The following summary of findings is provided in addition to the comments noted on the preceding pages of this report. These comments are intended to provide clarification or emphasis for items noted during the inspection. The client should carefully read all pages of this report and note all items that are identified as needing repair or other corrective action.
Recommendations made throughout this report are described in general terms and are not intended to be in sufficient detail to be used as a Scope of Work for contractor bidding or for guidance in accomplishing the needed repairs. Preparation of documents containing such detailed information is beyond the scope and intent of this inspection. NORTHERN HOME INSPECTIONS, LLC DOES NOT SUPERVISE OR ACCOMPLISH REPAIRS, NOR DO WE PROVIDE TECHNICAL ASSISTANCE OR CONSULTATION WITH PROPERTY OWNERS OR THEIR REPRESENTATIVES REGARDING APPROACH, METHODOLOGY OR ACCOMPLISHMENT OF NEEDED REPAIRS. All recommendations for completing maintenance, repair or further evaluation are intended to be accomplished by a licensed and qualified professional firm or individual with the professional capacity and licensing to perform the necessary investigation or repairs. Although the inspector is a registered Professional Engineer (P.E.) licensed to practice in the State of Alaska, it is emphasized that no engineering calculations, research, or work was performed during the inspection or the preparation of this report. Since the following items are not intended to be used as a Scope of Work, it is emphasized that qualified personnel should be retained to complete the necessary repairs in accordance with local code requirements and in a professional manner.
COMMENTS are intended to inform the client of limitations of the inspection, and to emphasize observations that warrant further research or investigation. These items are indicative of and consistent with the type, age or condition of the property. Correction is not necessarily urgent if it is applicable.
COMMENTS:
1. The front door is assumed to be on the East side of the building.
2. This inspection and report was completed for Alaska Auction Company for the purpose of identifying defects present in the property at the time of the inspection. As stated herein, this inspection report is not intended to be an engineering evaluation, property disclosure statement, or otherwise exhaustive assessment of the property. A seller's disclosure statement, or any other reliable information, was not available to the inspector prior to or during the site inspection or the preparation of this report. This inspection is limited to areas and components readily visible and accessible at the time of the inspection. Please read the entire report carefully and thoroughly, particularly the inspection agreement portion (pgs 1 & 2), to understand the limitations of a general home inspection.
RECOMMENDATIONS:
1. Replace the composition shingle roofing on the house due to age, deterioration, improper/unprofessional repairs, and existing minor damage.
2. Replace the gravel covered built-up roofing over the carport due to age, visible deterioration, and leakage at the north edge. This work should also include evaluation/correction of roof surface drainage to prevent ponding.
3. The railing spacing (deck & stair) at the back of the house is excessive, and should be modified to prevent a child from being able to crawl through (per MOA Code Interpretation Policy 82).
4. Install storm panes on all windows where missing (over 50%).
5. Install latch/locks on all windows where missing.
6. The exposed wood framing at the storage area under the main entry landing and basement stairs should be covered with gypsum board for required fire protection of the means of egress.
7. Install carbon monoxide detectors in accordance with the recently adopted municipal code and the detector manufacturers specifications. This requires installation of at least one detector on each level.
8. Have the following electrical issues evaluated and corrected as necessary by a licensed electrical contractor:
- Provide GFCI electrical protection for all outlets that serve the kitchen countertop surfaces and the exterior.
- Improper electrical wiring at the shed should be evaluated and corrected by a licensed electrical contractor prior to use. The shed electrical appears to plug into a carport outlet.
- Evaluate and correct the non-functional basement bedroom light.
9. Have the following issues evaluated and corrected as necessary by a licensed plumbing or heating contractor:
- Restart the gas service to the building (at the meter) and verify functional operation of the oven/range, water heater, and boiler. In addition, the gas lines should be checked for leaks, as this was not possible.
- The heating system should be professionally cleaned and serviced to include testing the gauges and controls, repair of the leaky PRV and circulating pump flange gaskets. The boiler should also be upgraded for safety by providing adequate vent pipe clearances and adding a secondary aquastat, an approved backflow preventor (not the existing swing check valve), and a properly sized combustion air supply.
- Modify the water heater vent connector slope to comply with current code (min 1/4" rise per foot) and fasten it to the common vent pipe above the boiler.
- Repair/replace the leaking drain valve at the water heater.
- Remove the knock-out at the dishwasher side inlet to the kitchen sink disposal.
- Repair the water leak under the upper hall bathroom sink.
Mark A. Lewis, P.E.
Northern Home Inspections