PHASE OF INSPECTION(Example) Blue prints were not used by me to determine if the footers or layout locations are correct. I did not refer to anyspecifications as this is not my intended purpose for inspecting the home.
This Guideline is intended to help the customer understand the limitations of this inspection. The time spent inspecting the progress of the constructionlimits the inspector to a visual inspection for workmanlike practices. It does not determine the conformity to the blueprints in regards to dimensions andlocations. It cannot prevent shortcuts by sub-contractors that could occur in between inspections and in the absence of the builder. The inspector does notdetermine whether or not agreed selections of fixtures or materials were used.
3. Foundation/Slab and Rough Framing
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shalldescribe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structuralcomponents where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces andattics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.
Styles & MaterialsFoundation:
Poured concreteAbove Grade Floor Structure:
Engineered floor joistsAbove Grade Wall Structure:
2 X 4 Wood2 X 6 Wood
Columns or Pier Types:Steel lally columns
Ceiling Structure:Roof Truss
Roof Structure:Engineered wood trusses
Roof-Type:Gable
IN NI UN NV
3.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES AND DRAINAGE •
3.1 SLAB SURFACE AND WORKMANSHIP •
3.2 WATER PROOFING OF FOUNDATION WALLS BELOW GRADE •
3.3 WALLS (Structural) •
3.4 WALLS (Non Structural) •
3.5 COLUMNS OR PIERS •
3.6 FLOORS (Structural) •
3.7 FLOORS (Non Structural) •
3.8 ROOF STRUCTURE AND ATTIC •
3.9 Other •
IN= Inspected, NI= Not Inspected, UN= Unfinished or Unsatisfactory, NV= Not Visible IN NI UN NV
Comments:
3.4 WALLS (Non Structural)(1) Wall stud cut by plumbing and electrical contractor needs metal plates to protect pipes and wires in many locations. Thisis required when the edge of the bore or hole is less than 1 1/4 from the edge of the framing member.
3.4 Item 1(Picture) 3.4 Item 2(Picture)
3.4 Item 3(Picture) 3.4 Item 4(Picture)
3.4 WALLS (Non Structural)(2) Recommend providing support below corner of wall in garage.
3.4 Item 5(Picture) Garage Corner
3.4 WALLS (Non Structural)(3) Ensure that all bolts have a nut and washer securing baseplate to foundation.
3.4 Item 6(Picture) GARAGE
3.5 COLUMNS OR PIERS(1) Steel columns not secured to foundation wall.
3.5 Item 1(Picture)
3.5 COLUMNS OR PIERS(2) Steel post to steel beam connections should be mechanically fastened, which typically implies welding or bolting.
3.5 Item 2(Picture)
3.6 FLOORS (Structural)(1) All joists hangers must be fully nailed. Several are not. Recommend all be checked and nailed as needed.
3.6 Item 1(Picture) Basement bottom of stair 3.6 Item 2(Picture) Basement Buffalo stare
3.6 Item 3(Picture) Basement bottom of stairs 3.6 Item 4(Picture)
3.6 FLOORS (Structural)(2) Engineered joists must be vertical when installed. Failure to do so could cause the joist to fail.
For IBI Joists, see page 8 note #3 (Click here)
3.6 Item 5(Picture) Basement above bathroom 3.6 Item 6(Picture)
3.6 FLOORS (Structural)(3) The floor structure has been compromised in 3 locations. The top and bottom of engineered floor joists cannot bemodified in any way. These joists must be evaluated by a licensed structural engineer. Adequate documentation of theengineers findings must be provided for each joist.
See: page 8 note #2 of the IBI guide. (Click Here)
3.6 Item 7(Picture) Basement above water heater 3.6 Item 8(Picture) Basement above water heater
3.6 Item 9(Picture) Basement above water heater 3.6 Item 10(Picture) Basement above water heater
3.6 Item 11(Picture) Basement near rear door
3.6 FLOORS (Structural)(4) The floor structure has been compromised. The top and bottom of engineered floor joists cannot be modified in any way.These joists must be evaluated by a licensed structural engineer. Adequate documentation of the engineers findings must beprovided for each joist.
See: page 8 note #2 of the IBI guide. (Click Here)
3.6 Item 12(Picture)
3.6 FLOORS (Structural)(5) Jack studs (squash blocks) when used with engineered floor joists are required to be cut 1/16" taller than the joist. Inmost cases they are as much is 1/4" too short, rendering them in effective for their intended use. At a minimum they shouldall make contact with the subfloor.
See detail 1D page 9 for IBI (Click Here)
See detail B2 page 23 for TJI's (Click Here)
3.6 Item 13(Picture)
3.8 ROOF STRUCTURE AND ATTIC(1) Missing truss plate over foyer. This truss must be evaluated by a licensed structural engineer. Adequate documentationof the engineers findings must be provided for each joint. Adequate documentation of the engineers findings must beprovided for each joint, and repairs conducted accordingly. A copy of this documentation should remain with property andtransferred to the next owner.
For a sample roof truss engineering report CLICK HERE
3.8 Item 1(Picture)
3.8 ROOF STRUCTURE AND ATTIC(2) Microlam beam supporting roof trusses and master closet floor over garage is supported by face nailing to the side of a2x4 wall. If this microlam is helping to carry the floor load, it may be missing vertical support at the ends of the microlam.Recommend review of the structural drawings and corrections if needed.
3.8 Item 2(Picture) 3.8 Item 3(Picture) Close up of 'B'
3.8 Item 4(Picture) Close up of 'A'
3.9 Other(1) All wood members in contact with the slab are supposed to be made of pressure treated wood. This is not the case at thebasement stair. In order to meet this condition, many builders will install a plastic or vinyl sheet below the stair.
3.9 Item 1(Picture)
3.9 Other(2) Steel post to beam connections should be mechanically fastened which implies either bolted or welded.
3.9 Item 2(Picture)
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.
4. Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators;Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways,patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials;Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for anygarage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance duringclosing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, stormdoors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operatorremote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tenniscourts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buriedfuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris thatobstructs access or visibility.
Styles & MaterialsSiding Style:
Not Installed at Time of InspectionSiding Material:
Not Installed at Time of InspectionExterior Entry Doors:
Insulated glass
IN NI UN NV
4.0 WALL CLADDING FLASHING AND TRIM •
4.1 DOORS (Exterior) •
4.2 WINDOWS •
4.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLERAILINGS
•
4.4 HOUSE WRAP •
IN= Inspected, NI= Not Inspected, UN= Unfinished or Unsatisfactory, NV= Not Visible IN NI UN NV
Comments:
4.2 WINDOWSOne rear window damaged.
4.2 Item 1(Picture) 4.2 Item 2(Picture)
4.4 HOUSE WRAP(1) All seams in house wrap should be taped.
4.4 Item 1(Picture) 4.4 Item 2(Picture)
4.4 Item 3(Picture) 4.4 Item 4(Picture)
4.4 Item 5(Picture)
4.4 HOUSE WRAP(2) There appears to be a large piece of wood protruding behind the house wrap.
4.4 Item 6(Picture)
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.
