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Optimal Home Inspection

P.O. Box 5282


Bella Vista, Arkansas 72714
(479) 366-5032

Optimal Home
Inspection

1313 Mockingbird Ln.


Bella Vista, AR 72715

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 1 of 19

Table of Contents
Scope of work

Definitions

General Information

Grounds

Exterior

Garage

Roof

Interior

Appliances

Electrical

Structure

10

Basement

11

Crawl Space

11

Air Conditioning

12

Heating System

13

Plumbing

14

Attic

16

Summary

17

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 2 of 19

Scope of work
Optimal Home Inspection follows the ASHI Standards of Practice in conjunction with the AHIB Standards of Practice. We inspect readily
accessible systems and components of homes as listed below. Items and issues exempt from the inspection will be listed in the
disclaimer prior to each category.
Inspected systems and components are as follows;
Structural system: structural components, including foundation and framing where accessible.
Describe; foundation type and methods used to inspect crawl space. Floor structure, wall structure, and ceiling structure. Roof structure
and methods used to inspect attic.
Exterior: Exterior wall covering, flashing and trim. All exterior doors. Attached decks, balconies, stoops, steps, porches, and associated
railings. Eaves, soffits, and fascias where accessible from ground level. Vegetation, grading, surface drainage, and retaining walls where
likely to adversely affect building.
Describe; exterior wall covering.
Roof System: Roof covering, drainage, flashings, skylights, chimneys, and penetrations.
Describe; roof covering and method of inspection.
Plumbing System: Interior water supply and distribution including fixtures and faucets. Drain, waste, and vent systems including all
fixtures. Water heating equipment. Vent systems, flues, and chimneys. Fuel storage and distribution systems. Drainage sumps, sump
pumps, and related piping.
Describe; water supply, drain, waste, vent piping materials. Water heating equipment including energy source. Location of main water
and fuel shut-off valves.
Electrical system: Service drop, service entrance conductors, cables, and raceways. Service equipment and main disconnects. Service
grounding. Interior components of service panels and sub-panels. Conductors and overcurrent protection devices. Representative
number of lighting fixtures, switches, receptacles, and GFCIs.
Describe; Amperage and voltage rating of service. Location of main disconnect and sub-panels. Wiring methods.
Report; presence of solid conductor aluminum branch circuit wiring and absence of smoke detectors.
Heating System: Installed heating equipment, vent systems, flues, and chimneys.
Describe; Energy source, heating method by distinguishing characteristics.
Air Conditioning System: Installed centrall and through-wall cooling equipment.
Describe; Energy source, cooling method by distinguishing characteristics.
Interior: Walls, ceilings, and floors. Steps, stairways, and railings. Countertops and representative number of installed cabinets.
Representative number of doors and windows. Garage doors and garage door operators.
Insulation and Ventilation: Insulation and vapor retarders in unfinished spaces. Ventilation of attics and foundation areas. Mechanical
ventilation systems.
Describe; Insulation and vapor retarders in unfinished spaces. Absence of insulation in unfinished spaces at conditioned surfaces.
Fire places and solid fuel burning appliances: System components, vent systems, flues, and chimneys.
Describe; Fireplaces and solid fuel burning appliances, and chimneys.
General Limitations: Inspections are not technically exhaustive and will not identify concealed conditions or latent defects.
General Exclusions:
Inspector is not required to determine any of the following: Condition of systems or components which are not readily accessible.
Remaining life of any system or component. Strength, adequacy, effectiveness, or efficiency of any system or component. Causes of any
condition or deficiency. Methods, materials, or costs of corrections. Future conditions including, but not limited to, failure of systems and
components. Suitability of the property for any specialized use. Compliance with regulatory requirements (codes, regulations, laws,
ordinances, etc.). Market value of property or marketability. Advisability of purchase of property. Presence of potentially hazardous plants
or animals including, but not limited to, wood-destroying organisms or diseases harmful to humans. Presence of any environmental
hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air. Effectiveness of any system
installed or methods utilized to control or remove suspected hazardous substances. Operating costs of systems or components.
Acoustical properties of any system or component.
Inspector is not required to offer, or perform: Any act or service contrary to law. Engineering services. Work in any trade or any
professional service other than home inspection. Warranties or guarantees of any kind.
Inspector is not required to operate: Any system or component which is shut down or otherwise inoperable. Any system or component
Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 3 of 19

Scope of work (Continued)


which does not respond to normal operating controls. Shut-off valves.
Inspector is not required to enter: Any area which will, in the opinion of the inspector, likely be dangerous to inspector, other persons, or
damage the property or its systems or components. Under-floor crawl spaces or attics which are not readily accessible.
Inspector is not required to inspect: Underground items including but not limited to, underground storage tanks or other underground
indications of their presence, whether abandoned or active. Systems or components which are not installed. Decorative items. Systems
or components located in areas that are not readily accessible. Detached structures other than garages and carports. Common elements
or common areas in multi-unit housing, such as condominium properties or cooperative housing.
Inspector is not required to: Perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the
inspector or other persons, or damage the property or its system or components. Move suspended ceiling tiles, personal property,
furniture, equipment, plants, soil, snow, ice, or debris. Dismantle any system or component beyond what is necessary for operational
inspection.

Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
Acceptable
Functional with no obvious signs of defect.
Not Present
Item not present or not found.
Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time
of inspection.
Marginal
Item is not fully functional and requires repair or servicing.
Safety Issue Item is a safety issue and should be repaired or adjusted by a certified professional
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.

General Information
Property Information
Property Address 1313 Mockingbird Ln.
City Bella Vista State Arkansas Zip 72715
Contact Name Doe, Jon
Phone 555-1212
Client Information
Client Name Doe, Jon
Client Address 1313 Mockingbird Ln.
City Bella Vista State Arkansas Zip 72715
Phone 555-1212
E-Mail info@optimalhi.net
Inspection Company
Inspector Name Jeromy Overman
Company Name Optimal Home Inspection
Address P.O. Box 5282
City Bella Vista State Arkansas Zip 72714
Phone (479) 366-5032
AHIB License # HI-1725
E-Mail info@optimalhi.net
File Number 61515-1313
Amount Received $250.00
Conditions
Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 4 of 19

General Information (Continued)


Others Present Home Owner Property Occupied Occupied
Estimated Age 46 yrs. Entrance Faces Southwest
Inspection Date 06/15/2015
Start Time 1:00 p.m. End Time 4:00 p.m.
Electric On Yes
Gas/Oil On Yes
Water On Yes
Temperature 82
Weather Thunderstorm Soil Conditions Wet
Space Below Grade Crawl Space
Building Type Single family Garage Carport
Sewage Disposal Septic How Verified Multiple Listing Service
Water Source City How Verified Multiple Listing Service
Additions/Modifications None

Grounds
Not part of inspection process: Fences, outbuildings, recreational facilities, seawalls, break-walls, and docks. Geological, geotechnical,
or hydrological conditions. Erosion control and earth stabilization measures

1. Acceptable, Marginal Driveway: Concrete - Concrete pitted and chipped with minor cracking. Pitting is uniform
and seems age/ weather related.
Minor settlement cracks, with no signs of spread or uplift. Cracking is most likely due to
settlement and does not seem on going.
Heaves in concrete are possible trip hazard. Upheaval occurs at both ends where the
driveway meets the concrete pad under the Porte-cochere and is a uniform 1/2 inch high
for width of pad.
Driveway is in overall acceptable condition, with the exception of offset area under
Porte-cochere. A qualified contractor is recommended to evaluate and estimate repairs.
1/2 Inch Heave at
Porte-cochere

Pitting is Uniform due


to Weather and Age

Minor Settlement
Crack

2. Acceptable
3. Acceptable

Walks: Concrete
Steps: Tile

Tile Step and Porch

4. Acceptable

Porch: Tile

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 5 of 19

Grounds (Continued)
5. Safety Issue Deck: Treated wood, Stained wood - The basement deck built to close to grade, unable to
inspect the underside.
Baluster openings too wide, should be no more than 4 inches apart. This is considered a safety
hazard.
Some components showing signs of weathering and should be replaced.
A qualified contractor is recommended to evaluate and estimate repairs.
Not Enough Clearance
for Inspection

Decking Components
Showing Signs of Rot.

Balusters Spaced
More than 4 Inches
Apart

6. Safety Issue Railings: Wood - Hand rails should be between 34-38 inches in height. A
qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than


34 Inches in Height

7. Safety Issue Stairs (Exterior) Wood - Hand rails should be between 34-38 inches in
height.
Balusters should be spaced no more than 4 inches apart and should be
installed vertically.
A qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than


34 Inches High

No Balusters Present

8. Acceptable, Marginal Vegetation: Trees, Shrubs, Shrubs/Weeds - Tree limbs over hang
the roof and should be cut back.
All vegetation should be kept a minimum of 1 foot from structure.

Tree Limbs
Overhanging Roof

9. Acceptable
10. Acceptable
11. Acceptable

Retaining Walls: Block


Grading: Steep slope - Drains away from foundation well. However there seems to be an
erosion issue, due to the steep grade, that should be monitored to avoid issues in the future.
Swale: Adequate slope and depth for drainage

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 6 of 19

Exterior
Not part of inspection process: Shutters, screens, awnings, and similar seasonal accessories.

Northeast, Northwest, Southeast, Southwest Exterior Surface


1. Acceptable
Type: Wood - Signs of repair to siding.

Patches to Sidings

2. Acceptable
3. Marginal

Trim: Wood
Fascia: Wood - Early signs of weathering evident.
A qualified contractor is recommended to evaluate and estimate repairs.

Signs of Weathering

4. Marginal

Soffits: Plywood - Moisture stains, paint peeling, wood rot.


A certified professional should be contacted for further evaluation.
Paint Peeling and
Signs of Wood Rot

Paint Peeling and


Signs of Wood Rot

5. Acceptable
6. Acceptable
7. Acceptable
8. Marginal

Flashing: Aluminum
Entry Doors: Metal
Patio Door: Vinyl sliding
Windows: Metal - Seals showing signs of weathering. Could lead to drafts and energy loss.
Front window in master is hard to open, needs an adjustment.
Fixed windows in living area are fogging due to failed seals.
A certified professional should be contacted for further evaluation.
9. Acceptable
Storm Windows: None
10. Acceptable, Marginal Window Screens: Metal - Windows on left side of the house are missing screens.
11. Acceptable
Basement Windows: Aluminum double hung

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 7 of 19

Garage
1. Type of Structure: Porte-Cochere Car Spaces: 1
2. Acceptable
Ceiling: Paint
3. Acceptable
Walls: Exterior grade materials - Porte-Cochere is a type of car port and as such uses the
exterior of house as walls
4. Acceptable
Floor/Foundation: Poured concrete

Roof
Not part of inspection process: Antennae, interiors of flues or chimneys which are not readily accessible, and other installed
accessories.

Main Roof Surface


1. Method of Inspection: On roof
Roof Over
Porte-cochere and
Front of House

Roof Over Master


Bath/Bedroom and
Kitchen

Roof Over 2nd / 3rd


Bedroom and 2nd Bath

2. Acceptable, Marginal Material: Asphalt shingle - Moss growing on shingles. This can
trap moisture and lead to premature failure. Recommend a
certified professional be contacted to clean and treat the roof.
Spongy areas noted, some sheathing may need replacing the next
time the roof is re-shingled.
Moss Growing on
Shingles

3. Type: Gable
4. Approximate Age: 5-10 yrs
5. Acceptable
Flashing: Aluminum
6. Acceptable
Valleys: None
7. Acceptable
Skylights: None
8. Acceptable, Marginal Plumbing Vents: PVC - Plumbing boots nailed on bottom flanges. This is not a
recommended building practice as exposed fasteners can lead to water intrusion. Roof
should be monitored for signs of water intrusion. If intrusion is noted contact a certified
professional for further evaluation.

Bottom Flange of
Plumbing Boot Nailed

Bottom Flange of
Plumbing Boot Nailed

Roof Water Control


9. Acceptable
10. Acceptable
11. Acceptable

Gutters: None
Downspouts: None
Leader/Extension: None

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 8 of 19

Interior
Not part of inspection process: Paint, wallpaper, and other finish treatments. Carpeting. Window treatments. Central vacuum systems.

General Interior
1. Acceptable
Closets: Large - All closets have built in wooden organizers.
2. Acceptable, Marginal Ceilings: Texture paint - Evidence of possible truss uplift in 3rd
bedroom. Possibly due to insufficient insulation in attic, see attic
notes.
Monitor for further movement, if movement continues contact a
certified professional for further evaluation.
Seperation at Ceiling /
Wall Joint Can be a
Sign of Truss Uplift

3. Acceptable
4. Acceptable
5. Acceptable
6. Acceptable

Walls: Paint and paneling, Paint and tile - Paneling through entire house with exception of
bathrooms. Bathrooms are gypsum and tile.
Floors: Tile, Laminates - Bathrooms and kitchen are tile, the rest of house is wood laminate.
Doors: Hollow wood
HVAC Source: Heating system register
Kitchen

7. Acceptable
8. Acceptable

Kitchen Cabinets: Wood


Kitchen Counter Tops: Formica
Bathroom

9. Acceptable
10. Acceptable
11. Acceptable
12. Acceptable
13. Acceptable

Bathroom Cabinets: Composite and wood


Bathroom Counter Tops: Corian
Ventilation: None - Bathroom ventilation not common during the era the house was built. Lack
of ventilation can cause excessive moisture build up and could lead to issues down the road.
Monitor for excessive moisture, if noted contact a licensed contractor to for further evaluation.
Smoke Detector Location Bedrooms, Living area, Mechanical room - Battery operated smoke
detectors through out home. Recommend regular testing and battery replacement.
Carbon Monoxide Detector Location Living Room - Battery Operated

Appliances
Not part of inspection process: Household appliances that are not installed.

Kitchen
1. Acceptable
Cooking Appliances: General Electric
2. Acceptable
Ventilator: Whirlpool
3. Acceptable
Disposal: None
4. Acceptable
Dishwasher: Whirlpool
5. Air Gap Present? Yes
6. Acceptable
Refrigerator: Fisher & Paykel
7. Acceptable
Microwave: Whirlpool - Door has crack in body.

Crack in Door

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 9 of 19

Appliances (Continued)
Other Appliances
8. Acceptable, Marginal Dryer Vent: Metal flex - Needs cleaning.
Terminates within 4 feet of air conditioning fan. This can lead to
lint build up on A/C fan coils reducing the life span of unit.
Termination should be directed to move lint away from A/C unit.

Dryer Exhaust
Terminates Within 4
Feet of A/C Fan Unit

Electrical
Not part of inspection process: Remote control devices unless the device is the only control device. Alarm systems and components.
Low voltage wiring, systems, and components. Ancillary wiring, systems, and components not a part of the primary electrical power
distribution system. Measure amperage, voltage, or impedance.

1. Acceptable

Service Entrance: Above Ground From Mast - Boot at roof penetration has been sealed with a
caulk and flange has been nailed at bottom. This is not a recommended building practice as it
can lead to water intrusion.
A certified professional should be contacted for further evaluation.
Conduit Boot has been
Caulked and Bottom
Flange has been
Nailed

2. Service Size Amps: 100 Volts: 110-240 VAC


3. Acceptable
Service: Copper

4. Acceptable
Ground: Rod in ground only
5. Acceptable
120 VAC Branch Circuits: Copper
6. Acceptable
240 VAC Branch Circuits: Copper
7. Acceptable
Aluminum Wiring: Not present
8. Acceptable
Conductor Type: Romex
9. Acceptable
Interior Lighting: 110 VAC
10. Acceptable
120 VAC Outlets: Grounded
11. Acceptable
240 VAC Outlets: 3-pole 4-wire grounded
Second bedroom closet Electric Panel
12. Acceptable, Marginal, Safety Issue Manufacturer: Cutler-Hammer - Panels should not be
located in closets or wet areas as they constitute
safety hazards. Evaluation by a licensed electrician is
recommended

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 10 of 19

Electrical (Continued)
13. Maximum Capacity: 125 Amps

14. Acceptable
Main Breaker Size: 100 Amps
15. Acceptable
Breakers: Copper
16. Not Present AFCI: N/A
17. Acceptable
GFCI: At GFCI receptacles only
18. Is the panel bonded? Yes
19. Acceptable
Door Bell: Hard wired
20. Acceptable
Smoke Detectors: Battery operated with light
21. Acceptable
Exterior Lighting: Surface mounted lamps front and rear
22. Acceptable
Exterior Electric Outlets: 110 VAC

Structure
Inspection does not provide engineering service or architectural service. Inspection does not offer opinions as to adequacy of structural
system or component.

1. Acceptable
2. Acceptable

Structure Type: Wood frame


Foundation: Block

3. Acceptable
4. Acceptable

Differential Movement: No movement or displacement noted


Beams: Bonded wood

5. Acceptable
6. Acceptable
7. Acceptable
8. Acceptable
9. Acceptable
10. Acceptable

Bearing Walls: Frame


Joists/Trusses: 2x8
Piers/Posts: Block piers and posts
Floor/Slab: Composite wood or plywood
Stairs (Interior): Exterior only
Subfloor: Plywood

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 11 of 19

Basement
1. Acceptable

Ceiling: Exposed framing, Suspended ceiling

2. Acceptable

Walls: Concrete blocks, Paint and paneling, Exposed framing

3. Acceptable

Floors: Poured and sealed concrete

4. Acceptable
5. Acceptable
6. Acceptable
7. Acceptable

Ventilation: Windows, Vents


Insulation: Batting
Vapor Barrier: Paper
Moisture Location: None noted

Crawl Space
Not part of inspection process: Disturb vapor barrier for inspection purposes. Air quality.

1. Method of Inspection: In the crawl space

2. Acceptable
3. Acceptable
4. Acceptable

Access: Wood door


Moisture Penetration: No moisture present at time of inspection
Moisture Barrier: plastic over soil, sealed to walls and columns

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 12 of 19

Crawl Space (Continued)


5. Acceptable

Ventilation: Vents, Windows - Vents sealed, this is a conditioned space.

6. Acceptable

Insulation: Fiberglass

7. Acceptable

Vapor Barrier: plastic over soil, sealed to walls and columns

Air Conditioning
Not part of inspection process: Electronic air filter. Determine cooling sypply adequacy or distribution balance.

Main, left side of house AC System


1. Acceptable
A/C System Operation: Appears serviceable, Functional
2. Acceptable
Condensate Removal: PVC
3. Acceptable
Exterior Unit: Pad mounted

4. Manufacturer: Carrier
5. Model Number: 38CKC042310 Serial Number: 3398E29185
6. Area Served: Whole building Approximate Age: 10+ yrs
7. Fuel Type: 220-240 VAC Temperature Differential: 18
8. Type: Central A/C Capacity: 1.5 Ton
9. Acceptable
Visible Coil: Aluminum

10. Acceptable
11. Acceptable
12. Acceptable
13. Acceptable

Refrigerant Lines: Serviceable condition


Electrical Disconnect: Breaker disconnect
Exposed Ductwork: Metal
Blower Fan/Filters: Direct drive with disposable filter

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 13 of 19

Heating System
Not part of inspection process: Interiors of flues or chimneys which are not readily accessible. Heat exchanger, humidifier or
dehumidifier. Electronic air filter. Solar spacce heating system. Determine heat supply adequacy or distribution balance.

Main, Crawl Space Heating System


1. Acceptable
Heating System Operation: Adequate, Appears functional

2. Manufacturer: Lennox

3. Model Number: G51MP-48C-090-07 Serial Number: 5909J06987


4. Type: Forced air Capacity: 88,000 BTUHR
5. Area Served: Whole building Approximate Age: 6 yrs
6. Fuel Type: Propane gas

7. Acceptable
Heat Exchanger: 4 Burner
8. Unable to Inspect: 50%

9. Acceptable
10. Acceptable

Blower Fan/Filter: Direct drive with disposable filter


Distribution: Metal duct

11. Acceptable
12. Acceptable
13. Acceptable
14. Acceptable
15. Acceptable
16. Acceptable
17. Acceptable

Circulator: N/A
Draft Control: Automatic
Flue Pipe: PVC
Controls: Limit switch
Devices: Temp gauge
Humidifier: N/A
Thermostats: Individual, Programmable - Located on left wall of main living space.
Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 14 of 19

Heating System (Continued)


18. Acceptable

Fuel Tank: Propane tank

19. Tank Location: Rear yard


20. Suspected Asbestos: No

Plumbing
Not part of inspection process: Clothes washing machine connections. Interiors of flues or chimneys which are not readily accessible.
Wells, well pumps, or water storage related equipment. Water conditioning systems. Solar water heating systems. Fire and lawn sprinkler
systems. Private waste disposal systems.
Determine; whether water supply and waste disposal systems are public or private. Quantity or quality of water supply.
Operate safety valves or shut-off valves.

Interior
1. Acceptable
2. Acceptable

Service Line: Copper


Main Water Shutoff: Front of house, Crawl space - City shutoff located at
front left of property, just left of the power pole. House shut off located in
crawl space front left corner.

3. Acceptable
4. Acceptable
5. Acceptable
6. Acceptable

Water Lines: Copper


Vent Pipes: PVC
Basement Floor Drain: None noted
Drain Pipes: Cast iron, PVC

7. Acceptable
Service Caps: Accessible
8. Acceptable
Kitchen Sink: fiberglass
9. Acceptable
Bathroom Sink/Basin: Porcelain coated
10. Acceptable
Faucets/Traps: Stainless steel faucets w/ PVC traps
11. Acceptable
Plumbing/Fixtures: PVC
12. Acceptable
Tub/Surround: Fiberglass tub and ceramic tile surround
13. Acceptable
Toilets: American Standard
Utility Closet Water Heater

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 15 of 19

Plumbing (Continued)
14. Acceptable

Water Heater Operation: Adequate - Doors to utility closet do not provide


proper ventilation for combustion air. Recommend replacing doors with
louvered doors to allow for proper air flow.

15. Manufacturer: Whirlpool


16. Model Number: BFG1F404S3PV Serial Number: 0851T407768
17. Type: Propane Capacity: 40 Gal.
18. Approximate Age: 9 yrs Area Served: Whole building
19. Acceptable
Flue Pipe: Double wall

20. Acceptable

TPRV and Drain Tube: PVC


Exterior

West, East Exterior Surface


21. Acceptable
Type: Block
22. Acceptable
23. Acceptable

Hose Bibs: Gate


Exterior Surface Drain: Surface drain
Gas Service

24. Acceptable

Gas Service Line: Cast iron, Insulflex


Laundry Area

25. Acceptable
26. Acceptable

Washer Hose Bib: Gate valves


Washer Drain: Wall mounted drain

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 16 of 19

Attic
Not part of inspection process: Accessing areas that would require disturbing of insulation, or where there is not a suitable walking
surface. Air quality.

None Attic
1. Method of Inspection: No Access
2. Acceptable
Unable to Inspect: 100% - No access door due to the low roof pitch and vaulted ceiling in main
living area. Attic access is only necessary when there is at least 30 inches of head room above
the opening, there is not enough head room to allow for a proper attic access in this house.
3. Acceptable
Roof Framing: Rafter
4. Acceptable
Sheathing: Unknown
5. Acceptable
Ventilation: Soffit vents - Recommend additional ventilation be installed. A ridge vent could help
ventilation of the attic space. A qualified roofing contractor is recommended to evaluate and
estimate repairs.
6. Acceptable
Insulation: Unknown - Lack of access made it impossible to determine insulation type, if any.
Signs of truss uplift in back bedroom may indicate need for more insulation. A certified
professional should be contacted for further evaluation.
7. Acceptable
Insulation Depth: Unknown - No access
8. Acceptable
Vapor Barrier: Unknown - No access
9. Acceptable
Moisture Penetration: Unknown - No access. There are no signs of moisture penetration on
interior ceilings.
10. Acceptable
Bathroom Fan Venting: None

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 17 of 19

Marginal Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.

Grounds
1. Driveway: Concrete - Concrete pitted and chipped with minor cracking. Pitting is uniform and seems age/
weather related.
Minor settlement cracks, with no signs of spread or uplift. Cracking is most likely due to settlement and does
not seem on going.
Heaves in concrete are possible trip hazard. Upheaval occurs at both ends where the driveway meets the
concrete pad under the Porte-cochere and is a uniform 1/2 inch high for width of pad.
Driveway is in overall acceptable condition, with the exception of offset area under Porte-cochere. A qualified
contractor is recommended to evaluate and estimate repairs.
1/2 Inch Heave at
Porte-cochere

Pitting is Uniform due


to Weather and Age

Minor Settlement
Crack

2. Vegetation: Trees, Shrubs, Shrubs/Weeds - Tree limbs over hang the roof and should
be cut back.
All vegetation should be kept a minimum of 1 foot from structure.

Tree Limbs
Overhanging Roof

Exterior
3. Fascia: Wood - Early signs of weathering evident.
A qualified contractor is recommended to evaluate and estimate repairs.

Signs of Weathering

4. Soffits: Plywood - Moisture stains, paint peeling, wood rot.


A certified professional should be contacted for further evaluation.
Paint Peeling and
Signs of Wood Rot

Paint Peeling and


Signs of Wood Rot

5. Windows: Metal - Seals showing signs of weathering. Could lead to drafts and energy loss.
Front window in master is hard to open, needs an adjustment.
Fixed windows in living area are fogging due to failed seals.
A certified professional should be contacted for further evaluation.
6. Window Screens: Metal - Windows on left side of the house are missing screens.

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 18 of 19

Marginal Summary (Continued)


Roof
7. Main Roof Surface Material: Asphalt shingle - Moss growing on shingles. This can trap
moisture and lead to premature failure. Recommend a certified professional be
contacted to clean and treat the roof.
Spongy areas noted, some sheathing may need replacing the next time the roof is
re-shingled.
Moss Growing on
Shingles

8. Plumbing Vents: PVC - Plumbing boots nailed on bottom flanges. This is not a recommended building practice
as exposed fasteners can lead to water intrusion. Roof should be monitored for signs of water intrusion. If
intrusion is noted contact a certified professional for further evaluation.

Bottom Flange of
Plumbing Boot Nailed

Bottom Flange of
Plumbing Boot Nailed

Interior
9. Ceilings: Texture paint - Evidence of possible truss uplift in 3rd bedroom. Possibly due
to insufficient insulation in attic, see attic notes.
Monitor for further movement, if movement continues contact a certified professional for
further evaluation.
Seperation at Ceiling /
Wall Joint Can be a
Sign of Truss Uplift

Appliances
10. Dryer Vent: Metal flex - Needs cleaning.
Terminates within 4 feet of air conditioning fan. This can lead to lint build up on A/C fan
coils reducing the life span of unit.
Termination should be directed to move lint away from A/C unit.

Dryer Exhaust
Terminates Within 4
Feet of A/C Fan Unit

Electrical
11. Second bedroom closet Electric Panel Manufacturer: Cutler-Hammer - Panels should
not be located in closets or wet areas as they constitute safety hazards. Evaluation by a
licensed electrician is recommended

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

Optimal Home Inspection


16:02 June 17, 2015

Doe, Jon
1313 Mockingbird Ln.
Page 19 of 19

Safety Issue Summary


Grounds
1. Deck: Treated wood, Stained wood - The basement deck built to close to grade, unable to inspect the
underside.
Baluster openings too wide, should be no more than 4 inches apart. This is considered a safety hazard.
Some components showing signs of weathering and should be replaced.
A qualified contractor is recommended to evaluate and estimate repairs.
Not Enough Clearance
for Inspection

Decking Components
Showing Signs of Rot.

Balusters Spaced
More than 4 Inches
Apart

2. Railings: Wood - Hand rails should be between 34-38 inches in height. A qualified
contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than


34 Inches in Height

3. Stairs (Exterior) Wood - Hand rails should be between 34-38 inches in height.
Balusters should be spaced no more than 4 inches apart and should be installed
vertically.
A qualified contractor is recommended to evaluate and estimate repairs.

Hand Rail Less than


34 Inches High

No Balusters Present

Electrical
4. Second bedroom closet Electric Panel Manufacturer: Cutler-Hammer - Panels should
not be located in closets or wet areas as they constitute safety hazards. Evaluation by a
licensed electrician is recommended

Palm-Tech Inspector, Copyright 1998-2015, PDmB, Inc.

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