Readily accessible systems and components

[David C. Macy]

How would you report and inspect the following conditions.

1) Exterior air conditioner exterior disconnect hinge/latch rusted/painted.


2) Access panel for tub plumbing has 4 screws painted and there is moderate storage in front.

3) No access panel for a 2nd floor tub more than 20 years old.

4) Car located under garage pull down ladder.

5) Main panel has a stackable washer/dryer unit within 2 inches of panel. 2 screws are accessible.

6) Crawl space off basement. Large enough access to enter. Storage cabinets in front of access.

7) 1st floor whirlpool tub, finished fixed basement ceiling. No access at tub.

GFCI has a refrigerator and microwave plugged in. Occupied house.

9) Masonry block foundation, recently painted, Insulation on 25% of walls, 25% storage, no recent rain. 70% humidity in basement, glade air fresheners, fan running, carpet on 100% of floor. No signs of moisture.

10) Gas company turned gas off to fix riser an hour after you arrive to inspection. Home has a gas fireplace, water heater and furnace. Gas was on long enough to test fireplace. 120 degrees hot water observed. Gas off when testing water heater and furnace.


Thanks for the time.

[Mark Nahrgang]

Originally Posted by dmacy

How would you report and inspect the following conditions.

1) Exterior air conditioner exterior disconnect hinge/latch rusted/painted.
I would say just what you said.

2) Access panel for tub plumbing has 4 screws painted and there is moderate storage in front.
Depending upon what the storage was, I would move it and get my utility knife out and cut the paint.

3) No access panel for a 2nd floor tub more than 20 years old.
There wouldn't be one, no issue.

4) Car located under garage pull down ladder.
Ask the sellers to move the car. If they aren't there, note the limitiation and move on. If the buyer asks if I can come back and inspect it after they move it, I say "sure, but ask the sellers to reimburse you for the return trip fee."

5) Main panel has a stackable washer/dryer unit within 2 inches of panel. 2 screws are accessible.
Assuming you really can't get to it, to open it, note the limit and move on.

6) Crawl space off basement. Large enough access to enter. Storage cabinets in front of access.
Would not move cabinets. Note the limit and move on.

7) 1st floor whirlpool tub, finished fixed basement ceiling. No access at tub.
Tell clients about no access at whirlpool tub and that maintenance will be more expense because of that.

GFCI has a refrigerator and microwave plugged in. Occupied house.
Don't trip it.

9) Masonry block foundation, recently painted, Insulation on 25% of walls, 25% storage, no recent rain. 70% humidity in basement, glade air fresheners, fan running, carpet on 100% of floor. No signs of moisture.
unplug air freshener. get out moisture meter and test carpet. Note what you see and what limits are.

10) Gas company turned gas off to fix riser an hour after you arrive to inspection. Home has a gas fireplace, water heater and furnace. Gas was on long enough to test fireplace. 120 degrees hot water observed. Gas off when testing water heater and furnace.
Kind of hard to test the water heater and furnace with the gas off. Not your fault. Note the limit and move on.


Thanks for the time.

Sounds like you had a tough day!

[Larry D. Kage]

Originally Posted by dmacy

How would you report and inspect the following conditions.

1) Exterior air conditioner exterior disconnect hinge/latch rusted/painted.
If rusted enough to be of opening concern, note it as inaccessible and why.

2) Access panel for tub plumbing has 4 screws painted and there is moderate storage in front.
I, typically, don't open these unless good reason but you could note as inaccessible and why.

3) No access panel for a 2nd floor tub more than 20 years old.
Same as #2.

4) Car located under garage pull down ladder.
Ask for the car to be moved or note as inaccessible and why.

5) Main panel has a stackable washer/dryer unit within 2 inches of panel. 2 screws are accessible.
Note as inaccessible and why.

6) Crawl space off basement. Large enough access to enter. Storage cabinets in front of access.
If small ask to be moved or note as inaccessible and why.

7) 1st floor whirlpool tub, finished fixed basement ceiling. No access at tub.
Note as inaccessible and why.

GFCI has a refrigerator and microwave plugged in. Occupied house.
No comment needed if GFCI good.

9) Masonry block foundation, recently painted, Insulation on 25% of walls, 25% storage, no recent rain. 70% humidity in basement, glade air fresheners, fan running, carpet on 100% of floor. No signs of moisture.
Note recent paint, covered walls, high humidity, air freshener, fan running, carpeted floor (slab not visible) and no signs of moisture. Recommend client ask seller about same.

10) Gas company turned gas off to fix riser an hour after you arrive to inspection. Home has a gas fireplace, water heater and furnace. Gas was on long enough to test fireplace. 120 degrees hot water observed. Gas off when testing water heater and furnace.
Note as not operating and why.


Thanks for the time.

All inaccessible items and items not operating should be examined by qualified professional prior to closing escrow.

[David C. Macy]

Just a normal day in paradise.

#3 would be an issue if there was a problem that was discovered down the road. Like a slow leak that stained the ceiling.

I disclaim the bathroom plumbing if I can not see it.

Readily accessible. (Scraping paint off screws does not sound like readilly accessible) Why do people use 3 inch lags screws for a small section of drywall, wood. I do not carry a 18 volt drill!!! My cordless only has so much torque.

[Nick Gromicko]

From www.nachi.org/comsop.htm :

Readily Accessible: Describes the area of the subject property that has been made available to the inspector at the time of the walk-through survey portion of the inspection, and/or an item or component if, in the judgment of the inspector, it is capable of being safely observed without the need of portable ladders, the removal of obstacles, the detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access and/or a document that has been made available to the inspector for use in the research portion of the inspection.

[John M. Murray]

Originally Posted by dmacy

How would you report and inspect the following conditions.

1) Exterior air conditioner exterior disconnect hinge/latch rusted/painted.
Repair: AC disconnect rusted/painted closed. No opinion can be given on interior AC disconnect.


2) Access panel for tub plumbing has 4 screws painted and there is moderate storage in front.
Limitations: Storage restricted access to bathtub plumbing service panel.

3) No access panel for a 2nd floor tub more than 20 years old.
Nothing

4) Car located under garage pull down ladder.
Limitations: Automobile restricted access to garage attic.

5) Main panel has a stackable washer/dryer unit within 2 inches of panel. 2 screws are accessible.
Limitations: Storage in front of main electric panel restricted access to main panel. Cover plate could not be removed.
Repair: The electric panel is in close proximately of a water source (washer). It is recommended that the washer and supply lines be relocated away from the electric panel.

6) Crawl space off basement. Large enough access to enter. Storage cabinets in front of access.
Limitations: Storage restricted the access to crawl space.

7) 1st floor whirlpool tub, finished fixed basement ceiling. No access at tub.
Limitations: Hot tub motor location could not be verified. Consult with the current owner in regards to its location.

GFCI has a refrigerator and microwave plugged in. Occupied house.
Improve: Refrigerator is plugged into a GFCI outlet. These outlets have been proven to be unreliable at times. Recommend moving fridge outlet to a regular (non-GFCI) outlet.

9) Masonry block foundation, recently painted, Insulation on 25% of walls, 25% storage, no recent rain. 70% humidity in basement, glade air fresheners, fan running, carpet on 100% of floor. No signs of moisture.
Limitations: Exterior foundation recently painted/waterproofed.
Insulation obstructed view of portions of the interior basement walls.
Storage restricted inspection of portions of the interior basement walls.
Carpet restricted inspection of basement floor.
Air circulation fan in use in the basement at the time of inspection. Additionally, there were several air fresheners in the vicinity that would conceal any historical evidence of mildew.

10) Gas company turned gas off to fix riser an hour after you arrive to inspection. Home has a gas fireplace, water heater and furnace. Gas was on long enough to test fireplace. 120 degrees hot water observed. Gas off when testing water heater and furnace.
Limitations (Standard) Igniting of pilot lights is not apart of this inspection.
Limitations: Gas was recently turned on (i/2 prior to inspection) restricting the detection of any historical gas leaks.


Thanks for the time.

Ohio Certified Home Inspections