1. All directions assume facing the front of the structure. Compass directions
may be provided for clarification.
2. The house was occupied at the time of the inspection. Furniture and personal
items obstructed some areas of the house.
3. The house has been vacant for an extended period of time. This can lead
to the formation of mildew and mold on some interior surfaces due to the absence
of air conditioning and open windows to help control humidity. The surfaces
should be cleaned and monitored for any return of mold and /or mildew.
4. The weather was clear at the time of the inspection with no precipitation.
License
# 860
Date:
Report Summary
Report # DDI681 Date:
12/12/2006
All directions assume facing the home from the front
entrance. Compass directions may be included for clarification.
The report overview is provided as a courtesy for quick
access to important information within the report. It is not intended
as a substitute for reading the report in detail. Items listed below
will be discussed in greater detail within the body of the report.
The items listed in the report may include minor repairs,
maintenance suggestions, recommended improvements to increase the comfort,
efficiency or longevity of the house in addition to describing the condition
of the major components and systems of the house.
The intent, beyond noting any observed major defects, is to be generally
informative concerning the physical and mechanical aspects of the subject
property. If any deficiency uncovered in this report is a concern for
you, I recommend that the issue be further investigated and evaluated
prior to closing. Any deficiencies observed involving personal safety
may be indicated as minor in terms of cost to repair, but could nonetheless
result in serious injury. This report does not comment on cosmetic/aesthetic
defects which includes but is not limited to the following: scratches,
small holes, defective carpet, typical minor cracks found in concrete,
stucco, and asphalt, painting requirements when structural damage is
not imminent, and other minor defects which have no bearing on the structural
integrity of the property.
This report is the property of the client and may not
be used by any other party without their consent.
If repairs are made as recommended in this report, they
should be verified prior to closing.
Summary: On 11/13/2006, the home at
000 Tripp Street, Williamston, SC 29697was inspected on behalf of Buyer’s
Name.
The home is located on the southeast side of a residential street.The
lot is spacious and gently sloping. The home is facing the northwest.
For this reason, the front will be shaded and may accumulate more mildew
than the remaining sides of the structure.
The exterior accessories and improvements include, but are not limited
to, gravel drive, no walkway, wooden front deck, privacy fence in the
rear, and general landscaping. Other improvements include hot tub.
The house itself consists of one principle level(s) with a/an crawl
space and attic.
1. The crawl space. On this level you find the gas supply lines, water
supply lines, water heater, furnace, air handler and main drain lines.
2. The first floor has a storage area with washer and dryer hookups.
This area also has the main electrical service panel.
3. The attic is accessible via folding stairs located in storage area.
Note: The property has been renovated
or remodeled. Therefore, you should request documentation that would
include permits and any warranties or guarantees that might be applicable,
because we do not approve or tacitly endorse any work done without permits,
and latent defects could exist.
A. Exterior and Grounds:
The adequacy of any siding installation for the prevention
of water entry may be difficult to assess without intrusive methods. I
recommend monitoring of flashings at windows, doors, roof intersections,
etc., for evidence of moisture behind the siding.
Landscaping
is inspected only to the degree that it affects the condition of the
structure. Examples would be drainage, intruding vegetation, etc.
1. There is no flashing between the front deck and the main structure.
The purpose of flashing is to direct water away from the structure in
order to protect against intrusion that may lead to rot. If it Is not
possible to insert flashing, the area should be carefully sealed.
2. There is also no flashing between the rear steps and the home. There
is a large gap between the steps leading to the master bedroom and the
structure. This area should be repaired and sealed.
3. There are 4 or more risers on the steps at the rear which call for
hand rails for safety. Most codes also require this as well as guard
rails for raised areas of 34 to 36 inches. This home would benefit from
that requirement.
4. The threshold is too large for the opening in the front which has
caused it to bow. This could allow water entry beneath the threshold
and defeat its purpose.
5. Inspection of an insulated glass exterior door (family room) revealed
that the thermal glass door is cloudy in appearance. This is a common
defect known as failed insulating seals. Moisture has entered between
the panes of glass and condensed causing the cloudy appearance. While
the door will still open and close, the glass will remain cloudy and
streaked with moisture between the panes of glass. Be advised that correction
of this problem requires glass replacement.
D. Roofing:
Chimney: Chimneys are a common source of water infiltration,
both at the roof and in the dwelling. Roof flashings that are loose
or improperly installed and weather caps that are loose, cracked or
otherwise deteriorated will increase the likelihood of a leak and should
be kept in good repair. A rain cap can reduce the chances of water infiltration.
I suggest that you check these areas regularly and maintain as needed.
Portions of the chimney and flashing are not visible during a visual
inspection. Weather, height and roof pitch permitting, flues can be
checked when the chimney is not capped or is not too tall and is safely
and readily accessible.
The mortar cap is a sacrificial layer of cement at the
top of the chimney that is vulnerable to cracking and deterioration
due to exposure to the elements. Periodic mortar cap restoration is
necessary. An optional metal rain cap may also protect the chimney from
water intrusion.
1. Nail pops are areas where the roofing nails or staples
have backed out of the sheathing (decking) materials. This is usually
a relatively minor condition and very common. It is a good idea to monitor
the roof and re-nail when practical. It is also a good idea to bend
or secure the repaired fastener from in the attic to prevent a reoccurrence.
2. There is/are one or more serious pops on this roof that should be
repaired to prevent water from wicking beneath the shingles or wind
from lifting the tabs.
Note: all recommended repairs or upgrades
should be performed by a qualified and licensed professional.
Contents
A. Exterior/Grounds
Landscaping is inspected only to the degree that it affects
the condition of the structure. Examples would be drainage, intruding
vegetation, etc
Water is the primary cause of
wood rot around a house. In order to control damage from moisture, it
is recommended that all landscape plantings be cut back approximately
18 inches from the house to allow sufficient air circulation.
1. Facing
Northwest. The north sides may be more susceptible
to the formation of mildew and mold.
2. Driveway
Concrete.
3. Walkway
Stone.
4. Grading
Mildly Sloping. Although the lot
is generally mildly sloping, foundation planting and mulch can
trap moisture near the foundation. This can be compensated for
by ensuring that all areas near the foundation are allowed to
drain and receive airflow. Gutters can also help dramatically
by ensuring the roof runoff does not add the ground water.
Moderate to heavy low or negative drainage area(s) was/were observed
along the perimeter of the foundation at the front and rear.
Such low drainage areas will retain both surface
water and roof run-off in concentrations that may soak into the
ground and infiltrate the basement or crawl space causing dampness,
seepage problems and possible water damage. Negative soil grade
problems near the foundation should NOT be taken lightly as they
can cause great disappointment with home ownership and damage
may NOT be covered by home owner's insurance.
Landscaping corrections are needed to establish
a positive drainage grade for the dispersal of water away from
the home by gravity flow. Such grading corrections can be done
by a do-it-yourselfer or you may elect to ask a landscaping contractor
to further evaluate the lot and provide estimates for drainage
improvements. I recommend that the ground immediately adjacent
to the foundation be sloped away from the building at a slope
not less than 1:12 for a distance of not less than eight (8) feet.
NOTE: In areas where grading is not possible, an appropriate
drainage system can be installed.
Minor
corrections are needed on the left side of the front entry.
5. Landscape
Trees, shrubs, or vines were observed
in contact with the house. Vegetation which touches the house can
create damp insect conducive conditions as well as abrasion.
It is recommended that foundation plantings be maintained to allow
approximately 18 inches of clearance between the structure and the
plantings. This will allow adequate air flow and help prevent insect
intrusion.
6. Siding
Brick. The adequacy of any siding
installation for the prevention of water entry may be difficult
to assess without intrusive methods. I recommend monitoring of flashings
at windows, doors, roof intersections, etc., for evidence of moisture
behind the siding.
7. Porches
Concrete. Front Stoop.
A waterproof sealant should be applied to the
places where the porch joins the main structure to prevent water
seepage into the basement or crawlspace. When sealant is used,
it should be inspected periodically to ensure that it has not
become brittle and cracked.
8. Paint/Caulk
Regular maintenance is needed for
painted surfaces and areas requiring caulk. This type of maintenance
program will help prevent water penetration and wood rot. Caulking
will also improve the energy efficiency of your home.
9. Retaining Walls
Where accessible, the retaining
wall has no visible weep holes. Weep holes are holes near the
base of the retaining wall that allow moisture to escape from
behind the wall relieving lateral pressure. Missing or blocked
drainage may cause pressure buildup or frost heave action which
can cause the retaining wall to eventually tilt or crack. The
installation of weep holes is advised. If overall drainage is
a problem, drains should also be installed.
B. Roofing
The actual
life of the roof will vary, depending on a number of interrelated
factors besides the quality of the material and the method of installation.
Poor maintenance is the most common cause of roof failure, but a
southern exposure can cause a roof to deteriorate prematurely, as
will the practice of layering over another roof. However, the first
indication of significant wear is when the granules begin to separate
and leave pockmarks or dark spots. This is referred to as primary
decomposition, which means that the roof is in decline, and therefore
susceptible to leaks. This typically begins with the hip and ridge
shingles and to the field shingles on the south facing side. This
does not mean that the roof is ready to be replaced, but that it
should be serviced or monitored. Regular maintenance will certainly
extend the life of any roof, and will usually avert most leaks that
only become evident after they have caused other damage. This is
important, because in accordance with industry standards our inspection
service does not include a guarantee against leaks. For such a guarantee,
you would need to have a roofing company perform a water test and
issue a roof certification. However, the sellers or the occupants
will generally have the most intimate knowledge of the roof, and
you ask them about its history and then schedule a regular maintenance
service.
The report is not intended to be conclusive regarding the lifespan
of the roofing system or how long it will remain watertight in
the future. The inspection and report are based on visible and
apparent conditions at the time of the inspection. Conclusions
made by the inspector do not constitute a warranty, guaranty,
or policy of insurance. The client is advised to ask the seller
about the presence of any roof leaks. Any repairs needed should
be carried out by licensed personnel. All roofs require periodic
maintenance to achieve typical life spans and should be inspected
annually. Expect minor repairs.
This is an inspection of the overall general
condition of the roof surface area observed. However, many roof
problems are caused by improper attachment of the shingles to
the roof decking. These nails or staples are concealed and thus
any deficiencies are not visible to inspect without destructive
testing. Deficiencies in the installation usually do not become
apparent for a number of years. Signs to look for include: shingles
slipping, buckling, or blow-offs.
Roof System/Type
Framing
Hip.
Stick-built.
1. Roof Covering Material
Composition shingles. There is currently
one shingle layer. The shingles are flexible and mineral loss is
minimal. The visible roof surface shows normal wear for its age
and type and appears to be in good condition.
Asphalt composition shingles are made with 2 types of mats, fiberglass
or organic (heavy paper.) Since it's introduction in the early 80's,
fiberglass has taken over the market. 99.9% of the composition shingles
sold are fiberglass. Some people believe that an organic mat is
less apt to crack in extreme cold weather, though glass shingles
have been perfected to the point where any difference is probably
negligible. Some manufacturers make a high wind, cold weather fiberglass
shingle made with SBS modified asphalt, designed specifically for
severe climates.
Nail pops are areas where the roofing nails or staples have backed
out of the sheathing (decking) materials. This is usually a relatively
minor condition and very common. It is a good idea to monitor the
roof and re-nail when practical. It is also a good idea to bend
or secure the repaired fastener from in the attic to prevent a reoccurrence.
There is/are one or more serious pops on this roof that should be
repaired to prevent water from wicking beneath the shingles or wind
from lifting the tabs.
2. Skylights
5. Roof Penetrations
Plumbing Stacks, Vents, and Chimney.
The sewer vent pipe boots are made of a rubber type material. These
boots crack over time due to stress and weather. These rubber boots
can and do leak if they crack. They should be monitored for cracks
and repairs made when necessary to eliminate water seepage.
8. Gutters/Downspouts
One or more of the gutter downspouts
discharge into an underground drainage system. The effectiveness
of this system is not known. The installation of aluminum screens
at the gutters will help reduce the amount of debris entering the
system. Monitoring for any backup during heavy rains is recommended.
All drainage areas and dry wells should be completely clear of
debris and blockages to allow complete drainage of the property.
The downspout at the left rear and right front
of the front entrance should be inspected and verified as unblocked
and leak free. There is evidence of water seepage in the basement
and this source should be eliminated as a contributor.
Limitations
While the inspector makes every effort
to find all areas of concern, some areas can go unnoticed. Roof
coverings and skylights can appear to be leak proof during inspection
due to the current weather conditions.
Additional Comments:
1. All directions assume facing the front of the structure.
Compass directions may be provided for clarification.
2. The weather was clear at the time of the inspection with no precipitation.
Note:
This is an abbreviated report. A standard report will have in excess of 25 pages
with a section for each system and/or component of the home.
Exterior/Grounds
Kitchen
Heating System
Dining Room
Cooling System
Living/Family/Great Room
Roofing
Den/Study (Downstairs)
Garage/Carport
Bathrooms (Downstairs)
Electrical
Bedrooms (Downstairs)
Attic
Basement
Den/Study (Upstairs)
Insulation
Bathrooms (Upstairs)
Pool/Spa
Bedrooms (Upstairs)
Crawlspace/Foundation
Stairs
Plumbing System
Area
near the center of the rear foundation wall with a heavy negative grade. Backfill
is needed or a drainage system installed.
