| BUILDING ANALYSIS REPORT | |
| Client(s): | Jason Woods |
| Property address: | 137 Clay St. Goose Creek, SC. 29445 |
| Inspection date: | Friday, August 18, 2006 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General information |
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygenists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Recommend removing the above ground abandoned oil tank.
| Exterior |
Guardrails are missing from one or more sections of decks or elevated surfaces with high drop-offs. This is a safety hazard due to the risk of falling. Standard building practices require guardrails to be installed at drop-offs higher than 30 inches, but in some cases it is advised to install them at shorter drop-offs. A qualified contractor should evaluate and install guardrails as necessary and as per standard building practices.
One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
See photo 9
Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
One or more crawlspace vents are below or near grade with no well to prevent rainwater from entering. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. A qualified contractor should install wells where necessary.
Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
One or more outside faucets are missing handles. Recommend installing handles where missing.
Some window screens are missing. The lintels above the windows on the right and left side of the home are rusting and some have gaps above. A licensed contractor should evaluate and repair/replace as needed.
There are holes in the brick @ the rear of the home behind the garage and under the wooden deck. A licensed contractor should evaluate and repair/replace as needed.
See photo 2 See photo 3
There is wood to ground contact around the perimeter of the wooded deck. This is a conductive condition for wood destroying insects. A licensed contractor should repair/replace as needed.
The front storm door is difficult to close and the rear garage door is damaged. A licensed contractor should evaluate and repair/replace as needed.
The light fixture above the garage vehicle door is upside down. A licensed electrician should evaluate and repair/replace as needed.
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
Window glazing putty at one or more windows is missing and/or deteriorated. Putty should be replaced and/or installed where necessary. For more information on replacing window putty, visit: http://www.oldhouseweb.com/stories/Detailed/12216.shtml
Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
| Roof |
The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
One or more "rubber boot" flashings are lifting at the base or are improperly installed so that water or vermin intrusion may occur. A qualified contractor should make repairs as necessary, such as permanently fastening down the lifted edge(s), or reinstalling flashings.
The chimney cap on the chimney at the center of the roof is missing a screen and tar has been installed over the flashing. A licensed contractor should evaluate and repair/replace as needed.
Flashing is lifting around the exhaust vent on the roof. A licensed contractor should evaluate and repair/replace as needed.
Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
Recommend gutters with down spouts and extensions routing water away from the foundation.
| Garage |
One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
See photo 5
The garage-house door poses a fire risk because it's not fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.
The attic access hatch over the attached garage doesn't have a one-hour fire rating. Wall and ceiling surfaces in an attached garage should be fire rated for one hour to prevent or slow the spread of fire from the garage to interior living spaces. This hatch should be replaced with a material that has a one hour fire rating, such as 5/8 inch Type X sheetrock.
One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
The electric outlet in the garage is loose. The electric outlets in the garage are not GFCI protected. A licensed electrician should evaluate and repair/replace as needed.
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
| Attic |
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
See photo 8
Screens are missing and/or deteriorated at one or more soffit, gable, and/or ridge vents. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.
See photo 6
Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.
See photo 7 | Electric service |
This home has solid-strand branch circuit aluminum wiring. This type of aluminum wiring is a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, or pigtailing copper wiring onto the ends of the aluminum wire. A qualified electrician should evaluate and repair or replace this wiring. For more information, visit: http://www.inspect-ny.com/aluminum.htm
One or more bushings are missing from where wires enter holes in the main service panel. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
The electric outlets in the garage, and in the kitchen and bathrooms near the sinks are not GFCI protected along with the exterior outlets. The covers on the exterior outlets do not close properly. A licensed electrician should evaluate and repair/replace as needed.
The outlet in the front living room has an open ground along with the outlet in the hall leading to the bedrooms and the outlet in the rear center bedroom.A licensed electrician should evaluate and repair/replace as needed. The recessed ceiling lights near the fireplace were not working at the time of the inspection and the inspector was unable to determine if these lights are rated for contact with insulation. The lights in the ceiling fan on the rear porch were not working at the time of the inspection. Install cover plates that are missing.
The recessed ceiling lights near the fireplace were not working at the time of the inspection and the inspector was unable to determine if these lights are rated for contact with insulation. The lights in the ceiling fan on the rear porch were not working at the time of the inspection. Install cover plates that are missing. Recommend changing bulbs for light fixtures that are not working. If new bulbs don't resolve the problem further evaluation by a licensed electrician is recommended. Also recommend further evaluation to determine it the recessed lights are rated to be in contact with insulation.
Recommend additional smoke alarms so at a minimum a functioning one exists in hallways to bedrooms and in each bedroom.
One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
The electric meter is not properly fastened to the side of the home. A licensed electrician should evaluate and repair/replace as needed.
| Water heater |
The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.
The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.
| Heating and cooling |
Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Carbon monoxide detectors are needed with gas appliances. None were visible at the time of the inspection. Recommend installing carbon monoxide detectors.
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an oversized fan, or a deficient return air system. A qualified heating and cooling contractor should evaluate and repair as necessary.
One or more rooms' interior doors have no gap below, or have a gap less than 3/4". As a result, return air flow out of the room is restricted with closed door(s) and the heating/cooling system on. This may result in the heating and/or cooling system having a reduced efficiency and higher energy costs. To allow adequate return air flow, recommend either trimming the bases of doors as necessary to maintain a 3/4" gap below, or leaving doors open while the heating or cooling system is in operation.
The insulation on the larger of the 2 copper lines to the A/C unit is damaged. Recommend replacing insulation.
The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
The heat couldn't be fully evaluated. Doing so could possibly damage the unit during the summer months.
The window A/C unit in the rear living room couldn't be evaluated. When the inspector turned the unit on debris was discharged from the unit.
| Plumbing and laundry |
The clothes dryer exhaust duct is kinked, crushed and/or damaged. Air flow is restricted as a result. This is a safety hazard due to the risk of fire. The exhaust duct should be replaced or repaired, and by a qualified contractor if necessary. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
See photo 4
Water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:
No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:
There is an uncapped PVC pipe below the front hose bib. The inspector was unable to determine its use. A licensed plumber should evaluate and repair/replace as needed.
See photo 10
The bathroom sinks have a very slow drain and overflow. A licensed plumber should evaluate and repair/replace as needed.
The inspector was not able to find the main water shut-off valve. The client(s) should consult with the property owner(s) to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.
| Fireplaces, woodstoves and chimneys |
The damper in one or more fireplaces is damaged and/or deteriorated. A qualified chimney service contractor should evaluate and repair as necessary.
The fireplace damper is rusted. The fireplace and chimney should be cleaned evaluated and repaired or replaced by a licensed fireplace/chimney service contractor before use.
The gas supply for one or more gas fireplaces and/or stoves was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Crawl space |
One or more pier or foundation footings are undermined, where soil has either eroded out from underneath, or has been excavated too close to the footing. Structural engineers typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings, and then slope down no more steeply than 45 degrees. Otherwise soil may collapse from beneath the footing(s). A qualified structural engineer should evaluate and determine what repairs if any should be made. If repairs are prescribed, then a qualified contractor should perform them in accordance with the engineer's recommendations.
Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
See photo 11
Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
Standing water was found in one or more sections of the crawl space. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. A qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:
The vapor barrier needs repair. Exposed soil was found in some areas. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should make repairs as necessary so no exposed soil exists. Standard building practices require the following:
Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.
See photo 12
No insulation under floor in crawl space in some areas. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation below floor where missing for energy efficiency.
Water supply pipes are uninsulated. Recommend insulating pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
The ground was very wet near the crawl space access panel and under the bathrooms. Standing water was found under the bathrooms. The standing water could be coming from the crawl space vent that is below grade in this area at the front of the home. The floor joists and sub floor below the bathrooms had elevated levels of moisture(greater then 20 percent). A licensed contractor should evaluate and repair/replace as needed.
There is a loose waist pipe connection on the waist pipe running along the rear of the home. Some of the waste pipes are pitched in such away that the water needs to flow up. A licensed plumbing contractor should evaluate and repair/replace as needed.
See photo 13 | Kitchen |
The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.| Bathrooms |
One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
The cold water spindle on the hall bathrooms tub faucet is difficult to open/close. The hall baths shower head leaks. The bathrooms sinks drain slow. A licensed plumber should evaluate and repair/replace as needed.
Add and maintain caulk at the base of all tubs/showers where they meet wall and floor surfaces and also around faucets handles,shower heads and tub spouts.
| Interior rooms |
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Some ceiling areas in this structure have "popcorn" textured surfaces possibly installed prior to 1979. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client(s) may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.
Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.
One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.
Some trim work is not secured. All work may not have been completed.
The National Association of Certified Home Inspectors
