richard cummings 14517 sedona dr. richard cummings … · 2020. 6. 2. · richard cummings 14517...

Richard Cummings

14517 Sedona Dr.

Oklahoma City, OK 73142

RICHARD CUMMINGS

Monday, June 22, 2020

Cornerstone Residential Inspections, LLC

14517 Sedona Drive

Oklahoma City, OK 73142

405-808-3600

Okla. Lic.# 1038

[email protected]

www.csinspect.com

May 25, 2020

Dear Richard Cummings,

RE: Report No. 2029, v.214517 Sedona Dr.Oklahoma City, OK73142

Here is your Inspection Report and again thank you for allowing me to do your inspection, I hope you find the report bothuseful and informative.

The purpose of the home inspection and subsequent report is to assist you in making an informed decision about yourpotential purchase. My primary focus is on significant deficiencies by paying particular attention to those components thatare expensive to fix, replace or that may present a safety issue.

During the course of the inspection, issues of lesser significance may be uncovered and they will be documented as well.However, please do not misinterpret this as an exhaustive list of all minor defects as that is not the intent of a homeinspection.

Components and/ or Systems listed in the "System or Component Description" section have been inspected and arefunctioning as intended. Deficiencies or concerns will be noted in the "Findings and Recommendations" section as willany component that may be functional but is clearly near the end of its life cycle.

It is especially important that you read the report in its entirety and contact me if you have questions or need any furtherclarification.

Sincerely,

Richard Cummingson behalf ofCornerstone Residential Inspections, LLC

Cornerstone Residential Inspections,LLC

14517 Sedona DriveOklahoma City, OK 73142

405-808-3600Okla. Lic.# 1038

AGREEMENT

PARTIES TO THE AGREEMENT

CompanyCornerstone ResidentialInspections, LLC14517 Sedona DriveOklahoma City, OK 73142

ClientRichard Cummings

Total Fee: $350.00

This is an agreement between Richard Cummings and Cornerstone Residential Inspections, LLC.

LIMITATIONS AND EXCLUSIONS OF THE HOME INSPECTION AND REPORTCLIENT AND COMPANY (Company is also defined to include any and all inspectors who perform the contracted-forinspections as an employee or independent contractor of the Company) agree to the following terms and conditions:

1. Client Attendance and Permission to Access Subject Property: The Client acknowledges that Client and/or anyauthorized representative has been encouraged to attend and participate in the inspection and recognizes that failure todo so may result in less than a complete understanding of the findings. The Client further acknowledges that suchparticipation is at the Clients own risk. The Client warrants that permission has been secured for the Company to enterand inspect the Subject Property.

2. Standards of Practice: The scope of this inspection is defined and limited by the standards, limitations, exceptions, andexclusions as contained in the Oklahoma Construction Industries Board Home Inspection Industry Regulations, OAC158:70-1-1, et seq. (OK SoP) and this Pre-Inspection Agreement. Home inspections performed in accordance with thesestandards of practice are intended to provide the client with information regarding the condition of the systems andcomponents at the time of the inspection. Inspections performed in accordance with these standards are not required tobe technically exhaustive and will not identify concealed conditions or latent defects.

3. Definitions and Purpose of the Inspection: Home Inspection means a visual examination of any or all of the readilyaccessible physical real property and improvements to real property consisting of four or fewer dwelling units, includingstructural, lot drainage, roof, electrical, plumbing, heating and air conditioning and such other areas of concern as arespecified in writing to determine if performance is as intended in accordance with the OK SoP using normal operatingcontrols and only opening readily accessible and openable access panels and are limited to the apparent condition of theBuilding on the date of the inspection. Defect means a condition, malfunction or problem, which is not decorative orcosmetic, that would have a materially adverse effect on the value of a system or component or would impair the healthor safety of the occupants or client.

4) Audio/ Video: The recording of the Inspection by any person is prohibited without the prior written consent of Inspector.The Inspector reserves the right to terminate the Inspection and refund the Client's payment for any reason at any timeprior to delivering the Inspection Report to Client.

5) Under This Agreement, The Following Are Specifically Excluded From This Inspection And The Company Is NotRequired To (A) perform any action or make any determination unless specifically stated in the OK SoP, except as maybe required by lawful authority; nor comment on compliance with zoning or code requirements, permit research, anopinion regarding the condition of title, compliance with restrictive covenants, proper system or component installation orsystem or component recalls, repair cost estimates or building value appraisal; (B) perform or comment on any structural,geological, soil, hydrological stability, surveys, flood plain certification or environmental or engineering analyses or tests;(C) determine the suitability of the property for any specialized use or compliance with any regulatory requirements; (D)comment on subjective adverse conditions that may affect the Property's desirability including but not limited to noise,

Report No. 2029, v.2

14517 Sedona Dr., Oklahoma City, OK June 22, 2020

Knowledge is the Cornerstone of Informed Decisions

AGREEMENT

railroads, airports, airplane routes, property boundaries, easements or rights-of-way, neighborhood crimes statistics,demographics and adjoining property uses; (E) comment on any other unique or technically complex systems orcomponents, determine the remaining life of any system or component, adequacy, efficiency or operating costs of anysystem or component; (F) determine the strength, adequacy, effectiveness, efficiency or insurability of any system orcomponent; (G) determine the condition of systems or components which are not readily accessible; (H) determine thecauses of any condition or defect, or the methods or materials to be used for such repair or correction; (I) determinefuture conditions including, but not limited to, failure of systems and components; (J) determine the presence either onthe exterior or interior of potentially hazardous plants, insects or animals including, but not limited to, wood destroyingorganisms, mold, spores, mildew, fungi or diseases harmful to humans. Inspect for termites or other wood-destroyinginsects or organisms, pests, rodents, dry-rot or fungal growth, and any damage relating to any of the preceding;determine the presence of any environmental hazards including, but not limited to, toxins, carcinogens and contaminantsin soil, water, or air; this includes building materials that are now suspected of posing a risk to health such asphenol-formaldehyde and urea-formaldehyde based insulation, fiberglass insulation and vermiculite insulation, asbestosroofing, siding, wall, ceiling or floor finishes, insulation or fireproofing, lead paint, toxic or flammable chemicals, PCB's orother toxins, Radon Gas, past use of insecticides, fungicides, herbicides or pesticides, past use of chemical termitetreatments in or around the property or other environmental health hazards such as electromagnetic fields or theproximity to toxic waste sites, irritants, odors, pollutants, contaminants, or toxic materials in or around the building.TheCompany is not required to determine whether any system or component of the Subject Property has been affected bythe illegal manufacture, distribution, storage, possession or sale of any illicit drugs, products or by-products, including,but not limited to, methamphetamines, and including any and all chemicals, tools, household fixtures or appliances usedto facilitate such illegal activities; (K) identify the presence of or determine the effectiveness of any system installed ormethods utilized to control or remove any suspected hazardous substances; (L) determine the acoustical properties ofany system or component; (M) perform engineering or architectural services or perform work in any trade or professionalservice other than home inspections; (N) provide warranties or guarantees of any kind; (O) operate any system orcomponent which is shut down or otherwise inoperable or turn on any utility services; (P) operate any system orcomponent which does not respond to normal operating controls, or shut-off valves; (Q) enter any area in which in theopinion of the inspector, is not readily accessible or likely to be dangerous to the inspector or other persons or maydamage the property or its systems or components; (R) inspect or determine the presents of or integrity of undergroundsystems or components, including, but not limited to, main drain lines connecting to sewers, water lines, gas lines,electrical lines and underground storage tanks of any kind or other underground indications of their presence whetherabandoned or active; (S) inspect systems or components which are not installed, decorative items, systems orcomponents located in areas that are not entered in accordance with these Standards, detached structures other thangarages and carports, or common elements and areas in multi-unit housing; (T) move suspended ceiling tiles, personalproperty, furniture, equipment, plants, soil, snow, ice, or debris; (U) dismantle any system or component, except asexplicitly required by the OK SoP; (V) light any standing gas pilot light that does not have a spark-igniter, including butnot limited to heating systems, water heaters and fireplaces; (W) The Company is not required to inspect: timers, clocks,thermostats, safety devices, lawn sprinklers, detached structures, fencing, automatic gates, low voltage wiring orcomponents, radiant heat system performance, security systems, solar water heating components, freezers or similarstorage compartments, elevators, dumbwaiters and/or lifts of any type, air ducts, air filtration systems and standpipes,acoustical properties and/or soundproofing, central air cooling systems (when outside air temperature is below 65degrees F), wells, drainage systems, sewage or septic systems, humidifiers, water softeners or purifiers, radiant or solarheating systems, lawn sprinkler systems, pools, spas, hot tubs, saunas, steam baths, fountains and all related systemsand components, including but not limited to underground plumbing, backflow prevention and cross connection devices,central vacuum systems, free-standing appliances, window air conditioning units, gas appliances such as fire pits,barbecues, heaters/ lamps, Main Gas Shut-off, gas leaks, furnace or forced air furnace heat exchangers, carbonmonoxide testing, interiors of: furnace, gas appliances, stoves and chimney flues, utilities not turned on or service panelsthat are blocked, seismic safety, security or fire safety systems, smoke detectors (hard wired or battery operated),security bars and other safety equipment.




AGREEMENT

6) Inspection Report: The Inspector will provide Client an Inspection Report which shall report: (A) those systems andcomponents inspected, which in the professional opinion of the inspector, are in normal working order; (B) those systemsand components inspected which, in the professional opinion of the inspector, are not in normal working order and thereason, if not self-evident; (C) those systems and components inspected which, in the professional opinion of theinspector, could impair the safety of the occupants or client and the reason, if not self-evident; (D) the inspector'srecommendations to have corrected, further evaluated or monitored any reported condition or defect; and, (E) anysystems and components designated for inspection in the OK SoP which were present at the time of the HomeInspection but were not inspected and the reason they were not inspected. No report shall be provided unless and untilthe inspector receives both payment in full for services provided and an executed Agreement by the Client. The inspectorreserves the right to modify or amend the Inspection Report for a period of 72 hours after the report is delivered to theClient. Inspector agrees to notify the Client by e-mail and/ or telephone of the reason for the modification and shall deliveran amended Report within 5 days after a notice is delivered to the Client. Client agrees that the Inspection Report shallnot be complete until such time as the modification is received or 5 days after the Inspector's notice, whichever occursfirst.

7) Disclaimer of Warranty: The Client understands that the inspection and report do not, in any way, constitute aguarantee, warranty of merchantability or fitness for a particular purpose, express or implied warranty, or an insurancepolicy. Additionally, neither the inspection nor inspection report is a substitute for any real estate transfer disclosures thatmay be required by law.

8) Notice of Claims: The Client agrees that any claim for failure of the Company to fulfill its obligations under thisAgreement shall be made in writing to the Company upon discovery. The Client also agrees to allow the Company ten(10) days to come to the Subject Property to inspect and evaluate any condition complained of by the Client to theCompany and not to make, or allow others to make, any alteration to the claimed condition until the Company has hadthe opportunity to inspect and evaluate the claimed condition, except in case of emergency. Any action to recoverdamages from an act or omission of the inspector relating to the Home Inspection and/ or Report must be brought notmore than 12 months from the date of the Home Inspection.

9) Choice of Law: This Pre-Inspection Agreement shall be governed by Oklahoma law. If any portion of this Agreement isfound to be invalid or unenforceable by any court or arbitrator the remaining terms shall remain in force between theparties.

10) Systems and Components Not Inspected By Agreement: The Client and the Company agree that any systems and/orcomponents of the Subject Property specifically excluded from the inspection at the request of the Client will be identifiedin a separate document.

11) LIMITATION OF LIABILITY. PLEASE READ CAREFULLY: The Client understands and agrees that the Company isnot an insurer and that the payment for the inspection and report is based solely on the value of the service provided bythe Company in the performance of the limited visual inspection and production of the report as described herein. Thus,the Client agrees that the sole and exclusive remedy for any claims against the Company, including claims for, but notlimited to, breach of contract, negligence, fraud or misrepresentation, or any other theory of liability arising out of, from orrelated to this Agreement or arising out of, from or related to the inspection or the report, is limited to an amount equal tothe inspection fee multiplied by two (2), as liquidated damages and not as a penalty. The Client releases the Companyfrom any and all additional liability, whether based on contract, tort, or any other legal theory. The Client understands thathe/she/they is/are free to consult with another professional if the Client does not agree to this provision. This provision isnot intended to limit the liability of the Inspector against any claims of fraud, or willful injury to the person or property ofanother or violation of the law.




AGREEMENT

12) Responsibility for Return Inspections: The Client understands that if any systems and/or components of the SubjectProperty cannot be inspected due to unforeseen circumstances during the inspection it is the Clients duty to contact theCompany should the Client desire the Company to return to the Subject Property at a later date or time to inspect thosesystems and/or components. Any systems and/or components not inspected due to unforeseen circumstances will beidentified in the report. If Client desires the Company to return at a later date or time the Client hereby agrees that theCompany will charge the Client an additional fee in the amount of $75.00 to conduct the return inspection.

13) BINDING ARBITRATION PROVISION. PLEASE READ CAREFULLY: Any dispute, controversy, interpretation, orclaim, including claims for, but not limited to, breach of contract, any form of negligence, fraud or misrepresentation,and/or any violation of any law, statute, regulation, ordinance, or any other theory of liability arising out of, from or relatedto this Pre-Inspection Agreement or arising out of, from or related to the inspection or the report shall be submitted tofinal and binding arbitration as conducted by and according to the Rules and Procedures of Construction DisputeResolution Services, LLC. The decision of the arbitrator appointed by Construction Dispute Resolution Services, LLCshall be final and binding and judgment on the decision may be entered in any Court of competent jurisdiction. Allproceedings must be held in the state where the inspection was performed. NOTICE: YOU AND WE WOULD HAVE ARIGHT OR OPPORTUNITY TO LITIGATE DISPUTES THROUGH A COURT AND HAVE A JUDGE OR JURY DECIDETHE DISPUTES BUT HAVE AGREED INSTEAD TO RESOLVE DISPUTES THROUGH BINDING ARBITRATION.

14) Entire Agreement: This Pre-Inspection Agreement and any subsequent report issued to the Client by the Companyrepresent the entire agreement between the parties. No oral agreements, understandings, or representations shallchange, modify or amend any part of this Agreement. No change or modification shall be enforceable against any partyunless such change or modification is in writing and signed by the parties and supported by valid consideration. ThisAgreement shall be binding upon and inure to the parties hereto and their spouses, heirs, executors, administrators,successors, assigns, and representatives of any kind whatsoever. The inspection is being performed for the exclusiveuse and benefit of the Client. The inspection, including the written report, is not to be transferred to, utilized or relied uponby any other person or entity without prior written permission of the Company.

15) Clients Agreement and Understanding of Terms: By signing this Agreement, the undersigned Client agrees thathe/she/I/they have read, understand, and agree to all of the terms and conditions on all pages of this Agreement,including the provisions for arbitration, and limitations and exclusions, and agree to pay the fee shown according to theterms above. The Client understands that the Client has a right to have an attorney of the Clients choice review thisAgreement before signing it. The Client understands that if the Client does not agree with any of the terms, conditions,limitations and/or exclusions set forth in this Agreement, the Client is free to not sign it. The Client understands that theClient may retain another provider to perform the services contemplated by this Agreement. The Client furtherunderstands that, should the Client not agree to the terms and conditions set forth in this Agreement, the Client maynegotiate with the Company for different terms and conditions. Your confirmation of this agreement constitutes a bindingcontract. Under most circumstances, acceptance of this agreement is necessary prior to execution of the inspection.

I, Richard Cummings (Signature)___________________________, (Date)_______________, have read, understoodand accepted the terms of this agreement.




SUMMARY

SUMMARY

This summary is provided solely as a courtesy and cannot be considered a substitute for reading the entire report.Please read the complete report as it may contain information that is not included in the summary.

There are some important things you should be aware of when taking possession of a home. These are detailed in thepriority maintenance document, which you can access by clicking on the link below.

Priority Maintenance Items

Roofing

SLOPED ROOF FLASHINGS \ Roof to sidewall - flashingsCondition: Siding not cut backAll siding should have a 2" clearance from the roof surface to prevent damage from water being wicked up into the loweredge.Location: West Side - RoofTask: Improvement AdvisedTime: For Future Consideration

SLOPED ROOF FLASHINGS \ Plumbing, flue or roof vent flashingsCondition: Flashing collarThe rubber collar of the plumbing vent flashing has collapsed. This will allow water to pond prematurely deteriorating thecollar eventually leading to a roof leak.Location: Rear - RoofTask: Repair RequiredTime: As Soon As Possible

SLOPED ROOF FLASHINGS \ Drip and rake edge flashingsCondition: Missing drip and rake flashingsThere is wood rot of a portion of the fascia trim on the Eastside. Metal drip and rake edge flashings are designed toprotect the roof decking, fascias, and soffits from water damage. Repair damaged areas and monitoring these areasannually for any additional signs of damage and add these flashings at the next re-roofing.Implication(s): Possible water damage to roof decking, fascias, and soffits.Location: All Sides - RoofTask: Repair and Monitoring AdvisedTime: Annually

Exterior

ROOF DRAINAGE \ DownspoutsCondition: Discharge too closeFor foundation protection, gutter runoff should discharge 6' from the building. This may be achieved through the use ofdownspout extensions. If the addition of extensions is not feasible then I recommend adding "splash blocks" under alldownspouts.




Page 1 of 32

SUMMARY ROOFING EXTERIOR STRUCTURE ELECTRICAL HEATING COOLING INSULATION PLUMBING INTERIOR

REFERENCE

http://www.inspectionlibrary.com/maintenance.html

SUMMARY

Implication(s): Chance of water damage to foundationLocation: Various LocationsTask: Improvement AdvisedTime: As Soon As Possible

WALLS \ Masonry (brick, stone) and concreteCondition: Mortar deteriorationMortar deterioration has allowed several bricks to become loose in the arch at the NE corner.Implication(s): Chance of water entering building | Weakened structure | Chance of structural movementLocation: Front - NE CornerTask: Repair RequiredTime: As Soon As Possible

LANDSCAPING \ WalkwayCondition: Unsealed gap at buildingThere is an unsealed gap at the meeting of the walkway and wall which should be sealed to prevent walkway damagefrom water intrusion.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: West Side - WalkwayTask: Improvement AdvisedTime: At Clients Discretion

Structure

FOUNDATIONS \ General notesCondition: CrackedThere is a crack in the foundation (brick ledge) at the SE corner. Repair is needed to prevent water intrusion fromenlarging the crack.Implication(s): Weakened structureLocation: Rear - SE CornerTask: Repair RequiredTime: As Soon As Possible

ROOF FRAMING \ Rafters/trussesCondition: SplitThere are (2) cracked rafters in the attic.Implication(s): Weakened structure | Chance of structural movementLocation: AtticTask: Repair or Replacement RequiredTime: As Soon As Possible




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REFERENCE

https://www.discoverhorizon.com/hrb/article.aspx?ASKID=744&DROPDOWN=3522



SUMMARY

Electrical

SERVICE BOX, GROUNDING AND PANEL \ Service box | MeterCondition: Meter to wall sealAdditional mortar is needed across the back of the electric meter to prevent possible water entry into the electric panel.Location: West Side - Electric MeterTask: Improvement AdvisedTime: As Soon As Possible

SERVICE BOX, GROUNDING AND PANEL \ Panel wiresCondition: Double tapsDouble-tapping is a term used to describe two wires connected under one screw at a breaker or neutral bus bar. A safetyissue exists when the breaker is not a type that allows two wires as the wires could come loose possibly starting a fire.Implication(s): Fire hazardLocation: Garage - Electric PanelTask: Repair RequiredTime: As Soon As Possible

Condition: Double tapsDouble-tapping is a term used to describe two wires connected under one screw at a breaker or neutral bus bar. A safetyissue exists when the breaker is not a type that allows two wires as the wires could come loose possibly starting a fire.Implication(s): Fire hazardLocation: Garage - Electric PanelTask: Repair RequiredTime: As Soon As Possible

DISTRIBUTION SYSTEM \ Outlets (receptacles)Condition: DamageThe GFCI outlet reset button is broken on the patio.Implication(s): Electric shock | Fire hazardLocation: Rear - PatioTask: Replacement AdvisedTime: As Soon As Possible

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) alarms (detectors)Condition: None observedNone noted. There should be one detector on each level of the house.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade AdvisedTime: As Soon As Possible




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REFERENCE




SUMMARY

Heating

GAS FURNACE \ CabinetCondition: RustRust was observed on the interior of the furnace.Implication(s): Material deterioration | Reduced system life expectancyLocation: Attic - FurnaceTask: Further Evaluation Required Repair RequiredTime: As Soon As Possible

CHIMNEY AND VENT \ Masonry or Wood chimneyCondition: SpallingThere are several spalled bricks on all sides of the chimney. Spalling occurs when water is absorbed into the brick whichcauses the brick to fall apart when it freezes and thaws repeatedly.Implication(s): Material deteriorationLocation: Rear - ChimneyTask: Further Evaluation and Repair RequiredTime: As Soon As Possible

Cooling & Heat Pump

AIR CONDITIONING \ Air cooled condenser coilCondition: DirtyThe A/C coils are dirty.Implication(s): Reduced system life expectancy | Increased cooling costsLocation: West Side - A/CTask: Cleaning/ Service RequiredTime: As Soon As Possible

AIR CONDITIONING \ Refrigerant linesCondition: Insulation - missingThe refrigerant line insulation is missing and/ or deteriorated on the A/C. The large-diameter line (suction line) should beinsulated along its entire length. The insulation has two functions: The first, to prevent the suction line from sweating anddripping water inside the house and secondly, to prevent the suction line from heating up outdoors on its way to thecompressor. We are trying to remove heat from inside and carry it outside and so we don't want to collect more outdoorheat in the suction line before it goes into the compressor.Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: West Side - A/CTask: Repair or Replacement RequiredTime: As Soon As Possible




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REFERENCE




SUMMARY

Insulation and Ventilation

ATTIC/ROOF \ Pull-down stairs/ladderCondition: DamagedThe pull-down ladder hinge is separating from the frame at the top.Location: Garage - Pull-down LadderTask: Repair or Replacement RequiredTime: As Soon As Possible

Plumbing

SUPPLY PLUMBING \ Supply piping | Pressure | Functional FlowCondition: Excessive pressureThe water pressure measured 100 psi. at the hose bib. This pressure is to high as the recommended range is 40 - 80 psi.Implication(s): Chance of water damage to equipment, contents, finishes and/or structureLocation: ThroughoutTask: Adjustment AdvisedTime: As Soon As Possible

WATER HEATER \ Temperature/pressure relief valveCondition: Discharge tube missingThe TPR discharge tube is missing which is an important safety issue that should be corrected as soon as possible.Implication(s): ScaldingLocation: Garage - Water Heater ClosetTask: Replacement RequiredTime: As Soon As Possible

WASTE PLUMBING \ Cleanout / Sewer scopingCondition: Cleanout damageThe sewer cleanout riser cap is the incorrect size allowing debris to enter the cleanout.Location: Rear - Sewer Cleanout Riser CapTask: Repair RequiredTime: As Soon As Possible

Interior

ATTACHED GARAGE \ Vehicle doors and operatorsCondition: Single torsion springA single spring on a double-wide door provides adequate counterbalance, however, the compression of a single springputs added stress on the center bearing and components opposite the spring. Over time, premature failure of the centerbearing, bracket, and end bearing plate can occur. Two spring systems even out this stress and extend the life of thecomponents. They also ease manual operation in the event of a power or opener failure, and can still provide liftingstrength should one spring break.Location: Garage - Double-wide Overhead Door




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REFERENCE


SUMMARY

Task: Upgrade AdvisedTime: At Clients Discretion

ATTACHED GARAGE \ Exterior man doorCondition: Door frame/ casing damageThere is excessive door casing wood rot of the garage exterior man door.Location: West Side - Exterior Man DoorTask: Replacement RequiredTime: As Soon As Possible

ATTACHED GARAGE \ Storm ShelterCondition: No comment is offered on the integrity of the in-slab storm shelter, however, it is recommended that it beregistered with the local municipality as an added safety precaution.

APPLIANCES \ Waste disposalCondition: Wiring exposed or looseThe disposal wiring clamp is missing. The power cord should be secured with a wiring clamp to prevent the sharp edgesof the hole from damaging the insulation through constant vibration or from the wiring being pulled loose. In either case,the disposal could become energized resulting in shock or worse.Implication(s): Electric shockLocation: Kitchen - DisposalTask: Repair RequiredTime: As Soon As Possible

FULL REPORT

The following report was strictly visual in nature and addressed only accessible systems or components. Mechanicalsystems were only operated using the normal homeowner controls at the time of the inspection. The report describeseach of the home's systems or components and also details any recommendations for improvements or limitations thatrestricted the inspection of any system or component.

The suggested time frames for completing recommendations are based on the limited information available at the time ofthe home inspection. These time frames may have to be adjusted based on the findings of specialists, however, it isimportant that remedies of any issues and their associated costs should always be fully understood prior to closing. It isfurther recommended that any subsequent repairs should be made by licensed or qualified contractors.

If you have any questions or need further clarification please do not hesitate to contact me prior to closing.

Home Improvement - ballpark costs




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REFERENCE

http://www.inspectionlibrary.com/costs.html

ROOFING

Component or System Description

Sloped roofing material: One roofing layer (unless noted in the "Findings and Recommendations" section)of a heavier grade fiberglassed backed asphalt coated shingle, often referred to as "Dimensional or Architecturalshingles".

Methods, Limitations or Exclusions

Inspection performed: By walking on roof

Not included as part of a building inspection: Dish satellite or antennas if present

Findings and Recommendations

SLOPED ROOF FLASHINGS \ Roof to sidewall - flashings1. Condition: Siding not cut backAll siding should have a 2" clearance from the roof surface to prevent damage from water being wicked up into the loweredge.Location: West Side - RoofTask: Improvement AdvisedTime: For Future Consideration

1. Siding not cut back 2. Siding not cut back

SLOPED ROOF FLASHINGS \ Plumbing, flue or roof vent flashings2. Condition: Flashing collarThe rubber collar of the plumbing vent flashing has collapsed. This will allow water to pond prematurely deteriorating thecollar eventually leading to a roof leak.Location: Rear - RoofTask: Repair RequiredTime: As Soon As Possible




Page 7 of 32


REFERENCE

ROOFING

3. Rubber collar collapsed

SLOPED ROOF FLASHINGS \ Drip and rake edge flashings3. Condition: Missing drip and rake flashingsThere is wood rot of a portion of the fascia trim on the Eastside. Metal drip and rake edge flashings are designed toprotect the roof decking, fascias, and soffits from water damage. Repair damaged areas and monitoring these areasannually for any additional signs of damage and add these flashings at the next re-roofing.Implication(s): Possible water damage to roof decking, fascias, and soffits.Location: All Sides - RoofTask: Repair and Monitoring AdvisedTime: Annually

4. Missing drip and rake flashings

5. Wood rot




Page 8 of 32


REFERENCE

EXTERIOR


Gutter & downspout material: Aluminum

Downspout discharge: Above and below grade

Soffit (underside of eaves) and fascia (front edge of eaves): Hardboard/ plywood

Wall surfaces and trim:BrickStone

AccentsHardboard, plywood or OSB (Oriented Strand Board)

Driveway: Concrete

Walkway: Concrete

Porch: Concrete

Patio: Concrete

Garage: Attached three car


Upper floors inspected from: Grade level and binoculars

Exterior inspected from: Grade level

Not included as part of a building inspection: A building permit is legally required for any substantial upgrade orrenovation and helps in the enforcement of locally required construction standards. If you know of or believe there hasbeen a major upgrade or renovation, ask to see the permits, as the researching of permits is beyond the scope of homeinspectors. Outbuildings other than detached garages are not included in a home inspection.


ROOF DRAINAGE \ Downspouts4. Condition: Discharge too closeFor foundation protection, gutter runoff should discharge 6' from the building. This may be achieved through the use ofdownspout extensions. If the addition of extensions is not feasible then I recommend adding "splash blocks" under alldownspouts.Implication(s): Chance of water damage to foundationLocation: Various LocationsTask: Improvement AdvisedTime: As Soon As Possible




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REFERENCE

https://www.discoverhorizon.com/hrb/HHRB.aspx?id=200&DROPDOWN=190




EXTERIOR

6. Splash blocks 7. Discharge too close

WALLS \ Masonry (brick, stone) and concrete5. Condition: Mortar deteriorationMortar deterioration has allowed several bricks to become loose in the arch at the NE corner.Implication(s): Chance of water entering building | Weakened structure | Chance of structural movementLocation: Front - NE CornerTask: Repair Required




Page 10 of 32


REFERENCE


EXTERIOR

Time: As Soon As Possible

8. Mortar deterioration

LANDSCAPING \ Walkway6. Condition: Unsealed gap at buildingThere is an unsealed gap at the meeting of the walkway and wall which should be sealed to prevent walkway damagefrom water intrusion.Implication(s): Chance of water damage to contents, finishes and/or structureLocation: West Side - WalkwayTask: Improvement AdvisedTime: At Clients Discretion

9. Unsealed gap at building




Page 11 of 32


REFERENCE


STRUCTURE


Foundation Type: Slab-on-grade

Foundation material: Poured concrete

Floor construction: Concrete slab

Exterior wall construction: Wood frame with brick veneer

Roof and ceiling framing: Rafters/ceiling joists Oriented Strand Board (OSB) sheathing


Attic/ roof space: The inspection of the attic was limited because it could not be completely traversed due to one ormore of the following reasons - The ceiling joists were hidden from view due to insulation which prevents safe footing, theroofing configuration did not allow enough headroom, the HVAC ductwork or stored personal belongings restricted orprevented passage.


FOUNDATIONS \ General notes7. Condition: CrackedThere is a crack in the foundation (brick ledge) at the SE corner. Repair is needed to prevent water intrusion fromenlarging the crack.Implication(s): Weakened structureLocation: Rear - SE CornerTask: Repair RequiredTime: As Soon As Possible

ROOF FRAMING \ Rafters/trusses8. Condition: SplitThere are (2) cracked rafters in the attic.Implication(s): Weakened structure | Chance of structural movementLocation: AtticTask: Repair or Replacement RequiredTime: As Soon As Possible




Page 12 of 32


REFERENCE





STRUCTURE

10. Cracked rafter 11. Cracked rafter




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REFERENCE

ELECTRICAL


Service entrance cable and location: Underground copper

Service size: 200 Amps (240 Volts)

System grounding material and type: Copper - Ufer

Distribution - panel type, location, and rating: Breakers - garage 200 Amps

Distribution wiring material and type: Copper - non-metallic sheathed

Type of outlets: Grounded - typical

Circuit interruption protection: Ground Fault (GFCI) & Arc Fault (AFCI): GFCI - outlets AFCI - breakers

Smoke alarms: Present

Carbon monoxide (CO) detectors: None noted


System ground: The quality of the ground is not determined.

Circuit labels: Accuracy verification of the circuit labeling (index if present) is not included in a home inspection.

Not included as part of a building inspection: Outlet testing is only performed if the outlets are readily accessible andnot currently in use. Arc Fault Circuit Interrupters (AFCI) breakers (if present) are not tested if the house is occupied astesting these breakers shuts off power to the circuit requiring the resetting of anything plugged into the room outlet. It isrecommended that these breakers be tested at move-in before anything requiring resetting has been plugged into themand then tested monthly thereafter. Remote control devices Amperage, voltage, and impedance measurementsLow voltage wiring systems and components Testing or determining the age of smoke and/or carbon monoxide alarms,


RECOMMENDATIONS \ General9. Condition: GFCI protected outlets (breakers) have been known to trip during electrical storms, therefore, it is notadvised to use a GFCI protected outlet for refrigerators, freezers, or sump pumps. In addition, GFCI protected outlets andbreakers have differing life expediencies depending on the manufacturer and should be routinely tested and replaced ifthe test fails.

SERVICE BOX, GROUNDING AND PANEL \ Service box | Meter10. Condition: Meter to wall sealAdditional mortar is needed across the back of the electric meter to prevent possible water entry into the electric panel.Location: West Side - Electric MeterTask: Improvement AdvisedTime: As Soon As Possible




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ELECTRICAL

12. Meter to wall seal

SERVICE BOX, GROUNDING AND PANEL \ Panel wires11. Condition: Double tapsDouble-tapping is a term used to describe two wires connected under one screw at a breaker or neutral bus bar. A safetyissue exists when the breaker is not a type that allows two wires as the wires could come loose possibly starting a fire.Implication(s): Fire hazardLocation: Garage - Electric PanelTask: Repair RequiredTime: As Soon As Possible

13. Double taps




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ELECTRICAL

12. Condition: Double tapsDouble-tapping is a term used to describe two wires connected under one screw at a breaker or neutral bus bar. A safetyissue exists when the breaker is not a type that allows two wires as the wires could come loose possibly starting a fire.Implication(s): Fire hazardLocation: Garage - Electric PanelTask: Repair RequiredTime: As Soon As Possible

14. Neutrals double tapped

DISTRIBUTION SYSTEM \ Outlets (receptacles)13. Condition: DamageThe GFCI outlet reset button is broken on the patio.Implication(s): Electric shock | Fire hazardLocation: Rear - PatioTask: Replacement AdvisedTime: As Soon As Possible




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ELECTRICAL

15. Damaged outlet

DISTRIBUTION SYSTEM \ Smoke alarms (detectors)14. Condition: Smoke alarms should be installed inside and outside of every bedroom and all living areas except thekitchen. Batteries should be tested monthly and change annually including hardwired models with battery backup.Photoelectric are more reliable and give more advanced warning than the Ionization type. The average life expectancy isabout 10 years, therefore, unless the age of the existing detectors is known replacement should be considered.

DISTRIBUTION SYSTEM \ Carbon monoxide (CO) alarms (detectors)15. Condition: None observedNone noted. There should be one detector on each level of the house.Implication(s): Health hazardLocation: ThroughoutTask: Safety Upgrade AdvisedTime: As Soon As Possible

16. Condition: Carbon Monoxide Detectors should be installed in the hallway near every separate sleeping area of thehome. The average life expectancy for these detectors is 5-7 years, therefore, replacement is recommended at leastevery seven years.




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HEATING


System type: Natural gas-fired forced air furnace.

Furnace manufacturer:Ruud

Model number: ABC12345 Serial number: 54321CBA

Heat distribution: Ducts and registers

Approximate capacity: 100,000 BTU/hr

Efficiency and Typical life expectancy: High-efficiency furnace - 15 to 20 years

Exhaust venting method: Fan assisted draft

Combustion air source: Interior of building

Approximate age:10 years

Manufactured - April of 2010

Main fuel shut off location:Furnace fuel shutoff

The gas shutoff for the house is at the gas meter while the gas shutoff for only the furnace is in the gas line at thefurnace. Its electrical may be disconnected by either throwing the breaker or unplugging the electrical at the furnace.

16. Gas meter - House shutoff 17. Furnace gas shutoff

Temperature difference: The furnace temperature output is within the manufacturers specifications.

Air filter type: Disposable

Exhaust flue type: PVC plastic

Fireplace type: Wood-burning fireplace

Chimney or vent: Masonry




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HEATING

Chimney liner: Clay


Not included as part of a building inspection: Fireplace screens, doors, seals, gaskets, mantels or the fireplacesurrounds. Interiors of vent systems, flues, and chimneys Heat loss calculations Heat exchangers


GAS FURNACE \ Cabinet17. Condition: RustRust was observed on the interior of the furnace.Implication(s): Material deterioration | Reduced system life expectancyLocation: Attic - FurnaceTask: Further Evaluation Required Repair RequiredTime: As Soon As Possible

18. Rust

GAS FURNACE \ Mechanical air filter18. Condition: The changing of furnace filters should be performed routinely. A clean filter assists in removing airborneparticles that might damage the fan, heating coil and decrease the efficiency of your furnace causing your utility bill torise. Filters also improve the air quality in your house by removing pollen, bacteria and mold spores from the air.

CHIMNEY AND VENT \ Masonry or Wood chimney19. Condition: SpallingThere are several spalled bricks on all sides of the chimney. Spalling occurs when water is absorbed into the brick whichcauses the brick to fall apart when it freezes and thaws repeatedly.Implication(s): Material deteriorationLocation: Rear - ChimneyTask: Further Evaluation and Repair Required




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HEATING

Time: As Soon As Possible

19. Spalled bricks




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COOLING & HEAT PUMP


Air conditioning type: Central - The A/C is an air-cooled split system with an electric compressor.

Manufacturer:Trane


Cooling capacity: 5 Tons

Compressor approximate age:3 years


Typical life expectancy: 12 to15 years

Temperature difference: 16° Acceptable temperature difference: 14° to 22°

Refrigerant type: R-410A

Condensate system: Discharges through floor slab Automatic shut-off device in place


Not included as part of a building inspection: Cooling system adequacy Cooling system distribution balanceHeat gain or heat loss calculations Home inspectors cannot typically access or inspect the indoor coil. Homeinspectors do not verify that the size of the indoor coil matches the outdoor coil.


AIR CONDITIONING \ Air cooled condenser coil20. Condition: DirtyThe A/C coils are dirty.Implication(s): Reduced system life expectancy | Increased cooling costsLocation: West Side - A/CTask: Cleaning/ Service RequiredTime: As Soon As Possible




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COOLING & HEAT PUMP

20. Dirty A/C coils

AIR CONDITIONING \ Refrigerant lines21. Condition: Insulation - missingThe refrigerant line insulation is missing and/ or deteriorated on the A/C. The large-diameter line (suction line) should beinsulated along its entire length. The insulation has two functions: The first, to prevent the suction line from sweating anddripping water inside the house and secondly, to prevent the suction line from heating up outdoors on its way to thecompressor. We are trying to remove heat from inside and carry it outside and so we don't want to collect more outdoorheat in the suction line before it goes into the compressor.Implication(s): Reduced system life expectancy | Increased cooling costs | Reduced comfortLocation: West Side - A/CTask: Repair or Replacement RequiredTime: As Soon As Possible




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COOLING & HEAT PUMP

21. Insulation - missing




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INSULATION AND VENTILATION


Attic insulation material: Glass fiber

Attic insulation approximate R-value: Approximate 33-40 R-value

Attic ventilation: Roof and soffit vents

Wall insulation material: Not visible


Attic/ roof space: The inspection of the attic was limited because it could not be completely traversed due to one ormore of the following reasons - The ceiling joists were hidden from view due to insulation which prevents safe footing, theroofing configuration did not allow enough headroom, the HVAC ductwork or stored personal belongings restricted orprevented passage.

Mechanical ventilation effectiveness: The effectiveness of mechanical ventilation, if present, is never verified norcommented on.


ATTIC/ROOF \ Pull-down stairs/ladder22. Condition: DamagedThe pull-down ladder hinge is separating from the frame at the top.Location: Garage - Pull-down LadderTask: Repair or Replacement RequiredTime: As Soon As Possible

22. Damaged pull-down ladder




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PLUMBING


Supply piping in building: PEX (cross-linked Polyethylene)

Main water shut off valve location:Water heater closet

The water meter is the preferred water shut off as the whole house shut off valve can be temperamental in its operationand not fully open back up.

Water flow and pressure: Above average

Water heater type: Tankless/ On-demand

Water heater fuel or energy source: Gas

Water heater exhaust venting method: Direct vent

Water heater manufacturer:Navien


Water heater approximate age:10 years


Water heater typical life expectancy: Tankless/ On-demand - 15 to 20 years

Waste cleanout location: Backyard

Waste and vent piping type: PVC plastic

Floor drain location: None

Gas piping type: Steel

Main fuel shut off | Water heater fuel shut off:The gas shutoff for the house is at the gas meter while the gas shutoff for just the water heater is in the gas line at the

water heater.

23. Gas Meter - house gas shutoff 24. Water heater gas shutoff




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PLUMBING

Exterior outdoor faucet: Present

Lawn sprinkler system: Present Automatic


Not included as part of a building inspection: Water quality or water treatment components or systems. Main wateror fuel shutoff(s) valve testing. Sink, tub overflows, or concealed plumbing. Water heater TPR valve Floor or laundrydrains testing Lawn sprinkler system Shower pan testing Flue interiors


SUPPLY PLUMBING \ Supply piping | Pressure | Functional Flow23. Condition: Excessive pressureThe water pressure measured 100 psi. at the hose bib. This pressure is to high as the recommended range is 40 - 80 psi.Implication(s): Chance of water damage to equipment, contents, finishes and/or structureLocation: ThroughoutTask: Adjustment AdvisedTime: As Soon As Possible

25. Excessive pressure - 100psi

WATER HEATER \ Temperature/pressure relief valve24. Condition: Discharge tube missingThe TPR discharge tube is missing which is an important safety issue that should be corrected as soon as possible.Implication(s): ScaldingLocation: Garage - Water Heater ClosetTask: Replacement RequiredTime: As Soon As Possible




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PLUMBING

26. Discharge tube missing

WASTE PLUMBING \ Cleanout / Sewer scoping25. Condition: Cleanout damageThe sewer cleanout riser cap is the incorrect size allowing debris to enter the cleanout.Location: Rear - Sewer Cleanout Riser CapTask: Repair RequiredTime: As Soon As Possible

27. Cleanout riser cap




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INTERIOR


Major floor finishes: Carpet Tile Laminate

Major wall and ceiling finishes: Plaster/drywall

Window material & types present: Vinyl Fixed Single/double hung

Glazing: Double

Interior doors: The function and hardware of the interior doors have been inspected.

Appliances present: Double oven Gas cook top Dishwasher Waste disposal Microwave oven

Laundry facilities: Hot/cold water supply Laundry sink Waste standpipe 120-Volt outlet 240-Volt outlet Ventedto outside

Kitchen ventilation type: Range hood discharges to the exterior

Bathroom ventilation type: Exhaust fan

Counters and cabinets: The cabinetry, vanity components, and countertops have been inspected.

Stairs and railings: The interior stairway components (risers, handrails, guardrails, and landings) have been inspected.

Storm shelter: Present


Inspection limited or prevented by: Floor coverings (carpet or area rugs) and/ or personal possessions may obscurethe viewing of or access to floor conditions, partial areas, entire rooms, cabinets, and closet interiors possibly hidingsome defects. All reasonable effort is made to inspect these areas more closely, however, any hidden deficienciesuncovered at a later date are exempt from this inspection.

Not included as part of a building inspection: Only readily accessible windows are tested for function. As it is notalways possible to detect a failed thermal seal in a multipaned glass, no comment is offered on the integrity of the sealsunless obvious evidence of failure is present The researching of appliance recall lists is beyond the scope of homeinspectors, however, information regarding recalled appliances may be found on the Consumer Product Safety website.Smoke/ carbon monoxide detectors or security systems. Aesthetics, paint, wallpaper, window treatments, floor coveringsor decorative items. Appliances are not moved during an inspection and the following are not tested nor verified - Theself-cleaning features on ovens or the effectiveness of dishwasher drying cycles.

Garage door and/ or opener: Remote controls are not tested, nor is the testing of the resistance-sensingauto-reversing capabilities of the overhead door due to the high frequency of damage to the door and/ or possiblepersonal injury.


RECOMMENDATIONS \ General26. Condition: To ensure smooth window operation, annual maintenance is recommended. Begin by cleaning thewindow tracks of all dust and dirt. Next, apply a light coat of silicone and remove any excess followed by operating thewindow several times to distribute the lubricant.




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INTERIOR

ATTACHED GARAGE \ Vehicle doors and operators27. Condition: Single torsion springA single spring on a double-wide door provides adequate counterbalance, however, the compression of a single springputs added stress on the center bearing and components opposite the spring. Over time, premature failure of the centerbearing, bracket, and end bearing plate can occur. Two spring systems even out this stress and extend the life of thecomponents. They also ease manual operation in the event of a power or opener failure, and can still provide liftingstrength should one spring break.Location: Garage - Double-wide Overhead DoorTask: Upgrade AdvisedTime: At Clients Discretion

28. Single torsion spring

ATTACHED GARAGE \ Exterior man door28. Condition: Door frame/ casing damageThere is excessive door casing wood rot of the garage exterior man door.Location: West Side - Exterior Man DoorTask: Replacement RequiredTime: As Soon As Possible




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INTERIOR

29. Wood rot

ATTACHED GARAGE \ Storm Shelter29. Condition: No comment is offered on the integrity of the in-slab storm shelter, however, it is recommended that it beregistered with the local municipality as an added safety precaution.

APPLIANCES \ Waste disposal30. Condition: Wiring exposed or looseThe disposal wiring clamp is missing. The power cord should be secured with a wiring clamp to prevent the sharp edgesof the hole from damaging the insulation through constant vibration or from the wiring being pulled loose. In either case,the disposal could become energized resulting in shock or worse.Implication(s): Electric shockLocation: Kitchen - DisposalTask: Repair RequiredTime: As Soon As Possible

30. Disposal wiring clamp31. Disposal wiring clamp missing




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INTERIOR

END OF REPORT




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REFERENCE

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




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REFERENCE

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

richard cummings 14517 sedona dr. richard cummings … · 2020. 6. 2. · richard cummings 14517...

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