Propery Inspection Report

Full text

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Cover Page

XXXXXXXX, XXXXXXX, Ok

Inspection prepared for: XXXXXX XXXXX Date of Inspection: 9/28/2014 Time: 8:30 AM

Age of Home: 2011 MOL Weather: Clear 62 degrees

Inspector: Charley Bottger License #130

5400 Hwy 177, Marland, OK 74644 Phone: 580-268-3340

Email: freedomexpress495@att.net freedomexpressinspections.com

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Freedom Express Home Inspections LLC XXXXX PC 10-27-14

Be advised this home is included in the Internachi Org buy back guarantee, which states that Internachi will pay the buyer of this home the full price the buyer paid to purchase this home less the closing cost within the 90 day period that starts the day of closing if Freedom Express missed any item that was

intended to be inspected according to the Internachi Standards of practice. This is not a repair warranty it is strictly a buy back guarantee.

Repair listed by systems. Addendum 1-1 1. Plumbing:

Dishwasher drain line has no high loop

The water heater has a leak at the control valve near the floor.

The water heater relief valve has no downspout to within 6 inches of the floor for safety

The sewer clean out cap north side is broken.

The shower head in the north bathroom is leaking at the threads.

The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling.

The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter

The master bedroom bathroom right lavatory pop up linkage needs adjusted.

The lavatory in the utility room needs the drain line connected to the wall

Estimated cost of labor and material: $1600.00

2. Electrical:

The master bedroom bath fan light not working.

Front entry foyer light not installed.

The master bath whirlpool pool has no GFCI type of electrical circuits installed for safety

Front porch ceiling fan light hanging by wires.

All of the exterior electrical GFCI are tripped and do not reset.

Numerous electrical outlets and switches through out the home and on the exterior have no cover plates installed for safety

The roof mounted attic fan is not wired electrically

Estimated cost of labor and material: $200.00

3. A/C heating and ventilation:

No heat and air items noted

Estimated cost of labor and material: $00.00

4. Structural:

Three shingles lifting along the south rake edge west of the garage due to nails backing out of the decking

Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced

Two purlin braces in the garage attic along the north pitch purlin are not toe nailed

Missing wood wall trim exterior bottom of the shower stall master bathroom

Interior door for the pantry does not latch properly

Interior door for the NW bedroom bathroom does not latch properly

All windows need to be sealed at the top on the exterior side

Exterior trim board missing above garage door.

Estimated cost of labor and material:$300.00

5. Appliances:

No appliance repair noted

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and the seller mutually agree on a monetary value rather than actual repairs, recommend cost estimates be obtained from contractors actually performing the work before close of escrow.

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Structural Systems

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X 1. Landscaping drainage

Materials: It is recommended for long term foundation stability that no water be allowed to pool within 3 feet of the foundation. This can normally be

accomplished with 100% installed guttering properly placed downspouts with extensions and or splash guards. Concrete type sidewalks or raised flowerbeds along the foundation can be used to deter water as long as the downspouts do not drain into the raised flowerbeds.

Observations: The home faces west, The front yard has a concrete porch at the foundation., The north side is flat with no drainage away from the foundation., The back yard is flat with no drainage away from the foundation., The South yard drains away from the foundation., Concrete drive approach to the garage is sloped away from the garage doors, No guttering installed

The front yard has a concrete porch at the foundation.

Concrete drive approach to the garage is sloped away from the garage doors

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The north side is flat with no drainage away from the foundation.

The back yard is flat with no drainage away from the foundation.

X 2. Foundations (If all crawl space areas are not inspected, provide an explanation.)

Observations: Concrete slab on grade type foundation • Foundation settling should be considered as normal for the age of the home

X X 3. Roof Covering (If the roof is inaccessible, report the method used to inspect.) Roof Material: The ___1____layer of asphalt type shingles over solid decking as viewed from on the roof has no visible evidence of hail dings. It should not be unreasonable to expect a life expectancy of these shingles to be in the area of 20 years of remaining life . This is just an opinion and not meant to imply a warranty or a guarantee of its life

Comments: No Hail dings visible • One Layer of asphalt type shingles visible • Three shingles lifting along the south rake edge west of the garage due to nails backing out of the decking • Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced

One Layer of asphalt type shingles visible No Hail dings visible

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No Hail dings visible No Hail dings visible

No Hail dings visible No Hail dings visible

No Hail dings visible Shingles above dryer vent area has excessive

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Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced

X X 4. Roof Structure and Attic (If the attic is inaccessible, report the method used to inspect.)

Insulation Materials:

Comments: No visible evidence of structural stress as viewed from within the attic

• No Visible evidence of cracked and or broken purlin supports • Joist type purlin roofing support present • Blown insulation estimated at 14-18 inches deep • Insulation within the attic should be considered adequate as to the recommended R-value for this area • Two purlin braces in the garage attic along the north pitch purlin are not toe nailed

Blown insulation estimated at 14-18 inches deep Insulation within the attic should be considered adequate as to the recommended R-value for this

area

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Two purlin braces in the garage attic along the north pitch purlin are not toe nailed

Blown insulation estimated at 14-18 inches deep

X X 5. Walls (Interior and Exterior) Wall Materials:

Comments: Exterior siding partial brick veneer • Interior walls are covered with Drywall no excessive cracks noted • Exterior walls are partially covered with Lapp siding • No excessive mortar joint cracks in the brick veneer siding were observed at the time of inspection • Missing wood wall trim exterior bottom of the shower stall master bathroom

Exterior walls are partially covered with Lapp siding

Missing wood wall trim exterior bottom of the shower stall master bathroom

X 6. Ceilings and Floors

Ceiling Materials:

Comments: Ceiling is made of drywall no excessive cracks noted • Floor covering in reasonable condition

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X X 7. Doors (Interior and Exterior)

Comments: Exterior doors above grade • Interior door from the garage into the kitchen has a fired rated door present as required • Interior door for the pantry does not latch properly • Interior door for the NW bedroom bathroom does not latch properly

X X 8. Windows

Window Materials: Windows are made of vinyl

Comments: All windows are functional • All windows need to be sealed at the top on the exterior side

All windows need to be sealed at the top on the exterior side X X 9. Soffit & Fascia

Materials:

Observations: Enclosed type soffits present • Soffit vents installed • Exterior trim board missing above garage door.

Exterior trim board missing above garage door.

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Electrical Systems X 10. Fireplace/Chimney

Materials: No fireplace present Materials:

Comments:

X 11. Porches, Decks, Carports (Attached)

Comments: Concrete patio slab present no excessive cracks, excessive is considered as 1 inch and off setting

Concrete patio slab present no excessive cracks, excessive is considered as 1 inch and off setting X 12. Other

Materials:

Comments:

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X 1. Service Entrance and Panels Materials:

Materials: Copper wiring present in the panel • 200 amp sub main panel • 200 main panel • Plastic covered romax copper wire type within main panel • Wiring between the main panel and the sub-panel is copper

Observations: Service is overhead to the meter • Service is underground to the home • 200 amp sub panel is located in the garage • The main electrical panel is located at the meter base • AFCI type breakers installed for bedroom outlets • No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied. • City permit issued 9-29-2011

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Service is underground to the home 200 amp sub panel is located in the garage

No Excessive temperature within the garage sub panel as indicated with infrared camera,

amperage applied.

No Excessive temperature within the garage sub panel as indicated with infrared camera,

amperage applied.

No Excessive temperature within the garage sub panel as indicated with infrared camera,

amperage applied.

No Excessive temperature within the garage sub panel as indicated with infrared camera,

amperage applied.

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No Excessive temperature within the garage sub panel as indicated with infrared camera,

amperage applied.

No Excessive temperature within the garage sub panel as indicated with infrared camera,

amperage applied.

No Excessive temperature within the garage sub panel as indicated with infrared camera, amperage applied.

X X 2. Branch Circuits - Connected Devices and Fixtures (Report as in need of repair the lack of ground fault circuit protection where required.)

Materials:

Comments: Kitchen counter top GFCI type safety Electrical outlets installed • The bathrooms have GFCI type of electrical outlets installed for safety • The garage has GFCI type of electrical outlet installed. • The exterior of the home has GFCI type of electrical outlets installed • Front entry foyer light not installed. • The master bath whirlpool pool has no GFCI type of electrical circuits installed for safety • Front porch ceiling fan light hanging by wires. • All of the exterior

electrical GFCI are tripped and do not reset. • Numerous electrical outlets and switches through out the home and on the exterior have no cover plates installed for safety • The roof mounted attic fan is not wired electrically

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Heating, Ventilation and Air Conditioning Systems Front porch ceiling fan light hanging by wires.

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X 1. Heating Equipment

Materials:

Observations: The ground source heat pump with electrical backup heat strip furnace located in the attic was MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat mode • The three zone

thermostats are functional • The three zone dampers were operated

The ground source heat pump with electrical backup heat strip furnace located in the attic was

MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat

mode

The ground source heat pump with electrical backup heat strip furnace located in the attic was

MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat

mode

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The three zone dampers were operated The three zone dampers were operated

The ground source heat pump with electrical backup heat strip furnace located in the attic was

MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat

mode

The ground source heat pump with electrical backup heat strip furnace located in the attic was

MFG in the 36th week of 2011 was operated in the normal heat mode and the emergency heat

mode

X 2. Cooling Equipment

Type and Energy Source: The average life expectancy for the compressor within a heat pump is 12 years

Observations: The three zone thermostat are functional in the cooling mode • The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in the cooling mode

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The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in

the cooling mode

The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in

the cooling mode

The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in

the cooling mode

The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in

the cooling mode

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Plumbing Systems The ground source heat pump located in the attic

MFG in the 36th week of 2011 was operated in the cooling mode

The ground source heat pump located in the attic MFG in the 36th week of 2011 was operated in

the cooling mode

X 3. Ducts and Vents

Comments: Flex supply air duct installed within the attic • Flex return air duct within the attic

Flex supply air duct installed within the attic

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X X 1. Plumbing

Materials: # of Lavarory's_5 • # of Commodes-3 • # of Tubs_3 • # of Showers 3 •

# of Exterior faucets 3

Observations: The main domestic water shut off valve is visible at the meter • PEX water supply piping in use • The main waste water drain line visible above the foundation and within the attic is schedule 40 plastic PVC piping • The main wastewater drain line appears to be draining with no evidence of blockage beyond the fixtures as water was discharged down the drains for a period of 1/2 hour • No Water lines visible within the attic • The sewer clean out cap north side is broken. • The shower head in the north bathroom is leaking at the threads. • • The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. • The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter • The master bedroom bathroom right lavatory pop up linkage needs adjusted. • The lavatory in the utility room needs the drain line connected to the wall

The main domestic water shut off valve is visible at the meter

The sewer clean out cap north side is broken.

The lavatory in the utility room needs the drain line connected to the wall

The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and

confirmed with moisture meter

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The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and

confirmed with moisture meter

The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling.

The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling.

The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and

confirmed with moisture meter

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The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and

confirmed with moisture meter

The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and

confirmed with moisture meter

The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter

X X 2. Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.)

Enerty Source: The average life expectancy of a standard water heater depending on water quality and usage is 10 years give or take

Comments: The 50 gallon electrical water heater MFG in BW HM installed in the hall closet was producing adequate hot water. • The water heater has a leak at the control valve near the floor. • The water heater relief valve has no downspout to within 6 inches of the floor for safety

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Appliances The water heater relief valve has no downspout to

within 6 inches of the floor for safety

The water heater has a leak at the control valve near the floor.

The water heater has a leak at the control valve near the floor.

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X 1. Cooktop/Oven

Materials:

Observations: Electric Cook top performing as intended

• Electric Oven performing as intended • Self Cleaning oven • Combination Electric oven Electric cook top free standing

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Combination Electric oven Electric cook top free standing

X 2. Range Hood

Range Vent Type:

Comments: Exhaust fan performing as intended • Self filtering unit with fan • Non-Vented

Exhaust fan performing as intended

X X 3. Dishwasher

Observations: Dishwasher operated through a normal cycle • Dishwasher drain line has no high loop

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Dishwasher operated through a normal cycle

X 4. Food Waste Disposer

Comments: Garbage disposal operated normal

Garbage disposal operated normal

X 5. Refrigerator

Observations: Refrigerator performing as intended

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Refrigerator performing as intended X 6. Microwave Cooking Equipment

Comments: Microwave performing as intended

Microwave performing as intended X 7. Trash Compactor

Comments: No trash compactor present X X 8. Bathroom Exhaust Fans and/or Heaters

Comments: Bath exhaust fans operated • The master bedroom bath fan light not working.

X 9. Whole House Vacuum Systems

Comments: No vacuum system is present

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X 10. Garage Door Openers Door Type:

Comments: Garage Door performing as intended • Emergency Reverse Eye beam performing as intended • Roll-up door • Single door present • Metal panel door with glass windows

Garage Door performing as intended Emergency Reverse Eye beam performing as intended

X 11. Door Bell and Chimes

Comments: No door bell present

X 12. Dryer Vents

Comments: 240-volt service only available for dryer use • Dryer vent is

perfrorming as intended • Dryer vent Verticial through the attic external to the roof

Dryer vent Verticial through the attic external to the roof

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Optional Systems X 14. Gas Grill

Observations: Gas grill not present

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X 1. Outbuildings Materials:

Observations: Detached garage/shop not present X 2. Lawn Sprinklers

Observations: No sprinklers present X 3. Swimming Pools and Equipment

Comments: Pool not present

X 4. Water Wells (A coliform analysis is recommended.) Type of Pump:

Type of Storage Equipment:

Comments: No Private well present

X 5. Septic Systems

Type:

Comments: Septic tanks are not included within the scope of this inspection • Aerobic septic tank present

Aerobic septic tank present Aerobic septic tank present X 6. Security Systems

Comments: No security system was found

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detached garage

X 7. Fire Protection Equipment

Comments: All smoke detectors operated normally X 8. Water Softener

Observations: Water softener not present

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Report Summary

Report Summary

Structural Systems

Page 4 Item: 3 Roof Covering (If the roof is

inaccessible, report the method used to inspect.)

Three shingles lifting along the south rake edge west of the garage due to nails backing out of the decking • Shingles above dryer vent area has excessive stone missing from the face of the shingles and should be replaced

Page 6 Item: 4 Roof Structure and Attic (If the attic is inaccessible, report the method used to inspect.)

Two purlin braces in the garage attic along the north pitch purlin are not toe nailed

Page 7 Item: 5 Walls (Interior and Exterior)

Missing wood wall trim exterior bottom of the shower stall master bathroom

Page 8 Item: 7 Doors (Interior and Exterior)

Interior door for the pantry does not latch properly • Interior door for the NW bedroom bathroom does not latch properly Page 8 Item: 8 Windows All windows need to be sealed at the top on the exterior side Page 8 Item: 9 Soffit & Fascia Exterior trim board missing above garage door.

Electrical Systems

Page 11 Item: 2 Branch Circuits - Connected Devices and

Fixtures (Report as in need of repair the lack of ground fault circuit

protection where required.)

Front entry foyer light not installed. • The master bath

whirlpool pool has no GFCI type of electrical circuits installed for safety • Front porch ceiling fan light hanging by wires. • All of the exterior electrical GFCI are tripped and do not reset. • Numerous electrical outlets and switches through out the home and on the exterior have no cover plates installed for safety • The roof mounted attic fan is not wired electrically

Plumbing Systems

Page 16 Item: 1 Plumbing The sewer clean out cap north side is broken. • The shower head in the north bathroom is leaking at the threads. • • The master bedroom bathroom whirlpool tub was operated and has a leak at the threaded coupling. • The master bedroom bathroom shower stall drain pan is leaking as indicated with infrared and confirmed with moisture meter • The master bedroom bathroom right lavatory pop up linkage needs

adjusted. • The lavatory in the utility room needs the drain line connected to the wall

Page 18 Item: 2 Water Heating Equipment (Report as in need of repair those conditions specifically listed as recognized hazards by TREC rules.)

The water heater has a leak at the control valve near the floor.

• The water heater relief valve has no downspout to within 6 inches of the floor for safety

Appliances

Page 20 Item: 3 Dishwasher Dishwasher drain line has no high loop

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Page 22 Item: 8 Bathroom Exhaust Fans and/or

Heaters

The master bedroom bath fan light not working.

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References

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