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HomeMy WebLinkAboutInspection Report r-s' ,---4 . k.::.,, C ....,--,,`‘',; 1 V } 1 „ii„ 1.5 III L It II Old Town Design Group April 25, 2012 Mike Hollibaugh City of Carmel, DOCS One Civic Square Carmel,IN 46032 Dear Mike, The following inspection report is being submitted as additional information for the Site Plan and Design Review Application for the property at 121 3rd Street NW. Many of the issues were evident in your on-site inspection. However, I wanted to point out just a few items in the report that validate our request for a demolition permit that might not be obvious at first glance. Pages seven and twenty of the report point outline irreversible problems with the foundation. The house sits low on the lot with negative grade from the street and adjoining homes. There would be no way to fix this without raising the structure that has other severe structural problems. Additionally, the poor drainage and lack of proper venting in the crawl space over the life of the house has led to mold and rotting of the structural framing in the crawl space. The other major defect in the structure is outlined on page eighteen of the inspection report. Active termites, along with termite damage, have been found in the crawl space and the attic with the assumption that they can be found in the walls between the attic and crawl space. In the attic the structural framing was initially inadequate and scabbing and propping has been necessary to hold up the roof. Termite damage along with rot in the crawl space framing makes this structure unsuitable for rehabilitation. Again, the inspection report outlines many other issues that support our request,but these two structural issues bring us the most concern in considering anything other than demolition. We look forward to your expedient reply to our request. incerely, 0 f if stm W. Moffett 1 he Old Town Design Group 1132 S. Rangeline Road, Suite 200 Carmel, IN 46032 Inspection Report This inspection report prepared specifically for: Evans Wells 121 3rd Street N.W. Carmel, IN 46032 Inspected by: Mike Germain GER PROPERTY I SERVICES Office: {317} 823 -3677 9801 Fall Creek Road 51 5 Indianapolis, IN 46256 Germa i nl ns p ections: cam Cell: (317) 979 -9192 Table of Contents General Information 1 Bathrooms 9 Roof 2 Interior Rooms 10 Exterior 3 Garage Carport 11 Grounds Drainage 4 Attic 12 Heating Cooling 5 Foundation 13 Plumbing 6 Electrical 7 Addendum (if noted) Kitchen Laundry 8 Photos (if noted) Copyright 2007 New Image Software, Inc. All rights reserved. Rev 1/7/2007 3/19/2012 PROPERTY/CLIENTINFORMATION ReportDate: CustomerFile # EvansWells BuyersAgnt: EvansWells Buyer: Address: , Phone: Fax: Email: Inspectionlocation:Sendreportto: 1213rdStreetN.W. , CarmelIN46032 955-5555 Phone: County: Hamilton Area/Neighborhood:Sub-division: GENERALINFORMATION Mainentryfaces:FullBaths: North21 Bedrooms: EstimatedAge:VehicleGarages:HalfBaths: 82Years01 Approx.SqFootage:3/4Baths: TypeStructure: SingleFamilyHome Stories: 1 TypeFoundation: CrawlSpace Soilcondition: Wet Weather:Temp: PartlyCloudy65 Date:Time: 3/19/20129:00AM Unitoccupied:Clientpresent: yesyes Attendees: Buyer GeneralOverview HI00500117 Inspector: MikeGermain REPORTLIMITATIONS Thisreporthasbeenpreparedforthesoleandexclusiveuseoftheclientindicatedaboveandislimitedtoanimpartialopinionwhichisnot a warrantythattheitemsinspectedaredefect-free,orthatlatentorconcealeddefectsmayexistasofthedateofthisinspectionorwhichmayhave existedinthepastormayexistinthefuture.Thereportislimitedtothecomponentsofthepropertywhichwerevisibletotheinspectoronthedate oftheinspectionandhisopinionof theirconditionatthetimeoftheinspection. 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Page1of13 Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Roof COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Roofcoverings: 1 Defective 2 Ventilation: Acceptable Flashings: 3DefectiveSeecommentsbelowMinorConcern Skylights: 4NotPresent 5Acceptable Chimneys: 6DefectiveSeecommentsbelow Guttersystem: : 7 : 8 INFORMATION Mainroofage:Ventilation: 9AppearsatMid-LifeCondition14Gable Otherroofage:Chimney: 10N/A15Brick Inspectionmethod:Chimneyflue: 11ViewedFromLadder&Roof16Tile Gutters: Roofcovering: 12FiberglassShingle17Aluminum : RoofinglayersRoofStyle 13:Appearstobe 1Gable 18 ROOFCOMMENTS 19 1.Thewestendcapismissingfromthegutteronthebacksideofthehouse. (seephoto1). 2.Theguttersneedcleaningforproperdrainage. 3.Theflashingisraisedatthechimney.Repairisneeded.(seephoto2). 1 4.Mildew/algaegrowthwasnotedonthenorthsideoftheroof. 5.Theroofventsaredentedfromhail.Thiswouldhavehadsomeimpactontheshingles.(see photo3). 6.Note:thereisaonelayerofroofingpresent.Therearetwolayersofroofdeckinginstalled. Thereshouldneverbemorethanonelayerofroofdeckinginstalled.Replacementisneeded. 2 3 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Page2of13 Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #R1#R2 RoofRoof #R3 Roof 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008) GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Exterior COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Siding: 1Acceptable 2Acceptable Trim/fascias/soffits: Veneer: 3NotPresent Doors: 4DefectiveSeecommentsbelowMinorConcern Windows: 5DefectiveSeecommentsbelow Hosefaucets: 6Acceptable Electricalcable: 7Acceptable Exteriorelectrical: 8Acceptable INFORMATION Sidingtype:WindowType: 9Aluminum&Composition13DoubleHung Veneer type: 10Block Windowmaterial: 11Wood&Aluminum14Wood Trim/fasciastype: Doortype:Electricservicecable: 12InsulatedMetal15Overhead EXTERIORCOMMENTS 1.Thewindowsaresinglepanewindowswithevidenceofrotinseveralofthesillsandframes. 16 Repairs/replacementareneeded.(photo1isanexample). 2.Improperflashinghasleadtorotaroundthefrontporchandeaves.Repairswillrequire significantreconstructiontothesidingandeaves. 1 Page3of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #EX1 Exterior 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008) GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Grounds&Drainage COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Drainage: 1DefectiveSeeCommentsBelowMinorConcern 2NotInspected Trees&shrubs: Walks&Steps: 3Acceptable Porch/Deck 4Acceptable Driveway: 5Acceptable Retainingwalls: 6NotPresent : Railings 7DefectiveSeeCommentsBelowSafetyConcern : 8 INFORMATION Walks&Steps:Porch: 9Concrete13Concrete Patio:Location: 10N/A14Front 11 Location:Retainingwalls: N/A15N/A Driveway:Railings 12Gravel16:N/A GROUNDS&DRAINAGECOMMENTS 17 1.Thegroundisgenerallyflatandnegativearoundthehouse.Thelottothewestisbuiltupand waterwilldraintowardsthehousefromthelotnextdoor.Problemwithgradecannotbefixed withoutraisingthestructurewhichisalreadyinpoorcondition.Seefoundationpage#13. 2.Nohandrailisinstalledattheeaststeps.Aproperhandrailisneeded. 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Page4of13 Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Heating&Cooling COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE A/Coperation: 1Acceptable(18degreetemperaturedrop) Heatingoperation: 2Acceptable Systemback-up: 3NotPresent Exhaustsystem: 4Acceptable Distribution: 5Acceptable Thermostat: 6Acceptable GasPiping: 7Acceptable HeatExchanger: 8NotVisible Humidifier: 9NotPresent Filter: 10DefectiveSeecommentsbelowMaintenanceItem INFORMATION #CoolingUnits: #HeatingUnits: 111181 HeatingTypes:A/CTypes: 12ForcedAir19ElectricCentralAir HeatingAges:A/Cage: 1321 years 2014Years Filter: CleanableMedia HeatingFuels: 14Gas21 HeatSourceMfg. Distribution: 15Ductwork22Lennox DuctInsulationType: 16None23 A/CSourceMfg. Lennox GasShutoffLocation: 17AtMeter HEATING&COOLINGCOMMENTS 1.Theairconditioneris14yearsold.Theaveragelifeexpectancyofanairconditioneris12-15 24 years.Theairconditionershouldbereplaced. 2.Theairfiltersaredirtyandneedcleaning. 3.Thefurnaceis21yearsold.Theaveragelifeexpectancyofagasfurnaceisapproximately15 - 20years.Thefurnaceshouldbereplaced. 1 4.Thereturnairductisnotinsulatedintheattic.Thisneedstobeproperlyinsulated.(seephoto 1). 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Page5of13 Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #HC1 HVAC 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008) GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Plumbing COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Supplypipes: 1Acceptable : 2Acceptable Waste/ventpipes 3Acceptable Funct’lwaterflow: 4Acceptable Funct’lwastedrain: 5NotPresentPerDisclosure Wellsystem: 6NotPresentPerDisclosure Septicsystem: 7 Waterheater: 8 TPRValve: INFORMATION WatersupplyWastesystem 14 9MunicipalMunicipal representedas:representedas: 15 Septiclocation: N/A Supplypipes: 10Copper,Galvanized&PVC 16 Waste/Ventpipes :PVC Pipeinsulationtype: 11None WaterHeaterManf.: 17Reliance WaterShutoff 12UtilityRoom Location: WaterHeaterGallons:Age: 183022 years Welllocation: 13N/A 19Gas WaterHeaterFuel: PLUMBINGCOMMENTS 1.Thewaterheateris22yearsold.Theaveragelifeexpectancyofawaterheateris8-12years. 20 Thewaterheatershouldbereplaced. 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Page6of13 Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 ElectricalSystem COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Wiringatmainbox: 1 Acceptable Ground: 2 Acceptable GFCI: 3 Acceptable Amperage: 4 Acceptable Wiring: 5 Acceptable 6: Switches/Recept DefectiveSeecommentsbelowMinorConcern : Lights/Fans 7Acceptable : Sub-Panel(s) 8DefectiveSeecommentsbelowSafetyConcern INFORMATION Amps:Branchcircuitwiring: 9100Copper&Aluminum 14 Volts: 10120/240 Grounding: 15ExteriorGroundRod Mainboxlocation: 11Bathroom Groundfaultprotectionat: 16FullBathroomOnly MainDisconnect: 12AtMeter Mainboxtype: 17Breakers Mainservice 13Copper conductor: 18 Wiringtype: Romex ELECTRICALSYSTEMCOMMENTS 1.Thedisconnectforthefurnaceislayingontheground.Thisshouldbeproperlysecuredto 19 thesideofthefurnace.(seephoto1). 2.Thepanelislocatedinthebathroom.Thisisunsafeandimproper.Thepanelwillneedtobe relocatedtoaproperareaandwillrequireextensiverewiringofamajorportionofthehouse. 3.Thebarneedstoberemovedfromthebottomofthepanelthatconnectsthegroundsand 1 neutralssincethisisasub-panel.(seephoto2). 4.Thefollowingthree-prongreceptaclesarenotproperlygrounded;oneattheeastentryand twointhesouthbedroom.Repairsareneeded. 2 Page7of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #EL1#EL2 ElectricalElectrical 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008) GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Kitchen&Laundry ACTIONRECOMMENDEDPERSPECTIVE COMPONENTCONDITION KITCHEN Acceptable Walls/ceiling/floor: 1 2Acceptable Doors&windows: 3Acceptable Heating&cooling: 4Acceptable Cabinets/shelves: 5DefectiveSeecommentsbelowMinorConcern Sinkplumbing: APPLIANCES 6Acceptable Disposal: 7 NotPresent Dishwasher: : 8Acceptable Refrigerator 9AcceptableRe-circulatingFan Exhaustfan: 10NotPresent Microwave: : 11NotPresent TrashCompactor : 12NotPresent WineCooler 13Acceptable Range/oven: Gasorelectric? 14Electric LAUNDRY 15Acceptable Walls/ceiling/floor: 16Acceptable Doors&windows: 17NotInspected Washerplumbing: 18NotPresent Sinkplumbing: 19NotPresent Cabinets/shelves: 20NotPresent Heating&cooling: 21DefectiveSeecommentsbelowMinorConcern Dryervent: : 22 : 23 24NotInspected Dryerservice: Electric Gasorelectric? 25 KITCHENANDLAUNDRYCOMMENTS 261.Thedryerventisdisconnectedinthecrawlspace.Repairisneeded. Page8of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Bathrooms COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Walls,ceiling,floor: 1DefectiveSeecommentsbelowMajorConcern Doors&windows: 2Acceptable Heating&cooling: 3Acceptable Cabinets&counter: 4Acceptable Vents: 5DefectiveSeecommentsbelowMinorConcern Sinks: 6Acceptable Toilets: 7Acceptable Tubs: 8Acceptable Showers: 9Acceptable WhirlpoolTub: 10NotPresent BATHROOMSINSPECTED #ofHalfbaths:#ofFullbaths:#of3/4baths: 11112113 BATHROOMCOMMENTS 1.Atermitetunnelispresentinthewestwallofthefullbathroom.Extentofdamageinthewalls 14 cannotbedeterminedwithoutremovingmajorsectionsofthedrywalltodeterminethefull extentofthedamage.(seephoto1). 2.Thehalfbathroomexhaustfanisinoperable. 1 Page9of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #B1 Bathroom 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008) GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 InteriorRooms COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Walls,ceiling,floor: 1AcceptableSeecommentsbelowMajorConcern Doors&windows: 2DefectiveSeecommentsbelowMinorConcern Heating&cooling: 3Acceptable Cabinets&counter: 4NotPresent 5NotPresent WetBar: 6NotPresent Fireplc/woodstove: Smokedetectors: 7Acceptable COdetectors: 8NotPresent Stairs/balcony/rails: 9NotPresent : 10 INFORMATION Roomsinspected: 11 2 Bedrooms#: 12 Walls&ceilings: Plaster&WoodPaneling AllRooms Floors: 13CarpetandVinyl Numberofwetbars: 140 Numberoffireplaces/woodstoves: 150 Fuelsource: 16N/A INTERIORROOMCOMMENTS 17 1.Abrokenwindowispresentinthelivingroom. 2.Termitesheltertubeswerepresentincrawlspace,bathroomandattic.Itispossiblethat hiddentermitedamagemaybepresentinthewalls.Thereisnowayofdeterminingtheextentof thedamagepresentwithoutremovingthewallcoverings. Page10of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Garage&Carport COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE 1NotPresent Roof: 2NotPresent Walls: 3NotPresent Eaves: 4NotPresent Electrical: 5NotPresent Gutters: INTERIOR NotPresent Walls/ceiling/floor: 6 NotPresent Firewall/firedoor: 7 NotPresent Doors&windows: 8 NotPresent Garagedoors: 9 NotPresent Dooropeners: 10 NotPresent Electrical: 11 NotPresent Heating&cooling: 12 INFORMATION EXTERIORINTERIOR Walls&ceilings: 13N/A17N/A Location: Roofcovering:Floors: 14N/A18N/A Roofage:Garagedoor: 15N/A19N/A Gutters: 16 N/A GARAGE&CARPORTCOMMENTS 20 Page11of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Attic COMPONENTCONDITIONACTIONRECOMMENDEDPERSPECTIVE Access: 1Acceptable Framing: 2DefectiveSeecommentsbelowMinorConcern Sheathing: 3Acceptable Insulation: 4DefectiveSeecommentsbelowSafetyConcern Ventilation: 5Acceptable Exposedwiring: 6Acceptable Plumbingvents: 7Acceptable Chimney&flues: 8Acceptable VaporRetarder: 9NotPresent Dryness: 10Acceptable INFORMATION Framing: 111(enteredattic)14Conventional #ofAtticareas: Accesslocations:Sheathing: 12FullBathroom15Plank&OSB Accessby:Insulation: 13Hatch16Cellulose&Vermiculite ATTICCOMMENTS 171.Thevermiculiteinsulationmatcontainasbestos.(seephoto1). 2.Termitesheltertubesarepresentinthenorthendoftheattic.(seephoto2). 3.Evidenceofpreviousmoisturewasnotedintheattic.Theatticwasdryatthetimeofthe inspection. 1 4.Theraftersaretwentyfourinchesoncenterwhichisimproperforthesize.Somearebroken andhavebeenpatched.Theraftersneedtobereplaced. 2 Page12of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #AT1#AT2 AtticAttic 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008) GermainPropertyInspectionSvcs.,9801FallCreekRoad,#515,Indianapolis,IN46256,Ph:(317)823-3677Cell:(317)979-9192 Foundation PERSPECTIVE COMPONENTCONDITIONACTIONRECOMMENDED FoundationType CrawlSpace 1Acceptable Access: 2DefectiveSeecommentsbelowMinorConcern Foundationwalls: 3DefectiveSeecommentsbelowMinorConcern Floorframing: 4NotPresent Insulation: 5Acceptable Ventilation: 6NotPresent Sumppump: 7Acceptable Dryness/drainage: 8Acceptable Floor/Slab: 9NotPresent VaporRetarder: How Inspected: EnteredCrawlSpace 10 INFORMATION Foundationwalls:Beams: 11Block14BearingWall Floors:Piers: 12Dirt15N/A Joist/TrussDetail:SubFloor: 132X's16Boards Insulation: 17None FOUNDATIONCOMMENTS 181.Multiplecrackswithdisplacementarepresentinthefoundation.Thecrawlspaceiswetandis poorlyvented.Thishascausedrotandmoldgrowth.Also,theductworkisrustingand damaged.Extensiverepairs/replacementareneeded.(seephoto1). 2.Termitetunnelsarepresentthroughoutthecrawlspace.(seephoto2). 3.Thenorthendofthecrawlspacewasnotaccessibleandhadlimitedvisibilitydueto1 clearanceandductwork. 2 Page13of13 1213rdStreetN.W.,Carmel, IN46032-Evans Wells Copyright2007©• NewImageSoftware,Inc.•Allrightsreserved. Rev1/7/2007 INSPECTIONPHOTOS #F1#F2 FoundationFoundation 1213rdStreetN.W.,Carmel, IN46032 REI7A-1(10/2008)