Property Inspection Report

Capital Inspection Services
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Property Inspection Report
Fairfax, Fairfax, VA Inspection prepared for: Happy Customer Real Estate Agent: Date of Inspection: 3/6/2013 Time: 11:00 am Weather: Sunny Inspector: Paul DeFelice 2616 Morse Lane, Woodbridge, VA 22192 Phone: 703-595-8431 Fax: 703-357-9170 Email: paul@capital-inspect.com www.capital-inspect.com
Fairfax, Fairfax, VA
Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Grounds Page 6 Item: 1 Driveway and Potential Trip Hazard(s) at sidewalk; monitor / repair as Walkway Condition necessary. Page 6 Item: 5 Patio and Porch Improper attachment of ledger board. Deck Page 7 Item: 6 Stairs & Handrail Uneven and excessive riser heights on spiral stairs create a safety hazard. The stairs leading from the kitchen have uneven riser heights, this is a major safety hazard, The stairs outside the side basement door have uneven riser heights and are also missing the handrail. Page 8 Item: 13 Exterior Faucet Not operational. Condition Roof Page 9 Item: 4 Sky Lights The skylight over the garage appears to leak and needs repair. Page 9 Item: 7 Gutter Clean gutters: Significant amounts of debris evident. Exterior Areas Page 10 Item: 1 Doors The two rear basement doors and the bedroom door have rotted wood frames. Page 11 Item: 2 Window Condition Several windows had visible wood rot, some of these areas had been covered with caulk and paint that covered the damage. Recommend having all windows , doors, siding and trim further evaluated for more damage that has been concealed. Page 11 Item: 3 Siding Condition Trim areas need minor prep, priming and painting Fresh paint was observed. Although it improves the appearance, it may conceal any possible defects or prior repairs. Some wood deterioration noted. Have repaired as necessary. Some siding deterioration noted. Have repaired as necessary. Page 13 Item: 5 Exterior Paint Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Several areas of the exterior wood are damaged and in need of repair. Interior Areas
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Capital Inspection Services Page 14 Item: 6 Doors
Seal failure Several doors are a bit tight in jams. The basement furnace room and laundry room doors need to be vented due to gas furnace, hot water heater and future gas dryer. Page 15 Item: 7 Electrical A few lights are not working. Page 15 Item: 9 Smoke Detectors Smoke detectors and CO detectors are missing. Safety hazard. Page 16 Item: 13 Patio Doors The rear patio doors have a rotted frames. Basement side doors has wood damage. Page 16 Item: 16 Fireplace Viewed from the fire box no problems were found. Unable to remove chimney caps and unable to inspect the entire flu liners. May want to have further evaluated. Page 16 Item: 17 Window Condition Deterioration noted due to contact with moisture, repairs needed. Some windows are very difficult to open. Three sets of tall windows set lower than 18" above the floor , these need to have tempered glass installed. This is a Safety Hazard. Bedrooms Page 18 Item: 10 Smoke Detectors There were no smoke detectors present in the bedroom(s). No CO detector was observed at time of inspection. Page 19 Item: 15 Patio Doors The exterior wood storm doors need repair. Bathroom Page 20 Item: 5 Doors The door to the attic storage area in the master bathroom rubs the floor. Page 21 Item: 12 Plumbing Bidet handle leaks. Page 22 Item: 15 Shower Walls Missing/damaged grout observed, suggest regrouting as necessary. Page 22 Item: 18 Sinks Slow drain at sink. Recommend clearing. Page 23 Item: 20 Window Condition Deterioration noted due to contact with moisture, repairs needed. Kitchen Page 24 Item: 4 Doors The side door is difficult to operate. Page 24 Item: 6 Microwave The Microwave built in vent fan is missing the filter screens. Page 25 Item: 9 Sinks Supply line leaks. The basement bar sink leaks and the fixture is loose. (no picture provided) Page 26 Item: 15 Vent Condition The vent fan filter screens are missing. Heat/AC Page 31 Item: 10 Filters Basement unit is missing a filter coverplate. Garage Page 33 Item: 1 Roof Condition The skylight flashing needs repair. Appears to be leaking. Page 33 Item: 2 Walls There are two small holes above the garage access door that need to be filled. The attic access door over the living area is not fire rated, this is a safety hazard. Page 34 Item: 6 Electrical Outlet cover plates missing. Page 2 of 43
Capital Inspection Services Page 35 Item: 11 Garage Door Condition Page 35 Item: 14 Garage Door's Reverse Status
Fairfax, Fairfax, VA Rotted wood at overhead door. Recommend repairing damaged areas. deteriorated jamb Garage vehicle door auto-reverse is inoperable. The door requires a great deal of resistance to trigger the auto-reverse mechanism. We recommend adjusting the opener for proper reverse tension. No eye beam system present. Missing. Improperly sized breakers for the Main A/C. Safety Hazard. Attic is inadequately vented. Recommend review by a qualified professional for repair as necessary to ensure proper ventilation. Soffit vents and ridge are blocked with insulation. The insulation appears to be blocking the ridge and soffit vents and is touching the roof sheathing. This is a ventilation problem and also creates a adverse condition that can prematurely age the shingles. The foundation walls were mostly finished with drywall and not visible. Deterioration noted due to contact with moisture, repairs needed. Three or more risers require a handrail.
Electrical Page 36 Item: 5 Attic Page 37 Item: 3
Breakers Ventilation
Page 37 Item: 8
Insulation Condition
Foundation Page 39 Item: 2
Foundation Perimeter Basement/Crawlspace Page 41 Item: 3 Windows Page 41 Item: 9 Railings
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We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific noncode, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.
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Inspection Details
1. Attendance In Attendance: Client present Buyer Agent present Inspectors Helper 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Vacant
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Grounds 1. Driveway and Walkway Condition Good Fair Poor N/A None Materials: Concrete driveway noted. X Observations: Driveway in good shape for age and wear. No deficiencies noted. Potential Trip Hazard(s) at sidewalk; monitor / repair as necessary.
Trip hazard 2. Grading

Good Fair Poor N/A None
X 3. Vegetation Observations Good Fair Poor N/A None Observations: X Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. 4. Gate Condition
X 5. Patio and Porch Deck Good Fair Poor N/A None . MAINTENANCE: Whether treated or not, it is important to keep a wood X X deck surface free of all forms of fungal growth and debris that retains moisture and will cause the deck to eventually rot. Recommend cleaning and resealing the deck annually. Cleaning can be accomplished by scrubbing the deck with a sodium-hypochlorite (bleach) and Tri-Sodium-Phosphate (TSP) deck wash and then rinsing with a pressure washer. Finally, a wood deck should be recoated with a high quality deck sealant. Improper attachment of ledger board.
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6. Stairs & Handrail

Observations: Uneven and excessive riser heights on spiral stairs create a safety hazard. The stairs leading from the kitchen have uneven riser heights, this is a major safety hazard, The stairs outside the side basement door have uneven riser heights and are also missing the handrail.
Uneven riser heights. Missing handrail. 7. Grounds Electrical

Fall hazard.
X 8. GFCI
X 9. Main Gas Valve Condition Good Fair Poor N/A None Observations: X Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected. 10. Plumbing
X 11. Water Pressure

Materials: Copper piping noted.
X 12. Pressure Regulator

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13. Exterior Faucet Condition Good Fair Poor N/A None Observations: X Not operational. 14. Balcony
X 15. Patio Enclosure

X 16. Patio and Porch Condition

X 17. Fence Condition

X 18. Sprinklers
Materials: Stone
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Roof 1. Roof Condition

X 2. Flashing
X 3. Chimney
X 4. Sky Lights
X 5. Spark Arrestor
Observations: The skylight over the garage appears to leak and needs repair.
X 6. Vent Caps
X 7. Gutter
Observations: Clean gutters: Significant amounts of debris evident.
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Exterior Areas 1. Doors

Observations: The two rear basement doors and the bedroom door have rotted wood frames.
Door wont close. Basement.
Door rubs.
Wood damage
Rotted door frame.
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Wood damage to frame. 2. Window Condition

Wood damage/ repair.
Observations: Several windows had visible wood rot, some of these areas had been covered with caulk and paint that covered the damage. Recommend having all windows , doors, siding and trim further evaluated for more damage that has been concealed.
Basement window. 3. Siding Condition

Wood damage.
Observations: Trim areas need minor prep, priming and painting Fresh paint was observed. Although it improves the appearance, it may conceal any possible defects or prior repairs. Some wood deterioration noted. Have repaired as necessary. Some siding deterioration noted. Have repaired as necessary.
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Cracks in brick mortar.
Siding and window damage.
Not sealed
Not sealed.
Needs to be sealed.
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4. Eaves & Facia

X 5. Exterior Paint
Observations: Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Several areas of the exterior wood are damaged and in need of repair.
6. Stucco
X 7. Deck
Non galvinized nails.
Improperly attached to house.
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Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Bar
X 2. Cabinets
X 3. Ceiling Fans
X 4. Closets
X 5. Door Bell
X 6. Doors
Observations: Seal failure Several doors are a bit tight in jams. The basement furnace room and laundry room doors need to be vented due to gas furnace, hot water heater and future gas dryer.
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Bad glass seal. 7. Electrical

Observations: A few lights are not working.
Light is not working. 8. Security Bars

Light is not working.
X 9. Smoke Detectors
X 10. Stairs & Handrail

Observations: Smoke detectors and CO detectors are missing. Safety hazard.
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11. Window-Wall AC or Heat Good Fair Poor N/A None Observations: X Garage A/C works. Heat was not tested due to exterior temperature. 12. Ceiling Condition
X 13. Patio Doors

Materials: There are drywall ceilings noted.
X 14. Screen Doors

Observations: The rear patio doors have a rotted frames. Basement side doors has wood damage.
15. Wall Condition

X 16. Fireplace
Materials: Drywall walls noted.
Materials: Living Room Dining Room Materials: Masonry fireplace noted. Observations: Viewed from the fire box no problems were found. Unable to remove chimney caps and unable to inspect the entire flu liners. May want to have further evaluated. Materials: Wood framed windows. Observations: Deterioration noted due to contact with moisture, repairs needed. Some windows are very difficult to open. Three sets of tall windows set lower than 18" above the floor , these need to have tempered glass installed. This is a Safety Hazard.
17. Window Condition

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Non tempered glass/ safety hazard.
Missing handle, hard to open.
Hard to open
Windows are not tempered glass. Safety Hazard.
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Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations Locations: Master Guest Basement 2. Cabinets
X 3. Ceiling Fans
X 4. Closets
X 5. Doors
X 6. Electrical
X 7. Fireplace
X 8. Floor Condition
X 9. Security Bars
X 10. Smoke Detectors

Observations: X There were no smoke detectors present in the bedroom(s). No CO detector was observed at time of inspection. Materials: Drywall walls noted.
11. Wall Condition

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12. Window-Wall AC or Heat

X 13. Window Condition

X 14. Ceiling Condition

Materials: Wood framed window noted.
X 15. Patio Doors

X 16. Screen Doors

Observations: The exterior wood storm doors need repair.
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Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations Locations: Master Bathroom Main Floor Bathroom Full bathrooms in basement. 2. Cabinets
X 4. Counters
X 5. Doors
Observations: The door to the attic storage area in the master bathroom rubs the floor.
Door rubs. 6. Electrical

7. GFCI
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8. Exhaust Fan
X 10. Heating
Materials: Ceramic tile is noted.
X 11. Mirrors
X 12. Plumbing
Observations: Bidet handle leaks.
Leaky Bidet connections. 13. Security Bars

X 14. Showers
X 15. Shower Walls

Observations: Missing/damaged grout observed, suggest regrouting as necessary.
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Grout repair needed. 16. Bath Tubs

X 17. Enclosure
X 18. Sinks
Observations: Slow drain at sink. Recommend clearing.
Slow drainage. 19. Toilets

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20. Window Condition

Materials: Aluminum framed fixed window noted. Wood framed casement window noted. Observations: Deterioration noted due to contact with moisture, repairs needed.
Rotted window and frame.
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Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets
X 2. Counters
X 3. Dishwasher
X 4. Doors
Observations: Operated.
Observations: The side door is difficult to operate.
Door rubs 5. Garbage Disposal

X 6. Microwave
Observations: The Microwave built in vent fan is missing the filter screens.
7. Cook top condition

Observations: Gas cook top noted.
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8. Oven & Range

X 9. Sinks
Observations: Oven: gas burners
Observations: Supply line leaks. The basement bar sink leaks and the fixture is loose. (no picture provided)
Leak. 10. Drinking Fountain

X 11. Spray Wand

X 12. Hot Water Dispenser

X 13. Soap Dispenser

X 14. Trash Compactor

X 15. Vent Condition

Materials: Recirculating Observations: The vent fan filter screens are missing. Page 25 of 43
Missing screens 16. Window Condition


Materials: Wood framed window noted.
X 18. Plumbing
Materials: Hardwood flooring is noted.

X 20. Security Bars

X 21. Patio Doors

22. Screen Doors

23. Electrical
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24. GFCI
X 25. Wall Condition

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Laundry 1. Locations Locations: Basement 2. Cabinets

X 3. Counters
X 4. Dryer Vent
X 5. Electrical
X 6. GFCI
X 7. Exhaust Fan
X 8. Gas Valves
X 9. Wash Basin
Observations: Valve in off position.

X 11. Plumbing
X 12. Wall Condition

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13. Ceiling Condition

X 14. Security Bars

X 15. Doors
X 16. Window Condition

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Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Good Fair Poor N/A None Materials: The furnace is located in the attic The furnace is located in the X basement The HVAC system in the basement is 12 years old and may need replacment within the next five years due to the age. The second level HVAC system appears to be 5+ years old. Materials: Gas fired forced hot air. Electric forced hot air. 2. Heater Base
X 3. Enclosure
X 4. Venting
X 5. Gas Valves
X 6. Refrigerant Lines
X 7. AC Compress Condition Good Fair Poor N/A None Compressor Type: Electric X Location: The compressors are located on the exterior grounds. 8. Air Supply
X 9. Registers
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10. Filters
Location: Located inside heater cabinet. Observations: Basement unit is missing a filter coverplate.
Missing filter cap. 11. Thermostats

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Water Heater 1. Base

X 2. Heater Enclosure
X 3. Combusion
X 4. Venting
X 5. Water Heater Condition Good Fair Poor N/A None Heater Type: Gas X 6. TPRV
X 7. Number Of Gallons
X 8. Gas Valve
Observations: 75 gallons
X 9. Plumbing
Materials: Copper
10. Overflow Condition Good Fair Poor N/A None Materials: Copper X 11. Strapping
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Garage 1. Roof Condition

Materials: Roof was inspected from the roof. Materials: Asphalt shingles noted. Observations: The skylight flashing needs repair. Appears to be leaking.
Leak 2. Walls
Observations: There are two small holes above the garage access door that need to be filled. The attic access door over the living area is not fire rated, this is a safety hazard.
Holes. 3. Anchor Bolts

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4. Floor Condition
X 5. Rafters & Ceiling

Materials: Bare concrete floors noted. Observations: For the most part the floor was not visible due to storage.
X 6. Electrical
Observations: Outlet cover plates missing.
Missing cover plate. 7. GFCI

X 8. 240 Volt
X 9. Exterior Door
X 10. Fire Door

X 11. Garage Door Condition Good Fair Poor N/A None Materials: Sectional door noted. X Observations: Rotted wood at overhead door. Recommend repairing damaged areas. deteriorated jamb Page 34 of 43
12. Garage Door Parts

X 13. Garage Opener Status

X 14. Garage Door's Reverse Status Good Fair Poor N/A None Observations: X Garage vehicle door auto-reverse is inoperable. The door requires a great deal of resistance to trigger the auto-reverse mechanism. We recommend adjusting the opener for proper reverse tension. No eye beam system present. Missing. 15. Ventilation
X 16. Vent Screens

X 17. Cabinets
X 18. Counters
X 19. Wash Basin

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Electrical 1. Electrical Panel

X 2. Main Amp Breaker

Location: Main Location: Panel box located in basement.
Observations: 200 amp
3. Breakers in off position Good Fair Poor N/A None Observations: X 2 4. Cable Feeds
X 5. Breakers
X 6. Fuses
Materials: Copper non-metallic sheathed cable noted. Observations: Improperly sized breakers for the Main A/C. Safety Hazard.
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Attic 1. Access
X 2. Structure
X 3. Ventilation
Observations: Attic is inadequately vented. Recommend review by a qualified professional for repair as necessary to ensure proper ventilation. Soffit vents and ridge are blocked with insulation.
4. Vent Screens
X 5. Duct Work
X 6. Electrical
X 7. Attic Plumbing
X 8. Insulation Condition
Materials: Fiberglass batts with foil facing noted. Observations: The insulation appears to be blocking the ridge and soffit vents and is touching the roof sheathing. This is a ventilation problem and also creates a adverse condition that can prematurely age the shingles.
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No ventilation provided. 9. Chimney

X 10. Exhaust Vent

Observations: Could not access.
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Foundation 1. Slab Foundation

Observations: Not visible to inspect due to complete basement floor finished/covered.
2. Foundation Perimeter Good Fair Poor N/A None Observations: X The foundation walls were mostly finished with drywall and not visible. 3. Foundation Walls
Observations: Limited review due to insulation cover and finished walls.
4. Cripple Walls
Observations: Foundation supports for most of the house are not visible for inspection.
5. Ventilation
X 6. Vent Screens
X 7. Access Panel
X 8. Post and Girders

Observations: Foundation supports for most of the house are not visible for inspection.
9. Sub Flooring
X 10. Anchor Bolts

Observations: The anchor bolts were not visible.
11. Foundation Electrical

X 12. Foundation Plumbing

X Page 39 of 43
13. Sump Pump

X 14. Ducting
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Basement/Crawlspace
1. Walls
X 2. Insulation
Materials: Fully finished basement.
Observations: Not visible.
3. Windows
Materials: Wood framed single hung window noted. Wood framed casement window noted. Observations: Deterioration noted due to contact with moisture, repairs needed.
4. Plumbing Materials
X 5. Basement Electric
X 6. GFCI
7. Access
X 8. Stairs
X 9. Railings
Observations: Three or more risers require a handrail.
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Missing handrail. 10. Slab Floor

X 11. Finished Floor

X 12. Drainage
X 13. Sump Pump

X 14. Framing
Observations: Some areas are not visible for inspection due to wall/ceilings covered which prevents review of structural members.
15. Subfloor
X 16. Columns
Observations: Columns are finished or concealed, unable to inspect.
17. Piers
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18. Basement/Crawlspace Ductwork Good Fair Poor N/A None Observations: Not visible.
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