Michael Newell Consulting - Amazon Web...

When I inspect, You KNOW YOUR HOME This report is the intellectual property of Michael Newell and Michael Newell

Consulting LLC, which retain sole ownership. Use is limited to the client/client's representatives for the purposes stated in the introduction and summary.

Resale/reuse of the report or its contents without written permission is prohibited.

Michael Newell ConsultingPropery Inspection Report

Cover Page

, FL 33455Inspection prepared for: Data Redacted

Real Estate Agent: Realistate Agent - Sell, Buy, Rent

Date of Inspection: 2/13/2013 Time: 12:00 Age of Home: 24 Size: 1408

Weather: Hot, Sunny200 sq ft covered patio Estimate total roof at 1700 sq ft.

Inspector: Michael NewellLicense # HI1057

11326 SW Meadowlark Cir, Stuart, FL 34997Phone: 772 463 0259

Email: [email protected]

Michael Newell Consulting , FL

Page 1 of 44

Mr, Redacted, I appreciate the opportunity to conduct this inspection for you. Please read the entirereport and call me after your review so we can go over any questions you may have. Although theinspection is complete and the report has been delivered, I am still available to clarify concerns oranswer specific questions about your planned purchase as well as provide general guidance onmaintenance issues. I remain available even after closing. Please understand the inspection does not provide a pass or fail grade. The report is based on aninspection of the visible portions of the property and no invasive/destructive testing was performed.Access to, and visibility of components is sometimes limited by possessions, vegetation, and/or othercomponents. This report focuses on safety and function, and does not evaluate cosmetic featuresnor conformance to current code. Modification or upgrade to current code is not required for sale of astructure so I concentrate on functionality and condition. I do however, comment on upgrades tocurrent code when I feel they are in the interest of safety or future resale value. For your safety and liability purposes, I recommend licensed contractors evaluate and repair thosedeficiencies you deem require corrective action. All maintenance should be performed by qualifiedprofessionals. All firms working on your property should be licensed and insured (to include workerscompensation). This report reflects the conditions I observed at the time of the inspection, and is a snap-shot in time.The conditions and functionality of components may vary and change over time based onoccupancy, weather and other external factors such as the quality of electrical service provided tothe structure. No structure is perfect, and all homes require continued maintenance to retain serviceability andfunction. Although many items are listed as fair, this is based on the age of the structure, and this home hasmany positive features. The big ticket items are generally good and in serviceable condition. The roofis new and in very good condition. The insulation is good, and the electrical system, although notnew, was well installed. The HVAC is functioning well. Again, thank you for your business and trust, please call with any questions or concerns. Mike


Page 2 of 44

Report SummaryReport Summary

Report SummaryAs requested, I conducted a pre-purchase inspection on this property on 02/13/2013 to ascertain itscurrent condition and determine if there were deficiencies prior to purchase of the residence. Thebuyer was in attendance. The summary below consists of an overview, report organization and potentially significant findings. These findings can be the overall condition of a system or component, a safety hazard, a deficiencyrequiring a major expense to correct or items I would like to draw extra attention to. The summary isnot a complete listing of all the findings in the report, and reflects the opinion of the inspector. Pleasereview all of the pages of the report as the summary alone does not explain all the issues. Anyrepairs should be done by a licensed &bonded company or competent licensed and insuredprofessional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Address, Hobe Sound, 33455, is a single story single family residence with a lowsloped roof on an open lot. According to the Martin County Appraisers Office web site the structurehas an effective date of 1989, and is 24 years old. The county records indicate there is 1608 sq ftunder roof, and the structure is primarily wood frame. The structures entrance faces to the east. According to the Martin County web site, there is one open permit issued. The roof permit wasissued in Feb. 2005 and closed May 2005. A few explanations of inspection procedures followed on this property. I refer to moisture testing. Mold and wood destroying organisms require moisture to impact thestructure and/or human health. Internal moisture levels in wood must be kept below 16-18% to inhibitor prevent the growth of mold or rot. Additionally, wood internal moisture levels above this areindicative of moisture (water or high humidity) infiltrating the building envelope. Accordingly, I takereadings not only in suspect areas, but randomly to establish a pattern of moisture/indication of thewater resistance of the structure and effectiveness of the air conditioning system. This includesfloors, walls, and structure. Thermal Imaging is used to locate and identify areas of potential moisture or other hard todetect/concealed defects such as electrical hot spots and insulation deficiencies. Thermal anomaliesmust be independently verified by other testing procedures. This structure had very few anomalies,and the thermal scan therefore confirmed the tight duct work, lack of electrical hot spots and goodinsulation. The limited number of anomalies resulted in a limited number of IR digital images, andthey are supplied to document the duct work, condition of the AC and good insulation. Report Organization: The choice of the first item in the report is based on my experience of wherepotential buyers express the greatest concern. The remainder follow in what I feel is a logicalprogression from the roof. Recommendations, FYI and Improve: Not all comments in the report are deficiencies. I provideadditional information to make the transition and occupancy easier, such as location of shut-offs,when found. I also make recommendations to improve the structures efficiency or comfort. Pleaseread all comments in full context. Some, such as GFCI or AFCI relate to safety and currentrequirements, but are only applicable to this structure if you choose to implement them. Thecomments about rafter vents are an upgrade, and not required. Normally the major areas for potential cost for a property are the roof, the HVAC, the plumbing andthe electrical. This property was in fair to good condition in these areas.


Page 3 of 44

Roof: The roof is a hip roof design, with fiberglass/composite shingles. This roof is relatively new andnot an area of concern. I do recommend installation of gutters. Electrical: The electrical system panel was well installed and appears to be in good condition. Thereare no Arc Fault Circuit Interrupters for the bedrooms, and no Ground Fault Circuit Interrupters forwet areas. Although neither is code required, I do recommend their installation for safety and homeimprovement. There was only one outlet with a discrepancy, in the garage. With most circuits underload, a thermal scan indicated no hot spots or defective breakers. The kitchen electrical outlets arenot GFCI protected. I recommend this be corrected. Consider having GFCI protection installed as asafety precaution for outlets within 6 feet of a plumbing fixture, wet area, in the kitchen or exterior.This can be achieved by:1. Replacing the outlet in the circuit which is nearest the main electrical service panel with a GFCIoutlet.2. Replacing the breaker currently protecting the electrical circuit which contains these outlets with aGFCI breaker. Plumbing. Visible and accessible plumbing was (except where noted) generally in good serviceablecondition. The shower heads leaked, however this is easily remedied. Under-sink plumbingappeared well installed. Faucets were in good condition (guest bathroom tub spout loose) and noseepage or leakage was discovered. See septic section below. Water Heater: This is a functional unit, although it is an older unit. The life expectancy of waterheaters varies widely. The unit is performing at this time. I recommend the piping be insulated as aconservation technique. The HVAC is middle aged and it is performing well. I did not detect any air leakage at collars orconnectors. I recommend a semi annual maintenance contract on all HVAC components. The filtershould be changed monthly. The condition of the interior walls and ceilings is generally very good. The exterior wall condition isaddressed below in the exterior section. All under sink cabinetry was inspected with both a moisture meter and thermal scan. Again there islittle of note to report with all areas dry. There is no indication of active seepage or leaking. Bathrooms. Bathrooms were in fair condition, with some caulking required in the hall bathroom. Exterior areas: The exterior of this structure is in unknown condition. It has recently been stuccoedover old wood siding. Some rot in the siding was documented at the garage door and the patioscreen door. The stucco was installed without a valid permit or inspection, and the after the factpermit is still open. The stucco installation appears to be well performed. Grounds: The grading is generally away from the foundation. Recommend the dirt be removed fromcontact with the stucco. Vegetation is generally away from the structure and I recommend this be maintained at least 12"from the home. Wood Destroying Organisms (WDO). The Terminix inspector found no termitesSeptic system. I was unable to locate either a clean out or the septic tank/drain field. It is assumed tobe in the front yard. If this is the case, the large palm is in the drain field and this can result in septicsystem failure. I strongly recommend a septic tank clean out and inspection prior to closing.Exterior AreasPage 10 Item: 1 Doors • Garage exterior side door has rot, one hinge not

functional and the door frame has rot, recommend doorand frame be replaced.


Page 4 of 44

GroundsPage 15 Item: 6 Plumbing • Septic system noted. Strongly advise client to to have

the tank pumped and inspected prior to closing. Septicsystems require periodic maintenance, see comments insummary.


Page 5 of 44

Inspection Details

Roof

1. AttendanceIn Attendance: Client present • Buyer Agent present • Fully Participated

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Vacant

The inspection of the roof included a thermal scan, detailed examination of the flashings, tie-ins, etc.as well as the general condition. I looked for any symptoms of the failure modes for this roof type.This roof is in good condition and appears well maintained.

1. Roof ConditionGood Fair Poor Unk None

XMaterials: Roof inspected by walking on roof.Materials: Asphalt shingles noted.Observations:• Roof is relatively new. Estimated remaining useful life is 20 to 25 years.• Recommend periodic removal of pine needles to prolong valley metal androof life.• Recommend sealant be added to antenna mounting bolts.

Rdge vent. Recommend sealant be added to antennamounting bolts.

2. FlashingGood Fair Poor Unk None

XObservations:• Flashings appear to be in good condition.


Page 6 of 44

Recommend sealing, entry point for critters.3. Sky LightsGood Fair Poor Unk None

XObservations:• No signs of present or past leaking around the skylight were discovered attime of inspection.• Skylight appears new with 2005 roof replacement, meets Miami Dadestandards.

Skylight appears new with 2005 roof replacement,meets Miami Dade standards.

Meets Miami Dade standards.

4. GutterGood Fair Poor Unk None

XObservations:• No gutters or downspouts. Full installation recommended to keep wateraway from structure. Water can weaken the foundation and deteriorate thesiding. Be sure to install splash blocks or extensions to carry water awayfrom the structure.


Page 7 of 44

Attic

5. Patio and Porch ConditionGood Fair Poor Unk None

XMaterials: The patio/porch roof is the same as main structure. • Asphaltshingles noted.Observations:• No major system safety or function concerns noted at time of inspection.

1. AccessGood Fair Poor Unk None

XObservations:• Recommendation: The attic access is not insulated. Expect some energyloss through convection. Recommend insulating attic access hatch coverswith a batt of fiberglass insulation to reduce energy expenses.• Scuttle Hole located in:garage.• Scuttle Hole located in:master bedroom closet.• Access to attic very limited. AHU is in garage access area. Low slope roof(4 on 12) and structure limit access to a small crawl area next to AHU.

2. StructureGood Fair Poor Unk None

XObservations:• Inspected from access hole in master bed room closet and garage scuttleholes. Limited space in attic prevented full entry beyond AHU.

Properly installed single strapping.3. VentilationGood Fair Poor Unk None

XObservations:• Under eave soffit inlet vents noted. See insulation section.• Ridge exhaust venting noted.


Page 8 of 44

Insulation blocking soffit vents.4. Vent ScreensGood Fair Poor Unk None

XObservations:• Vent screens noted as functional.

5. Duct WorkGood Fair Poor Unk None

XObservations:• Accessible and visible duct work inspected with thermal scan, no leaks atjunctions, collars or in ductwork observed.

Accessible and visible duct work inspected withthermal scan, no leaks at juctions, collars or in

ductwork observed.

Duct near bedroom access. Note 140 degreedeck, caused by blocked soffit vents.

6. ElectricalGood Fair Poor Unk None

XObservations:• most not accessible due to insullation

7. Attic PlumbingGood Fair Poor Unk None

XObservations:• PVC plumbing vents


Page 9 of 44

Exterior Areas

8. Insulation ConditionGood Fair Poor Unk None

XMaterials: Unfinished fiberglass batts noted.Depth: Insulation averages about 6-8 inches in depthObservations:• Insultation is good, and better than most in homes this age. Rated fairbecause installation at eaves negates good soffit ventilation. Insulationshould not impede air flow from soffit to ridge vent. Recommend installationof rafter vent. This can be done from outside with access from under thesoffit.• Vermin activity observed in the attic. Vermin can damage insulation &electrical wiring. Recommend a professional pest contractor evaluate fortreatment.• IMPROVE: The attic access is not insulated. Expect higher energy costs.Recommend insulating the attic access to reduce energy expenses.

Approximately 9" insulation.

1. DoorsGood Fair Poor Unk None

XObservations:• Thermal scan indicates leaking air due to inadequate/deteriorated weatherseal/caulk.

• Sliding doors to backyard.• Garage exterior side door has rot, one hinge not functional and thedoor frame has rot, recommend door and frame be replaced.


Page 10 of 44

Air leak at front door, recommend new weatherstriping

Garage exterior side door has rot, one hinge notfunctional and the door frame has rot, recommend

door and frame be replaced.

Garage exterior side door has rot, one hinge not functional and the door frame has rot, recommenddoor and frame be replaced.

2. Window ConditionGood Fair Poor Unk None

XObservations:• Screen door for front door not installed, automatic closure for rear patiodoor broken.• Suggest caulking of all windows.• No major system safety or function concerns noted at time of inspection.


Page 11 of 44

Suggest caulking of all windows.3. Siding ConditionGood Fair Poor Unk None

XMaterials: Stucco veneer noted.Observations:• No major system safety or function concerns visible at time of inspection,however read summary section.• Stucco - Soil contact or proximity. This may provide entrance of moisture orinsects to siding. Recommend grading soil so there is at least 4" of space(where practical) between the stucco and the soil below and checking for anydamaged trim and siding materials.

Stucco - Soil contact or proximity. This may provide entrance of moisture or insects to siding.4. Eaves & FaciaGood Fair Poor Unk None

XObservations:• Soffits at the home appeared to be in serviceable condition at the time ofthe inspection.• Fascia covering the ends of rafter or truss tails appeared to be in generallyserviceable condition at the time of the inspection. Notable exception is SWcorner, see photo. Recommend this be closed as it is a potential entry pointfor insects and rodents.


Page 12 of 44

Recommend this be closed as it is a potential entry point for insects and rodents.5. Exterior PaintGood Fair Poor Unk None

XObservations:• Suggest caulking around doors and windows as necessary.• New paint, generally expect 6 to 10 years between paintings.

6. StuccoGood Fair Poor Unk None

XObservations:• See summary section, new stucco, condition of sheathing unkown.

See summary section, new stucco, condition ofsheathing unkown.

Monitor for deterioration.

7. PatioGood Fair Poor Unk None

XObservations:• Tile patio noted.• Tile has debonded in area indicated by open had. Currently is not a triphazard, however I recommend replacement in the near term.


Page 13 of 44

Grounds

Tile has debonded in area indicated by open had.8. Patio EnclosureGood Fair Poor Unk None

XObservations:• Appears in satisfactory and functional condition with normal wear for itsage. Appears to be sound structure.• General overall condition appear satisfactory with painted surfaces in goodcondition, at time of inspection.

Grading and Drainage: Grading and drainage are very significant aspects of a property because ofthe direct and indirect effects moisture can have on the structure. In general, there should be guttersand downspouts with splash blocks or bubblers that discharge away from the building. This structuredid not have these feature. Excess water flowing or accumulating under a home on slab on gradeand or piers can degrade the bearing capacity of the soil and result in uneven settlement. I generallyinspect for splash blocks at all down spouts, and recommend gutters and down spouts when theyare missing. Vegetation too close to the structure can contribute to damage by providing a pathway for moistureand insects. I always recommend all landscaping be kept clear of contact with the structure. Sprinkler systems, when installed, help maintain the appearance of the landscaping but there areconcerns related to both conservation and drainage. Sprinkler heads should not be adjacent to thebuilding envelope, and heads should not spray the building cladding. Sprinkler zones should nothave mixed head types. The automated controls should be set to provide approximately 1/2 inch ofwater per zone per cycle.

1. Driveway and Walkway ConditionGood Fair Poor Unk None

XMaterials: Concrete driveway noted. • Concrete sidewalk noted.Observations:

No major system safety or function concerns noted at time of inspection.

Driveway in good shape for age. No deficiencies noted.


Page 14 of 44

2. GradingGood Fair Poor Unk None

XObservations:• Lot grading and drainage have a significant impact on the building, simplybecause of the direct and indirect damage that moisture can have on thefoundation. It is very important, therefore, that surface runoff water beadequately diverted away from the home. Lot grading should slope away andfall a minimum of one (1) inch every foot for a distance of six (6) feet aroundthe perimeter of the building.• The exterior drainage is generally away from foundation -- except in thefront of structure.

3. VegetationGood Fair Poor Unk None

XObservations:• No major system safety or function concerns noted at time of inspection.• Maintenance Tip: When landscaping keep plants, even at full growth, atleast a foot (preferably 18 inches) from house siding and windows. Keeptrees away from foundation and roof. Plants in contact or proximity to homecan provide pathways to wood destroying insects and abrade and damagesiding, screens and roofs.

Trim to remove structure/vegitation contact.4. Grounds ElectricalGood Fair Poor Unk None

XObservations:• Also see utilities section, electrical.• No major system safety or function concerns noted at time of inspection.• Outlet properly wired, not GFCI.


Page 15 of 44

5. GFCIGood Fair Poor Unk None

XObservations:• No GFCI-Exterior electrical outlets appeared to be in serviceable condition at the timeof the inspection but had no Ground Fault Circuit Interrupter (GFCI)protection.Although this condition may have been commonly considered safe oracceptable at the time the home was originally constructed, improvements intechnology and safety devices have changed.Consider having GFCI protection installed as a safety precaution for outletsoutside, in damp areas, or within 6 feet of a plumbing fixture.This can be achieved by:1. Replacing the outlet in this circuit which is nearest the main electricalservice panel with a GFCI outlet.2. Replacing the breaker currently protecting the electrical circuit whichcontains these outlets with a GFCI breaker.

6. PlumbingGood Fair Poor Unk None

XMaterials: Copper piping noted. • PVC piping noted.Observations:• Septic system not located, I assume it is in the front yard based on thelocation of the well.• Septic system noted. Strongly advise client to to have the tankpumped and inspected prior to closing. Septic systems require periodicmaintenance, see comments in summary.

Septic system not located, I assume it is in the front yard based on the location of the well.7. Potable waterGood Fair Poor Unk None

XObservations:• Well and pump noted.• Water treatment system noted. Located exterior northwall.• Well located northwest portion of yard.• Well pump operated when tested, pressure set at 50 psi +/- 5psi.• Recommend softener treatment be serviced by licensed company.


Page 16 of 44

Water treatment system noted. Located exterior north wall.8. Water PressureGood Fair Poor Unk None

XObservations:• 50 psi at hose bib.

9. Pressure RegulatorGood Fair Poor Unk None

XObservations:• Pressure gauge inoperative.• Pressure range is 10 psi, recommend adjusting pressure control on pumpto a differential of 20 psi to prolong pump life and save energy.

10. Exterior Faucet ConditionGood Fair Poor Unk None

XLocation: Front of structure • North side of house. • West side of house.Observations:• Hose bib at west side of house leaks at packing nut, recommend tightenpacking nut.

11. SprinklersGood Fair Poor Unk None

XObservations:• The inspector noted a few broken heads.• The system did not operate when tested.


Page 17 of 44

Foundation

Heat/AC

The inspector noted a few broken heads.

1. Slab FoundationGood Fair Poor Unk None

XObservations:• Slab on grade.• Concrete slab not visible due to floor coverings.

2. Foundation PerimeterGood Fair Poor Unk None

XObservations:• New stucco over foundation/wall/slab interface and to ground level.Recommend regrading at the wall to provide at least 4 inches of clearancebetween stucco and ground.

3. Foundation PlumbingGood Fair Poor Unk None

XObservations:• Not visible for identification.

The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupantscomfortable while maintaining indoor air quality, humidity and ventilation at healthy levels whileminimizing operations and maintenance costs. The HVAC system is usually powered by electricityand/or natural gas, but can also be powered by other sources such as butane, oil, propane, solarpanels, or wood. I usually test the heating and air conditioner using the thermostat or other controls. Additionally I noteany breaches to the duct work, electrical service deficiencies (such as missing disconnects),insulation problems and non standard add-ons such as electronic air cleaners. Air conditioning systems should be serviced semi annually, and I recommend during the summer theowner make periodic checks of the condensate discharge to ensure the unit is draining. These units performed well, and the thermal scan indicated they were in good operating condition. Ifound no indication of defects in the duct work. I DO NOT recommend further investigation by anHVAC professional, however monthly filter replacement is recommended.


Page 18 of 44

1. ConditionGood Fair Poor Unk None

XMaterials: AHU located in the attic space.Materials: Heat pump notedObservations:• This unit is less than 10years old. The average service life for an AHU isapproximately 15years. This unit is well within expected service life.• Recommend a semi annual service contract.

Heat rejection and fan operating well, fan motor not overheating.2. Refrigerant LinesGood Fair Poor Unk None

XObservations:• Missing insulation at A/C unit.

Missing insulation at A/C unit. Missing insulation at A/C unit.


Page 19 of 44

3. AC Compress ConditionGood Fair Poor Unk None

XLocation: The compressor is located on the exterior north.Observations:• Appeared functional at the time of inspection.• The typical temperature differential split between supply and return air in anair conditioner of this type is 15 - 20 degrees F. This system responded andachieved an acceptable differential temperature of 17 degrees F.• A semi annual HVAC service contract is recommended.• Condenser unit is 10years old.

Good heat rejection by condenser unit.4. Air flowGood Fair Poor Unk None

XObservations:• Thermal scan of all registers did not reveal any anomalies or indicate airleakage at the collars or ductwork.• The supply and return air system appears to be functional.

5. FiltersGood Fair Poor Unk None

XLocation: Located inside a filter grill in the hall ceiling.Observations:• MAINTENANCE: The air filter(s) should be inspected at least monthly andcleaned or replaced as required. There are two types of filters commonlyused: (1) Washable filters, (constructed of aluminum mesh, foam, orreinforced fibers) these may be cleaned by soaking in mild detergent andrising with water. Or (2) Fiberglass disposable filters that must beREPLACED before they become clogged. Remember that dirty filters are themost common cause of inadequate heating or cooling performance.• Filter excessively dirty, replaced during inspection.


Page 20 of 44

Water Heater

Filter excessively dirty, replaced during inspection.6. ThermostatsGood Fair Poor Unk None

XObservations:• Location: living room• Analog, non-programmable type.• Functional at the time of inspection.• Thermostats are not checked for calibration or timed functions.

1. BaseGood Fair Poor Unk None

XObservations:• The water heater base is dented.• Water heater hung from ceiling, over washer dryer. Consider moving to afloor location for safety and maintenance.

2. Water Heater ConditionGood Fair Poor Unk None

XHeater Type: electricLocation: The heater is located in the garage.Observations:• Tank appears to be in satisfactory condition, bottom is dented.• No deficiencies noted with the Temperature Pressure Relief (TPR) valveand discharge pipe.• Water temperature observed to be: 120degree F. This is satisfactoryRecommended temp should be set at 118-122 degrees F to preventscalding, extend water heater life, and improve energy efficiency andconservation.• No Catch Pan and Drain: Water heater is installed over appliances.Consider installing pan.• Water Source: Private Well• Unit is older unit, and life expectancies of water heaters varies greatly.There was indications on the unit at the heating elements of previouselectrical problems, see photo.


Page 21 of 44

Electrical

There is indications on the unit at the heating elements of previous electrical problems.3. TPRVGood Fair Poor Unk None

XObservations:• Appears to be in satisfactory condition -- no concerns.

4. Number Of GallonsGood Fair Poor Unk None

XObservations:• 40 gallons


XMaterials: copperObservations:• No deficiencies observed at the visible portions of the supply piping.• Recommend: visible piping to the hot water heater should be insulated toconserve energy.

6. Overflow ConditionGood Fair Poor Unk None

XMaterials: copperObservations:• Temperature Pressure Release (TPR) valve and discharge pipe --functional and in satisfactory condition.

1. Electrical PanelGood Fair Poor Unk None

XLocation: Main Location: • GarageObservations:• No major system safety or function concerns noted at time of inspection atmain panel box.• Main Disconnect located on south exterior wall next to meter box.

2. Main Amp BreakerGood Fair Poor Unk None

XObservations:• 150 amp


Page 22 of 44

Main disconnect located south side exterior next to meter base.3. Breakers in off positionGood Fair Poor Unk None

XObservations:• 0

4. Cable FeedsGood Fair Poor Unk None

XObservations:• There is an overhead service drop noted.

5. BreakersGood Fair Poor Unk None

XMaterials: Copper non-metallic sheathed cable noted.Observations:• All of the circuit breakers appeared serviceable.• Thermal scan of breakers under load indicate all breakers functioning andwithin expected temperature limits.

Thermal scan of breakers under load indicate all breakers functioning and within expectedtemperature limits.


Page 23 of 44

Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas such as great rooms. Within these areas I perform a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems and the structure may prevent the me from viewing all areas on the interior.I do not usually test for mold or other hazardous materials, unless this is contracted for as anadditional service. I DO check for the causes of mold and will note any indicators of mold includingvisible growth and odors. No indications of mold or conditions conducive to mold were observed atthis residence. I routinely conduct a thermal scan of the spaces (ceilings, walls, floors) to identify poor insulation orindicators of moisture intrusion. No indications of moisture, or electrical overloads were discoveredduring the thermal scan. There is indication of good insulation.

1. Ceiling ConditionGood Fair Poor Unk None

XMaterials: There are drywall ceilings noted.Observations:• No deficiencies noted.

Insullation performing well, minor hot spot at cathedral ridge.2. Ceiling FansGood Fair Poor Unk None

XObservations:• Operated normally when tested, at time of inspection.

3. ClosetsGood Fair Poor Unk None

XObservations:• The closet is in serviceable condition.• The closet door was missing.

4. Door BellGood Fair Poor Unk None

XObservations:• Operated normally when tested.


Page 24 of 44

Master bedroom


XObservations:• Hollow wood doors.• Sliding doors to backyard.


XObservations:• All outlets which were accessible were tested and no deficiencies werenoted.• Bedroom circuits are NOT protected by an arc fault circuit interrupter typebreaker. An arc fault interrupter will shut itself off if it detects a short, thuspreventing an electrical fire.

7. Smoke DetectorsGood Fair Poor Unk None

XObservations:• Testing of smoke detectors is not included in this inspection. Pushing the"Test" button only verifies that there is power at the detector--either a batteryor hard wired to the house power--and not the operational workings of thedetector. The operational check is done by filling the sensor with smoke. Thisoperational test is not performed in case the smoke detector does not clearand cannot be turned off. Battery operated smoke alarms should be checkedroutinely and the batteries changed frequently.


XMaterials: Aluminum frame windows noted.Observations:• Operated windows appeared functional, at time of inspection

9. Patio DoorsGood Fair Poor Unk None

XObservations:• **Sliding Patio Doors**• The sliding patio door was functional during the inspection.

10. Screen DoorsGood Fair Poor Unk None

XObservations:• Not installed, recommend installation and confirmation of proper screendoor operation.

11. Wall ConditionGood Fair Poor Unk None

XMaterials: Drywall walls noted.Observations:• Walls in good condition.

The main areas of inspection in the bedrooms are the structural and electrical systems. This meansthat all walls, ceilings and floors were inspected. Doors and windows were also investigated fordamage and normal operation. Electrical components are tested for proper operation (AFCIs). Inoccupied structures personal items in bedrooms may limit my ability and access to some areasduring the inspection, and normally I do not move personal items. Walls, ceilings, floors and outletswere scanned with the thermal imager to detect insulation, moisture, and electrical problems. An important electrical component is Arc-Fault Circuit Interrupter (AFCI) protection. Although AFCIprotection was not required at the time the home was originally constructed, as general knowledge of


Page 25 of 44

safe building practices has improved, building standards have changed. It is not required; however, Irecommend you consider updating the existing electrical circuits to the bedrooms to provide AFCIprotection.Arc-fault protection can be provided using either of two methods:1. Arc Fault Circuit Interrupters (AFCI's) electrical outlets which have this capability built in.2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non-AFCI outlets on the circuit controlled by that AFCI breaker. I have included this comment in bothbedrooms.

1. LocationsLocations: South


XObservations:• Hollow wood doors.


XMaterials: There are drywall ceilings noted.Observations:• Thermal scan did not reveal any anomalies. Based on thermal scan,insulation is adequate.

Thermal scan did not reveal any anomalies. Based on thermal scan, insulation is adequate,inconsequential gaps at wall cieling joint.

4. Ceiling FansGood Fair Poor Unk None



XObservations:• The closet is in serviceable condition.


XMaterials: Drywall walls noted.Observations:• No deficiencies noted.


Page 26 of 44

Guest bedroom

7. Floor ConditionGood Fair Poor Unk None

XFlooring Types: Carpet is noted.Observations:• Flooring in good condition without visible seams or trip hazards.


XObservations:• Bedroom circuits are NOT protected by an arc fault circuit interrupter typebreaker. An arc fault interrupter will shut itself off if it detects a short, thuspreventing an electrical fire.



1. LocationsLocations: North west


XObservations:• Hollow wood doors.• Door damaged, see photo.

Door damaged.3. Ceiling ConditionGood Fair Poor Unk None

XMaterials: There are drywall ceilings noted.Observations:• Thermal scan did not reveal any anomalies. Based on thermal scan,insulation is adequate.

4. Ceiling FansGood Fair Poor Unk None



Page 27 of 44

Master Bathroom


XObservations:• The closet is in serviceable condition.• The closet door was missing.


XMaterials: Drywall walls noted.Observations:• No deficiencies noted.


XFlooring Types: Carpet is noted.Observations:• Flooring in good condition without visible seams or trip hazards.


XObservations:• Bedroom circuits are NOT protected by an arc fault circuit interrupter typebreaker. An arc fault interrupter will shut itself off if it detects a short, thuspreventing an electrical fire.


XMaterials: Aluminum frame windows noted.Observations:• No safety or deficiency items noted.

Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets.Because of all the plumbing involved it is an important area of the house to inspect. Moisture in theair and leaks can cause mildew, wallpaper and paint to peel, and other problems. I identify as manyissues as possible but some problems may be undetectable due to problems within the walls orunder the flooring. I use both a thermal imager and moisture meters to minimize the potential forundetected issues. This is particularly important around the toilet, in piped walls and under thevanities. I found no indication of leakage around any of the bathroom fixtures at this residence. Theelectrical in these bathrooms is a item of safety and concern, outlets are not GFCI protected.

1. LocationsLocations: Master bath adjacent to and part of the master bedroom suite.


XObservations:• No major system safety or function concerns noted at time of inspection.• Hollow wood doors.



4. Exhaust FanGood Fair Poor Unk None

XObservations:• Exhaust fan is inoperable.


Page 28 of 44

5. CabinetsGood Fair Poor Unk None

XObservations:• No deficiencies observed.

6. MirrorsGood Fair Poor Unk None

XObservations:• No safety or deficiency items noted.

7. CountersGood Fair Poor Unk None

XObservations:• Solid Surface tops noted.


XMaterials: Ceramic tile is noted.Observations:• No deficiencies in the tile noted.• No indications of leaks or damage.

9. ToiletsGood Fair Poor Unk None

XObservations:• Operated when tested. No deficiencies noted.

10. SinksGood Fair Poor Unk None

XObservations:• No deficiencies observed.• Thermal scan indicated no evidence of leakage.• Moisture meter test results all under 6%, indicating no leakage.


XObservations:• Thermal scan indicated no evidence of leakage.

12. ShowersGood Fair Poor Unk None

XObservations:• Shower head leaks.

13. Shower WallsGood Fair Poor Unk None

XObservations:• Ceramic tile noted.


XObservations:• No GFCI. Recommend installation of GFCI protected circuit.


XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.


Page 29 of 44

Hall Bathroom

16. A/CGood Fair Poor Unk None

XObservations:• Central heating and cooling noted in this room. At the time of theinspection, all appeared to be functioning and in serviceable condition.

1. LocationsLocations: Full bath • Hall near Guest bedroom.






XObservations:• Solid Surface tops noted.


XObservations:• No major system safety or function concerns noted at time of inspection.• Hollow wood doors.


XObservations:• No GFCI. Recommend installation of GFCI.


X

8. Exhaust FanGood Fair Poor Unk None

XObservations:• The bath fan was operated and no issues were found.


XMaterials: Ceramic tile is noted.Observations:• No indications of leaks or damage.

10. MirrorsGood Fair Poor Unk None

XObservations:• No safety or deficiency items noted.

• Mirror is old unit and some loss of finish is noted,


Page 30 of 44


XObservations:• No deficiencies noted.

No deficiencies noted.12. ShowersGood Fair Poor Unk None

XObservations:• functional• Faucet is loose in the wall.• Faucet is not flush to the wall, which may result in water penetration to theinterior structure and deterioration of the wall.• Shower head leaks.

Faucet is loose in the wall. Shower head leaks.13. Shower WallsGood Fair Poor Unk None

XObservations:• Ceramic tile noted.• Caulking needed around perimeter.


Page 31 of 44

Kitchen

14. Bath TubsGood Fair Poor Unk None

XObservations:• Tub• Stains observed.

15. EnclosureGood Fair Poor Unk None

XObservations:• The shower enclosure was functional at the time of the inspection.


XObservations:• No deficiencies observed.• Thermal scan indicated no evidence of leakage.• Moisture meter test results all under 6%, indicating no leakage.

17. ToiletsGood Fair Poor Unk None

Observations:• No deficiencies noted.• Thermal scan indicated no evidence of leakage.• Operated when tested. No deficiencies noted.• Moister meter slightly high around toilet, no indication of active leakage.

Thermal scan indicated no evidence of leakage.

Kitchens typically include a stove, dishwasher, sink, microwave and other appliances. I checked theavailable appliances for operation at the time of the inspection. No estimate is provided as to theircontinued serviceability.1. Refrigerator and Freezer.Good Fair Poor Unk None

XObservations:• Refrigerator operational, temperature 45 degrees. Recommend resetting to38.• Freezer operational. Temperature approximately 9 degrees. Recommendresetting to -3.


Page 32 of 44

2. Cook top conditionGood Fair Poor Unk None

XObservations:• Electric cook top noted.• This unit was tested and appeared serviceable at time of inspection.Inspection does not include calibration. A thermal scan (see photo) indicatesall burners are operational.

All burners heating.3. Oven & RangeGood Fair Poor Unk None

XObservations:• Oven(s): Electric• The upper and lower electric oven elements were tested at the time ofinspection and appeared to function properly. These can fail at anytimewithout warning. No warranty, guarantee, or certification is given as to futurefailures.

4. MicrowaveGood Fair Poor Unk None

X

5. DishwasherGood Fair Poor Unk None

XObservations:• operated




XObservations:• No discrepancies noted.


XObservations:• No GFCI in kitchen.


Page 33 of 44


X


XObservations:• Thermal scan indicated no evidence of leakage.


XObservations:• No deficiencies noted and thermal scan did not indicate any leaks.

No deficiencies noted and thermal scan did not indicate any leaks.12. Garbage DisposalGood Fair Poor Unk None

XObservations:• Operated - appeared functional at time of inspection.• You should not have a disposal with a septic system.

13. Vent ConditionGood Fair Poor Unk None

XMaterials: RecirculatingObservations:• No deficiencies noted.




XMaterials: Ceramic tile is noted.Observations:• No safety or deficiency items noted.


Page 34 of 44

Laundry


XMaterials: There are drywall ceilings noted.Observations:• Thermal scan did not indicate voids in insulation.


XMaterials: Drywall walls noted.

1. LocationsLocations: garage

2. Washer and DryerGood Fair Poor Unk None

XObservations:• Units cycled when tested, full operational test not conducted.

3. Dryer VentGood Fair Poor Unk None

XObservations:• The dryer vent has a damaged exterior cover.• The dryer vent does not extend to the exterior, exterior vent is damaged..

The dryer vent does not extend to the exterior.4. GFCIGood Fair Poor Unk None

XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.


XObservations:• No deficiencies noted.


Page 35 of 44

Garage 1. Roof ConditionGood Fair Poor Unk None

XMaterials: Roof inspected by walking on all planes of the roof. • Same asresidence, see roof section.Materials: Asphalt shingles noted.Observations:• See roof summary.

2. WallsGood Fair Poor Unk None

XObservations:• There are no firewalls present.• The common wall between the garage and home has damage. Firepotential to the home is at a greater risk. Recommend repairing or installingthe proper fire rated wall.


XMaterials: Sheet vinyl flooring is noted.Observations:• Normal wear and tear.

4. Rafters & CeilingGood Fair Poor Unk None

XObservations:• Same as the main house.• There were no major deficiencies of the roof structure at the time ofinspection.

5. Garage ElectricalGood Fair Poor Unk None

XObservations:• No GFCI protection present, suggest installing GFCI protected receptaclesfor safety.• One outlet with open ground, recommend repair.

6. Garage Door ConditionGood Fair Poor Unk None

XMaterials: One double car garage door, steel noted.Observations:• No deficiencies observed.• Eye beam and auto reverse tested, operational at time of inspection, nosafety deficiencies noted.

7. Garage Door PartsGood Fair Poor Unk None

XObservations:• The garage door appeared functional during the inspection.

8. Garage OpenerGood Fair Poor Unk None

XObservations:• Screw drive opener noted.• The garage door opener is functional, safety features are built in.

9. Safety FeaturesGood Fair Poor Unk None

XObservations:• Garage vehicle door auto reverse functioned properly at the time of theinspection.• Eye beam system present and operating.


Page 36 of 44

10. Exterior DoorGood Fair Poor Unk None

XObservations:• See exterior door section. Rot on door and frame.

11. Fire DoorGood Fair Poor Unk None

XObservations:• Garage-house door does not close automatically. This door is integral tothe fire wall/fire stop, and keeps exhaust fumes from the habitable space.Recommend installation of an automatic closure.


Page 37 of 44

Photos

Uniform tempature, no anomilies or wet spotsdetected. No hot air plume from ridge vent,

insulation blocked soffit vents.

The upper and lower electric oven elements weretested at the time of inspection and appeared to

function properly. These can fail at anytimewithout warning. No warranty, guarantee, or

certification is given as to future failures.

Freezer operational. Temperature approximately 9degrees. Recommend resetting to -3.

Water temperature observed to be: 120degree F.


Page 38 of 44

No deficiencies noted and thermal scan did notindicate any leaks.

Thermal scan of all registers did not reveal anyanomalies or indicate air leakage at the collars or

ductwork.

Air leak at front door, recommend new weatherstriping

A/C register, no leaks in system, good tempaturesplit.

Good tempature split, mbed closet. Thermal scan indicated no evidence of leakage.


Page 39 of 44

single strapping, back side. Deck attachment

data plate with age. There is an overhead service drop noted.

150 amp


Page 40 of 44

Recommendation: Insulate attic attic access.

Recommend periodic removal of pine needles toprolong valley metal and roof life.

Roof is relatively new. Estimated remaining usefullife is 20 to 25 years.

Automatic closure for rear patio door broken.


Page 41 of 44

Good installation Suggest caulking of all windows.

data plate with age. Well located nothwestportion of yard.


Page 42 of 44

Water treatment system noted. Located exteriornorthwall.

Pressure gauge inoperative.

Recommend sealing penetration at refrigerantlines.

Results of termite inspection. No major system safety or function concernsnoted at time of inspection at main panel box.


Page 43 of 44

Recommend white conductors used as linevoltage be labled with black tape at both ends.

Water heater hung from ceiling, over washerdryer. Consider moving to a floor location for

safety and maintenance.

Hall Bathroom

Mirror is old unit and some loss of finish is noted, Caulking needed around perimeter.


Page 44 of 44

No deficiencies noted. Moister meter slightly high around toilet, noindication of active leakage.

The closet door was missing.

Michael Newell Consulting - Amazon Web...

Documents

Transcript of Michael Newell Consulting - Amazon Web...