Home Inspection Report  rehabbed property

          

                             

" We see what's missing " 

Final Analysis Home Inspections

Prepared exclusively for

Name removed for privacy

 
xxxx Argonne Ave
Norfolk, VA 23505
Note: This is an actual home inspection. Other than removal of name and address, nothing has been doctored for show.

This investment property was renovated by a son in law whose sympathetic father in law hired to help him financially. He said it backfired on him and he regretted it.

          Report ID: bt021207

Inspection Date:  2/12/2007
    Inspected By:  Dan Rogers

www.final-analysis.com

757.495.2300

 

Date: 2/12/2007 Time: 1:00 PM Report ID: barton021207
Property:
xxxx Argonne Ave
Norfolk, VA 23505
 Customer:
removed for privacy		 Real Estate Professional:
Bill Dorris

Client Is Present:
Yes

Age Of Home:
1941

Weather:
Clear
Temperature:
53

Rain in last 3 days:
No

Square feet:
1576
Inspection type:
Home Buyers Inspection

Structure type:
1 story single family residence (ranch)

Occupancy:
property is vacant

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 home has recently undergone a significant remodel affecting all the systems. Much of the workmanship is less than typically accepted standards of quality. Most of which is marginal, amateur and does not meet professional trade standards. Some problems are bigger than others but all are consistent in weighing heavily on the overall inherent condition of the property.

It is beyond the scope of this inspection to create a "punch list" of repair items. When the overwhelming majority of findings reflect less than satisfactory conditions of a system, then the issues and items reported are a sampling of condition which are merely intended to qualify the findings in an attempt to establish an overall consensus of the systems condition and the level of corrective action needed.. Under these circumstances the reported items can not and are not all inclusive. The systems where this is the case, need to be systematically and thoroughly evaluated, repaired or replaced as needed by a qualified contractor. The objective outcome of all repairs should meet or exceed professional, proper and permanent standards of good repair.  Where there is a significant amount of rework that needs to be done, it is highly recommended that a re-inspection be done again after all work is complete.

Please be advised that most municipal zoning and building agencies require permits and code inspections for this magnitude of remodeling. You should obtain this for your own protection for fire, insurance, safety and legal compliance purposes.

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.
remove all debris

General system Styles, Materials, Components
GENERAL ROOF CONDITION:
GOOD: Average condition& performance
ROOF INSPECTION LIMITATIONS:
Typical inspection access
REMAINING SERVICE LIFE:
50% - Typical aging& wear - No immediate concern of replacement expense
ROOF AS SEEN FROM:
ladder
SYSTEM INSPECTED?:
Yes
ROOF STYLES& DESIGN:
Gable
ROOF COVERING MATERIALS:
ASPHALT: Felt 3 tab shingles
FLASHING MATERIAL:
Aluminum
SKY LIGHT (S):
NONE
ACTIVE ROOF OR FLASHING LEAKS:
Yes
GUTTERS& DOWNSPOUTS:
Attached:partial
Gutter Material: Aluiminum
ATTIC VENTILATION:
Roof
Layers of shingles:
one
Component observations / Inspected items
1.0 ROOF COVERINGS
 Comments - Satisfactory, Functional
(2) There are several punctured holes through the roof shingles where there is no roof decking in the area above the attic access hatch where the roof transitions to the back addition.( Picture 1,2 )
1.0 Picture 1 holes through roof shingles
1.0 Picture 2 outside area view of holes
1.1 ROOF DECKING
 Comments - Satisfactory, Functional
1.2 FLASHING or JOINT MATERIALS
 Comments - Satisfactory, Functional
Flashing is missing at roof transition, left side towards rear. Observed exposed wood and susceptibility for water intrusion. ( Picture 1 )
1.2 Picture 1 no flashing
1.3 GUTTERS, ROOF DRAINAGE SYSTEMS
 Comments - Satisfactory, Functional, Informational notes and disclosures
No gutters installed in several areas including left side and rear. The left side prohibits install of gutters because service cable is now in the way.( Picture 1 )
1.3 Picture 1 can't install gutters here
1.3 Picture 2
1.4 SKYLIGHTS
 Comments - Not Present
1.5 VENTILATION
 Comments - Discrepant item, Repair or Replace
(1) There are no intake (soffit) vents to support roof vents. ( Picture 1 ) You must have equal make up air for adequate attic ventilation. The original gable vents are not adequate for this purpose.
1.5 Picture 1 no inlet bents
1.5 Picture 2 adequate roof outlet vents
(2) Attic gable vent vermin screening is missing, birds have invaded, Notice the big pile of nesting straw. ( Picture 3 )
1.5 Picture 3
Roof is in generally good condition with repairs noted.

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:
VINYL
BRICK VENEER
EXTERIOR TRIM:
WOOD
VINYL AND/OR ALUMINIUM
PRIMARY WINDOWS:
DOUBLE-HUNG
GLAZING: THERMAL/INSULATED
MATERIAL: PLASTIC/ VINYL
EXTERIOR ENTRY DOORS:
METAL
STEPS AND OR RAILS:
NA
GARAGES AND OR CARPORTS:
ATTACHED
FIRE ESCAPES:
NA
GARAGE AUTO OPENER:
N/A
GARAGE DOOR MATERIAL:
METAL
GARAGE DOOR TYPE:
ONE MANUAL
DRIVEWAY:
CONCRETE
Component observations / Inspected items
2.0 WALL CLADDING FLASHING AND TRIM
 Comments - Discrepant item, Repair or Replace
(1) Unfinished plywood siding, No pan flashing at bottom has promoted rot. rear of garage. Siding is also separating at the seams. ( Picture 2 )
2.0 Picture 1
2.0 Picture 2 unfinished siding and rot
(2) Exposed wood, metal trim flashing is missing, possible water intrusion point. left side wall towards rear. ( Picture 3 )
2.0 Picture 3 exposed wood, water entry
(3) A random sampling of the vinyl siding revealed that the panels are loose in multiple areas around the entire exterior. Closer examination shows that many of the nails are not catching a solid stud. ( Picture 4 )  Have all siding inspected and secured properly.
2.0 Picture 4 siding loose many areas.
(4) Refrigerant line wall penetration is not sealed. ( Picture 5 )
2.0 Picture 5 No caulk sealant.
2.1 DOORS (Exterior)
 Comments - Discrepant item, Repair or Replace
(1) Rear garage door or wall closure is missing ( Picture 1 )
2.1 Picture 1 missing door or wall
(2) Right side entry door does not latch and seal properly, the keeper is missing. ( Picture 2 ) This same door also does not have a paint seal. factory powder primer finish only will not stop rusting of door skin.
2.1 Picture 2 right side door
2.2 WINDOWS
 Comments - Satisfactory, Functional
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Comments - Preventative maintenance recommended
(1) Evidence of poor drainage and standing water at front entry. Observed dirt and silt deposits, heavy caulk attempted at threshold, drainage groves in concrete edges.( Picture 1 )  Cannot determine if this has been cured. Inquire with current owner.
2.3 Picture 1
(2) Evidence of poor drainage, standing water at left rear walk. Observed water stains, reversed slope where grade meets concrete, downspout drainage onto walkway. ( Picture 2 )
2.3 Picture 2
2.4 EAVES, SOFFITS, FASCIAS, RAKES, and EXTERIOR TRIM
 Comments - Satisfactory, Functional
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.

General system Styles, Materials, Components
GENERAL CONDITION: Foundation and Structure:
FAIR: Below average condition& performance
SYSTEM INSPECTED?:
Yes
FOUNDATION/STRUCTURE LIMITATIONS:
TYPICAL ACCESS
FOUNDATION TYPE:
Slab
STRUTURE AND MATERIALS:
FRAME: WOOD
CONCRETE SLAB
Foundation ventilation:
N/A - slab construction
EXTERIOR DRAINAGE:
SITE: LEVEL
Marginal or inadequate drainage
Poorly graded
METHOD USED TO OBSERVE CRAWLSPACE:
NO CRAWLSPACE
FLOOR STRUCTURE:
NOT VISIBLE
WALL STRUCTURE:
2 X 4 WOOD
VIEWED ATTIC SPACE FROM::
WALKED
CEILING STRUCTURE:
2X4
ROOF STRUCTURE:
STICK-BUILT
2X4 RAFTERS
2 X 6 RAFTERS
PLYWOOD
ATTIC ACCESS:
Ceiling hatch
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 - Satisfactory, Functional, Informational notes and disclosures
Evidence of termites detected in the attic framing and roof decking. Beware, a visual inspection can not detect termites inside concealed areas. In light of the evidence, You may want to consider a more invasive type inspection be performed by a licensed exterminator.
3.1 FOUNDATION VENTILATION & VAPOR BARRIER
 Comments - Not Present
3.2 FLOORS (Structural)
 Comments - Not Inspected
3.3 WALLS (Structural)
 Comments - Satisfactory, Functional
3.4 COLUMNS OR PIERS
 Comments - Not Present
3.5 CEILINGS (structural)
 Comments - Satisfactory, Functional
3.6 ROOF STRUCTURE AND ATTIC
 Comments - Discrepant item, Repair or Replace
(1) Improper workmanship of load bearing framing rafters observed in attic. (pictures 1,2,3) There are several areas where rafters where scabbed and rafter tails added. the pieces that are load bearing must have continuous load transfer to load bearing supports.
3.6 Picture 1 scabs
3.6 Picture 2 rafter tails
3.6 Picture 3 rafter is scabbed and scissored
(2) Evidence of significant termite damage in several areas of attic framing, rafters and decking. the pictures show a sampling. have evaluated and repaired as needed.
3.6 Picture 4 termite damage
3.6 Picture 5 termite damage
3.6 Picture 6 termite damage
(3) 2x4 16" o/c rafters do not appear to meet load requirements for the existing roof span and load. Have further evaluated and repaired as needed by a framing contractor.
3.6 Picture 7 2x4 rafters ??? :(
(4) Improper framing, rafters hang below ridge board and there are no collar ties installed. Have all areas further evaluated and repaired as needed by a framing contractor. ( Picture 8 )
3.6 Picture 8
3.7 LOT& GRADING
 Comments - Informational notes and disclosures
(1) Lot is level and was not ever properly graded to provide positive drainage away from structure. Noted several drains and levies have been installed at walkways. This is typical for this age of construction. It appears that the lot drainage problem has been cured but hard to tell how it would handle a large volume of rain.
(2) Side of driveway is sunken and eroded, will hold water. fill, pack, grade and seed as needed. ( Picture 1,2 )
3.7 Picture 1
3.7 Picture 2
There are several areas of concern in the structural framing that is visible. Many areas can't be inspected as they are concealed behind sheet rock. Have all framing further evaluated and repaired as needed by a qualified framing contractor.


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:
POOR: Sub-standard condition& performance
SYSTEM INSPECTED?:
Yes
Plumbing Limitations:
Typically accessible areas
Main water supply pipe (street service):
Buried - concealed - Not determined
Supply pipes and distribution materials ( visable ):
COPPER
PEX tubing
Waste Piping materials (visable):
PVC
Iron (antiquated)
Water pressure:
Noticeable pressure drop when more than one faucet is opened.
restricted flow in one or more faucets/fixtures
Cross connects observed:
No
Water supply system (potable):
Public utility
Waste system (sewage):
Public sewage
Fixtures & faucets observed (checked for leaks & fill & drain function only):
TUBS
SINKS
TOILETS
SHOWERS
Hot water source:
Electirc
40 gallon tank
REMAINING SERVICE LIFE of Water heater:
100% - New or Upgraded - No concern of replacement expense
Drainage at Fixtures:
Slow or backing up
Stopped up
Component observations / Inspected items
4.0 INTERIOR DRAINS, SUPPLY PIPES, FIXTURES AND VENT SYSTEMS
 Comments - Discrepant item, Repair or Replace
(1) Kitchen sink drain is not vented to atmosphere and is back venting through its own drain. ( Picture 1 )

Guest bathtub is stopped up.

Guest toilet is backed up and overflowing.

Guest sink basin is loose in cabinet. ( Picture 2 )

Guest bath sink drain is not vented to exterior atmosphere.

Kitchen sink double drains are not plumbed properly. One drains towards and into disposal unit.

Could not locate a soil vent for the clothes washing machine.

4.0 Picture 1 plumbing not vented
4.0 Picture 2 loose & not caulked
(2) Note: Could not test washing machine drain without washing machine installed.
(3) DISCLOSURE: This home contains antiquated style galvanized and/or iron (steel) drains. These type of drains have a limited service life of approx 30 - 50 years. They rust and constrict internally from corrosion. They can be reamed out a few times but inadvisably have to be replaced. Replacing pipes in home that are built on concrete slabs can be very expensive because it involved removal of flooring and concrete.
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments - Discrepant item, Repair or Replace
Adequate water pressure could not be maintained when two or more faucets are opened, especially the hot water.
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments - Discrepant item, Repair or Replace
Water heater is notably undersized. Typical for this size house is normally 48 - 52 gallon electric.( Picture 1 )

Water heater T&P discharge pipe is missing. Should be installed for safety and discharged to the exterior of structure.

Water heater drain pipe is missing from overflow pan.

4.2 Picture 1
4.2 Picture 2
4.3 Fixtures Tubs and faucets
 Comments - Discrepant item, Repair or Replace
Guest bath tub and shower has two diverters and neither one works.

Master bath toilet continues to run after flush.( Picture 1 )

Kitchen pipe on outside wall and under cabinet are not insulated from freezing.( Picture 2 )

4.3 Picture 1
4.3 Picture 2
4.4 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments - Informational notes and disclosures
Undetermined
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Comments - Informational notes and disclosures
Gas fuel system has been abandoned, meter still in place. ( Picture 1 )
4.5 Picture 1
4.6 SUMP PUMP
 Comments - Not Present

The overall plumbing system reflects many upgrades that do not meet minimal standards of professional workmanship. Some of the problems observed will adversely affect it's intended function and design. have all plumbing and related systems further evaluated and repaired as needed by a qualified plumbing contractor.

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.

General system Styles, Materials, Components
GENERAL SYSTEM CONDITION: Electrical:
FAIR: Below average condition& performance
ELECTRICAL LIMITATIONS:
TYPICAL
EXTERIOR SERVICE AND METER:
OVERHEAD SERVICE
SERVICE ENTRY WIRING:
Aluminum 4/0
INTERIOR COMPONENTS OBSERVED:
RECEPTACLES
SWITCHES
LIGHT FIXTURES
GFCI
EXTERIOR COMPONENTS OBSERVED:
LIGHT FIXTURES
MAIN PANEL(s) Type & Capacity:
200 AMP
BRANCH WIRE 15 and 20 AMP:
COPPER
WIRING system & material:
ROMEX
Location of Main Panel:
Laundry or utility room
Component observations / Inspected items
5.0 SERVICE ENTRANCE WIRING
 Comments - Discrepant item, Repair or Replace
Service feed wire is mounted to fascia trim. These feeds are typically mounted under the soffit, out of the way of the elements, somewhat protected from ladders and equipment which can also be dangerous. This has also prohibited installation of gutters which seem much needed on this property with poor drainage.
5.0 Picture 1
5.1 MAIN SERVICE - Main panel, sub-panels, grounds & bonds, Capacities, Ratings, Overcurrent protection & distribution.
 Comments - Informational notes and disclosures
Could not determine or locate main ground bond to piping and earth ground.
5.2 WIRING - Amperage & Voltage protection and compatibility of branch wiring & overcurrent devices, conductor material. ( breakers, fuses vs. size of conductors.)
 Comments - Satisfactory, Functional
5.3 EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Comments - Discrepant item, Repair or Replace
Garage outlet is missing cover plate.( Picture 1 )
5.3 Picture 1
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Comments - Discrepant item, Repair or Replace
(1) All kitchen wiring is on a single 110 vac, 20 amp GFCI feed. This includes all outlets, microwave, disposal, dishwasher, refrigerator. This presents numerous problems included but not limited to overloaded circuit, GFCI trip when fridge compressor is in locked rotor startup, etc.  This was only detected because testing the GFCI caused shutdown of all circuits. This type of amateur workmanship does not instill confidence in other branch wiring that cannot be tested during a home inspection. This house also has a some old rag type wiring in use but most is concealed in the walls and ceilings. Have all branch wiring further evaluated and repaired as needed by a qualified electrical contractor.
5.4 Picture 1 kitchen receptacle
5.4 Picture 2
(2) Fire hazard - Incandescent light fixtures used inside closets. recommend replacing with low heat fluorescent.
5.4 Picture 3
(3) Water heater wiring and conduit are excessively long.
5.4 Picture 4
5.5 GFCI (ground fault circuit interrupts are safety outlets in "wet area" locations. i.e. baths, garage, exterior, kitchen, etc.)
 Comments - Satisfactory, Functional
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments - Informational notes and disclosures
Service panel, located in laundry room does not appear to meet minimum clearance requirements to the left wall. have this reviewed and approved by an electrical contractor.
5.6 Picture 1
5.7 Smoke detectors
 Comments - Not Inspected
There are several electrical issues that reflect amateur or unsafe workmanship. have all electrical system further evaluated and repaired as determined by an electrical contractor.


6. HEATING / FIREPLACE  

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.

General system Styles, Materials, Components
GENERAL RATING:
FAIR: Below 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
FIREPLACE/FLUES:
None
NUMBER OF HEAT SYSTEMS (excluding wood):
ONE
HEAT SYSTEM BRAND:
GOODMAN
DUCTWORK:
Insulated metal
insulated flex duct
FILTER TYPE:
DISPOSABLE
OPERABLE FIREPLACES:
NONE
NUMBER OF WOODSTOVES:
NONE
REMAINING SERVICE LIFE:
75% - Typical condition& minimal wear - No concern of replacement expense
Component observations / Inspected items
6.0 HEATING EQUIPMENT
 Comments - Satisfactory, Functional
(1) Heat pump data. ( Picture 1 ) note heat pump was tested in heat mode.
6.0 Picture 1 3.5 ton heat pump, 2005
(2) Could not find a drain pipe on the Auxiliary attic condensate drip pan.  ( Picture 3 )

Main condensate drain does not contain a trap or vent. ( Picture 2 )

Thermostat wiring and power wire conduit are loose and vulnerable to damage.( Picture 4 )

6.0 Picture 2 no vent or trap
6.0 Picture 3 no drain pipe
6.0 Picture 4 loose wiring
6.1 NORMAL OPERATING CONTROLS
 Comments - Satisfactory, Functional
6.2 CHIMNEYS, FLUES AND VENTS
 Comments - Not Present
6.3 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments - Discrepant item, Repair or Replace
Multiple areas observed where duct connections are poorly done. No mastic or adhesive is used on flanges, Duct tape is loose and failing at many of the connections and plenum seams allowing air leaks. make shift flange caps are loose and separating. have all the duct work further evaluated and repaired as needed by an HVAC contractor.

Ceiling diffuser over side entry door is loose and falling.

6.3 Picture 1 tape fail, air leaks
6.3 Picture 2
6.3 Picture 3 air leaks
6.3 Picture 4 tape failure, duct seperation.
6.3 Picture 5
6.4 SPACE HEATING
 Comments - Not Present
6.5 GAS/LP FIRELOGS AND FIREPLACES
 Comments - Not Present
6.6 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments - Satisfactory, Functional
Multiple discrepant items observed on the heat pump system, mostly workmanship and mostly on the duct work and condensate drains. have further evaluated and repaired as needed by an HVAC contractor.

7. 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):
POOR: Sub-standard condition& performance
Insulation inspection limitations:
TYPICAL
TYPE:
FIBERGLASS
ATTIC INSULATION:
NONE
R- VALUE:
NONE
VENTILATION:
GABLE VENTS
8x8 Static Roof vents
BATH EXHAUST FAN TYPES:
FAN ONLY
Window
FLOOR INSULATION:
NONE
WALL INSULATION:
UNKNOWN Little or no access - can't determine
Component observations / Inspected items
7.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Comments - Discrepant item, Repair or Replace
No insulation installed over main part of house. ( Picture 1 )

Insulation is substandard or missing in the back areas of ceiling.( Picture 3,4 )

7.0 Picture 1 no insulation
7.0 Picture 2
7.0 Picture 3
7.0 Picture 4
Insulation is substandard or missing. Have this house insulated as needed.


8. 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:
FAIR: Below 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:
Sheet rock& plaster
INTERIOR OF WINDOWS:
Functional
FLOOR COVERING(S):
CARPET
TILE
INTERIOR DOORS:
HOLLOW CORE
RAISED PANEL
CABINETRY:
MELAMINE
COUNTERTOP:
WOOD
DRYER VENT:
NONE
Component observations / Inspected items
8.0 CEILINGS
 Comments - Satisfactory, Functional
8.1 WALLS
 Comments - Discrepant item, Repair or Replace
Less than quality plaster and paint finish workmanship. paint is uneven and inconsistent. ( Picture 2 ) most of the plaster work surface finish is inconsistent ( Picture 3 ) and corners and seams are not pointed up professionally. There are multiple shrinkage and stress cracks around doors and seams. ( Picture 7 ) ( Picture 4 )

The kitchen pantry is not taped, plaster or pointed at all and there are gaps open to the attic.( Picture 5 )

Particle board shelving is very poor as it will sag and give way over time.

One closet has no shelves or rods installed.

Hall closet shelf cleats are installed with finish nails and will not hold weight.( Picture 6 )

8.1 Picture 1
8.1 Picture 2
8.1 Picture 3
8.1 Picture 4
8.1 Picture 5
8.1 Picture 6
8.1 Picture 7
8.2 FLOORS
 Comments - Discrepant item, Repair or Replace, Preventative maintenance recommended
Carpet in the rear of house is heavily soiled and is also coming loose in some areas.

Kitchen tile grout workmanship is poor and it does not appear to have a sealer.

8.3 STEPS, STAIRWAYS, BALCONIES AND RAILINGS
 Comments - Not Present
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments - Discrepant item, Repair or Replace
Cabinet over fridge location is cracked at mounts and loose on wall. ( Picture 1 )

Counter tops in kitchen and bath are substandard in designed and installation.

Wood back splashes are used which will rot. ( Picture 5 )

Wood trim edge is used which will rot.( Picture 4 )

Sinks and basins are not properly secured and seal.( Picture 3 )

Counter tops are not adequately secured to base cabinets.( Picture 2 )

Many of the cabinet doors are loose and/or crooked.

8.4 Picture 1 cabinet loose
8.4 Picture 2
8.4 Picture 3
8.4 Picture 4
8.4 Picture 5
8.5 DOORS (REPRESENTATIVE NUMBER)
 Comments - Discrepant item, Repair or Replace
Many of the interior doors doe not close, latch or operate as designed. Some are missing hardware, closet sliders are missing track retainers at bottom.   All the doors should be gone through and reworked or repaired as needed.
8.5 Picture 1
8.5 Picture 2
8.6 WINDOWS (REPRESENTATIVE NUMBER)
 Comments - Satisfactory, Functional
(2) Right rear wooden window is not operable. ( Picture 1 )
8.6 Picture 1
8.7 INTERIOR INSPECTION ACCESSIBILITY
 Comments - Satisfactory, Functional, Informational notes and disclosures
Lots of empty beer cans are hidden everywhere. ( Picture 1 )

Garage is not accessible for inspection due to construction clutter.( Picture 2 )

8.7 Picture 1
8.7 Picture 2
8.8 VENTING SYSTEMS (Kitchens, baths and laundry)
 Comments - Discrepant item, Repair or Replace
No Dryer vent installed.
8.8 Picture 1 no dryer vent


9. 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:
Fucntional
RANGE/OVEN:
Functional
BUILT-IN MICROWAVE:
Functional
REFRIGERATOR:
NONE
DRYER POWER SOURCE:
22O ELECTRIC
Component observations / Inspected items
9.0 DISHWASHER
 Comments - Satisfactory, Functional
9.1 RANGES/OVENS/COOKTOPS
 Comments - Satisfactory, Functional
9.2 RANGE HOOD
 Comments - Satisfactory, Functional
9.3 FOOD WASTE DISPOSER
 Comments - Satisfactory, Functional
9.4 MICROWAVE COOKING EQUIPMENT
 Comments - Satisfactory, Functional



General Summary


Final Analysis Home Inspections

757-495-2300

Customer: removed

Property Address:  xxxx Argonne Ave
Norfolk, VA 23505

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
1.3 GUTTERS, ROOF DRAINAGE SYSTEMS
 Satisfactory, Functional, Informational notes and disclosures 
No gutters installed in several areas including left side and rear. The left side prohibits install of gutters because service cable is now in the way.( Picture 1 )
1.5 VENTILATION
 Discrepant item, Repair or Replace 
(1) There are no intake (soffit) vents to support roof vents. ( Picture 1 ) You must have equal make up air for adequate attic ventilation. The original gable vents are not adequate for this purpose.

2. EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Discrepant item, Repair or Replace 
(1) Unfinished plywood siding, No pan flashing at bottom has promoted rot. rear of garage. Siding is also separating at the seams. ( Picture 2 )
2.1 DOORS (Exterior)
 Discrepant item, Repair or Replace 
(1) Rear garage door or wall closure is missing ( Picture 1 )
   
(2) Right side entry door does not latch and seal properly, the keeper is missing. ( Picture 2 ) This same door also does not have a paint seal. factory powder primer finish only will not stop rusting of door skin.
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Preventative maintenance recommended 
(1) Evidence of poor drainage and standing water at front entry. Observed dirt and silt deposits, heavy caulk attempted at threshold, drainage groves in concrete edges.( Picture 1 )  Cannot determine if this has been cured. Inquire with current owner.

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.)
 Satisfactory, Functional, Informational notes and disclosures 
Evidence of termites detected in the attic framing and roof decking. Beware, a visual inspection can not detect termites inside concealed areas. In light of the evidence, You may want to consider a more invasive type inspection be performed by a licensed exterminator.
3.6 ROOF STRUCTURE AND ATTIC
 Discrepant item, Repair or Replace 
(1) Improper workmanship of load bearing framing rafters observed in attic. (pictures 1,2,3) There are several areas where rafters where scabbed and rafter tails added. the pieces that are load bearing must have continuous load transfer to load bearing supports.
   
(3) 2x4 16" o/c rafters do not appear to meet load requirements for the existing roof span and load. Have further evaluated and repaired as needed by a framing contractor.
   
(4) Improper framing, rafters hang below ridge board and there are no collar ties installed. Have all areas further evaluated and repaired as needed by a framing contractor. ( Picture 8 )
3.7 LOT& GRADING
 Informational notes and disclosures 
(1) Lot is level and was not ever properly graded to provide positive drainage away from structure. Noted several drains and levies have been installed at walkways. This is typical for this age of construction. It appears that the lot drainage problem has been cured but hard to tell how it would handle a large volume of rain.
   
(2) Side of driveway is sunken and eroded, will hold water. fill, pack, grade and seed as needed. ( Picture 1,2 )

4. PLUMBING
4.0 INTERIOR DRAINS, SUPPLY PIPES, FIXTURES AND VENT SYSTEMS
 Discrepant item, Repair or Replace 
(1) Kitchen sink drain is not vented to atmosphere and is back venting through its own drain. ( Picture 1 )

Guest bathtub is stopped up.

Guest toilet is backed up and overflowing.

Guest sink basin is loose in cabinet. ( Picture 2 )

Guest bath sink drain is not vented to exterior atmosphere.

Kitchen sink double drains are not plumbed properly. One drains towards and into disposal unit.

Could not locate a soil vent for the clothes washing machine.
   
(2) Note: Could not test washing machine drain without washing machine installed.
   
(3) DISCLOSURE: This home contains antiquated style galvanized and/or iron (steel) drains. These type of drains have a limited service life of approx 30 - 50 years. They rust and constrict internally from corrosion. They can be reamed out a few times but inadvisably have to be replaced. Replacing pipes in home that are built on concrete slabs can be very expensive because it involved removal of flooring and concrete.
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Discrepant item, Repair or Replace 
Adequate water pressure could not be maintained when two or more faucets are opened, especially the hot water.
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Discrepant item, Repair or Replace 
Water heater is notably undersized. Typical for this size house is normally 48 - 52 gallon electric.( Picture 1 )

Water heater T&P discharge pipe is missing. Should be installed for safety and discharged to the exterior of structure.

Water heater drain pipe is missing from overflow pan.
4.3 Fixtures Tubs and faucets
 Discrepant item, Repair or Replace 
Guest bath tub and shower has two diverters and neither one works.

Master bath toilet continues to run after flush.( Picture 1 )

Kitchen pipe on outside wall and under cabinet are not insulated from freezing.( Picture 2 )

4.4 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Informational notes and disclosures 
Undetermined
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Informational notes and disclosures 
Gas fuel system has been abandoned, meter still in place. ( Picture 1 )

5. ELECTRICAL
5.0 SERVICE ENTRANCE WIRING
 Discrepant item, Repair or Replace 
Service feed wire is mounted to fascia trim. These feeds are typically mounted under the soffit, out of the way of the elements, somewhat protected from ladders and equipment which can also be dangerous. This has also prohibited installation of gutters which seem much needed on this property with poor drainage.
5.1 MAIN SERVICE - Main panel, sub-panels, grounds & bonds, Capacities, Ratings, Overcurrent protection & distribution.
 Informational notes and disclosures 
Could not determine or locate main ground bond to piping and earth ground.
5.3 EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Discrepant item, Repair or Replace 
Garage outlet is missing cover plate.( Picture 1 )
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Discrepant item, Repair or Replace 
(1) All kitchen wiring is on a single 110 vac, 20 amp GFCI feed. This includes all outlets, microwave, disposal, dishwasher, refrigerator. This presents numerous problems included but not limited to overloaded circuit, GFCI trip when fridge compressor is in locked rotor startup, etc.  This was only detected because testing the GFCI caused shutdown of all circuits. This type of amateur workmanship does not instill confidence in other branch wiring that cannot be tested during a home inspection. This house also has a some old rag type wiring in use but most is concealed in the walls and ceilings. Have all branch wiring further evaluated and repaired as needed by a qualified electrical contractor.
   
(2) Fire hazard - Incandescent light fixtures used inside closets. recommend replacing with low heat fluorescent.
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Informational notes and disclosures 
Service panel, located in laundry room does not appear to meet minimum clearance requirements to the left wall. have this reviewed and approved by an electrical contractor.

6. HEATING / FIREPLACE
6.0 HEATING EQUIPMENT
 Satisfactory, Functional 
(2) Could not find a drain pipe on the Auxiliary attic condensate drip pan.  ( Picture 3 )

Main condensate drain does not contain a trap or vent. ( Picture 2 )

Thermostat wiring and power wire conduit are loose and vulnerable to damage.( Picture 4 )

6.3 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Discrepant item, Repair or Replace 
Multiple areas observed where duct connections are poorly done. No mastic or adhesive is used on flanges, Duct tape is loose and failing at many of the connections and plenum seams allowing air leaks. make shift flange caps are loose and separating. have all the duct work further evaluated and repaired as needed by an HVAC contractor.

Ceiling diffuser over side entry door is loose and falling.

7. INSULATION
7.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Discrepant item, Repair or Replace 
No insulation installed over main part of house. ( Picture 1 )

Insulation is substandard or missing in the back areas of ceiling.( Picture 3,4 )


8. INTERIOR
8.1 WALLS
 Discrepant item, Repair or Replace 
Less than quality plaster and paint finish workmanship. paint is uneven and inconsistent. ( Picture 2 ) most of the plaster work surface finish is inconsistent ( Picture 3 ) and corners and seams are not pointed up professionally. There are multiple shrinkage and stress cracks around doors and seams. ( Picture 7 ) ( Picture 4 )

The kitchen pantry is not taped, plaster or pointed at all and there are gaps open to the attic.( Picture 5 )

Particle board shelving is very poor as it will sag and give way over time.

One closet has no shelves or rods installed.

Hall closet shelf cleats are installed with finish nails and will not hold weight.( Picture 6 )

8.2 FLOORS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Carpet in the rear of house is heavily soiled and is also coming loose in some areas.

Kitchen tile grout workmanship is poor and it does not appear to have a sealer.
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Discrepant item, Repair or Replace 
Cabinet over fridge location is cracked at mounts and loose on wall. ( Picture 1 )

Counter tops in kitchen and bath are substandard in designed and installation.

Wood back splashes are used which will rot. ( Picture 5 )

Wood trim edge is used which will rot.( Picture 4 )

Sinks and basins are not properly secured and seal.( Picture 3 )

Counter tops are not adequately secured to base cabinets.( Picture 2 )

Many of the cabinet doors are loose and/or crooked.
8.5 DOORS (REPRESENTATIVE NUMBER)
 Discrepant item, Repair or Replace 
Many of the interior doors doe not close, latch or operate as designed. Some are missing hardware, closet sliders are missing track retainers at bottom.   All the doors should be gone through and reworked or repaired as needed.
8.6 WINDOWS (REPRESENTATIVE NUMBER)
 Satisfactory, Functional 
(2) Right rear wooden window is not operable. ( Picture 1 )
8.7 INTERIOR INSPECTION ACCESSIBILITY
 Satisfactory, Functional, Informational notes and disclosures 
Lots of empty beer cans are hidden everywhere. ( Picture 1 )

Garage is not accessible for inspection due to construction clutter.( Picture 2 )

8.8 VENTING SYSTEMS (Kitchens, baths and laundry)
 Discrepant item, Repair or Replace 
No Dryer vent installed.


Defects, Repair or Replace   


Final Analysis Home Inspections

757-495-2300

Customer: removed

Property Address:  xxxx Argonne Ave
Norfolk, VA 23505

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
 Satisfactory, Functional 
(2) There are several punctured holes through the roof shingles where there is no roof decking in the area above the attic access hatch where the roof transitions to the back addition.( Picture 1,2 )
1.2 FLASHING or JOINT MATERIALS
 Satisfactory, Functional 
Flashing is missing at roof transition, left side towards rear. Observed exposed wood and susceptibility for water intrusion. ( Picture 1 )
1.5 VENTILATION
 Discrepant item, Repair or Replace 
(1) There are no intake (soffit) vents to support roof vents. ( Picture 1 ) You must have equal make up air for adequate attic ventilation. The original gable vents are not adequate for this purpose.

2. EXTERIOR
2.0 WALL CLADDING FLASHING AND TRIM
 Discrepant item, Repair or Replace 
(1) Unfinished plywood siding, No pan flashing at bottom has promoted rot. rear of garage. Siding is also separating at the seams. ( Picture 2 )
2.1 DOORS (Exterior)
 Discrepant item, Repair or Replace 
(1) Rear garage door or wall closure is missing ( Picture 1 )
   
(2) Right side entry door does not latch and seal properly, the keeper is missing. ( Picture 2 ) This same door also does not have a paint seal. factory powder primer finish only will not stop rusting of door skin.

3. FOUNDATION / STRUCTURE
3.6 ROOF STRUCTURE AND ATTIC
 Discrepant item, Repair or Replace 
(1) Improper workmanship of load bearing framing rafters observed in attic. (pictures 1,2,3) There are several areas where rafters where scabbed and rafter tails added. the pieces that are load bearing must have continuous load transfer to load bearing supports.
   
(3) 2x4 16" o/c rafters do not appear to meet load requirements for the existing roof span and load. Have further evaluated and repaired as needed by a framing contractor.
   
(4) Improper framing, rafters hang below ridge board and there are no collar ties installed. Have all areas further evaluated and repaired as needed by a framing contractor. ( Picture 8 )
3.7 LOT& GRADING
 Informational notes and disclosures 
(2) Side of driveway is sunken and eroded, will hold water. fill, pack, grade and seed as needed. ( Picture 1,2 )

4. PLUMBING
4.0 INTERIOR DRAINS, SUPPLY PIPES, FIXTURES AND VENT SYSTEMS
 Discrepant item, Repair or Replace 
(1) Kitchen sink drain is not vented to atmosphere and is back venting through its own drain. ( Picture 1 )

Guest bathtub is stopped up.

Guest toilet is backed up and overflowing.

Guest sink basin is loose in cabinet. ( Picture 2 )

Guest bath sink drain is not vented to exterior atmosphere.

Kitchen sink double drains are not plumbed properly. One drains towards and into disposal unit.

Could not locate a soil vent for the clothes washing machine.
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Discrepant item, Repair or Replace 
Adequate water pressure could not be maintained when two or more faucets are opened, especially the hot water.
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Discrepant item, Repair or Replace 
Water heater is notably undersized. Typical for this size house is normally 48 - 52 gallon electric.( Picture 1 )

Water heater T&P discharge pipe is missing. Should be installed for safety and discharged to the exterior of structure.

Water heater drain pipe is missing from overflow pan.
4.3 Fixtures Tubs and faucets
 Discrepant item, Repair or Replace 
Guest bath tub and shower has two diverters and neither one works.

Master bath toilet continues to run after flush.( Picture 1 )

Kitchen pipe on outside wall and under cabinet are not insulated from freezing.( Picture 2 )


5. ELECTRICAL
5.0 SERVICE ENTRANCE WIRING
 Discrepant item, Repair or Replace 
Service feed wire is mounted to fascia trim. These feeds are typically mounted under the soffit, out of the way of the elements, somewhat protected from ladders and equipment which can also be dangerous. This has also prohibited installation of gutters which seem much needed on this property with poor drainage.
5.3 EXTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Discrepant item, Repair or Replace 
Garage outlet is missing cover plate.( Picture 1 )
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Discrepant item, Repair or Replace 
(1) All kitchen wiring is on a single 110 vac, 20 amp GFCI feed. This includes all outlets, microwave, disposal, dishwasher, refrigerator. This presents numerous problems included but not limited to overloaded circuit, GFCI trip when fridge compressor is in locked rotor startup, etc.  This was only detected because testing the GFCI caused shutdown of all circuits. This type of amateur workmanship does not instill confidence in other branch wiring that cannot be tested during a home inspection. This house also has a some old rag type wiring in use but most is concealed in the walls and ceilings. Have all branch wiring further evaluated and repaired as needed by a qualified electrical contractor.

6. HEATING / FIREPLACE
6.0 HEATING EQUIPMENT
 Satisfactory, Functional 
(2) Could not find a drain pipe on the Auxiliary attic condensate drip pan.  ( Picture 3 )

Main condensate drain does not contain a trap or vent. ( Picture 2 )

Thermostat wiring and power wire conduit are loose and vulnerable to damage.( Picture 4 )

6.3 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Discrepant item, Repair or Replace 
Multiple areas observed where duct connections are poorly done. No mastic or adhesive is used on flanges, Duct tape is loose and failing at many of the connections and plenum seams allowing air leaks. make shift flange caps are loose and separating. have all the duct work further evaluated and repaired as needed by an HVAC contractor.

Ceiling diffuser over side entry door is loose and falling.

7. INSULATION
7.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 Discrepant item, Repair or Replace 
No insulation installed over main part of house. ( Picture 1 )

Insulation is substandard or missing in the back areas of ceiling.( Picture 3,4 )


8. INTERIOR
8.1 WALLS
 Discrepant item, Repair or Replace 
Less than quality plaster and paint finish workmanship. paint is uneven and inconsistent. ( Picture 2 ) most of the plaster work surface finish is inconsistent ( Picture 3 ) and corners and seams are not pointed up professionally. There are multiple shrinkage and stress cracks around doors and seams. ( Picture 7 ) ( Picture 4 )

The kitchen pantry is not taped, plaster or pointed at all and there are gaps open to the attic.( Picture 5 )

Particle board shelving is very poor as it will sag and give way over time.

One closet has no shelves or rods installed.

Hall closet shelf cleats are installed with finish nails and will not hold weight.( Picture 6 )

8.2 FLOORS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Carpet in the rear of house is heavily soiled and is also coming loose in some areas.

Kitchen tile grout workmanship is poor and it does not appear to have a sealer.
8.4 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Discrepant item, Repair or Replace 
Cabinet over fridge location is cracked at mounts and loose on wall. ( Picture 1 )

Counter tops in kitchen and bath are substandard in designed and installation.

Wood back splashes are used which will rot. ( Picture 5 )

Wood trim edge is used which will rot.( Picture 4 )

Sinks and basins are not properly secured and seal.( Picture 3 )

Counter tops are not adequately secured to base cabinets.( Picture 2 )

Many of the cabinet doors are loose and/or crooked.
8.5 DOORS (REPRESENTATIVE NUMBER)
 Discrepant item, Repair or Replace 
Many of the interior doors doe not close, latch or operate as designed. Some are missing hardware, closet sliders are missing track retainers at bottom.   All the doors should be gone through and reworked or repaired as needed.
8.6 WINDOWS (REPRESENTATIVE NUMBER)
 Satisfactory, Functional 
(2) Right rear wooden window is not operable. ( Picture 1 )
8.8 VENTING SYSTEMS (Kitchens, baths and laundry)
 Discrepant item, Repair or Replace 
No Dryer vent installed.





Important Information and Disclosures   


Final Analysis Home Inspections

757-495-2300

Customer: removed

Property Address:  xxxx Argonne Ave
Norfolk, VA 23505

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
1.3 GUTTERS, ROOF DRAINAGE SYSTEMS
 Satisfactory, Functional, Informational notes and disclosures 
No gutters installed in several areas including left side and rear. The left side prohibits install of gutters because service cable is now in the way.( Picture 1 )

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.)
 Satisfactory, Functional, Informational notes and disclosures 
Evidence of termites detected in the attic framing and roof decking. Beware, a visual inspection can not detect termites inside concealed areas. In light of the evidence, You may want to consider a more invasive type inspection be performed by a licensed exterminator.
3.7 LOT& GRADING
 Informational notes and disclosures 
(1) Lot is level and was not ever properly graded to provide positive drainage away from structure. Noted several drains and levies have been installed at walkways. This is typical for this age of construction. It appears that the lot drainage problem has been cured but hard to tell how it would handle a large volume of rain.

4. PLUMBING
4.0 INTERIOR DRAINS, SUPPLY PIPES, FIXTURES AND VENT SYSTEMS
 Discrepant item, Repair or Replace 
(2) Note: Could not test washing machine drain without washing machine installed.
   
(3) DISCLOSURE: This home contains antiquated style galvanized and/or iron (steel) drains. These type of drains have a limited service life of approx 30 - 50 years. They rust and constrict internally from corrosion. They can be reamed out a few times but inadvisably have to be replaced. Replacing pipes in home that are built on concrete slabs can be very expensive because it involved removal of flooring and concrete.
4.4 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Informational notes and disclosures 
Undetermined
4.5 FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)
 Informational notes and disclosures 
Gas fuel system has been abandoned, meter still in place. ( Picture 1 )

5. ELECTRICAL
5.1 MAIN SERVICE - Main panel, sub-panels, grounds & bonds, Capacities, Ratings, Overcurrent protection & distribution.
 Informational notes and disclosures 
Could not determine or locate main ground bond to piping and earth ground.
5.4 INTERIOR - wiring, polarity & grounding of fixtures, receptacles and connected devices.
 Discrepant item, Repair or Replace 
(2) Fire hazard - Incandescent light fixtures used inside closets. recommend replacing with low heat fluorescent.
5.6 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Informational notes and disclosures 
Service panel, located in laundry room does not appear to meet minimum clearance requirements to the left wall. have this reviewed and approved by an electrical contractor.

8. INTERIOR
8.7 INTERIOR INSPECTION ACCESSIBILITY
 Satisfactory, Functional, Informational notes and disclosures 
Lots of empty beer cans are hidden everywhere. ( Picture 1 )

Garage is not accessible for inspection due to construction clutter.( Picture 2 )





Maintenance recommendations  


Final Analysis Home Inspections

757-495-2300

 

Customer: removed

Property Address:  xxxx Argonne Ave
Norfolk, VA 23505

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

2. EXTERIOR
2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Preventative maintenance recommended 
(1) Evidence of poor drainage and standing water at front entry. Observed dirt and silt deposits, heavy caulk attempted at threshold, drainage groves in concrete edges.( Picture 1 )  Cannot determine if this has been cured. Inquire with current owner.

8. INTERIOR
8.2 FLOORS
 Discrepant item, Repair or Replace, Preventative maintenance recommended 
Carpet in the rear of house is heavily soiled and is also coming loose in some areas.

Kitchen tile grout workmanship is poor and it does not appear to have a sealer.




INVOICE

Final Analysis Home Inspections
757-495-2300
Inspected By:  Dan Rogers 		Inspection Date: 2/12/2007
Report ID: barton021207

Customer Info: Inspection Property:
removed for privacy


Customer's Real Estate Professional:
Bill Dorris
 		 xxxx Argonne Ave
Norfolk, VA 23505
 

Inspection Fee:
Service Price Amount Sub-Total
1501 - 2000 265.00 1 265.00
Over 40 years 40.00 1 40.00
Discount: repeat client -30.00 1 -30.00
Tax $0.00
Total Price $275.00

Payment Method:Check
Payment Status:Paid At Time Of Inspection
Note:



Final Analysis

757-495-2300

Report Attachments

City tax sheet


Inspection Agreement

This inspection was performed in accordance with and under the terms of a Pre-Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request.