Website: http://www.reporthost.com/atoz
Email: bob@inspectatoz.com
Phone: (218) 390-9012
15951 13th St NW, Little Falls, MN. 56345
Inspector: Robert Anderson

Summary Page

Home Analysis Report
Client(s):	John Doe
Property address:	123 45th Ave Anytown, MN
Inspection date:	Monday, June 06, 2005

This summary page published on 6/7/2005 12:25:32 PM CDT

Thank you for choosing me to be your Home Inspector. I am uniquely capable to acquaint you with the intricacies of your new home, as I have over two decades of experience in residential property maintenance and repair.

Additionally, I am nationally certified to perform inspections by NACHI (the National Association of Certified Home Inspectors).

As a member of the National Association of Certified Home Inspectors, it is my fullest intention to provide you with an honest and concise report. Your presence during the inspection process will provide you with an introduction to the functionality and safety of your new investment, as I point out both the areas of concern and the positive aspects of your new home.

I thank you for the opportunity to serve you!

Robert J Anderson

	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

2) Exterior: - One or more ground fault circuit interrupter (GFCI) receptacles didn't trip with the inspector's test instrument. Recommend having a qualified, licensed electrician evaluate and repair or replace receptacles or the wiring to the receptacles as necessary.

Exterior outlets were not GFCI protected.
3) Exterior: - The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.

Since grading would not be possible in this area and since this is of major concern because of potential water infiltration and even flooding of the basement, recommend having this area evaluated by a licensed contractor specializing in this type of concern.

There is already evidence of water infiltration at the threshold of the basement door. The threshold and lower part of the door jamb has decayed because of said infiltration and is in need of replacement. This issue needs immediate attention to prevent any further damage to the structure.
4) Exterior: - Recommend cleaning deck and treating with a waterproof sealant claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

Olympic Natural Look Protector Plus

The deck and wood walk way appear to have never been treated with any type of above sealant. Recommend sealing and maintaining deck now and in the future as needed. Also some of the decking on the east deck is in need of repair. This should be done before sealing deck so new decking will also be sealed.
5) Exterior: - Insulation exposed in this area. This area needs to be sealed in some way as to prevent access by any rodents or insects to the attic area.
6) Exterior: - The exterior siding in some areas is failing. Recommend having a qualified contractor evaluate and repair these areas.
7) Exterior: - One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend making repairs as necessary such as repairing or installing splash blocks or tie-ins to underground drain lines so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

The extension in this area needs to be extended to carry any water away from the walk in basement area. This area is already a concern and water from this downspout will only add to the already existing problem.
8) Exterior: - One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Recommend having a qualified contractor install gutters and downspouts where missing. Also recommend installing extensions such as splashblocks or tie-ins to underground drain lines where necessary to carry rain water away from the house.
The only area that gutters have been installed was over the east entrance. Suggest adding gutters to the remaining structure.
9) Exterior: - The facia trim has begun to pull away from structure in some areas. Recommend evaluating and repairing any loose facia found around entire structure.
10) Exterior: - Soil is in contact with or less than 6" from siding and/or trim/windows. This is a conducive condition for wood destroying insects and organisms,also possible area for water infiltration and decaying wood and trim because of said clearance.

There are three egress windows with this condition. Suggest removing vegetation from these areas and removing rocks and soil to a level to which any wood or siding has at least a 6" clearance from any vegetation or soil. Preferably window wells should be installed to prevent soil from eroding back into window areas.
Also none of these windows have trim installed. Would suggest installing trim to help maintain a good seal and to give windows a more finished appearance.
11) Exterior: - Wood trim around first floor window on south side of structure has decayed and is in need of replacement.
12) Exterior: - Vegetation (trees, shrubs and/or vines) are in contact with the structure's exterior. This is a conducive condition for wood destroying insects and organisms. Vegetation can serve as a conduit for insects and may retain moisture against the exterior after it rains. Recommend pruning or removing vegetation as necessary so there's at least a one foot gap between all vegetation and the structure's exterior.

There are many plants close to the structure (including garage) which at the present time don't seem to be causing any problems but should be monitored and maintained to ensure they are not causing any problems.


13) Exterior: - The finish on the deck is worn and/or deteriorated. Recommend cleaning and repainting deck.

The finish in the west entrance deck is beginning to show evidence of wear. Should be monitored and maintained as needed.
14) Exterior: - One or more wooden deck support posts are in contact with soil. This is a conducive condition for wood destroying insects and organisms. However no damage from wood destroying insects or organisms was found. It's recommended that there be at least 6" of space between any wood and the soil below, even if the wood is treated. If possible, recommend grading soil so a 6" distance to the soil below is maintained. Otherwise recommend installing borate based Impel rods to prevent rot.
16) Detached garage or carport: - Vegetation (trees, shrubs and/or vines) are in contact with the structure's exterior. This is a conducive condition for wood destroying insects and organisms. Vegitation can serve as a conduit for insects and may retain moisture against the exterior after it rains. Recommend pruning or removing vegitation as necessary so there's at least a one foot gap between all vegitation and the structure's exterior.

There doesn't appear to be any damage caused from vegitation but should be monitored and maintained to ensure any future damage.
17) Detached garage or carport: - Overhead door is in need of adjusting or greese as the door is binding when lifted.
19) Roof: - When the composition shingles were installed a drip molding was not installed first. This drip edge is installed to overhang the facia by 1/2 inch to prevent water from running down face of facia. Also this drip allows shingles to overhang facia and also prevent water from siphoning up and under shingles. Also many areas along the roof edge the shingles were cut short of facia allowing water infiltration to roof sheathing and possibly to other surrounding wood framing, this was evident along the roof edge above west entrance where sheathing under shingles has decayed. Many areas along roof perimeter also show evidence of the same condition. This is a major concern as water infiltrating in these areas has already caused damage and will only worsen with time. Recommend evaluation by a licensed roofing contractor who can recommend what repairs will need to be done to repair this problem.
20) Roof: - 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 is 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. Recommend pruning trees so they're at least 10 feet above roof, or don't overhang the roof.
21) Roof: - Nail head protruding under shingles
22) Roof: - Moss is growing on the roof. This is a conducive condition for wood destroying insects and organisms which can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm
23) Electric service: - No smoke detectors are visible. Recommend installing smoke detectors as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html

Was told by owner that the smoke detectors were sitting on top of upper kitchen cabinets. This is not a good practice.
24) Electric service: - Exposed wiring exists in the main service panel due to covers missing from open circuit breaker slots. Recommend installing covers in open slots. (RED ARROW)
25) Electric service: - Legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. (GREEN ARROW)
26) Water heater: - The estimated useful life for water heaters is 8 to 12 years. This water heater appears to be approaching this age. Recommend budgeting for a replacement in the near future.
28) Heating and air conditioning: - The condensing line from the furnace should be looked at by the HVAC technician when furnace is serviced. This line is extremely long and is being pumped straight up. This may cause problems in the future if pump in system should fail.
29) Heating and air conditioning: - Recommend that this system be inspected, cleaned, serviced and repaired if necessary by a qualified heating and cooling technician now and annually in the future.

Electronic air filter appears to not be working. Have technicion evaluate and repair as needed. (green arrow)
31) Attic: - Everything appeared to be in serviceable condition. Ventilation was good. There was some evidence of past bee infestation. Being that some members of the family are allergic to bees caution should be taken whenever attic is entered as to not threaten these family members to possible exposure.
32) Plumbing and laundry: - Water pressure is below 40 psi, but the flow appeared to be adequate. 40-80 psi is considered to be the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be adequate flow. For example, the shower flow didn't decrease significantly when the toilet was flushed.

If the client finds the flow to be inadequate, recommend having a qualified plumber evaluate and repair as necessary. Installing a pressure boosting system is one possible solution. For information on these systems, visit: http://www.low-water-pressure.com/
33) Plumbing and laundry: - Recommend having septic tank inspected. Recommend pumping tank if last pumped more than 3 years ago.
34) Plumbing and laundry: - Laundry sink isn't anchored to wall or floor. Recommend having a qualified contractor securely anchor sink to wall and/or floor to prevent damage to water supply and/or drainage pipes and causing leaks.
36) Basement: - No ground fault circuit interrupter (GFCI) protection device is visible for the sump pump electric supply. Recommend having a qualified, licensed electrician determine if a GFCI protection device (receptacle or circuit breaker) exists for the sump pump and install one if missing to reduce the danger of electric shock.
37) Basement: - Cover plate(s) are missing from one or more electric receptacle boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard and poses a risk of both fire and shock. Recommend installing cover plates over receptacle boxes where missing.
38) Basement: - The weatherstrip around one or more exterior entry doors is damaged and/or deteriorated. Recommend replacing weatherstripping at entry door(s) where necessary.
43) Well: - Recommend having the well water tested for bacteria by a qualified lab.
44) Well: - This well pump has exceeded its estimated useful life of 20 years. The clients should be aware that this pump may need replacing at any time.

45) Kitchen: - No GFCI outlets present in sink area. Recommend having licensed eletricion istall as needed.
46) Kitchen: - Insulation was found under kitchen sink. Unable to determine if there was past freezing problems in this area. Suggest asking previous owner reason for insulation and monitor to determine if this is a problem area.
50) Master bath/upper level: - Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is not adequate and should be updated. Recommend either removing extension cords or having a qualified, licensed electrician evaluate and make modification as necessary. For example, install additional circuits and/or electric outlets.

The whirlpool tub was not hard wired. See recommendations above.
52) Bedroom 3/upper right, Bedroom 4/end of hallway: - Ceiling fan in this and other bedrooms in upstairs are very low due to low ceiling height. These fans could cause bodily harm to anybody who may come into contact with them. May consider removing fans to prevent any possible injury.
53) Interior rooms: - 2-pronged receptacles rather than 3-pronged, grounded receptacles are installed in one or more interior rooms. This limits the ability to use appliances that require a ground (computers and some other electronic appliances) in these areas. If client intends to operate electronic devices requiring a ground, then recommend having a qualified electrian evaluate and install grounded receptacles where necessary and as per the current National Electric Code.
54) Interior rooms: - This home was built before 1978, when laws were enacted in the US preventing the use of lead paint in residential structures. Lead paint may be present, and is a known safety hazard, especially to children but also to adults. It may cause brain damage and retarded mental and physical development, among other things. The paint found in and around this structure appeared to be intact and and most likely encapsulated by more recent layers of paint that's not lead-based. However, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055
55) Interior rooms: - Walking on some sections of the floor results in squeaking or creaking noises. This is usually the result of substandard construction practices where the subfloor decking isn't adequately fastened (insufficient glue) to the framing below. In most cases, this is an annoyance only rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on there being finished hardwood floors, carpeting over the subfloor, and/or clear access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary.
56) Interior rooms: - One or more doors don't latch when closed. Recommend making repairs as necessary such as adjusting latch plates or lockset mechanisms.
57) Interior rooms: - One or more bathrooms with a shower don't have an exhaust fan installed. Even if a window that opens exists, it may not provide adequate ventilation, especially during cold weather when the window is less likely to be opened. Recommend having a qualified contractor install an exhaust fan, duct and vent cap as per standard building practices in bathrooms with showers where missing.
58) Interior rooms: - No exhaust fan is installed in the laundry room. This can lead to excessive accumulation of moisture. Recommend having a qualified contractor install an exhaust fan with a timer, duct and vent cap as per standard building practices in the laundry room.