PO BOX 471173
TULSA OK 74147-1173
RE: STRUCTURAL, ROOF, AND AIR DUCTS INSPECTION OF RESIDENCE
AT 123 MAIN S, ANYTOWN, OK
SCOPE AND PURPOSE OF INSPECTION
The following report is an opinion of the engineer. The purpose of the inspection was to examine and give report for any major defects in the structural, roof, air ducts components of the home. The inspection included only a visual examination of the readily accessible elements of the home, as they were at the time of this inspection. This report does not attempt to predict future problems. Some additional information regarding the scope and limitations of the inspection and report is included at the back of this report. The date of inspection was November 25, 2010.
DESCRIPTION OF PROPERTY
The residence appeared to be approximately 30-40 years old. The house was facing west for report purposes and was a one story, timber framed structure with vinyl on the exterior, and asphalt composition shingle roofing. There was an attached garage that had been converted to living space toward the northwest area of the subject home.
The foundation system appeared to consist of conventional concrete footings with concrete stemwalls and concrete slab-on-grade.
The roof framing consisted primarily of prefabricated wood truss rafters at 24” on center with plywood decking provided to support the roofing layer.
Insulated sheet metal air distribution ducts were located in the attic.
There was a concrete slab porch at the front and a concrete slab patio at the back. Each of these was partially covered with the roof framing.
The house was located on a site that was sloping primarily gently downward toward the south and west.
On the interior of the home, no evidence was noted to indicate any significant activity or damage at the time of this inspection. There were some minor cracks and slightly misaligned doors with some evidence of past remodeling repairs that may have covered some evidence of previous activity.
The attic was examined, as possible from the access over the “converted” garage. No evidence was observed to indicate any structural activity or damage in the visible portions of the attic at this time. However, the attic ladder was partially broken and was not completely safe at this time.
On the exterior of the home, no evidence was noted to indicate any significant structural activity or damage at this time. As an advisory, there was some erosion noted around the perimeter foundation. Also, there was damaged/deteriorated siding and trim observed around the home. This did include some damaged/deteriorated wood along the bottom of the front of the converted garage area.
The roof was examined, as possible from the ground and edges of the roof. The roof surfaces appeared to be in acceptable to slightly deteriorated overall condition. There were some damaged (from tree limbs) shingles over the front of the home. There was some raised flashing and a raised shingle at the back or east slope of the home. There was some staining noted in the front bedroom ceiling to indicate a leak or moisture infiltration at some time.
Attic ventilation was provided by gable vents.
AIR DISTRIBUTION DUCTS
The air distribution system was a single central system. The air-handling unit of the furnace was activated and air flow was noted at the accessible air registers. No evidence was observable (from the interior of the home and visible portions of the attic) to indicate any deficiencies in the air ducts, as observable at this time.
Considering the evidence available at this inspection, it was the opinion of this engineer that there had not been a history of activity or damage that should be considered structurally defective. However, as mentioned above, there was some damaged/deteriorated siding and trim around the home. Additionally, the attic ladder was broken and was not safe at this time.
The roof surface appeared to be in acceptable to slightly deteriorated overall condition. There were some items of concern or that should be considered defective. These included some damaged shingles over the front of the home, some raised flashing and shingles at the back or east slope of the home, and evidence of leaks or moisture infiltration over the front middle bedroom area at some time.
123 MAIN ST, ANYTOWN, OK PAGE 2 of 4
The estimated remaining life is less than 3-4 years for a roof surface of this type, not considering possible weather related damage in the future.
There was no condition observable to indicate any deficiencies in the air distribution ducts at the time of this inspection.
There are no specific recommendations for remedial structural measures resulting from evidence available at this inspection.
As mentioned above, there was damaged/deteriorated siding and trim observed around the home. This included some damaged wood trim along the bottom of the west or front of the converted garage area. This should be repaired or replaced for proper protection.
The home should be checked/inspected for wood infestation damage and “wood rot”. This was not included as part of this inspection.
Also, as mentioned above, the attic ladder was broken. This should be repaired or replaced, as necessary, for proper/safe conditions.
There is a page with some normal maintenance information included at the back of this report. This includes monitoring moisture conditions and evidence of future activity around the home.
As an advisory, it should be understood that water or excessive moisture variations is the most common cause of structural and other types of damage to homes and buildings. Those drainage elements, such as gutters, downspouts, proper grading and other drainage structures help keep water away from the perimeter foundation and underneath the home. These items may need periodic attention for proper function and protection. As an advisory, there were not gutters installed on the home at this time.
At a time when the floor coverings on the interior of the home are to be removed or replaced, the concrete slab areas might be further checked, as possible, for the need of attention.
Details of cosmetic repairs or similar improvements are not included as part of this inspection service.
The damaged roof shingles over the front of the home, the raised flashing and shingles at the back or east slope, and the areas above the stains and leaks described above should be repaired by a qualified roofing repair contractor.
This inspection and report is not intended to determine if the roof is acceptable for insurance or mortgage loan purposes. Some measures may be necessary for one of these purposes.
123 MAIN ST, ANYTOWN, OK PAGE 3 of 4
As an advisory, some consideration might be given to better attic ventilation with more “upper level” static or gravity vents or “turbine vents” or a “power vent fan” in the roof or at one of the gables. This would assist in cooling the attic during the warmer months of the year and extending the life of the roof.
There are no recommendations for repairs or other remedial measures to the air distribution ducts at this time.
It should be noted that only by living in the home through the different seasons of extreme temperatures (hot and cold) can any loss or reduction of comfort be determined in any areas. It is typically possible to adjust airflow to some areas by reducing or adjusting airflow to other areas of the home.
Should you have any questions regarding this report or any related items, please do not hesitate to call.
Roger A. Palmer, P.E.
123 MAIN ST, ANYTOWN, OK PAGE 4 of 4
PO BOX 471173
TULSA OK 74147-1173
NORMAL MAINTENANCE (AND OTHER INFORMATION)
Normal maintenance recommendations would include, but may not be limited to; sealing of the gaps around the home, avoiding damage from trees, and controlling drainage and moisture around the home.
Cracked or open mortar joints should be sealed or “pointed up” with a mortar which matches the existing in color and texture. Prior to application of new mortar, the existing damaged joints should be gouged or chiseled to a depth of approximately ½”. It may be possible to find a “mortar caulk” to seal the mortar. Also, gaps between veneer and trim and around windows and doorframes should be sealed (caulked) with a high quality silicone based sealant. This material is typically available in a paintable grade or with integral color. Cracked or broken concrete slabs around homes may need to be sealed or replaced, as necessary, for safety and to prevent moisture migration beneath the home.
Areas that provide standing water adjacent to the home should be regraded to minimize foundation movement and moisture migration beneath the home. Too much watering is bad, just as drought is bad. Normally, when the grass and landscaping plants need water you should water them moderately and that will usually provide reasonable moisture content to the soil.
Any broken, loose, or wood shingles or shakes “sticking up” more than 1” should be repaired or replaced, as necessary. Loose or “sticking up” asphalt shingles may need to be replaced.
Trees should be watched for potential damage to homes from limbs and/or roots. Trees should be kept trimmed away from homes or removed, as necessary. Additionally, gutters and roof valleys should be kept cleaned and free of leaves and debris, as possible.
Any areas of wood in contact with soil should be avoided, as possible.
For homes with crawl spaces, crawl space vents should be kept open during the warmer months of the year and closed during potential freezing temperatures. The warmer months generally include about April through September or October.
PLEASE NOTE: THE ABOVE REPORT IS THE OPINION BY A PROFESSIONAL ENGINEER OF THE APPLICABLE COMPONENTS OF A HOME IN ITS “AS IS” CONDITION. THIS EVALUATION WAS BASED UPON VARIOUS VISUAL EXAMINATIONS OF THE READILY ACCESSIBLE ELEMENTS OF THE BUILDING AS IT WAS AT THE TIME OF THE INSPECTION. CONCEALED OR INACCESSIBLE ELEMENTS ARE EXCLUDED FROM THIS EVALUATION. IT DID NOT INVOLVE THE DISASSEMBLING OF ANY COMPONENTS; OPENING OR REMOVAL OF ANY WALL, CEILING, OR FLOOR COVERING; MOVING OF FURNITURE OR PERSONAL ITEMS; OR ANY TECHNICAL TESTS, MEASUREMENTS OR LABORATORY ANALYSIS. SPECIFICALLY EXCLUDED ARE ANY ENVIRONMENTAL HAZARDS, SUCH AS MOLD, POLLUTED AIR, RADON, LEAD PAINT, ASBESTOS OR OTHER HAZARDOUS MATERIALS. THIS REPORT IS NOT INTENDED TO BE NOR IS IT TO BE CONSTRUED AS A GUARANTEE OR WARRANTY OR AS ANY FORM OF INSURANCE. IT MAKES NO CLAIMS TO THE ADEQUACY OF ORIGINAL DESIGN OR CODE COMPLIANCE OR INSURABILITY. THE INSPECTION SERVICE WILL NOT BE RESPONSIBLE FOR ANY REPAIRS OR REPLACEMENTS WITH REGARD TO THIS PROPERTY OR THE CONTENTS THEREOF.
PO BOX 471173
TULSA OK 74147-1173
123 MAIN ST, ANYTOWN, OK
SUMMARY OF RECOMMENDATIONS FROM INSPECTIONS
1. SERVICE/CHECK/REPAIR AIR CONDITIONER UNIT BY HVAC PERSONNEL. (“MISSING INSULATION AROUND AIR CONDITIONER COOLANT LINE” AND “OLDER” UNIT) (NOTE: DID NOT RUN AIR CONDITIONER DUE TO OUTSIDE TEMP. BELOW 60 DEGREES.)
2. “GAS OFF” AT METER. HOT WATER TANK WAS ON CONCRETE SLAB IN CLOSET. THERE WAS NOT A “PROPER PIPE” FOR “T&P” VALVE. THERE DID NOT APPEAR TO BE “PROPER” FRESH AIR/COMB. AIR VENTILATION FOR FURNACE AND HOT WATER TANK CLOSETS. THESE SHOULD BE CHECKED AND REPAIRED BY A PLUMBER AND/OR HVAC PERSONNEL.
3. REPAIR OR REPLACE EXTERIOR WATER FAUCETS. (LOOSE AT WALLS. LEAK AT BACK EXTERIOR FAUCET STEM.)
4. REPAIR OR REPLACE DOORBELL AND/OR BUTTON.
5. CHECK/REPAIR ELECTRICAL COMPONENTS BY ELECTRICIAN. (IMPROPER HOLES IN PANEL. IMPROPER WIRE SPLICING IN ATTIC. BROKEN RECEPTACLE IN SE BEDROOM. “HUMMING” IN CONVERTED GARAGE LIGHTS.)
6. REPLACE BULBS OR REPAIR LIGHTS IN KITCHEN, BATHROOM, AND LIVING ROOM FIXTURES.
7. REPAIR OR REPLACE LIVING ROOM CEILING FAN. (UNUSUAL NOISE)
8. REPAIR OR REPLACE VENTHOOD. (LIGHT OUT. DIRT AND RUST.)
9. CHECK/REPAIR PLUMBING COMPONENTS BY PLUMBER. (LEAK IN TUB FAUCET. GAPS AROUND TUB. BROKEN SINK DRAIN CONTROL. LEAKS IN WASHER FAUCETS.)
10. REPAIR OR REPLACE DRYER VENT. (MISSING COVER.)
11. CHECK/REPAIR ROOF BY QUALIFIED ROOFING REPAIR CONTRACTOR. (DAMAGED SHINGLES AT FRONT. RAISED FLASHING AND SHINGLES AT BACK. CEILING STAIN IN FRONT MIDDLE BEDROOM. )
12. REPAIR OR REPLACE DAMAGED/DETERIORATED SIDING AND TRIM AROUND HOME FOR PROPER PROTECTION.
13. REPAIR OR REPLACE BROKEN ATTIC LADDER.
14. ADVISORY. MAY NEED CHECK FOR “WOOD INFESTATION” AND “WOOD ROT”.
15. ADVISORY. MAY CONSIDER ADDITIONAL ATTIC VENTILATION MEASURES.
16. ADVISORY. NO GUTTERS ON HOME. SOME EROSION AROUND HOME.