Knox Inspection Services, Inc.
Oklahoma License #013 or others depending upon the individual Inspector
1. The Oklahoma Home Inspection
This Inspection
is defined by the Standards of Practice that are prescribed in the Oklahoma
Home Inspection Law for
Licensed Home Inspectors inspecting
properties including up to four living units. In most cases our Customers
want more
items to be inspected than strictly
provided herein. The license requirements for Home Inspectors in
Oklahoma does not
provide for specialized knowledge as
required by experienced Customers. The following constitutes the
items that are
included in the Oklahoma Home Inspection
if they are present in the property at the time of the Inspection.
The list of
items herein will be inspected to the
definition of “Normal Working Order”. There are General Limitations
and Exclusions
that are shown in the Standards of Practice.
The Inspector may (in accordance with the Customers’ circled choices
shown on the Inspection Agreement) inspect
and report more or less than the proposed Standards of Practice as listed
below. There are clear limits
concerning the items a Licensed Inspector is expected to evaluate and the
extent of
operation to which a particular item
is inspected. Please become familiar with the prescribed limitations
to determine if
more than one knowledgeable Inspector
is preferred due to certain system designs, equipment requirements, structurally
defective conditions, or concerns of
the Customer.
2. Structural Inspection
This very important inspection
is intended to evaluate the visible structural condition of the property.
It is performed by a
Licensed Professional Engineer, or by
a Licensed Home Inspector under the Oklahoma Home Inspection Law depending
upon the choice of the Customer.
This individual Inspection does not constitute the home inspection described
in the
Oklahoma Law Title 310, Chapter 276.
except in the responsibility of confidentiality to the Customer.
We believe a Licensed Professional
Engineer that is experienced in the examination of single family residences
can
perform a better inspection of the Structural,
Roof, and Moisture Infiltration aspects of a home than one person (no matter
how qualified), who includes these important
items along with a General Home Inspection. We have at least 4 hours
of
on-site inspection time by specialists
in most Group Inspections. It can be a very fine line between "normal
activity and
structurally defective." “One General
Inspection and one Inspector fits all” is not necessarily the best way
to thoroughly
inspect a home. This opinion comes
from 22 years in the Inspection business.
We provide this specific Inspection
in several formats. The first is 2. Engineers Structural Components
Inspection on
the price list. The second is to incorporate
the same evaluation with two other inspections that often require an Engineers
opinion if problems are suspected.
Those two other Inspections are 3. Sub-grade Moisture Infiltration,
and 6. Roof
Surface Inspection. This
trio of Inspections is in the Home Buyers Inspection Groups A. Thru
E.
The other format in which we offer
this Structural Inspection is with the Oklahoma Home Inspection.
In that format we
incorporate the same structural information
required in the Oklahoma Home Inspection, but employ the expertise of a
Licensed Home Inspector (not an Engineer)
to perform and report on the Structural aspects of the property.
If a
Structural Inspection performed by a
licensed Home Inspector is purchased and structural concerns are suspected,
then
we will make a Structural Inspection
(at the request of our Customer) available by an Engineer at a substantially
reduced
fee to encourage our Customers to take
advantage of experience and expertise of a Licensed Engineer.
Emphasis is placed on those items
which often indicate structural activity. The following are visually
examined;
foundation cracks, gaps, or separations
in joints may or may not be deemed defective. The stem walls, masonry
veneers, roof and floor framing components,
site drainage adjacent to the structure, and exterior trim are all examined
for
evidence of visible damage. If
the property is structurally active then it may be necessary to stabilize
foundation and/or
floor to minimize activity and reduce
the risk of future expense to the Homeowner. We provide absolutely
no guarantee
that the home will not become structurally
active at a future date. At this time we know of no one that can
provide a
guarantee of future structural performance.
The primary difference between
a Professional Engineer and a Licensed Home Inspector performing a structural
inspection is not necessarily the quality
or thoroughness of the inspection. In the Architectural and Engineering
community only the Licensed Professional
(Civil) Engineer can design the repair of structural components for the
protection of the public. Some
Licensed Home Inspectors will design structural repairs, and we advise
Buyer Beware!
Our Concerns: Various types
of floor coverings may hide cracks or evidence of prior repair, (if any).
Cracks in a floor
slab do not necessarily mean there is
a defect in the supporting structure. The crawl space is examined
as possible.
Most crawl spaces are restricted in
one or more areas because of air ducts or low vertical clearance.
The attic floor is
often filled with loose "blown in" insulation
that effectively covers much of the structural framing, mechanical and
electrical components. Please
read "The Pre-inspection Checklist" included in this Book. If the
Customer accepts this
report and does not authorize and verify
that the repairs have been performed, that is a mistake! Other
problems,
disguised or hidden conditions may exist
that may only be known during repairs on items listed herein. Cosmetic
patching of past structural activity
without permanent stabilization measures may constitute a hidden structural
defect
A written detail of the observed
cracks, gaps, or separations is included in and Engineers Structural Inspection
report.
An Engineering report is prepared by
a Licensed Engineer and becomes a very important historical reference when
there
is a history of structural change since
the inspection report was performed. The Structural report may establish
a
baseline to verify that specific areas
of concern are stable, and not in need of stabilization even though the
subject areas
may reveal past activity that is not
currently active. A Structural Inspection by a Professional Engineer
or Licensed Home
Inspector is an integral part of a complete
Home Inspection.
3. Sub-Grade Moisture Infiltration
This Specific System Inspection
utilizes the experience of an Licensed Engineer, or Licensed Home Inspector,
to
evaluate the moisture accumulation problems
in the basement, crawl space, or sub-grade air distribution ducts.
This
Inspection does not constitute the home
inspection described in the Oklahoma Law Title 310, Chapter 276. except
in the
responsibility of confidentiality to
the Customer. This particular inspection often recommends the use
of a remote
viewing camera to “see” into areas not
otherwise visible to the Inspector. Please see Inspection 15. Video
Examination
of Sub-floor Air Ducts on the price
list and description elsewhere in this Book. We provide the Sub-grade
Moisture
Infiltration Inspection in three general
formats. The first is “solo”. A thorough sub-grade moisture
Infiltration Inspection
by a Professional Engineer or Licensed
Home Inspector in the areas of the property that are visible to the Inspector
that
may suffer moisture infiltration.
This is listed as Inspection 3. Sub-grade Moisture Infiltration on the
price list. This
inspection will often include site drainage
improvements and diagrams for contractor’s bids.
The second is to incorporate the
same “solo” evaluation with two other inspections that often require an
Engineers
opinion if problems are suspected.
This Inspection is then combined with the 2. Engineers Structural Inspection
and
the 6. Roof Surface Inspection
These three Inspections are included in Home Buyers Inspecion Groups A.
thru E.
The third format in which we offer
this general information is with the 1. Oklahoma Home Inspection.
In that format we
incorporate the same general information
expected in the Oklahoma Home Inspection, but use the expertise of a
Licensed Home Inspector to perform and
report on the general subject of Sub-grade Moisture. If the Home
Inspector
detects a moisture infiltration problem
(and an Engineer’s opinion was not ordered), an Engineer may be recommended
to evaluate and resolve the situation.
The Oklahoma Home Inspection is a good starting point for determining the
serious problems (if any) in the property.
Emphasis is placed on examination
of the accessible areas of the basement, and or crawl space. Moisture
entering the
sub-floor air distribution system is
a wide spread and serious problem. If the problem of past infiltration
is of concern to
the customer we recommend a Video Camera
inspection which is provided in the 15. Video Examination of Sub-floor
Air Ducts . The Video Camera inspection
includes examination for rust, corrosion, efflorescence, sediment, water
level
marks, prior repair, holes, and stains
in the ducts that are installed below the concrete floor slab. If
corrective action is
recommended, the report will provide
measures for necessary improvements.
There is nothing about this Inspection
that is designed to investigate for plumbing leaks or moisture infiltration
from roof
leaks. Those topics should be
addressed in the respective categories. However it is not unusual
to discover more than
one source of moisture beneath a floor
slab when a property suffers a moisture infiltration problem.
Our concerns: The evidence
of past moisture infiltration, or the use of a pump, may not be visible
or present at the
inspection. Often, only the previous
occupant knows about the frequency of moisture infiltration, (if any).
The frequency
of moisture infiltration into enclosed
spaces or areas will result in deterioration of the components. The
growth of Mold in
areas that suffer chronic moisture infiltration
may become a serious concern to the occupants of the home in both living
there and in disclosure when the time
comes to sell the home. Our firm offers Mold testing, 9. Examination
and Testing
for Mold and Spores, that will test
the air in the home for Mold spores and visible locations of suspected
Mold growth.
We recommend the Home Buyer carefully
review the Sellers Disclosure Statement.
The Seller is often the only one
that can provide reliable data about past moisture problems that have been
reportedly
solved. Effective perimeter drainage
around the home is often the best prevention to reduce a recurring problem.
If the
Customer accepts this report and does
not authorize and verify that the repairs have been performed, that is
a mistake!
Other problems, disguised or hidden
conditions may exist that may only be known during repairs on items listed
herein.
From a Seller’s perspective it
is prudent and financially wise to solve these problems before damage and
before the
property goes onto the market.
From a Buyers perspective it is best to identify the potential hidden problem
and fix it.
4. “Termite”and Wood Destroying
Organisms Report
Often referred to as “ODAFF-1”
This essential report is included
without additional cost in all of our Home Buyer’s Groups of Inspections
This Inspection and report are
performed and prepared by a Licensed Pest Control Company in the State
of Oklahoma.
This inspection and report is included
in most contracts of sale for real estate and typically required by the
Mortgage
Lenders. This Inspection is historically
referred to as the "Termite Inspection." This Inspection is separate
from Knox.
We are not licensed as Exterminators
with the State of Oklahoma, nor does Knox do repairs as often offered in
these
separate Vendor Inspection reports.
In most transactions the examination is for "Wood Destroying Organisms."
This
entire Inspection, report, Warranty
(if any), and communication for content should be from the Affiliate Vendor
Pest
company that is solely responsible for
the Inspection and report.
The report form will describe
the visible condition of the property with regard to active infestation
or damaged wood
resulting from "Wood Destroying Organisms"
as detailed in the written report. Please read the report for the
specific
conditions in which the individual Affiliate
Vendor Pest Company offers their Inspection. If the report identifies
the need
for treatment or repairs, an estimate
of cost to perform such remedy will be included. It is the responsibility
of the
Customer, the Seller, or other parties
in the sales transaction, to authorize repairs, chemical treatment, and/or
bait
system to meet the requirements of the
transaction.
This Inspection and report is included in the following Home Buyers Groups of Inspections;
A. The Expanded Realtor®
Contract Inspection Group with Mold Spore Analysis
B. The Expanded Realtor®
Contract Inspection Group with Air Duct Video or Sewer Video Analysis
C. The Expanded Realtor®
Contract Inspection Group with Radon Gas and Environmental Survey
D. The Expanded Realtor®
Contract Inspection Group
E. The Realtor®
Contract Inspection Group
F. The Expanded Oklahoma
Inspection Group
G. The Oklahoma Inspection
Group
H. The Economy Realtor®
Contract Inspection Group
At the preparation of this issue
of The Complete Book of Property Inspection Services the regulation for
the Pest
Control business is changing.
Therefore there may be changes in their regulations that directly affect
your transaction.
We encourage you to carefully review
the “ODAFF-1 Report” with special attention to the areas that could not
be
examined for the reasons stated therein
and ask questions. The ODAFF-1 form became effective on October 1,
2003
This is one of the very few individual
Inspections that Knox Inspection Services, Inc. does not provide directly
to the
Customer. We make our Affiliate
Vendor services available for the convenience of making one phone call,
then order
every necessary Inspection, and get
the Inspections scheduled at one time, all for a reduced price in one of
our
Inspection Groups. We offer the
Customer a choice from ten (at this time) different Licensed Pest Control
Companies.
The Customer (or person placing the
Inspection order) chooses which one of the Pest companies will perform
the
“Termite” Inspection. The Customer
may choose any other Pest Control Company independent of Knox, (of course!).
The importance of having the Customer
at the Inspection is another reason we provide this scheduling convenience.
The individual Pest Control Company
is wholly responsible for the results of the “Oklahoma Official Termite
and Wood
Destroying Organisms Report”. and Knox
Inspection Services, Inc. does not accept any liability nor responsibility
for any
aspect of the report or consequences
of such report. Knox Inspection Services, Inc. is not a licensed
Pest Control
Company and Knox does not accept compensation
from the Pest Control Companies to get on our “list” in any form
because it’s against the law!
They get on our “list” because they have demonstrated good work for their
Customers.
The “Termite” Inspection and report
can be ordered separately though we may ask why the Customer does not just
order
it directly from a Pest Company of the
Customers’ choice if they are not going to order it within a Group Inspection.
5. Fixtures, Equipment
and Systems
Sometimes called the “E &
P” or “E M P” or “FES” in Northeastern Oklahoma
This is a specific component inspection
is intended to comply with the Greater Tulsa Association of Realtors®
Contract of
Sale of Real Estate, 3/04 version, specifically
paragraph 6. B. 8.; Fixtures, Equipment and Systems Inspection. "All
fixtures and equipment and systems relating
to plumbing (including sewer / septic system and water supply), heating,
cooling, electrical, built-in
appliances, swimming pool / spa, sprinkler systems, and
security systems". This is a visual
and operational (when possible) Inspection
and has historically been the most requested single Inspection in a Realtor®
transaction. This inspection is
included the Home Buyer Inspection Groups A. thru F. and H.. The
items included in
this inspection does not comprise all
of the items prescribed in the Oklahoma Home Inspection Law Title 310,
Chapter
276. Purchased singularly, this
Inspection provides a very thorough inspection of the “Working Components”.
This Inspection includes too many
potential items to specifically list. Therefore a brief list of the
items that are not
included or inspected is provided herein.
The criteria of evaluating the items listed above will be “Normal Working
Order” unless specified otherwise on
the inspection report. The individual sewage disposal system (septic
system),
water well supply, swimming pool / spas,
security systems, and chimney caps and crowns, are available only as separate
inspections (for possibly an additional
fee) and are not included in this specific Inspection.
Ambient temperatures below 60º
F, or above 90º F may prevent the seasonal operation and functional
inspection of most
residential forced air cooling or heating
systems respectively. This is a manufacturers’ recommendation to prevent
damage to a system that is not designed
to operate at certain exterior temperature extremes. In these cases
(read the
report for details of your specific
inspection) an extended Home Warranty is highly recommended.
This Inspection Generally INCLUDES
the following that is not normally included in the Inspection Oklahoma
Law:
Humidifiers, Electronic Air filters,
Lawn irrigation systems, Built-in ovens, Microwave ovens, Built-in vacuum
systems,
Miscellaneous built-in appliances, Trash
compactor, Steam / Sauna bathing equipment, Gas charcoalers, Intercom
systems, 120v Yard lights, Built-in
refrigerators, Ice makers, Laundry connections, whole living area ventilation
fan often
located in hallway. Security Systems,
Swimming pools and Spas, Septic systems, Chimney Caps and Crowns, and
Water well equipment is available by
separate Inspection(s), if authorized by the Customer.
This Inspection generally DOES
NOT INCLUDE, (and may or may not be included under the Oklahoma Law):
Thermostatic controls,
electronic sensors, and appliance accessories, and timers;
Operating cycles
other than the basic;
Hidden components,
i.e.; shower pans, amateur repair to tiled areas, all pipes that are in
the ground, in floor slabs,
or hidden within
walls, and moisture intrusion into the air distribution system;
Pressure testing for leaks of any pipes or fuel delivery systems;
All portions of the
furnace heat exchanger. The furnace heat exchanger is not implied
to be in working order and is
not visible
without extensive disassembly which is not provided herein;
Code compliance of
systems or appliance installation, (including but not limited to; free
standing fire places, hot water
tanks, and furnaces),
by any other company or government authority;
Measured forced air
flow to portions of the home. Portions of the supply or return air duct
system that are not readily
visible;
A determination of the current regulations of a particular municipality with regard to existing gas flues;
Any unexposed portion or function of the fireplace, firebox, or chimney;
Evaluation of hazardous materials including mold;
Security systems or smoke alarms that are part of security systems;
Unexposed portions or evaluation of exhaust venting of kitchen appliances, bathroom, or clothes dryer;
Natural gas fueled air conditioning systems;
Solar Heating systems of any design;
All communication, data wiring, and equipment;
Protection from possible
Seller nondisclosure or cover-up.
The utility companies, local municipalities,
Property and Casualty insurance companies, FHA, VA, current building code
regulations, mortgage lenders, or their
underwriters may have certain requirements to update older installations
which
may not be identified in the report.
That is because “Normal Working Order” does not necessarily disallow existing
installations of certain components
because a particular authority has changed their requirements since the
item was
originally installed. However, the licensed
repair contractor (and we always recommend you use them where applicable),
may have to bring a certain item or
system “to code” if the specific repair or local government authority requires
same.
To compound the public’s misunderstanding,
each municipality and / or county may follow different regulations or change
their rules without notice! If the Customer accepts this report and
does not authorize and verify that the repairs have been performed, that
is a mistake! Other problems, disguised or hidden conditions
may exist that may only be identified when repairs have begun on those
items listed herein.
6. Roof Surface Inspection
This inspection is performed by
a Professional Inspector or Engineer who is familiar with roofing materials
and methods.
Inspection does not constitute the home
inspection described in the Oklahoma Law Title 310, Chapter 276. except
in the
responsibility of confidentiality to
the Customer. This inspection is a component of the following Inspection
Groups;
A. The Expanded Realtor®
Contract Inspection Group with Mold Spore Analysis
B. The Expanded Realtor®
Contract Inspection Group with Air Duct Video or Sewer Video Analysis
C. The Expanded Realtor®
Contract Inspection Group with Radon Gas and Environmental Survey
D. The Expanded Realtor®
Contract Inspection Group
E. The Realtor®
Contract Inspection Group
F. The Expanded Oklahoma
Inspection Group
G. The Oklahoma Inspection
Group
The Roof Surface inspection and
report can also be purchased individually to meet a Customers requirements.
The
subject of “roof surface” is included
in the Oklahoma Home Inspection described in this book.
Emphasis is placed on the examination
for active leakage from the exposed weather-resistant layer, visible flashing,
valleys, joints, ridges. The interior
surfaces are examined for the evidence of past or active leakage.
An opinion of the
remaining life of the roof surface and
the necessary repairs will be described in the report. The roof guttering
and
down-spouts are visually examined for
basic function as installed often from the ground perspective. The
inspection
includes an examination of the attic
where reasonably accessible for inspection. “Reasonably accessible”
includes an
access entrance point with steps, doorway
or a hatch with a minimum of 18” x 24” opening, safe footing, vertical
clearance sufficient to walk safely
without feeling for footing in the insulation, and seasonal temperatures
that do not
endanger the health of the inspector
(attics can reach 140 degrees on an average summer day). The attic will
be
inspected for evidence of active leakage
within the constraints of the individual attic. The roof framing
and decking are
components of the structural inspection
and not necessarily included in this roof surface inspection and report.
Our Concerns: The second
story or taller than average one story roof surfaces are usually not accessible
without
special equipment. The special
equipment may include a two story ladder which requires two men to manage
it. This
physical situation will require a higher
Inspection fee than on most single story homes. It is often difficult
to determine if
staining or evidence of roof leaks are
still active leakage or from past events unless it is raining or immediately
thereafter.
The degree to which interior stains
reflect active or inactive leakage is known only to the seller of the property.
Spot
repairs to interior surfaces can hide
evidence of active leakage. It is not the purpose of the inspection
to locate or
identify leakage that was disguised
or not disclosed by the previous occupant. Improper installation
of the shingle,
flashing, valley surfaces, or minor
amateur repairs are not necessarily a defective condition if the roof surface
is not
leaking. A copy of the manufacturer's
installation instructions is the best source of information for proper
installation of
the exposed roof surface. A particular
point of concern is roof surfaces installed over wood shingles. Old
wood shingle
roof surfaces usually require complete
removal of the shingles and new decking be installed before a new roof
surface is
installed.
Many Property and Casualty insurance
companies will not provide insurance coverage on homes with composition
shingles installed over wood shingles
or multiple layers of surface shingles regardless of the age or condition.
This
provision is not consistent within the
Insurance industry. Property and Casualty insurance carriers, Mortgage
Lenders
and FHA-VA insurers of loans, often
have their own criteria for purposes of determining the eligibility of
a roof surface.
Your choice of Insurance companies should
be made and consulted independently before closing.
The value: An objective,
knowledgeable, and experienced Inspector will evaluate the exposed roof
surface for purposes
of determining the visible condition
and an opinion of dependable remaining life. We use a 15 year life
projection
regardless of the manufacturers rating
for composition and wood shingle roof surfaces. The inspection and
report
establishes a baseline of condition
for future evaluation. We recommend the home buyer follow our suggestions
for
maintenance of the roof surface, because
all roof surfaces require maintenance. If the Customer accepts this
report and
does not authorize and verify that the
repairs have been performed, that is a mistake! Other problems, disguised
or
hidden conditions may exist that may
only be identified when repairs have begun on those items listed herein.
Our customer should be aware that
if repairs are recommended in the roof inspection report, the following
is applicable in
the City of Tulsa; “City of Tulsa Ordinance
111.1.2 Re-Roofing / Re-Decking. Replacement of shingles or shakes
and/or re-decking a building to support a new roof of any type shall require
a permit”. This ordinance is self explanatory.
We as private Inspectors usually working
for the Buyer are not responsible for enforcement of the law. Our
customer
should discuss this matter with those
responsible for the roof repairs in the event repairs are recommended.
7. Professional Radon Gas
Test
A Brief Discussion
about Radon Gas
Radon Gas occurs naturally and
is found almost everywhere. Radon Gas is the second leading cause
of lung cancer!
That is why the National Environmental
Health Association, (NEHA), and the Surgeon General strongly recommend
that
all homes be tested, and if a high level
of Radon Gas is detected, corrective action should be taken immediately.
This
Inspection does not constitute the home
inspection described in the Oklahoma Law Title 310, Chapter 276. except
in the
responsibility of confidentiality to
the Customer.
Knox Inspection Services, Inc.
follows the NEHA for Radon Gas Testing procedure. Mitigation is the
act of reducing the
presence of Radon Gas in a structure.
It usually requires improvements to the structure including; caulking joints
and
cracks, and installation of a ventilation
system to control the Radon Gas accumulation below the slab, or in the
crawl
space. "Cost to cure" usually
falls between $300.00 and $4,500.00 depending upon many things. We
do not provide
Mitigation services.
Radon Gas is a cancer causing
radioactive gas. You cannot see it, taste it, or smell it, but it
may be a problem in your
home. Smoking tobacco is the primary
cause of lung cancer. Radon Gas is the second and it is estimated
to cause
about 14,000 lung cancer deaths per
year. If you smoke tobacco and your home has an elevated Radon Gas
level, your
risk of lung cancer is especially high.
Northeastern Oklahoma has higher average levels than the rest of the state.
Radon Gas originates from the
natural radioactive break down of uranium and radium in soil, rock, and
water. Radon is
in the air you breathe. Radon
Gas typically moves from the ground into the structure of a building through
cracks, pores,
and other openings in the foundation
where Radon Gas can accumulate.
Radon Gas has been found at unsafe
levels all over the United States. It can accumulate in a variety
of different building
structures including; homes, schools,
and offices, etc. People are often likely to get most of their Radon
Gas exposure at
home because they spend most of their
time at home. The NEHA estimates that 1 out of 15 homes in the United
States
has an elevated Radon Gas level.
Oklahoma is no exception!
Knox Inspection Services, Inc.
has tested hundreds of homes in Oklahoma and Arkansas, and found many homes
with
Radon Gas levels above 4 pCi/L, (the
NEHA recommended action level). Some areas of Oklahoma have higher
frequencies of elevated Radon Gas levels
than others. The north and the northeast counties have the greatest
chances
for elevated Radon Gas levels.
This finding is consistent with the Geological maps provided by the NEHA.
The average indoor and outdoor
Radon Gas levels are estimated to be about 1.3 pCi/L and about 0.4 pCi/L
respectively.
The United States Congress has set a
long term goal that indoor Radon Gas levels be no more than outdoor levels.
NEHA Recommends the following steps:
1. Take at least two radon
tests. Take two short-term tests simultaneously in the lowest level
of the structure
suitable
for occupancy; or take one short term test followed by another short term
test in same location. If you
are buying
or selling a home and need the results quickly, you should take two short
term tests simultaneously.
2. Average the test results.
We use 2 charcoal canisters or a Continuous Radon Monitor which takes 48
tests.
3. If the average Radon
Gas level is 4.0 pCi/L or greater, the EPA recommends to mitigate the structure.
We offer a 3 to 5 business day turn-a-round with written results!
Included; C. The Expanded Realtor® Contract Inspection Group with Radon Gas and Environmental Survey
For additional information contact the Oklahoma Department of Environmental Quality. That department is available by phone at 1-405-702-5100 ask for Jerry Matthews.
8. Environmental Survey
This inspection is designed to
examine the site and improvements for evidence of hazardous materials in
a single family
residence. It is a preliminary
survey designed for residential properties. The inspector will complete
an Environmental
Survey report following examination
of all reasonably accessible areas. Questions may be directed to
the occupant or
owner of the property. Some of
the items identified in the report may require testing to determine the
exact nature of the
suspected substance. In most cases
the Environmental Survey will satisfy the customers concerns about the
identified
environmental risk to the occupants
of the property. Following testing of suspected substances, (if identified
in the report
and authorized by the customer for an
additional fee), a Phase 1 or Phase 2 Environmental Inspection may be
appropriate. The procedures for
commercial and industrial properties will generally be more comprehensive
than those
procedures for residential properties
as provided in this Survey.
Included in; C. The Expanded Realtor® Contract Inspection Group with Radon Gas and Environmental Survey
9. Mold and Spore Testing with Laboratory Analysis
Mold and Mold Spore test(s) are
typically offered by one or both of two types of sampling methods.
Knox Inspection
Services, Inc. performs both tests on
some “Mold Inspections” if the customer requests additional testing of
specific
locations within the property.
The first type of testing we recommend
is to determine the specific types or species of Mold that are present
in the
property at the moment of testing as
determined by taking air samples. One air sample is taken outside
and two or more
air samples are taken inside of the
home. The time necessary to take the samples and accompanying visual
examination
is about one hour. Following exposure
of the air sampling cassettes, we then deliver the cassettes to the Laboratory
for
analysis to determine the specific species
of airborne Mold and their reported effect upon a persons health as provided
by information from the testing laboratory.
The test results have consistently shown the presence of airborne Mold
spores in all homes.
The second type of testing we
offer consists of physical sample testing or “swab testing”. This
step in the Mold
Inspection is at the specific direction
and request of our Customer. It is usually done to locate a particular
type of Mold
that was detected in the inside air
samples described above.
This Inspection is in; A. The Expanded Realtor® Contract Inspection Group with Mold Spore Analysis
The printed results in a Mold
test can be confusing to a person not familiar with the terminology and
effects of certain
types of Mold on people. Mold
can affect each person differently. If you do not know how Mold medically
affects you or
members of your family, the results
may seem inconclusive. Certain types of Mold are very serious both
from a health
hazard and the future disclosure of
the facts to potential buyers if not resolved.
Properties that seem to have unusually
high concentrations of Mold or in which occupants report uncomfortable
symptoms often have a common condition.
The condition is past or present excessive moisture trapped within the
building from a known or unsuspected
source. Mold growth is “moisture driven”. Mold will flourish
anywhere the
environmental conditions are sufficient
to allow it to become established and grow. Mold spores are what
usually cause
the unpleasant reactions in most people.
Take away the moisture and the Mold will often become dormant, only to
reappear when wet again. The most
common location for Mold to grow is the condensate collection system for
the Air
conditioning system(s). Other
sources include; if the property has ever been flooded from any exterior
source; there has
been a backup of plumbing sewage; plumbing
failure resulting in a saturated location within the property; the property
is
constructed with a crawl space; has
air ducts below the first floor system, has suffered chronic roof leaks,
or has Exterior
Insulated Finish Veneer (EIFS) on the
outside of the building. We are often asked how to stop the moisture
infiltration
problem. That can be as simple
and fix the roof or plumbing leak, to install a “French Drain System”.
This condition is
identified and a remedy is provided
by one our staff Engineers or Licensed Inspectors. Remove or modify
the conducive
environment for Mold growth and the
“Mold problem” may cease to be a problem.
10. Swimming Pool, Spa, Hot tub
These luxury features can provide
a great deal of pleasure and value to your home. The can also be
very expensive to
repair and require daily maintenance
during the swim season. We suggest the Buyer obtain a copy of the
maintenance
agreement (if any), and talk to the
service person that has been servicing the pool and equipment. Since
outside
unheated pools and spas are often used
only seasonally in Oklahoma, depending upon the season that the Inspection
is
scheduled, the equipment may be protected
from freezing temperatures. For the best possible inspection and
informative report it will be necessary
to have the pool / spa equipment operational. The inspector will
operate and
evaluate the basic components of the
pool, spa as possible depending upon the condition. A pressure test
of the
plumbing is recommended (which is beyond
the scope of the visual and operation inspection provided herein) because
of
the hidden design of many components.
Recommendations for repair will be included in the report. Please
note, if the
equipment is not "up and running" at
the inspection, the results of the inspection may not be conclusive.
If the Customer does not authorize
and verify that the recommended repairs have been performed, that is a
mistake!
Other problems, disguised or hidden
conditions may exist that may only be known during repairs on items recommended
for repair. If the pool / spa
has a leak and requires more than normal water to be added to the system,
only the person
responsible for taking care of the pool
knows that essential information. The real value of this special
component
inspection is the qualified and objective
opinion of the inspector, (who is not in the potential conflict of making
repairs),
provided in a report that is easily
incorporated into a real estate sales transaction.
11. Septic System
(Private Individual Sewage Disposal
System)
An sewage disposal system comes
in many forms. Is your system a Wet lands system, Aerobic system, Pump-back
feature added to an existing system,
Lagoon system, or a private individual sewage disposal system? There
are
several types of systems because some
systems work best only under certain conditions. The most common
“septic
systems” are completely underground
and therefore not visible. Documentation developed at the time construction
or
maintenance of any system is necessary
to perform the best possible inspection. A Certified Environmentalist,
or
Licensed Home Inspector will be involved
in the inspection and report procedure. Upon request (for a modest
fee) we
will try to obtain from the Department
of Environmental Quality the following documents;
a) Original
percolation report performed on the area prior to the installation of the
system;
b) Official
State Health department documents describing the recommendations for installation
the system.
This will often include a diagram of the system showing the major components;
c) Final Certificate
of Approval of the installed system by the local Health Department Authority.
d) Aerobic
systems require annual inspection and certification which is not included
herein.
The inspection of a conventional
(septic tank with lateral lines all below ground) includes flushing dye
into the system
and putting at least an average days’
water into the system, (200 or more gallons). We then carefully examine
the
absorption field and look for evidence
of surfacing sewage or malfunction. Examination of the interior of
the holding tank
and/or grease traps is available separately
for a fee. If the system has not been in normal use for several weeks
prior to
the inspection, the results may not
be conclusive. Other types of systems may require the opinion of
a specialist. Some
systems, due to hidden defects or installed
in clay soils, are prone to malfunction in periods of saturated soils.
Only the
past occupants know about seasonal,
past, or hidden problems, (if any). If the Customer does not authorize
and verify
that the recommended repairs have been
performed, that is a mistake! Other problems, disguised or hidden
conditions
may exist that may only be known during
repairs on items recommended for repair.
Mortgage underwriters often require
a Certificate identifying normal operation from the local county inspector
or Certified
Environmentalist, before providing funds
for the mortgage loan. Our inspection and test provides an objective
opinion
and safe examination to determine the
detectable function of the septic system within the conditions and information
available to the inspector.
12. Water Well Equipment and Coliform Bacteria Test
This specific component inspection
provides for an examination and test of the above ground portion of the
equipment.
Included in the inspection is the piping,
electrical components, and pressure tank. A water sample is taken
and tested in
a laboratory for Coliform bacteria.
Other water tests are available upon request for an additional fee.
Documentation on
the water well may be on file with the
local Health Authority, and should be obtained by the customer for reference.
Mortgage lenders may require a test
of the water for Coliform bacteria prior to funding a loan. Laboratory
water test
results usually take 5 business days.
Water treatment and conditioning
equipment, and projections of adequate water supply are beyond the scope
of this
inspection and are not included.
The inspection and water test will determine if the equipment is operating
normally at
the time of the inspection and the water
is free from detectable levels of Coliform bacteria, which a common contaminant
in domestic water systems. There
are other water quality tests that can be performed by the Oklahoma Department
of
Environmental Quality. We suggest
the Customer contact the Oklahoma Department of Environmental Quality local
county for more information about Customers’
specific concerns. The inspection report will detail the recommendations
determined at the inspection for improvement
or repair, (if any), to the water well equipment.
13. Winterization of Vacant Properties
14. Security and Alarm
System
This essential report is included
without additional cost in all of our Home Buyer’s Groups of Inspections
This specialized inspection is
for the purpose of determining the function and/or condition of an existing
system installed
in a single family residence.
A proposal to install a security system or modify an existing system is
also available
depending upon the status (monitored
and/or under a maintenance contract) of the current security system in
the
property (if any), and the Customers’
requirements. The security system inspection is one the of the few
services we
obtain from an Affiliate Vendor of the
Customers’ choice. This inspection is provided by a Security Alarm Company
Licensed in the State of Oklahoma.
We offer this particular Inspection service because the Greater Tulsa Association
of
Realtors printed Contract of Sale form
and Knox Inspections encourages the safety and security of our Customers.
Our
Customers have the opportunity to have
the “security system “ inspected as part of the normal inspection process.
We
offer this Inspection without cost to
our Customer in all six of our Inspection Groups.
The individual Security Company
is wholly responsible for the results of the “Security Inspection Report”
and Knox
Inspection Services, Inc. does not accept
any liability nor responsibility for any aspect of their respective opinion
or
report. Knox Inspection Services,
Inc. is not a licensed Security Company and Knox does not accept compensation
from
Security Companies in any form because
it’s against the law !
The company that provides the
Security and Alarm System inspection is to be chosen by the Customer at
the time the
Inspection order is placed. The
Customer can always choose a company that is not listed from the 3 Security
Companies, (at the writing of this book).
The Security and Alarm System Inspection is also offered for a fee to the
alarm
company separately.
15. Video Examination of Air Ducts & Plumbing Waste Lines
This specialized inspection service
was developed to investigate the problems that can occur sub-slab air ducts,
(supply or return), that are installed
below concrete floor slabs. In the far majority of installations
the air ducts are only
directly visible from each supply source
by removing the air register. The plenum chamber is often visible
only when the
furnace or air conditioning coils are
removed. The restricted visibility, due to design, typically allows
about 10% of the
total duct system to be directly observed.
Therefore common problems in the duct system including mold, mildew,
biological contaminants, rust, moisture
infiltration, offensive odors, holes in the sides and connections,
accumulations of dirt and dust (some
is normal), and sand from the supporting fill material beneath the slab
floor
are all possible problems that can be
“seen” and evaluated with the Video camera equipment. Chronic moisture
infiltration (defined as predictably
recurring moisture), is a defect because the condition encourages the growth
of
biological contaminants resulting in
an unhealthy condition. A condition of chronic moisture infiltration
can also destroy
the ability of the air duct system to
supply a dependable source of tempered air for the occupants of the home.
The Video camera can fit into
the most systems and “see” where an Inspector cannot. This service
includes a VCR
Video tape and written commentary report
for interpretation of the video tape results. The tape is very valuable
for future
reference, review by air system contractors
attempting repair of the system, or to verify the cleaning or repair work
was
successful. The Air Duct Video
service is recommended by Inspectors and Engineers when the condition of
the air ducts
is in question. We offer this
service for a fee as a convenience to our Customers when information that
would not
otherwise be available is necessary
to determine the condition of the air ducts. The resulting color Video
Tape is the
property of the Customer and should
be retained in a safe place for reference upon future sale of the property.
The Video camera examination of
the plumbing sewer system is applicable when the age, materials, or vegetation
exists in the vicinity of the underground
plumbing lines. This service includes a VCR Video tape and written
commentary
report for interpretation of the video
tape results. This inspection will reveal the source for the most
common problem
after closing and that is a malfunction
in the sewer lines. This includes problems in locating breaks, leaks
or potential
future problems. Determination
of the type or condition of a particular plumbing line is one of the most
often applications. If the home buyer is in doubt about a type of
material used in the construction of a system, or the condition of the
plumbing system, this investigation is often essential.
Included in; B. The Expanded Realtor® Contract Inspection Group with Air Duct Video or Sewer Video Analysis
16. EIFS INSPECTION
(Exterior Insulated Finish Systems)
Beginning in the 1980’s the EIFS
type of exterior veneer came into the market place on both commercial and
residential construction. It is
known by some of the brand names that manufacture the systems for use in
both new
and used construction. These Brand
names include DRYVIT Systems Inc., STO EIF System, and FINESTONE EIF
System. There are also other Brand
names under which similar products are manufactured. EIFS is an extremely
versatile product that can duplicate
almost any architectural style at a competitive cost. The look of
a “Stucco” finish
is the most common application.
EIFS is also very resilient and provides an excellent exterior veneer for
the
protection of the structure and internal
components from weather elements. To accomplish this amazing task
the
EIFS must be installed in strict accordance
with the individual manufacturers’ instructions. When the EIFS is
installed
correctly the EIFS veneer will provide
many years of service with a minimum of maintenance. If the manufacturers
installation instructions are not followed,
the EIFS will not perform satisfactorily and may contribute to severe
deterioration from moisture infiltration
into the exterior walls. Therein lies the most common problem and
the primary
reason Knox Inspection Services, Inc.
offers this particular inspection.
In commercial buildings EIFS is
installed under the supervision of a job superintendent. The franchise
food, and large
single purpose retail buildings we all
patronize typically incorporate EIFS in the store front or the most visible
elevations. The job site supervision
is typically better in a commercial installation than a residential installation
of the
EIFS veneers. The residential
market is another story. There have been class action legal suits
brought against
home builders and the manufacturers
of the EIFS products. In almost every case the home owners problems
have
stemmed from a faulty installation of
the EIFS veneer.
This installation problem usually
is the failure of the subcontractor, job supervisor (if any), or repair
person to follow
the manufacturers installation instructions
of the EIFS product. We often encounter situations where the
materials
are mixed between Brands depending upon
availability or cost. If the veneer system is installed wrong moisture
will
often get behind the EIFS veneer and
cause deterioration of the wall structure and interior components of the
home.
Mold and other unhealthily biological
contaminants can grow in these closed damp environments. Once moisture
has
migrated into the wall, the moisture
typically cannot readily escape and the interior of the wall remains wet
for
extended periods of time. Depending
upon the frequency of rain fall, lawn irrigation, or other sources of moisture
against the house, the internal wall
areas may seldom dry out.
This problem is nationwide and
found wherever EIFS has been used in residential construction. The
EIFS Inspection
is quite well defined and the procedures
and equipment very effective in detecting the problem. Our inspector
first
tries to determine the manufacturer
of the particular EIFS product on the subject home. Each manufacturer has
a
particular color of mesh. Then
the Inspector compares the visible components of the EIFS veneer with the
manufacturers recommended installation
instructions. A complete report is prepared describing the results.
The home is inspected both inside
and outside for evidence of moisture migrating behind the EIFS veneer.
A special
TRAMEX Brand moisture meter that will
detect moisture up to 4 inches below the exterior surface is used to
investigate large areas of the EIFS
veneer. Certain areas of the exterior walls particularly around doors,
windows,
and penetrations are the most common
areas of moisture infiltration. Where the EIFS veneer extends above
the roof
surface on the side of a second story
or a particular architectural design giving the water a place to get in
is always
suspect. If moisture is found
behind the EIFS veneer a second instrument is used to penetrate into the
EIFS veneer
to get an accurate reading on the moisture
location level and the area that has damage.
Unfortunately, most of the houses
with an EIFS veneer have sufficient detectable moisture inside the exterior
walls to
require some improvements. If
caught early in the life of the home the problem is seldom difficult to
cure. The
remainder is a simple process of just
how much moisture and how long has the moisture been trapped inside the
walls. If you own a home with
the EIFS veneer and it has never been checked, we suggest to have it checked
for
moisture infiltration. If you
are considering buying a home with EIFS veneer, we recommend you get it
checked
before you buy. In this case “an
ounce of inspection really is worth and pound of cure”.
17. New Construction Monitoring and Inspection
Knox Inspection Services, Inc.
has been providing professional property Inspection services to our customers
since
1983 on existing homes and on the new
homes being built. The nature of new construction implies an assembly
process over a specific time period.
It is this process that before, during, and/or after construction the professional
Inspector can be of great assistance
to the home buyer, the mortgage lender, and yes, even the home builder.
Over
the past 15 years we have solved problems
for excellent home builders particularly involving timber framing techniques,
soil and foundation stabilization, and
roof design details. Certain aspects of the Inspection services described
in this
particular Inspection are exempt from
the provisions of the Home Inspectors Licensing Law in Oklahoma.
Our new construction program is
necessarily flexible because of the specific requirements of our customer
and the
point in which we become involved in
the construction process. In some cases we are involved from the
very beginning
before ground is even broken.
On the other end of the process we may perform the full home Inspection
in the
eleventh month before the “one year
new construction warranty” has expired as typically provided by the builder.
The Inspection associated with
new construction can be divided into basically two categories. The first
applies to
homes planned to be built or homes in
process of being constructed. The second category applies to homes
that have
been completed and the home buyer requires
a professional inspector to examine the home and identify the necessary
improvements to maintain the long term
integrity of the home and its’ components. The second is often in
conjunction
with the “one year builder warranty”
or more serious contractor disputes.
The first Inspection category
does not interfere with the home builder, nor does it eliminate the required
(but sometimes
not enforced) municipal or county Inspections
incorporated into a professional construction practice. Our New
Construction Monitoring and Inspection
service gives the home buyer the peace of mind that the home is going together
in the plan intended and the attention
to detail is maintained. Our Inspection service is best utilized
in new construction
just before certain areas of the home
are closed from view forever. For example, the load bering soil below
the
foundation is properly compacted before
the footing is poured, or the wood framing is carefully examined after
assembly but before the walls are enclosed
by the interior sheet rock. Examination of the framing after the
electrical
and plumbing “rough in” is performed
is very important to be sure the wood framing components are not damaged
by
the installation of the built-in systems.
Adequate support for long spans between walls or second floor framing is
a
common point of Inspection. Examination
of the attic framing and systems is important before they are covered by
insulation. The long term energy
efficiency of the home is critical after the exterior is near completion
but before the
interior walls are covered with sheet
rock. The roof flashing is also a frequent area of close Inspection.
During
construction we may work with the subcontractors
as much as the builder.
19. The Maximum Information Inspection Group
The Maximum Information Inspection
is offered for the purpose of providing Inspection services that exceed
the other
Inspections more often employed and
detailed in this book. The Maximum Information Inspection is a custom
designed
group of specific inspections relative
to the subject property. This Inspection does not constitute (it
exceeds) the home
inspection described in the Oklahoma
Law Title 310, Chapter 276. This inspection is typically used on
complicated,
(often older), homes that may have numerous
hidden, normally undetectable, or otherwise unknown problems. The fee is
often near 1% of the contract purchase
price of the home. The homes that are particularly adaptable to this
Inspection
are in the middle and upper price ranges
and therefore the additional cost of the Maximum Information Inspection
is not a
deterrent. Interest in The Maximum
Information Inspection is from the informed Home buyer that realizes the
importance
of complete information about the home
when negotiating the purchase, as compared to the comparatively small
additional cost for this Inspection.
The cost to remedy an expensive otherwise undetectable problem will almost
assuredly be far more expensive than
the total fee of the Maximum Information Inspection.
Begin Here. It’s free to
find out what a Maximum Inspection will cost on your next home !
Initially a representative of our company
will make an visit to the property, and make a preliminary determination
of the
recommended inspections and procedures
to be incorporated into the Maximum Information Inspection custom fit for
your
next home. An explanation and
reason why various inspections are recommended is the result of the initial
visit. The
total Inspection fee will be shown on
the proposal following the initial visit to the property. The Client
can then make the
decision of whether to order the Maximum
Information Inspection or choose a less expensive option. The minimum
fee
for the Maximum Information Inspection
is $950.00. The initial visit and proposal are free of charge !
Most of the individual parts of
this Maximum Information Inspection are available separately and incorporated
within the
other Inspections and Inspection Groups.
When the Home buyer wants more information than is otherwise available
The
Maximum Information Inspection is the
answer. This fact is often due to the use of specialized equipment
and
procedures that cannot be economically
or reasonably applied to a basic home Inspection.
The primary difference between
this inspection group and the other inspection groups is the specific inclusion
of
expertise and electronic and video equipment
and experts from several disciplines including the inspection, repair,
and
construction industries. The inspection
may include historical information, video camera examination of restricted
areas,
(air ducts, plumbing, and chimney flues),
minor destructive testing, operation of equipment normally not evaluated,
laboratory analysis of samples taken,
photographs, and our Comprehensive Inspection Group. Another obvious
difference between this inspection and
others, is the two or more days necessary to perform the on-site portion
of the
inspection, rather than the two to five
hours necessary for most other types of inspections.
Each home is unique, and therefore,
not every possible inspection will be necessary to properly evaluate the
home.
Procedures often included in the Maximum
Information Inspection are; a Video examination of the air ducts and sanitary
Sewer lines, Minor destructive testing
of the walls and/or floors systems to examine for conditions within the
wall and
floor systems. Testing for hazardous
materials in the materials installed in the home, including water samples.
Uncovering components that are normally
covered and therefore not readily accessible for examination including
but
certainly not limited to; loose attic
insulation, siding, roofing materials, exterior framing and trim, and excavation
for
buried components.
In short, we attempt to leave
no stone unturned, no area of the home unchecked that modern technology
and the
accumulated experience of professional
inspectors and engineers can help us evaluate.
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