718 beech street columbia, md 21784 · 2016-02-10 · richard belliveau - md license 29495 718...

Richard Belliveau - MD License 29495

718 Beech StreetColumbia, MD 21784

JOSEPH JONES

Monday, February 1, 2016

Highland Home Inspections Inc.

P.O Box 156

Highland, MD 20777

301-854-3634

410-772-9332

[email protected]

www.hhinspect.com

February 1, 2016

Dear Joseph Jones,

RE: Report No. 6218, v.2718 Beech StreetColumbia, MD21784

Thanks very much for choosing us to perform your home inspection. The inspection itself and the attached report complywith the requirements of the Standards of Practice of the American Society of Home Inspectors (ASHI). This document,which is included in a link at the end of the Overview section of the report, defines the scope of a home inspection.

Clients sometimes assume that a home inspection will include many things that are beyond the scope of an inspection.We encourage you to read the Standards of Practice so that you clearly understand what things are included in the homeinspection and report.

The report has been prepared for you exclusively as our client; it is your property and should not be shared without yourexpress permission.

The report is effectively a snapshot of the house, recording the conditions on a given date and time. Home inspectorscannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection.

We find that contractors often have different interpretations of conditions, and may offer different recommendations thanthose provided in our report. If you receive advice that differs from ours, please contact us before undertaking any work.We cannot be responsible for improvements made to the home if we have not been contacted and afforded anopportunity to evaluate the situation before work begins.

Again, thanks very much for choosing us to perform your home inspection.

Sincerely,

Richard Belliveau - MD License 29495on behalf ofHighland Home Inspections Inc.

Highland Home Inspections Inc.P.O Box 156

Highland, MD 20777301-854-3634410-772-9332

OVERVIEW

The following Overview is a summary of the recommendations contained in the body of the report. These are importantissues for you to be aware of; however, there may be additional recommendations in the body of the report that alsoconcern you, so please read the entire report. Other significant improvements, outside the scope of this inspection, mayalso be necessary. Again, please refer to the body of this report for other recommendations.

For your convenience, the following conventions are used in this report:

MAJOR CONCERN: denotes a system or component which is considered significantly deficient or is unsafe. Significantdeficiencies need to be corrected and, except for some safety items, are likely to involve significant expense.

SAFETY ISSUE: denotes a condition that is unsafe and in need of prompt attention.

REPAIR or REPLACE: denotes a system or component which is broken, inoperative or damaged but is not a majorexpense or safety concern.

IMPROVE: denotes improvements which are recommended but not required.

MONITOR: denotes a system or component needing further investigation or monitoring in order to determine if repairsare necessary. It may also denote items that are reaching their normal life expectancy or show indications that they mayrequire repair or replacement some time in the near future.

We recommend that licensed professionals be used for repairs of any defects that are not cosmetic in nature. This isespecially important for the roofing, electrical, HVAC and plumbing systems. While some homeowners are very capable,it has been our experience that much work performed by non-professionals is poorly done and can even represent asafety concern.

Roofing

SLOPED ROOFING \ Asphalt shinglesCondition: Replacement Recommended: The shingles are in poor condition and, in my opinion, should be replaced.When re-roofing, I recommend the removal of the existing shingles, replacement of all flashings and the installation of aridge vent (if appropriate).Task: ReplaceTime: Major ConcernCost: $8,000 - $10,000

SLOPED ROOF FLASHINGS \ Roof/wall flashingsCondition: A ridge vent at the peak of the roof is loose. Loose ridge vents are vulnerable to being blown off in a storm.The ridge vent should be resecured and all of the nail heads should be caulked.Location: GarageTask: Repair

718 Beech Street, Columbia, MD February 1, 2016

Report No. 6218, v.2

Page 1 of 32

OVERVIEW ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

APPLIANCES FIREPLACES REFERENCE

OVERVIEW

Exterior

WALLS \ TrimCondition: Loose or missing trim should be resecured or replaced to eliminate bees and vermin from gaining accessbehind the trim and to reduce moisture infiltration.Location: Rear at first floor bay windowTask: Repair

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landingsCondition: Stairs secure?: I recommend improving the attachment of the stair stringers to the deck by using metalstrapping, metal hangers, carriage bolts or lag screws. The current attachment does not appear to be adequate.Task: ImproveTime: Safety Concern

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guardsCondition: Lattice was used for a portion of the deck rail. Lattice does not have the strength that a standard rail does (itshould be able to resist 200 lbs of lateral force). I recommend incorporating a stronger rail structure into the lattice sothat it complies with current standards for deck rails: the rail should be at least 36 inches high anywhere the deck is over2 feet above grade, and a 4 inch ball cannot be passed through any section of the rail.Task: ReplaceTime: Safety Concern

LANDSCAPING \ WalkwayCondition: A trip hazard was noted where the walkway has settled. I recommend repairing the sunken section forimproved safety.Location: FrontTask: Repair or ReplaceTime: Safety Concern

Structure

FOUNDATIONS \ FoundationCondition: Minor vertical cracks were observed in the foundation. This type and pattern of cracking is usually the resultof concrete shrinkage as it cures. Shrinkage cracks are very common and are not normally a structural concern. In thiscase however, given the nature of the crack or water infiltration that was noted, I recommend having the crack epoxyinjected. Also, see the Exterior and Interior sections for more details about avoiding moisture infiltration.Note: I observed 5 shrinkage cracks and one in the front wall was wet at the time of the inpsection.Task: Improve



Page 2 of 32



OVERVIEW

Electrical

DISTRIBUTION SYSTEM \ LightsCondition: A utility light fixture has no pull string and no switch. It is operated by screwing the bulb in and out. Thefixture should be replaced with one that has a pull string.Location: AtticTask: Repair or Replace

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: A ground fault circuit interrupter (GFCI) outlet is inoperative. This outlet should be replaced.Location: Kitchen (left of sink)Task: ReplaceTime: Safety Concern

Heating

GAS FURNACE \ Heat exchangerCondition: The furnace heat exchanger was observed to be cracked. This condition is a carbon monoxide safety risk. Alicensed service technician should be engaged immediately. In most cases, unless a warranty applies the furnace isreplaced rather than repaired.Task: ReplaceTime: Major ConcernCost: $6,000 - $8,000 including AC

CHIMNEY AND VENT \ FlueCondition: Chimney clearance: The metal chimney does not appear to be sufficiently clear from combustible materials.This situation should be repaired for improved fire safety.This would be best done when re-roofing.Task: RepairTime: Safety Concern

Cooling & Heat Pump

AIR CONDITIONING \ Life expectancyCondition: The air conditioning system is older and at or near the end of its expected life. It will require a higher level ofmaintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame for repairson any mechanical device is virtually impossible. If the compressor fails, or if breakdowns become chronic, replacing theentire system may be more cost-effective than continuing to undertake repairs. Given the age of the unit, I recommendthe purchase of a home owners warranty.Task: Further EvaluationTime: Major ConcernCost: $6,000 - $8,000 including furnace



Page 3 of 32



OVERVIEW

Insulation and Ventilation

ATTIC/ROOF \ InsulationCondition: The insulation in the attic should be evened out where it has been moved for the installation of ceiling fansand other work.Task: Improve

Plumbing

SUPPLY PLUMBING \ Supply piping in buildingCondition: A valve or supply pipe section is leaking. This leak should be repaired.The temporary repair is not leaking but this is not normally considered to be a permanent repair.Location: BasementTask: Repair

SUPPLY PLUMBING \ Pressure regulatorCondition: The water pressure of the supply plumbing system is somewhat low with multiple fixtures running. If desired,I recommend increasing the pressure at the reducing valve in the basement.It is possible that the pressure provided by the County is marginal. The showers dropped to no flow with the masterbathtub running.Task: Further Evaluation / Improve

WASTE PLUMBING \ Drain piping - installationCondition: The slope of the waste pipe may not be sufficient for proper drainage. Waste pipes should have a slope ofat least one quarter inch (1/4 inch) per foot. I recommend confirming that the slope is proper and repair if needed.Location: KitchenTask: Repair

FIXTURES AND FAUCETS \ Basin, sink and laundry tubCondition: The laundry tub should be secured to the floor or wall to prevent movement and the development of leaks.Task: Improve

FIXTURES AND FAUCETS \ FaucetCondition: The hot and cold are reversed at a faucet or fixture. I recommend correcting this.Location: Second Floor Hall BathtubTask: RepairTime: Safety Concern

FIXTURES AND FAUCETS \ ToiletCondition: The toilet is loose. It is possible that the toilet can simply be secured. However, a loose toilet can result in adistorted wax ring. For that reason, I recommend removing the toilet, checking for and repairing any damaged woodsubfloor (if the toilet is not on concrete) resulting from leakage, replacing the wax ring and resecuring the toilet. I did notobserve any leakage below the toilet during the inspection.Location: Second Floor Hall BathroomTask: Repair



Page 4 of 32



OVERVIEW

Interior

WINDOWS \ Storms and screensCondition: Some window screens were missing or removed. The owner should be consulted regarding any screens thatmay be in storage.Task: Monitor

DOORS \ Doors and framesCondition: The door does not shut and/or latch properly. The door should be trimmed if necessary, or the hinges andstriker plate hardware should be adjusted so that the door shuts and latches.Location: Rear right and rear center bedroomsTask: Improve

BASEMENT \ LeakageCondition: Evidence of moisture penetration was observed. Elevated moisture levels were detected when measuredwith a moisture meter. It should be understood that it is impossible to predict the severity or frequency of moisturepenetration on a one-time visit to a home. Virtually all basements exhibit signs of moisture penetration and virtually allbasements will indeed leak at some point in time. The visible evidence is not unusual for a home of this age, constructionand location. Further monitoring of the foundation will be required to determine what improvements, if any, will berequired. Basement leakage rarely affects the structural integrity of a home. The vast majority of basement leakageproblems are the result of insufficient control of storm water at the surface. The ground around the house should besloped to encourage water to flow away from the foundations. Gutters and downspouts should act to collect roof waterand drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that areclogged or broken below grade level, or that discharge too close to the foundation are the most common source ofbasement leakage. Please refer to the Roofing and Exterior sections of the report for more information. In the event thatbasement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step.Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation ofdrainage tiles should be a last resort. In some cases, however, it is necessary.Location: At foundation crack(s)Task: Repair

Appliances

RANGE \ GeneralCondition: The anti-tip device for the range has not been installed or it is not working properly. This is a metal bracketthat attaches to the floor or wall which keeps the range from tilting forward in the event that a child sits or stands on theopen door. I recommend having the bracket installed or adjusted to hold properly.Task: RepairTime: Safety Concern



Page 5 of 32



OVERVIEW

Fireplaces / Wood Stoves

GeneralLevel 2 inspections: The National Fire Protection Association (NFPA) recommends, in its latest publication (NFPA 211),

that a Level 2 inspection be conducted upon the sale or transfer of a property. A Level 2 inspection is a more thoroughinspection than we were able to conduct and includes a visual inspection by video scanning or other means in order toexamine the internal surfaces and joints of all flue liners incorporated within the chimney. In addition to any otherrecommendations that may be included in this report, given the limitations of our inspection and the inherent riskassociated with any fireplace and chimney, we recommend that a Level 2 inspection be conducted by a CSIA certifiedinspector.Task: Further Evaluation

FIREPLACE \ ChimneyCondition: Metal cap rusting: The metal cover for the chimney is rusting because it is steel. I recommend painting thetop with a rust inhibitive paint to prevent further corrosion and to improve its appearance. The flue should also becaulked where it penetrates the cover.Task: Improve

Condition: Flue not visible: Be advised that I was unable to view the entire flue because it takes a bend. I cannotcomment on the portion of flue that I could not see. If this concerns you, I recommend having the flue inspected by aqualified chimney sweep.Task: Further Evaluation

THE SCOPE OF THE INSPECTION

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in theLimitations of Inspection sections within this report.

It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvementswill be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not beconsidered a guarantee or warranty of any kind. The Annotated Code of Maryland requires the following disclosure:

An inspection is intended to assist in the evaluation of the overall condition of a building. The inspection is based onobservation of the visible and apparent condition of the building and its components on the date of the inspection;

The results of this home inspection are not intended to make any representation regarding latent or concealed defectsthat may exist, and no warranty or guaranty is expressed or implied;

If your home inspector is not a licensed structural engineer or other professional whose license authorizes the renderingof an opinion as to structural integrity of a building or the condition of its components or systems, you may wish to seekthe professional opinion of a licensed structural engineer or other professional regarding any possible defects or otherobservations set forth in this report;

Only home inspections performed by Maryland licensed home inspectors will be recognized by the buyer as a valid homeinspection under a real estate contract.



Page 6 of 32



OVERVIEW

The licensee shall give the person or the person's representative the report by the date set in a written agreement by theparties to the home inspection; or within 7 business days after the home inspection was performed, if no date was set ina written agreement by the parties to the home inspection.

Any limitation of the liability of the licensee for any damages resulting from the report on the home inspection shall beagreed to in writing by the parties to the home inspection prior to the performance of the home inspection.

Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

ASHI Standards of Practice



Page 7 of 32



http://www.ashi.org/inspectors/standards/standards.asp

ROOFING

Description

Sloped roofing material: Asphalt shingles

Sloped roof flashing material: Metal

Limitations

Roof inspection limited/prevented by: As we have discussed and as described in your inspection contract, this is avisual inspection limited in scope by (but not restricted to) the following conditions:Not all of the underside of the roof sheathing is inspected for evidence of leaks.Evidence of prior leaks may be disguised by interior finishes.Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage candevelop at any time and may depend on rain intensity, wind direction, ice build up, and other factors.Antennae, chimney/flue interiors which are not readily accessible are not inspected and could require repair.Roof inspection may be limited by access, condition, weather, or other safety concerns.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

Inspection performed: By walking on roof

Recommendations

SLOPED ROOFING \ Asphalt shingles1. Condition: Replacement Recommended: The shingles are in poor condition and, in my opinion, should be replaced.When re-roofing, I recommend the removal of the existing shingles, replacement of all flashings and the installation of aridge vent (if appropriate).Task: ReplaceTime: Major ConcernCost: $8,000 - $10,000



Page 8 of 32



https://www.discoverhorizon.com/hrb/HHRB.aspx?id=9&DROPDOWN=240

ROOFING

SLOPED ROOF FLASHINGS \ Roof/wall flashings2. Condition: A ridge vent at the peak of the roof is loose. Loose ridge vents are vulnerable to being blown off in astorm. The ridge vent should be resecured and all of the nail heads should be caulked.Location: GarageTask: Repair



Page 9 of 32



EXTERIOR

Description

Gutter & downspout material: Aluminum

Downspout discharge: Below grade Above grade

Lot slope: Away from building

Wall surfaces - masonry: Brick

Wall surfaces: Vinyl siding

Soffit and fascia: Vinyl and/or Aluminum Facias and Soffits

Retaining wall: Wood

Driveway: Asphalt

Walkway: Concrete

Deck: Raised Pressure-treated wood

Patio: Not Visible (Snow Covered)

Patio: Concrete

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:A representative sample of exterior components was inspected rather than every occurrence of components.The inspection does not include an assessment of geological, geotechnical, or hydrological conditions, or environmentalhazards.Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities, outbuildings, seawalls,break-walls, docks, erosion control and earth stabilization measures are not inspected unless specifically agreed-uponand documented in this report.


Recommendations

WALLS \ Trim3. Condition: Loose or missing trim should be resecured or replaced to eliminate bees and vermin from gaining accessbehind the trim and to reduce moisture infiltration.Location: Rear at first floor bay windowTask: Repair



Page 10 of 32










EXTERIOR

EXTERIOR GLASS \ General4. Condition: Andersen sills maintenance: The ends of the sills for the windows are not very well protected with paint.This is a problem that is unique to Andersen windows. All of the window sill edges should be painted or caulked toprotect them from rot.Task: Improve

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Steps and landings5. Condition: Stairs secure?: I recommend improving the attachment of the stair stringers to the deck by using metalstrapping, metal hangers, carriage bolts or lag screws. The current attachment does not appear to be adequate.Task: ImproveTime: Safety Concern



Page 11 of 32



EXTERIOR

PORCHES, DECKS, STEPS, PATIOS AND BALCONIES \ Handrails and guards6. Condition: Lattice was used for a portion of the deck rail. Lattice does not have the strength that a standard raildoes (it should be able to resist 200 lbs of lateral force). I recommend incorporating a stronger rail structure into thelattice so that it complies with current standards for deck rails: the rail should be at least 36 inches high anywhere thedeck is over 2 feet above grade, and a 4 inch ball cannot be passed through any section of the rail.Task: ReplaceTime: Safety Concern

LANDSCAPING \ Driveway7. Condition: The driveway has settled and cracked and is generally poor condition. Persisting movement ordeterioration may result in the need for eventual replacement.Task: Monitor



Page 12 of 32



EXTERIOR

LANDSCAPING \ Walkway8. Condition: A trip hazard was noted where the walkway has settled. I recommend repairing the sunken section forimproved safety.Location: FrontTask: Repair or ReplaceTime: Safety Concern



Page 13 of 32



STRUCTURE

Description

Configuration: Basement

Foundation material: Poured concrete

Floor construction: Joists

Exterior wall construction: Wood frame, brick and vinyl

Roof and ceiling framing: Trusses OSB (Oriented Strand Board) sheathing

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:Structural components concealed behind finished surfaces could not be inspected.Only a representative sampling of visible structural components were inspected.Furniture and/or storage restricted access to some structural components.Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity are not part of ahome inspection.


WE RECOMMEND THAT ALL NON-COSMETIC REPAIRS BE PERFORMED BY A LICENSED CONTRACTOR

Inspection limited/prevented by: Significant amounts of storage in the garage prohibited access to most of theperimeter. It would be good to have the garage inspected once the storage has been removed.

Attic/roof space: Entered Attic



Page 14 of 32








STRUCTURE

Recommendations

FOUNDATIONS \ Foundation9. Condition: Minor vertical cracks were observed in the foundation. This type and pattern of cracking is usually theresult of concrete shrinkage as it cures. Shrinkage cracks are very common and are not normally a structural concern. Inthis case however, given the nature of the crack or water infiltration that was noted, I recommend having the crack epoxyinjected. Also, see the Exterior and Interior sections for more details about avoiding moisture infiltration.Note: I observed 5 shrinkage cracks and one in the front wall was wet at the time of the inpsection.Task: Improve



Page 15 of 32



ELECTRICAL

Description

Service entrance cable and location: Underground aluminum

Service size: 200 Amps (240 Volts)

Main disconnect/service box rating: 200 Amps

System grounding material and type: Copper - Termination not visible

Distribution panel rating: 200 Amps

Distribution panel type and location: Breakers - Garage

Distribution wire material and type: Non-Metallic Cable "Romex"

Circuit interrupters: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - Present

Smoke detectors: Present

Carbon monoxide (CO) detectors: None noted

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:Electrical components concealed behind finished surfaces are not inspected.Only a representative sampling of outlets and light fixtures were tested.Furniture and/or storage restricted access to some electrical components which may not be inspected.The inspection does not include remote control devices, alarm systems and components, low voltage wiring, systems,and components, ancillary wiring, systems, and other components which are not part of the primary electrical powerdistribution system.




Page 16 of 32







https://www.discoverhorizon.com/hrb/article.aspx?ASKID=566&DROPDOWN=8021

ELECTRICAL


Recommendations

DISTRIBUTION SYSTEM \ Lights10. Condition: A utility light fixture has no pull string and no switch. It is operated by screwing the bulb in and out. Thefixture should be replaced with one that has a pull string.Location: AtticTask: Repair or Replace

DISTRIBUTION SYSTEM \ Outlets (receptacles)11. Condition: A ground fault circuit interrupter (GFCI) outlet is inoperative. This outlet should be replaced.Location: Kitchen (left of sink)Task: ReplaceTime: Safety Concern

DISTRIBUTION SYSTEM \ Smoke detectors12. Condition: Smoke detector standards have changed many times since they were first introduced into residentialconstruction. If your home is not brand new then it is possible that it does not comply with the most up to date standards.Also, studies have shown that smoke detectors do not typically last longer than about 10 years. Please be proactiveabout reviewing the material in the NFPA link and making sure your home has a sufficient complement of smokedetectors.



Page 17 of 32



http://www.nfpa.org/safety-information/for-consumers/fire-and-safety-equipment/smoke-alarms

HEATING

Description

Fuel/energy source: Gas

System type: Furnace

Heat distribution: Ducts and registers

Approximate capacity: 100,000 BTU/hr

Approximate age: 25 years

Main fuel shut off at: Meter

Exhaust pipe (vent connector): Double wall Galvanized steel

Humidifiers: Duct mounted bypass humidifer

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:The adequacy of heat supply or distribution balance is not inspected.The interior of flues or chimneys which are not readily accessible are not inspected.The furnace heat exchanger, humidifier, or dehumidifier, and electronic air filters are not inspected.Solar space heating equipment/systems are not inspected.



Recommendations

GAS FURNACE \ Heat exchanger13. Condition: The furnace heat exchanger was observed to be cracked. This condition is a carbon monoxide safetyrisk. A licensed service technician should be engaged immediately. In most cases, unless a warranty applies the furnaceis replaced rather than repaired.Task: ReplaceTime: Major ConcernCost: $6,000 - $8,000 including AC



Page 18 of 32









HEATING

CHIMNEY AND VENT \ Flue14. Condition: Chimney clearance: The metal chimney does not appear to be sufficiently clear from combustiblematerials. This situation should be repaired for improved fire safety.This would be best done when re-roofing.Task: RepairTime: Safety Concern



Page 19 of 32



COOLING & HEAT PUMP

Description

Air conditioning type:Air cooled

Cooling capacity: 3 Tons

Compressor approximate age: 25 years

Typical life expectancy: 12 to15 years

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:Window mounted air conditioning units are not inspected.The cooling supply adequacy or distribution balance are not inspected.The air conditioning system may not have been tested if the outdoor temperature was below 60 degrees F.



Inspection limited/prevented by: I was unable to run the air conditioner(s) because the outdoor temperature wasbelow 60-65 degrees F. I recommend checking it as soon as the weather permits. If you are concerned about this, Irecommend having it serviced by a qualified HVAC technician.

Inspection limited/prevented by: Low outdoor temperature



Page 20 of 32




COOLING & HEAT PUMP

Recommendations

AIR CONDITIONING \ Life expectancy15. Condition: The air conditioning system is older and at or near the end of its expected life. It will require a higherlevel of maintenance, and may be more prone to major component breakdown. Predicting the frequency or time frame forrepairs on any mechanical device is virtually impossible. If the compressor fails, or if breakdowns become chronic,replacing the entire system may be more cost-effective than continuing to undertake repairs. Given the age of the unit, Irecommend the purchase of a home owners warranty.Task: Further EvaluationTime: Major ConcernCost: $6,000 - $8,000 including furnace



Page 21 of 32



INSULATION AND VENTILATION

Description

Attic/roof insulation amount/value: R-20-30

Attic/roof ventilation: Ridge and Soffit Vents

Attic/roof air/vapor barrier: Not visible

Wall insulation material: Not determined Not visible

Wall insulation amount/value: Not determined

Wall air/vapor barrier: Not determined

Foundation wall insulation material: Glass fiber

Floor above basement/crawlspace insulation material: Not determined

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriers are notdisturbed and no destructive tests (such as cutting openings in walls to look for insulation) are performed.Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot be positivelyidentified without a detailed inspection and laboratory analysis. This is beyond the scope of the inspection.An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussed in this or aseparate report.Any estimates of insulation R values or depths are rough average values.


Recommendations

RECOMMENDATIONS \ Overview16. Condition: If your home was not built within the past 2-3 years, then the insulation package is likely not up to thelatest industry standards. Improving the insulation and air sealing in your home is a great way to save money, but it isimportant to make improvements correctly. Incorrect applications of insulation and vapor barriers can create moistureproblems. I recommend consulting a qualified contractor to advise on the most cost effective improvements for yourhome.

ATTIC/ROOF \ Insulation17. Condition: The insulation in the attic should be evened out where it has been moved for the installation of ceilingfans and other work.Task: Improve



Page 22 of 32





http://energy.gov/energysaver/articles/adding-insulation-existing-home

INSULATION AND VENTILATION718 Beech Street, Columbia, MD February 1, 2016


Page 23 of 32



PLUMBING

Description

Water supply source: Public

Service piping into building: Copper

Supply piping in building: CPVC (Chlorinated PolyVinylChloride)

Main water shut off valve at the: Front of the basement

Water flow and pressure: Functional

Water heater fuel/energy source: Gas

Tank capacity: 50 gallons

Water heater approximate age: 5 years

Typical life expectancy: 8 to 12 years

Waste disposal system: Public

Waste and vent piping in building: PVC plastic

Pumps: Sump pump

Gas piping: Steel

Main fuel shut off valve at the: Gas meter

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions:Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below the structure, or beneaththe ground surface are not inspected.Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or a separate report.Interiors of flues or chimneys which are not readily accessible are not inspected.Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private waste disposal systems arenot inspected unless explicitly contracted-for and discussed in this or a separate report.Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.


Recommendations

SUPPLY PLUMBING \ Supply piping in building18. Condition: A valve or supply pipe section is leaking. This leak should be repaired.The temporary repair is not leaking but this is not normally considered to be a permanent repair.Location: BasementTask: Repair



Page 24 of 32









PLUMBING

SUPPLY PLUMBING \ Pressure regulator19. Condition: The water pressure of the supply plumbing system is somewhat low with multiple fixtures running. Ifdesired, I recommend increasing the pressure at the reducing valve in the basement.It is possible that the pressure provided by the County is marginal. The showers dropped to no flow with the masterbathtub running.Task: Further Evaluation / Improve

WASTE PLUMBING \ Drain piping - installation20. Condition: The slope of the waste pipe may not be sufficient for proper drainage. Waste pipes should have a slopeof at least one quarter inch (1/4 inch) per foot. I recommend confirming that the slope is proper and repair if needed.Location: KitchenTask: Repair

FIXTURES AND FAUCETS \ Basin, sink and laundry tub21. Condition: The laundry tub should be secured to the floor or wall to prevent movement and the development of



Page 25 of 32



PLUMBING

leaks.Task: Improve

FIXTURES AND FAUCETS \ Faucet22. Condition: The hot and cold are reversed at a faucet or fixture. I recommend correcting this.Location: Second Floor Hall BathtubTask: RepairTime: Safety Concern

FIXTURES AND FAUCETS \ Toilet23. Condition: The toilet is loose. It is possible that the toilet can simply be secured. However, a loose toilet can resultin a distorted wax ring. For that reason, I recommend removing the toilet, checking for and repairing any damaged woodsubfloor (if the toilet is not on concrete) resulting from leakage, replacing the wax ring and resecuring the toilet. I did notobserve any leakage below the toilet during the inspection.Location: Second Floor Hall BathroomTask: Repair



Page 26 of 32



INTERIOR

Description

Major floor finishes: Carpet Laminate Ceramic

Major wall and ceiling finishes: Gypsum board

Windows: Single/double hung

Glazing: Double

Exterior doors - type/material: Hinged

Evidence of basement leakage: Dampness

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditionsFurniture, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.Carpeting, window treatments, central vacuum systems, household appliances, recreational facilities, paint, wallpaper,and other finish treatments are not inspected.


Recommendations

WINDOWS \ Storms and screens24. Condition: Some window screens were missing or removed. The owner should be consulted regarding any screensthat may be in storage.Task: Monitor

DOORS \ Doors and frames25. Condition: The door does not shut and/or latch properly. The door should be trimmed if necessary, or the hingesand striker plate hardware should be adjusted so that the door shuts and latches.Location: Rear right and rear center bedroomsTask: Improve

STAIRS \ Handrails26. Condition: A guard railing is loose and should be secured.Location: Family RoomTask: Improve



Page 27 of 32









INTERIOR

BASEMENT \ Leakage27. Condition: Evidence of moisture penetration was observed. Elevated moisture levels were detected whenmeasured with a moisture meter. It should be understood that it is impossible to predict the severity or frequency ofmoisture penetration on a one-time visit to a home. Virtually all basements exhibit signs of moisture penetration andvirtually all basements will indeed leak at some point in time. The visible evidence is not unusual for a home of this age,construction and location. Further monitoring of the foundation will be required to determine what improvements, if any,will be required. Basement leakage rarely affects the structural integrity of a home. The vast majority of basementleakage problems are the result of insufficient control of storm water at the surface. The ground around the house shouldbe sloped to encourage water to flow away from the foundations. Gutters and downspouts should act to collect roof waterand drain the water at least five (5) feet from the foundation or into a functional storm sewer. Downspouts that areclogged or broken below grade level, or that discharge too close to the foundation are the most common source ofbasement leakage. Please refer to the Roofing and Exterior sections of the report for more information. In the event thatbasement leakage problems are experienced, lot and roof drainage improvements should be undertaken as a first step.Please beware of contractors who recommend expensive solutions. Excavation, damp-proofing and/or the installation ofdrainage tiles should be a last resort. In some cases, however, it is necessary.Location: At foundation crack(s)Task: Repair



Page 28 of 32



APPLIANCES

Description

Range: Electric

Exhaust fan: Recirculating type

Refrigerator: Tested

Refrigerator: Ice maker

Dishwasher: Built-in

Waste disposal: Tested

Washer and dryer: Top-loading washer Electric dryer

Doorbell: Wired type

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditionsThermostats, timers and other specialized features and controls are not tested.The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances isoutside the scope of this inspection.


Recommendations

RANGE \ General28. Condition: The anti-tip device for the range has not been installed or it is not working properly. This is a metalbracket that attaches to the floor or wall which keeps the range from tilting forward in the event that a child sits or standson the open door. I recommend having the bracket installed or adjusted to hold properly.Task: RepairTime: Safety Concern



Page 29 of 32



FIREPLACES / WOOD STOVES

Description

Fireplaces: Metal Pre-Fab

Vents, Flues, Chimneys: Multi-Wall Metal Flue

Limitations

General: As we have discussed and as described in your inspection contract, this is a visual inspection limited in scopeby (but not restricted to) the following conditions

The interiors of flues or chimneys are not inspected.Firescreens, fireplace doors, appliance gaskets and seals, automatic fuel feed devices, mantles and fireplace surrounds,combustion make-up air devices, and heat distribution assists (gravity or fan-assisted) are not inspected.The inspection does not involve igniting or extinguishing fires nor the determination of draft.Fireplace inserts, stoves, or firebox contents are not moved.


Recommendations

General29. Level 2 inspections: The National Fire Protection Association (NFPA) recommends, in its latest publication (NFPA211), that a Level 2 inspection be conducted upon the sale or transfer of a property. A Level 2 inspection is a morethorough inspection than we were able to conduct and includes a visual inspection by video scanning or other means inorder to examine the internal surfaces and joints of all flue liners incorporated within the chimney. In addition to anyother recommendations that may be included in this report, given the limitations of our inspection and the inherent riskassociated with any fireplace and chimney, we recommend that a Level 2 inspection be conducted by a CSIA certifiedinspector.Task: Further Evaluation

30. The glass doors on the fireplace do not work very well and should be adjusted and lubricated.Task: Improve

FIREPLACE \ Chimney31. Condition: Metal cap rusting: The metal cover for the chimney is rusting because it is steel. I recommend paintingthe top with a rust inhibitive paint to prevent further corrosion and to improve its appearance. The flue should also becaulked where it penetrates the cover.Task: Improve

32. Condition: Flue not visible: Be advised that I was unable to view the entire flue because it takes a bend. I cannotcomment on the portion of flue that I could not see. If this concerns you, I recommend having the flue inspected by aqualified chimney sweep.Task: Further Evaluation

FIREPLACE \ Pre-Fab/Gas Fireplace33. Condition: Pre-fab cracked, monitor: A panel of the pre-fab fireplace has a crack in it. The crack is still small



Page 30 of 32



FIREPLACES / WOOD STOVES

enough where repair is not necessary; there is metal behind the cracked panel. If the crack becomes larger, Irecommend replacing the panel or patching it with refractory cement.Task: Monitor

END OF REPORT



Page 31 of 32



REFERENCE LIBRARY

The links below connect you to a series of documents that will help you understand your home and how it works. Theseare in addition to links attached to specific items in the report.

Click on any link to read about that system.

01. ROOFING, FLASHINGS AND CHIMNEYS

02. EXTERIOR

03. STRUCTURE

04. ELECTRICAL

05. HEATING

06. COOLING/HEAT PUMPS

07. INSULATION

08. PLUMBING

09. INTERIOR

10. APPLIANCES

11. LIFE CYCLES AND COSTS

12. SUPPLEMENTARY

Asbestos

Radon

Urea Formaldehyde Foam Insulation (UFFI)

Lead

Carbon Monoxide

Mold

Household Pests

Termites and Carpenter Ants

13. HOME SET-UP AND MAINTENANCE

14. MORE ABOUT HOME INSPECTIONS



Page 32 of 32



https://hcloud.blob.core.windows.net/hrbpdfs/HRB_1_Roofing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_2_Exterior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_3_Structure_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_4_Electrical_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_5_Heating_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_6_Cooling_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_7_Insulation_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_8_Plumbing_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_9_Interior_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_10_Appliances_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_11_Life_Cycles_2013.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_12_Supplementary_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_13_Maintenance_2011.pdf

https://hcloud.blob.core.windows.net/hrbpdfs/HRB_14_Appendix_A_2011.pdf

718 beech street columbia, md 21784 · 2016-02-10 · richard belliveau - md license 29495 718...

Documents