Home Inspection Report

          

                             

" We see what's missing " 

Final Analysis Home Inspections

Prepared exclusively for

Name removed for privacy
Linden Ave.
Portsmouth, VA 23704

Old and antique home are our specialty. These old homes are beautiful and come from an era when craftsmanship and high quality was normal. But they are still old and housing technologies have changed greatly over the years. There are many pitfalls in old homes that just aren't acceptable anymore. It's very important to know that the structure is sound and the systems have evolved to meet modern requirements of safety and performance.

Open the  inspection photo album
          Report ID: vant032307

Inspection Date:  3/23/2007
    Inspected By:  Dan Rogers

www.final-analysis.com

757.495.2300

 


Date: 3/23/2007 Time: 11:00 AM Report ID: vantassel032307
Property:
 Linden Ave.
Portsmouth, VA 23704
 Customer:
removed for privacy		 Real Estate Professional:

Client Is Present:
Yes

Age Of Home:
1900

Weather:
Clear
Temperature:
Over 65

Rain in last 3 days:
No

Square feet:
3060
Inspection type:
Home Buyers Inspection

Structure type:
2 story single family residence

Occupancy:
Property is occupied

Reading this report - The report is broken down by each major system . At the beginning of each system section is an overview which describes what the inspector is required and not required to inspect (ASHI standards).  The overview may also contain some general photos of that system. Then you will see the list the styles & materials identified for that system. Below that is the system components that are inspected. This is where the observations are reported along with any supporting photos. Also under each system component there is a general comment category which will contain one or more of the following:  Satisfactory,  Discrepant Item,  Informational Disclosures, Maintenance Recommendations, Not Inspected.

Inspection issues or concerns are flagged and broken down to 3 categories: Defective (repair or replace), Informational Disclosures (environmental, material or safety concerns), Maintenance (recommended or preventative). Any problems that fall under these categories will also be listed in the  General Summary and on the corresponding summary for that category. These itemized summaries help you quickly identify the nature of the problem and therefore your course of action.

Table of contents:

           Defect Summary - List of just Defects, Repair or Replace items.

 Info, Safety & Disclosure Summary - List of just Safety issues and Informational Disclosures

  Maintenance Summary - List of just Maintenance, issues, concerns and recommendations.

A thorough home inspection was completed at the subject property in accordance with ASHI standards. This is an antique Victorian era home (1900) that was renovated in 2004. The inspection reveals that though this home has some problems, they are not detrimental and overall its structure and systems are in generally sound condition. The type of  items reported are typically found during many home inspections but should be reviewed and considered for correction as they are specific to this homes condition, safety and value.

Some of the items reported could be considered significant in terms of any cost associated with bringing to a level of good repair that is consistent with the overall general condition of this property.

Primary concerns are maintenance deferrals and poor conservation on exterior wood siding and elements, insulation, roof structural repairs, and foundation conservation. Please see report for details on all documented items.



1. ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

General system Styles, Materials, Components
GENERAL ROOF CONDITION:
GOOD: Average condition& performance
ROOF INSPECTION LIMITATIONS:
Typical inspection access
REMAINING SERVICE LIFE:
Not applicable
ROOF AS SEEN FROM:
Ground
Attic& Eaves
Binoculars
SYSTEM INSPECTED?:
Yes
ROOF STYLES& DESIGN:
Gable
Hip
ROOF COVERING MATERIALS:
SLATE or TILE: Vermont or Buckingham
METAL: Standing seam
FLASHING MATERIAL:
Galvanized Iron or Tin
SKY LIGHT (S):
NONE
ACTIVE ROOF OR FLASHING LEAKS:
No
GUTTERS& DOWNSPOUTS:
None
ATTIC VENTILATION:
None
Layers of shingles:
one
Component observations / Inspected items
1.0 ROOF COVERINGS
 Comments - Discrepant item, Repair or Replace, Preventative maintenance recommended
Slate shingles are loose, slipping or missing in several areas. repair as needed. 

Roof is sagged at left side between chimney and gable. See structure notes.( Picture 4 )

Where roof has sagged, some shingles are lifting, repair as needed.( Picture 4 )

Note: a large section of roofing was replaced with synthetic slate (vinyl). These shingles are already starting to lift. They will not perform the same as slate and will require monitoring for repairs.( Picture 5 )

1.0 Picture 1
1.0 Picture 2
1.0 Picture 3
1.0 Picture 4 sag, lifting shingles
1.0 Picture 5 plastic roofing
1.0 Picture 6
1.1 ROOF DECKING
 Comments - Informational notes and disclosures, Preventative maintenance recommended
Roof underlayment is deteriorating. This is the felt paper between the slate and wood decking. This can not be repaired without removal of slate. Monitor the roof decking periodically for any water or moisture intrusion.( Picture 1 )
1.1 Picture 1
1.2 FLASHING or JOINT MATERIALS
 Comments - Satisfactory, Functional
1.3 GUTTERS, ROOF DRAINAGE SYSTEMS
 Comments - Not Present
1.4 SKYLIGHTS
 Comments - Not Present
1.5 VENTILATION
 Comments - Informational notes and disclosures, Not Present
Roof structure is not ventilated. It is highly recommended that ventilation be installed to provide balanced air flow through attic. This will reduce extreme heat loads and will reduce trapped moisture the migrates from interior. Old homes that are renovated without proper attic ventilation are susceptible to condensation rot.

Note: existing vents are sealed windows.( Picture 1 )  The rear has been sealed with wood.( Picture 1 )

1.5 Picture 1
1.5 Picture 2


2. EXTERIOR

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

General system Styles, Materials, Components
GENERAL CONDITION: EXTERIOR:
FAIR: Below average condition& performance
SYSTEM INSPECTED?:
Yes
EXTERIOR LIMITATIONS:
Typical
SIDING MATERIAL:
WOOD
EXTERIOR TRIM:
WOOD
PRIMARY WINDOWS:
DOUBLE-HUNG
MATERIAL:WOOD
EXTERIOR ENTRY DOORS:
WOOD
PORCHES AND OR DECKS:
WOODEN PORCHES
Wood Decking
STEPS AND OR RAILS:
MASONARY STEPS
WOODEN RAILS
FIRE ESCAPES:
NONE
GARAGE AUTO OPENER:
N/A
GARAGE DOOR MATERIAL:
N/A
DRIVEWAY:
STREET PARKING
Component observations / Inspected items
2.0 WALL CLADDING FLASHING AND TRIM
 Comments - Discrepant item, Repair or Replace, Preventative maintenance recommended
Much of the clapboard siding is in need of maintenance/repair. Prior conservation was poorly done. Observed many loose boards where nails have deteriorated and let loose. paint is peeling and flaking. A significant amount of exterior wall preservation is needed.
2.0 Picture 1 cboards loose and seperating
2.0 Picture 2
2.0 Picture 3 paint failing
2.0 Picture 4 paint failing
2.0 Picture 5 poor prior repairs, peeling paint
2.1 DOORS (Exterior)
 Comments - Satisfactory, Functional, Preventative maintenance recommended
Front door has poor weather seal.( Picture 1 )
2.1 Picture 1 poor weather seal
2.2 WINDOWS
 Comments - Discrepant item, Repair or Replace, Preventative maintenance recommended
Many of the window sills are weathered, deteriorating and holding moisture. Maintenance and conservation in general is needed.( Picture 1 )
2.2 Picture 1
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Comments - Discrepant item, Repair or Replace
Front porch flooring is in generally poor condition. deteriorating, some areas have rot.  Repairs and maybe replacement should be considered.
2.3 Picture 1
2.3 Picture 2
2.4 EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM
 Comments - Discrepant item, Repair or Replace, Preventative maintenance recommended
Multiple areas of weathering, rot and deterioration where observed.  Mostly small sections in multiple areas of window and porch trim. Repair or replace in all areas as needed.
2.4 Picture 1 porch post rot
2.4 Picture 2 rot
2.4 Picture 3 window sill, left rear inside corner
2.4 Picture 4 rot
2.4 Picture 5 rot
2.5 DETACHED SHED
 Comments - Not Present
2.6 Garage door opener safety reverse
 Comments - Not Present


3. FOUNDATION / STRUCTURE

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons.
underneath crawlspace
porch foundation
perimeter foundation
floor framing
rear attic structure
side attic
front attic

General system Styles, Materials, Components
GENERAL CONDITION: Foundation and Structure:
GOOD: Average condition& performance
SYSTEM INSPECTED?:
Yes
Crawlspace / Basement Water& Moisture conditions:
Standing water
FOUNDATION/STRUCTURE LIMITATIONS:
Limited access to all areas
FOUNDATION TYPE:
Crawlspace
Basement
STRUTURE AND MATERIALS:
MASONARY: BRICK
FRAME: WOOD
FRAME: SILL
FRAME: BAND
FRAME: JOISTS
FRAME: GIRDERS
FRAME:RAFTERS
Foundation ventilation:
FOUNDATION VENTS
INTERIOR DRAINAGE:
SUMP DUMP
EXTERIOR DRAINAGE:
SITE: LEVEL
Marginal or inadequate drainage
METHOD USED TO OBSERVE CRAWLSPACE:
CRAWLED
FLOOR STRUCTURE:
2 X 8
WOOD JOISTS
WOOD BEAMS
WALL STRUCTURE:
2 X 4 WOOD
COLUMNS OR PIERS:
BRICK PIERS
VIEWED ATTIC SPACE FROM::
WALKED
CEILING STRUCTURE:
2X6
ROOF STRUCTURE:
2 X 6 RAFTERS
ATTIC ACCESS:
Pull down stairs
CRAWLSPACE:
Basement access
Component observations / Inspected items
3.0 FOUNDATION & STRUCTURE (Report signs of abnormal or harmful water penetration into the building or signs of abnormal settlement, structural failure, wood destroying insects & fungus.)
 Comments - Discrepant item, Repair or Replace, Preventative maintenance recommended
Basement is taking on water. A sump pump has been installed but water is being improperly discharged. The water is discharged directly outside the foundation and much of it is seeping back into basement causing this continual cycle. Some errosion is being caused where there is an opening in the concrete foundation.. The discharge must be remotely located from the foundation.

Water is also being introduced by the furnace combustion condensate discharge line which dripping onto the floor. This should be diverted to a drain or directly to the sump.( Picture 6 )

There is also not gutters installed to divert roof water away from this area and others around the perimeter. Note heavy errosion and splash along foundation.( Picture 4 )

AC and Heat pump units are also directly under the roof water runoff and are getting pummeled with water. This can cause early failure of the units if they are not protected.

3.0 Picture 1 sump pump
3.0 Picture 2 water intrusion & errosion from exterior
3.0 Picture 3
3.0 Picture 4
3.0 Picture 5 water splash residue
3.0 Picture 6 combustion condensate discharge
3.1 FOUNDATION VENTILATION & VAPOR BARRIER
 Comments - Informational notes and disclosures
The foundation is not well ventilated and there is no vapor barrier. It does not appear to be critically needed as there is no evidence of moisture vapor issues in the crawlspace areas. However, adding moisture barrier would help ensure a healthy crawlspace by sealing in ground moisture and stabilizing ground moisture changes.

A significant amount of settlement has occurred in that rear section of structure. It appears that the back half of the house is an addition was added not long after original construction. circa 1910. This area has settled and sloped downward towards the rear. It is most obvious in the upstairs hallway and around door frames.( Picture 1 )  There was no evidence to suggest this settlement is recent or persistent and not identifiable as structural failure.

3.1 Picture 1
3.2 FLOORS (Structural)
 Comments - Informational notes and disclosures
Note: Secondary screw jacks have been installed as floor reinforcement under where joist have sagged. Not to be confused with foundation supports. This is OK
3.3 WALLS (Structural)
 Comments - Satisfactory, Functional
3.4 COLUMNS OR PIERS
 Comments - Preventative maintenance recommended
Mortar is failing at joints of brick piers in all locations. Mortar is turning to sand and falling from joints. These joints must be re-pointed, reinforced or otherwise replaced in order to prevent structural failure.

Some mortar minimal deterioration was observed on exterior perimeter brick ( Picture 4 ) but most has been re-pointed and is sound. This old foundation is higher maintenance. Maintain as needed.

3.4 Picture 1
3.4 Picture 2
3.4 Picture 3
3.4 Picture 4 loose mortar
3.5 CEILINGS (structural)
 Comments - Satisfactory, Functional
3.6 ROOF STRUCTURE AND ATTIC
 Comments - Discrepant item, Repair or Replace
Prior water damage and improper structural repairs have lead to significant roof sag. ( Picture 1 ) The rafters in this area became rotten and reinforcement was attempted with rafter scabs (wood splints)( Picture 2 ) . Scabbing  not support and transfer the load adequately and as such is not an adequate structural repair. This roof may have been sagged before the repairs but also appears to have sagged since as evidenced by scissor appearance ( Picture 3 )  where new rafter pieces and old rafters are not flush and parallel to each other. Proper repairs normally consist of new sistered rafters and or kneewall supports. Some attempts at raising to remove the sag should be considered but this must be done slowly and carefully. Caution: there are extreme stress loads here. All work should be done by an experienced structural contractor.

Improper rafter repair at front left corner of attic. Not sistered and not flush to top plate.( Picture 5,6 )

3.6 Picture 1 roof sag
3.6 Picture 2
3.6 Picture 3
3.6 Picture 4
3.6 Picture 5
3.6 Picture 6
3.7 LOT& GRADING
 Comments - Satisfactory, Functional


4. PLUMBING

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

General system Styles, Materials, Components
GENERAL SYSTEM CONDITION: plumbing:
GOOD: Average condition& performance
SYSTEM INSPECTED?:
Yes
Waste system (sewage):
Public sewage
Water supply system (potable):
Public utility
Plumbing Limitations:
Typically accessible areas
Main water supply pipe (street service):
Copper
Supply pipes and distribution materials ( visable ):
COPPER
CPVC
Waste Piping materials (visable):
PVC
Water pressure:
adequate
Cross connects observed:
No
Fixtures & faucets observed (checked for leaks & fill & drain function only):
TUBS
SINKS
TOILETS
SHOWERS
Hot water source:
Electirc
50 gallon tank
REMAINING SERVICE LIFE of Water heater:
75% - Typical condition& minimal wear - No concern of replacement expense
Drainage at Fixtures:
Adequate
Component observations / Inspected items
4.0 INTERIOR DRAINS, SUPPLY PIPES, FIXTURES AND VENT SYSTEMS
 Comments - Satisfactory, Functional
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments - Satisfactory, Functional
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments - Satisfactory, Functional
Water heater data ( Picture 1 )
4.2 Picture 1 water heater data
4.3 Fixtures Tubs and faucets
 Comments - Satisfactory, Functional
Toilet is loose on floor and seal. ( Picture 1 )
4.3 Picture 1 loose toilet mount
4.4 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments - Satisfactory, Functional
Street meter main water cutoff valve.
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Comments - Satisfactory, Functional
gas meter( Picture 1 )
4.5 Picture 1 gas meter
4.6 SUMP PUMP
 Comments - Satisfactory, Functional



5. ELECTRICAL

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
cover removed
meter

General system Styles, Materials, Components
GENERAL SYSTEM CONDITION: Electrical:
GOOD: Average condition& performance
ELECTRICAL LIMITATIONS:
TYPICAL
EXTERIOR SERVICE AND METER:
OVERHEAD SERVICE
METER AND METER BASE
SERVICE ENTRY WIRING:
Aluminum 2/0
INTERIOR COMPONENTS OBSERVED:
RECEPTACLES
SWITCHES
LIGHT FIXTURES
GFCI
SMOKE DETECTOR
EXTERIOR COMPONENTS OBSERVED:
RECEPTACLES
SWITCHES
LIGHT FIXTURES
MAIN PANEL(s) Type & Capacity:
150 AMP
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING system & material:
ROMEX
Location of Main Panel:
Interior room
Component observations / Inspected items
5.0 SERVICE ENTRANCE WIRING
 Comments - Satisfactory, Functional
Safety: Overhead service, use caution when working with ladders and equipment. ( Picture 1 )
5.0 Picture 1 overhead service
5.1 MAIN SERVICE - Main panel, sub-panels, grounds & bonds, Capacities, Ratings, Overcurrent protection & distribution.
 Comments - Satisfactory, Functional
5.2 WIRING - Amperage & Voltage protection and compatibility of branch wiring & overcurrent devices, conductor material. ( breakers, fuses vs. size of conductors.)
 Comments - Satisfactory, Functional
Original wiring was knob and tube. However, there is no evidence that it has not been fully and adequately abandoned and replaced with Romex.
5.3 EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Comments - Satisfactory, Functional
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Comments - Satisfactory, Functional
Kitchen outlet loose in box, right side of stove.( Picture 1 )
5.4 Picture 1 loose in box
5.5 GFCI (ground fault circuit interrupts are safety outlets in "wet area" locations. i.e. baths, garage, exterior, kitchen, etc.)
 Comments - Satisfactory, Functional, Informational notes and disclosures
Porch outlet is not GFCI. protected.  "Ground fault protection saves lives"
5.5 Picture 1 no GFCI
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments - Satisfactory, Functional
Located in left rear bedroom open closet.
5.6 Picture 1
5.7 Smoke detectors
 Comments - Satisfactory, Functional



6(A). Gas furnace (downstairs)

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
downstairs heat, nat gas furnace

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
LIMITS ON INSPECTION:
TYPICAL
TYPE OF FUEL:
GAS
EQUIPMENT LOCATION:
Basement / Crawlspace
THERMOSTAT TYPE:
MECHANICAL
THERMOSTAT LOCATION:
Central hall
THERMOSTAT CONDITION:
FUNCTIONAL
WARM AIR SYSTEMS:
FURNANCE(HOT AIR): HORIZONTAL
FIREPLACE/FLUES:
ventless gas fireplace
ENERGY SOURCE:
NATURAL GAS
NUMBER OF HEAT SYSTEMS (excluding wood):
TWO
HEAT SYSTEM BRAND:
UNKNOWN
generic builders grade
DUCTWORK:
INSULATED
insulated flex duct
FILTER TYPE:
DISPOSABLE
OPERABLE FIREPLACES:
TWO
NUMBER OF WOODSTOVES:
NONE
REMAINING SERVICE LIFE:
75% - Typical condition& minimal wear - No concern of replacement expense
Component observations / Inspected items
6.0.A HEATING EQUIPMENT
 Comments - Satisfactory, Functional, Preventative maintenance recommended
Furnace data.( Picture 1 )

Poorly mounted furnace - Furnace is hanging by pipe straps fastened with nails ( Picture 2,3 ) on a particle board platform. The platform is already sagging. These suspended platforms are typically more substantial using all-thread rod and bolts for hangers and plywood with adequate framing to support the weight.

6.0.A Picture 1 Nat gas, 60,000 BTUI, Mfg 2003
6.0.A Picture 2
6.0.A Picture 3
6.1.A NORMAL OPERATING CONTROLS
 Comments - Satisfactory, Functional
6.2.A CHIMNEYS, FLUES AND VENTS
 Comments - Satisfactory, Functional
Rear brick flue chimney is deteriorating. It is cracked on both sides and mortar is disintegrating. Monitor this chimney for continued failure and realize that it may have to be repaired or removed. ( Picture 1,2,3 )

Front chimney is leaning, but bricks and mortar is sound. Monitor this chimney for future condition, and performance. It is very old and has a propensity for structural failure. ( Picture 4,5 )

Note: All original chimneys have been abandoned and sealed off. ( Picture 6 )

6.2.A Picture 1
6.2.A Picture 2
6.2.A Picture 3
6.2.A Picture 4
6.2.A Picture 5 front chimney
6.2.A Picture 6 abandoned
6.3.A HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments - Satisfactory, Functional
6.4.A GAS/LP FIRELOGS AND FIREPLACES
 Comments - Satisfactory, Functional
This home has 2 un-vented gas log appliances. ( Picture 1,2 )

Original chimneys have been abandoned and sealed off.

6.4.A Picture 1
6.4.A Picture 2
6.5.A PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments - Satisfactory, Functional



6(B). Heat Pump / AC (upstairs)

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
compressor
air handler

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
LIMITS ON INSPECTION:
TYPICAL
TYPE OF FUEL:
HEAT PUMP (FORCED AIR)
EQUIPMENT LOCATION:
Attic
Exterior
THERMOSTAT TYPE:
MECHANICAL
THERMOSTAT LOCATION:
Central hall
THERMOSTAT CONDITION:
FUNCTIONAL
WARM AIR SYSTEMS:
HEAT PUMP:ELECTRIC BACK UP
NUMBER OF HEAT SYSTEMS (excluding wood):
TWO
HEAT SYSTEM BRAND:
GOODMAN
DUCTWORK:
INSULATED
insulated flex duct
FILTER TYPE:
DISPOSABLE
REMAINING SERVICE LIFE:
75% - Typical condition& minimal wear - No concern of replacement expense
Component observations / Inspected items
6.0.B HEATING EQUIPMENT
 Comments - Satisfactory, Functional, Preventative maintenance recommended
Upstairs Heat Pump data. ( Picture 1 )

Condensate drain does not contain a vent and trap is not level and will not function as designed.( Picture 2,3 )

Significant air leaks detected at unsealed fittings, attic air handler.( Picture 4 )

6.0.B Picture 1
6.0.B Picture 2 unlevel condensate drain
6.0.B Picture 3
6.0.B Picture 4
6.1.B NORMAL OPERATING CONTROLS
 Comments - Satisfactory, Functional, Preventative maintenance recommended
Upstairs thermostat is loose on wall. This is type that requires level, no movement  to be accurate.
6.2.B HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments - Satisfactory, Functional
Supply diffuser is loose in ceiling, master bedroom.( Picture 1 )
6.2.B Picture 1
6.3.B SPACE HEATING
 Comments - Not Present
6.4.B PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments - Satisfactory, Functional



7. AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.
downstairs AC

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
LIMITS ON THE INSPECTION:
TYPICAL
EQUIPMENT LOCATION:
Exterior
THERMOSTAT TYPE:
MECHANICAL
CONDITION OF THERMASTAT:
FUNCTIONAL
THERMOSTAT LOCATION:
see 6 heating/fireplace for thermostat
COOLING EQUIPMENT TYPE:
CENTRAL ELECTRIC
DUCTWORK TYPE:
INSULATED
FLEXIBLE DUCT
Shared with Heat system
FILTERS:
DISPOSABLE
COOLING EQUIPMENT ENERGY SOURCE:
ELECTRICITY
CENTRAL AIR MANUFACTURER:
UNKNOWN
NUMBER OF A/C UNITS:
ONE
REMAINING SERVICE LIFE:
75% - Typical condition& minimal wear - No concern of replacement expense
Component observations / Inspected items
7.0 COOLING AND AIR HANDLER EQUIPMENT
 Comments - Satisfactory, Functional, Preventative maintenance recommended
Downstairs AC data- ( Picture 1,2,3 )

Air leaks detected at AC coil at unsealed refrigerant line penetration.( Picture 4 )

7.0 Picture 1
7.0 Picture 2
7.0 Picture 3
7.0 Picture 4 downstairs condensor coil
7.1 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments - Satisfactory, Functional
7.2 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
 Comments - Satisfactory, Functional
7.3 Normal Operating Controls, Thermostat
 Comments - Satisfactory, Functional



8. INSULATION

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

General system Styles, Materials, Components
GENERAL INSULATION RATING (subjective to age of home):
FAIR: Below average condition& performance
Insulation inspection limitations:
TYPICAL
TYPE:
FIBERGLASS
ATTIC INSULATION:
CELLULOSE
R- VALUE:
BELOW R-19
VENTILATION:
None found
BATH EXHAUST FAN TYPES:
NONE
FLOOR INSULATION:
BATT
FIBERGLASS
WALL INSULATION:
BATT
FIBERGLASS
Component observations / Inspected items
8.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Comments - Discrepant item, Repair or Replace
Attic insulation is substandard. DOE standard is R-30 which is approximately 10-12" of cellulose type. This is approx 6"deep. See 2x6 ceiling joist in photo for measure indicator.( Picture 1,2 )

Floor has been partially insulated but many areas are unfinished. ( Picture 4 ) ( Picture 6 ) ( Picture 7 )

Recommend bringing all insulation up to intended design to meet current DOE standards and the established standard of this renovation.

See insulation fact Sheet.

See US Dept of Energy insulation consumer guide
8.0 Picture 1 attic insulation
8.0 Picture 2
8.0 Picture 3
8.0 Picture 4 not insuulated
8.0 Picture 5 insulation falling is not effective
8.0 Picture 6 no insulation
8.0 Picture 7 no insulation



9. INTERIOR

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
INTERIOR LIMITATIONS:
TYPICAL
APPLIANCES:
DISHWASHER
RANGE BURNERS
OVEN ELEMENTS
HOOD FANS/VENTS
MICROWAVE
GARBAGE DISPOSER
BATH/DRYER VENTS
WALLS AND CEILING MATERIAL:
PLASTER: WOOD LATH
Sheet rock& plaster
INTERIOR OF WINDOWS:
satisfactory
RAILS AND STAIRS:
HAINDRAILS
SAFTEY RAILS
STEPS
FLOOR COVERING(S):
CARPET
TILE
WOOD
INTERIOR DOORS:
SOLID
WOOD
CABINETRY:
WOOD
COUNTERTOP:
GRANITE
DRYER VENT:
RIGID METAL
Component observations / Inspected items
9.0 CEILINGS
 Comments - Satisfactory, Functional, Informational notes and disclosures
Observed failed plaster keys ( Picture 1 )  in attic/ceiling over back end of house. Owners believe that the old plaster lath was covered with sheet rock. If this is the case, there should be no problems. Monitor these ceilings in this area for and cracking or sagging.

Note: front portion of house has new sheet rock visible from attic. ( Picture 2 )

9.0 Picture 1
9.0 Picture 2
9.1 WALLS
 Comments - Satisfactory, Functional
9.2 FLOORS
 Comments - Satisfactory, Functional
9.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments - Informational notes and disclosures
caution: Improper design at basement stairs, uneven steps, no safety rail.  ( Picture 1 )
9.3 Picture 1
9.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments - Satisfactory, Functional
9.5 DOORS (REPRESENTATIVE NUMBER)
 Comments - Satisfactory, Functional
9.6 WINDOWS (REPRESENTATIVE NUMBER)
 Comments - Satisfactory, Functional
9.7 INTERIOR INSPECTION ACCESSIBILITY
 Comments - Satisfactory, Functional
9.8 VENTING SYSTEMS (Kitchens, baths and laundry)
 Comments - Discrepant item, Repair or Replace
Dryer vent is separating at seam joint and is taped with cellophane. repair as needed.( Picture 1 )

Upstairs guest bathroom is not vented, window is sealed off with plastic sheeting.

9.8 Picture 1
9.8 Picture 2



10. BUILT-IN KITCHEN APPLIANCES

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

General system Styles, Materials, Components
GENERAL RATING:
GOOD: Average condition& performance
DISHWASHER:
Functional
DISPOSER:
Functional
EXHAUST/RANGE HOOD:
RE-CIRCULATE
Fucntional
RANGE/OVEN:
Functional
BUILT-IN MICROWAVE:
Functional
REFRIGERATOR:
Personal property- not built in -NOT INSPECTED
DRYER POWER SOURCE:
22O ELECTRIC
Component observations / Inspected items
10.0 DISHWASHER
 Comments - Satisfactory, Functional
10.1 RANGES/OVENS/COOKTOPS
 Comments - Satisfactory, Functional
10.2 RANGE HOOD
 Comments - Satisfactory, Functional
10.3 FOOD WASTE DISPOSER
 Comments - Satisfactory, Functional
10.4 MICROWAVE COOKING EQUIPMENT
 Comments - Satisfactory, Functional

 


General Summary


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: removed for privacy

Property Address:   Linden Ave.
Portsmouth, VA 23704

This  General Summary is a combined list of any and all findings that where flagged during the inspection as important. The general summary contains all the items listed in the individual summaries below.

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or appear to warrant further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function, efficiency, or safety of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

   Defects Safety & Disclosure info  Maintenance

1. ROOFING
1.0 ROOF COVERINGS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Slate shingles are loose, slipping or missing in several areas. repair as needed. 

Roof is sagged at left side between chimney and gable. See structure notes.( Picture 4 )

Where roof has sagged, some shingles are lifting, repair as needed.( Picture 4 )

Note: a large section of roofing was replaced with synthetic slate (vinyl). These shingles are already starting to lift. They will not perform the same as slate and will require monitoring for repairs.( Picture 5 )

1.1 ROOF DECKING
 Informational notes and disclosures, Preventative maintenance recommended 
Roof underlayment is deteriorating. This is the felt paper between the slate and wood decking. This can not be repaired without removal of slate. Monitor the roof decking periodically for any water or moisture intrusion.( Picture 1 )
1.5 VENTILATION
 Informational notes and disclosures, Not Present 
Roof structure is not ventilated. It is highly recommended that ventilation be installed to provide balanced air flow through attic. This will reduce extreme heat loads and will reduce trapped moisture the migrates from interior. Old homes that are renovated without proper attic ventilation are susceptible to condensation rot.

Note: existing vents are sealed windows.( Picture 1 )  The rear has been sealed with wood.( Picture 1 )


2. EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Much of the clapboard siding is in need of maintenance/repair. Prior conservation was poorly done. Observed many loose boards where nails have deteriorated and let loose. paint is peeling and flaking. A significant amount of exterior wall preservation is needed.
2.1 DOORS (Exterior)
 Satisfactory, Functional, Preventative maintenance recommended 
Front door has poor weather seal.( Picture 1 )
2.2 WINDOWS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Many of the window sills are weathered, deteriorating and holding moisture. Maintenance and conservation in general is needed.( Picture 1 )
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Discrepant item, Repair or Replace 
Front porch flooring is in generally poor condition. deteriorating, some areas have rot.  Repairs and maybe replacement should be considered.
2.4 EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Multiple areas of weathering, rot and deterioration where observed.  Mostly small sections in multiple areas of window and porch trim. Repair or replace in all areas as needed.

3. FOUNDATION / STRUCTURE
3.0 FOUNDATION & STRUCTURE (Report signs of abnormal or harmful water penetration into the building or signs of abnormal settlement, structural failure, wood destroying insects & fungus.)
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Basement is taking on water. A sump pump has been installed but water is being improperly discharged. The water is discharged directly outside the foundation and much of it is seeping back into basement causing this continual cycle. Some errosion is being caused where there is an opening in the concrete foundation.. The discharge must be remotely located from the foundation.

Water is also being introduced by the furnace combustion condensate discharge line which dripping onto the floor. This should be diverted to a drain or directly to the sump.( Picture 6 )

There is also not gutters installed to divert roof water away from this area and others around the perimeter. Note heavy errosion and splash along foundation.( Picture 4 )

AC and Heat pump units are also directly under the roof water runoff and are getting pummeled with water. This can cause early failure of the units if they are not protected.

3.1 FOUNDATION VENTILATION & VAPOR BARRIER
 Informational notes and disclosures 
The foundation is not well ventilated and there is no vapor barrier. It does not appear to be critically needed as there is no evidence of moisture vapor issues in the crawlspace areas. However, adding moisture barrier would help ensure a healthy crawlspace by sealing in ground moisture and stabilizing ground moisture changes.

A significant amount of settlement has occurred in that rear section of structure. It appears that the back half of the house is an addition was added not long after original construction. circa 1910. This area has settled and sloped downward towards the rear. It is most obvious in the upstairs hallway and around door frames.( Picture 1 )  There was no evidence to suggest this settlement is recent or persistent and not identifiable as structural failure.
3.2 FLOORS (Structural)
 Informational notes and disclosures 
Note: Secondary screw jacks have been installed as floor reinforcement under where joist have sagged. Not to be confused with foundation supports. This is OK
3.4 COLUMNS OR PIERS
 Preventative maintenance recommended 
Mortar is failing at joints of brick piers in all locations. Mortar is turning to sand and falling from joints. These joints must be re-pointed, reinforced or otherwise replaced in order to prevent structural failure.

Some mortar minimal deterioration was observed on exterior perimeter brick ( Picture 4 ) but most has been re-pointed and is sound. This old foundation is higher maintenance. Maintain as needed.
3.6 ROOF STRUCTURE AND ATTIC
 Discrepant item, Repair or Replace 
Prior water damage and improper structural repairs have lead to significant roof sag. ( Picture 1 ) The rafters in this area became rotten and reinforcement was attempted with rafter scabs (wood splints)( Picture 2 ) . Scabbing  not support and transfer the load adequately and as such is not an adequate structural repair. This roof may have been sagged before the repairs but also appears to have sagged since as evidenced by scissor appearance ( Picture 3 )  where new rafter pieces and old rafters are not flush and parallel to each other. Proper repairs normally consist of new sistered rafters and or kneewall supports. Some attempts at raising to remove the sag should be considered but this must be done slowly and carefully. Caution: there are extreme stress loads here. All work should be done by an experienced structural contractor.

Improper rafter repair at front left corner of attic. Not sistered and not flush to top plate.( Picture 5,6 )


5. ELECTRICAL
5.5 GFCI (ground fault circuit interrupts are safety outlets in "wet area" locations. i.e. baths, garage, exterior, kitchen, etc.)
 Satisfactory, Functional, Informational notes and disclosures 
Porch outlet is not GFCI. protected.  "Ground fault protection saves lives"

6(A). Gas furnace (downstairs)
6.0.A HEATING EQUIPMENT
 Satisfactory, Functional, Preventative maintenance recommended 
Furnace data.( Picture 1 )

Poorly mounted furnace - Furnace is hanging by pipe straps fastened with nails ( Picture 2,3 ) on a particle board platform. The platform is already sagging. These suspended platforms are typically more substantial using all-thread rod and bolts for hangers and plywood with adequate framing to support the weight.

6(B). Heat Pump / AC (upstairs)
6.0.B HEATING EQUIPMENT
 Satisfactory, Functional, Preventative maintenance recommended 
Upstairs Heat Pump data. ( Picture 1 )

Condensate drain does not contain a vent and trap is not level and will not function as designed.( Picture 2,3 )

Significant air leaks detected at unsealed fittings, attic air handler.( Picture 4 )

6.1.B NORMAL OPERATING CONTROLS
 Satisfactory, Functional, Preventative maintenance recommended 
Upstairs thermostat is loose on wall. This is type that requires level, no movement  to be accurate.

7. AIR CONDITIONING
7.0 COOLING AND AIR HANDLER EQUIPMENT
 Satisfactory, Functional, Preventative maintenance recommended 
Downstairs AC data- ( Picture 1,2,3 )

Air leaks detected at AC coil at unsealed refrigerant line penetration.( Picture 4 )


8. INSULATION
8.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Discrepant item, Repair or Replace 
Attic insulation is substandard. DOE standard is R-30 which is approximately 10-12" of cellulose type. This is approx 6"deep. See 2x6 ceiling joist in photo for measure indicator.( Picture 1,2 )

Floor has been partially insulated but many areas are unfinished. ( Picture 4 ) ( Picture 6 ) ( Picture 7 )

Recommend bringing all insulation up to intended design to meet current DOE standards and the established standard of this renovation.

See insulation fact Sheet.

See US Dept of Energy insulation consumer guide

9. INTERIOR
9.0 CEILINGS
 Satisfactory, Functional, Informational notes and disclosures 
Observed failed plaster keys ( Picture 1 )  in attic/ceiling over back end of house. Owners believe that the old plaster lath was covered with sheet rock. If this is the case, there should be no problems. Monitor these ceilings in this area for and cracking or sagging.

Note: front portion of house has new sheet rock visible from attic. ( Picture 2 )

9.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Informational notes and disclosures 
caution: Improper design at basement stairs, uneven steps, no safety rail.  ( Picture 1 )
9.8 VENTING SYSTEMS (Kitchens, baths and laundry)
 Discrepant item, Repair or Replace 
Dryer vent is separating at seam joint and is taped with cellophane. repair as needed.( Picture 1 )

Upstairs guest bathroom is not vented, window is sealed off with plastic sheeting.



 



Defects, Repair or Replace


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: removed for privacy

Property Address:   Linden Ave.
Portsmouth, VA 23704

This section is a summary list of defective components, systems, or workmanship that may need repair or replacement in order to restore to intended function or to a level of what's considered "good repair".

1. ROOFING
1.0 ROOF COVERINGS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Slate shingles are loose, slipping or missing in several areas. repair as needed. 

Roof is sagged at left side between chimney and gable. See structure notes.( Picture 4 )

Where roof has sagged, some shingles are lifting, repair as needed.( Picture 4 )

Note: a large section of roofing was replaced with synthetic slate (vinyl). These shingles are already starting to lift. They will not perform the same as slate and will require monitoring for repairs.( Picture 5 )


2. EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Much of the clapboard siding is in need of maintenance/repair. Prior conservation was poorly done. Observed many loose boards where nails have deteriorated and let loose. paint is peeling and flaking. A significant amount of exterior wall preservation is needed.
2.2 WINDOWS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Many of the window sills are weathered, deteriorating and holding moisture. Maintenance and conservation in general is needed.( Picture 1 )
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Discrepant item, Repair or Replace 
Front porch flooring is in generally poor condition. deteriorating, some areas have rot.  Repairs and maybe replacement should be considered.
2.4 EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Multiple areas of weathering, rot and deterioration where observed.  Mostly small sections in multiple areas of window and porch trim. Repair or replace in all areas as needed.

3. FOUNDATION / STRUCTURE
3.0 FOUNDATION & STRUCTURE (Report signs of abnormal or harmful water penetration into the building or signs of abnormal settlement, structural failure, wood destroying insects & fungus.)
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Basement is taking on water. A sump pump has been installed but water is being improperly discharged. The water is discharged directly outside the foundation and much of it is seeping back into basement causing this continual cycle. Some errosion is being caused where there is an opening in the concrete foundation.. The discharge must be remotely located from the foundation.

Water is also being introduced by the furnace combustion condensate discharge line which dripping onto the floor. This should be diverted to a drain or directly to the sump.( Picture 6 )

There is also not gutters installed to divert roof water away from this area and others around the perimeter. Note heavy errosion and splash along foundation.( Picture 4 )

AC and Heat pump units are also directly under the roof water runoff and are getting pummeled with water. This can cause early failure of the units if they are not protected.

3.6 ROOF STRUCTURE AND ATTIC
 Discrepant item, Repair or Replace 
Prior water damage and improper structural repairs have lead to significant roof sag. ( Picture 1 ) The rafters in this area became rotten and reinforcement was attempted with rafter scabs (wood splints)( Picture 2 ) . Scabbing  not support and transfer the load adequately and as such is not an adequate structural repair. This roof may have been sagged before the repairs but also appears to have sagged since as evidenced by scissor appearance ( Picture 3 )  where new rafter pieces and old rafters are not flush and parallel to each other. Proper repairs normally consist of new sistered rafters and or kneewall supports. Some attempts at raising to remove the sag should be considered but this must be done slowly and carefully. Caution: there are extreme stress loads here. All work should be done by an experienced structural contractor.

Improper rafter repair at front left corner of attic. Not sistered and not flush to top plate.( Picture 5,6 )


5. ELECTRICAL
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Satisfactory, Functional 
Kitchen outlet loose in box, right side of stove.( Picture 1 )

8. INSULATION
8.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Discrepant item, Repair or Replace 
Attic insulation is substandard. DOE standard is R-30 which is approximately 10-12" of cellulose type. This is approx 6"deep. See 2x6 ceiling joist in photo for measure indicator.( Picture 1,2 )

Floor has been partially insulated but many areas are unfinished. ( Picture 4 ) ( Picture 6 ) ( Picture 7 )

Recommend bringing all insulation up to intended design to meet current DOE standards and the established standard of this renovation.

See insulation fact Sheet.

See US Dept of Energy insulation consumer guide

9. INTERIOR
9.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Informational notes and disclosures 
caution: Improper design at basement stairs, uneven steps, no safety rail.  ( Picture 1 )
9.8 VENTING SYSTEMS (Kitchens, baths and laundry)
 Discrepant item, Repair or Replace 
Dryer vent is separating at seam joint and is taped with cellophane. repair as needed.( Picture 1 )

Upstairs guest bathroom is not vented, window is sealed off with plastic sheeting.



 



Important Information and Disclosures


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: removed for privacy

Property Address:   Linden Ave.
Portsmouth, VA 23704

This section is a summary list of informational disclosures. These items may not be considered an obvious or repairable defect but may be an inherent problem to the home. They are listed here as they may have important consequences regarding your purchase. The items listed here are typically safety issues, environmental concerns, Antiquated systems and equipment, Building material/systems manufacturer deficiencies or recalls.

1. ROOFING
1.1 ROOF DECKING
 Informational notes and disclosures, Preventative maintenance recommended 
Roof underlayment is deteriorating. This is the felt paper between the slate and wood decking. This can not be repaired without removal of slate. Monitor the roof decking periodically for any water or moisture intrusion.( Picture 1 )
1.5 VENTILATION
 Informational notes and disclosures, Not Present 
Roof structure is not ventilated. It is highly recommended that ventilation be installed to provide balanced air flow through attic. This will reduce extreme heat loads and will reduce trapped moisture the migrates from interior. Old homes that are renovated without proper attic ventilation are susceptible to condensation rot.

Note: existing vents are sealed windows.( Picture 1 )  The rear has been sealed with wood.( Picture 1 )


3. FOUNDATION / STRUCTURE
3.1 FOUNDATION VENTILATION & VAPOR BARRIER
 Informational notes and disclosures 
The foundation is not well ventilated and there is no vapor barrier. It does not appear to be critically needed as there is no evidence of moisture vapor issues in the crawlspace areas. However, adding moisture barrier would help ensure a healthy crawlspace by sealing in ground moisture and stabilizing ground moisture changes.

A significant amount of settlement has occurred in that rear section of structure. It appears that the back half of the house is an addition was added not long after original construction. circa 1910. This area has settled and sloped downward towards the rear. It is most obvious in the upstairs hallway and around door frames.( Picture 1 )  There was no evidence to suggest this settlement is recent or persistent and not identifiable as structural failure.
3.2 FLOORS (Structural)
 Informational notes and disclosures 
Note: Secondary screw jacks have been installed as floor reinforcement under where joist have sagged. Not to be confused with foundation supports. This is OK

5. ELECTRICAL
5.2 WIRING - Amperage & Voltage protection and compatibility of branch wiring & overcurrent devices, conductor material. ( breakers, fuses vs. size of conductors.)
 Satisfactory, Functional 
Original wiring was knob and tube. However, there is no evidence that it has not been fully and adequately abandoned and replaced with Romex.
5.5 GFCI (ground fault circuit interrupts are safety outlets in "wet area" locations. i.e. baths, garage, exterior, kitchen, etc.)
 Satisfactory, Functional, Informational notes and disclosures 
Porch outlet is not GFCI. protected.  "Ground fault protection saves lives"

9. INTERIOR
9.0 CEILINGS
 Satisfactory, Functional, Informational notes and disclosures 
Observed failed plaster keys ( Picture 1 )  in attic/ceiling over back end of house. Owners believe that the old plaster lath was covered with sheet rock. If this is the case, there should be no problems. Monitor these ceilings in this area for and cracking or sagging.

Note: front portion of house has new sheet rock visible from attic. ( Picture 2 )

9.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Informational notes and disclosures 
caution: Improper design at basement stairs, uneven steps, no safety rail.  ( Picture 1 )


 



Maintenance recommendations


Final Analysis Home Inspections

757-495-2300

757.495.2300

Customer: removed for privacy

Property Address:   Linden Ave.
Portsmouth, VA 23704

This section is a summary of maintenance needed or preventative maintenance recommended in order to maintain a level of "good repair".

1. ROOFING
1.0 ROOF COVERINGS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Slate shingles are loose, slipping or missing in several areas. repair as needed. 

Roof is sagged at left side between chimney and gable. See structure notes.( Picture 4 )

Where roof has sagged, some shingles are lifting, repair as needed.( Picture 4 )

Note: a large section of roofing was replaced with synthetic slate (vinyl). These shingles are already starting to lift. They will not perform the same as slate and will require monitoring for repairs.( Picture 5 )

1.1 ROOF DECKING
 Informational notes and disclosures, Preventative maintenance recommended 
Roof underlayment is deteriorating. This is the felt paper between the slate and wood decking. This can not be repaired without removal of slate. Monitor the roof decking periodically for any water or moisture intrusion.( Picture 1 )

2. EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Much of the clapboard siding is in need of maintenance/repair. Prior conservation was poorly done. Observed many loose boards where nails have deteriorated and let loose. paint is peeling and flaking. A significant amount of exterior wall preservation is needed.
2.1 DOORS (Exterior)
 Satisfactory, Functional, Preventative maintenance recommended 
Front door has poor weather seal.( Picture 1 )
2.2 WINDOWS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Many of the window sills are weathered, deteriorating and holding moisture. Maintenance and conservation in general is needed.( Picture 1 )
2.4 EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Multiple areas of weathering, rot and deterioration where observed.  Mostly small sections in multiple areas of window and porch trim. Repair or replace in all areas as needed.

3. FOUNDATION / STRUCTURE
3.0 FOUNDATION & STRUCTURE (Report signs of abnormal or harmful water penetration into the building or signs of abnormal settlement, structural failure, wood destroying insects & fungus.)
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Basement is taking on water. A sump pump has been installed but water is being improperly discharged. The water is discharged directly outside the foundation and much of it is seeping back into basement causing this continual cycle. Some errosion is being caused where there is an opening in the concrete foundation.. The discharge must be remotely located from the foundation.

Water is also being introduced by the furnace combustion condensate discharge line which dripping onto the floor. This should be diverted to a drain or directly to the sump.( Picture 6 )

There is also not gutters installed to divert roof water away from this area and others around the perimeter. Note heavy errosion and splash along foundation.( Picture 4 )

AC and Heat pump units are also directly under the roof water runoff and are getting pummeled with water. This can cause early failure of the units if they are not protected.

3.4 COLUMNS OR PIERS
 Preventative maintenance recommended 
Mortar is failing at joints of brick piers in all locations. Mortar is turning to sand and falling from joints. These joints must be re-pointed, reinforced or otherwise replaced in order to prevent structural failure.

Some mortar minimal deterioration was observed on exterior perimeter brick ( Picture 4 ) but most has been re-pointed and is sound. This old foundation is higher maintenance. Maintain as needed.

6(A). Gas furnace (downstairs)
6.0.A HEATING EQUIPMENT
 Satisfactory, Functional, Preventative maintenance recommended 
Furnace data.( Picture 1 )

Poorly mounted furnace - Furnace is hanging by pipe straps fastened with nails ( Picture 2,3 ) on a particle board platform. The platform is already sagging. These suspended platforms are typically more substantial using all-thread rod and bolts for hangers and plywood with adequate framing to support the weight.

6(B). Heat Pump / AC (upstairs)
6.0.B HEATING EQUIPMENT
 Satisfactory, Functional, Preventative maintenance recommended 
Upstairs Heat Pump data. ( Picture 1 )

Condensate drain does not contain a vent and trap is not level and will not function as designed.( Picture 2,3 )

Significant air leaks detected at unsealed fittings, attic air handler.( Picture 4 )

6.1.B NORMAL OPERATING CONTROLS
 Satisfactory, Functional, Preventative maintenance recommended 
Upstairs thermostat is loose on wall. This is type that requires level, no movement  to be accurate.

7. AIR CONDITIONING
7.0 COOLING AND AIR HANDLER EQUIPMENT
 Satisfactory, Functional, Preventative maintenance recommended 
Downstairs AC data- ( Picture 1,2,3 )

Air leaks detected at AC coil at unsealed refrigerant line penetration.( Picture 4 )



Final Analysis  757-495-2300

Report Attachments

City tax details

~ End of Report ~