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Prodehl Home Inspection

Website: http://www.phinspector.com
Email: gregoryprodehl@yahoo.com
Phone: (916) 730-0097
Inspector: Gregory Prodehl

  

Property Inspection Report
Client(s): Bob and Mary Jones
Property address: 2010 Sample Report circle.
West Sacramento, CA 95691
Inspection date: Saturday, January 30, 2010
This report published on Wednesday, March 10, 2010 3:24:06 PM PST

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This report contains items and areas of the property determined to be a safety concern or in need of attention. All areas of the property covered in our Standards of Practice have been inspected. Items and areas not discussed in this report have been inspected and determined to be serviceable at the time of the inspection.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection involves little experience and minor repair cost 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

Structural Pest Inspection Concerns
Concerns relating to the structural pest inspection are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General information
Exterior
Roof
Electric service
Heating and cooling
Water heater
Garage
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms
Attic
Fireplaces, woodstoves and chimneys
 
General information Return to table of contents
Report number: 10-012
Inspector: Gregory Prodehl
Property Address: 3125 Stable Dr. West Sacramento, CA 95691
Square footage of the property: 2433
Type of building: Single family
Age of building: 3 years old
Time started: 0900 hrs
Time finished: 1130 hrs
Payment method: Invoiced
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system
 
Exterior Return to table of contents
Footing material: Not visible
Foundation material: Poured in place concrete
Foundation condition: Serviceable
Apparent wall structure: Wood frame
Wall Structure: Serviceable
Wall covering: Stucco, Expanded insulation foam system (EIFS)
Wall covering: Serviceable
Driveway material: Poured in place concrete
Driveway condition: Serviceable
Sidewalk material: Poured in place concrete
Sidewalk condition: Serviceable
Exterior door material: Solid core wood
1) Repair/Replace, Evaluate, Comment , Conducive conditions - One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.

For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.

If you choose not to do it yourself always remember to hire a licensed qualified repairman.

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2) Repair/Replace, Evaluate - Fences and/or gates are damaged and/or deteriorated in some areas. For information on how to “DO IT YOURSELF” this website provides plenty of information. www.doityourself.com.
If you decide to hire a company to make the repairs, always remember to ask if they carry the proper license and insurance.

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3) Repair/Maintain , Conducive conditions - Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
If you decide to hire a company to make the repairs, always remember to ask if they carry the proper license and insurance. Below are a couple of contractors that I recommend calling to begin your search that have already been pre-screened for you.

www.baileytreeco.com
(916) 333-0530 ask for Jeremiah.

Stump Hunter (Stump Removal/Tree Service)
1050 43rd Ave
Sacramento, CA 95822
(916) 391-7613‎

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4) Maintain , Conducive conditions - One or more bird nests were found. Nest(s) should be removed as necessary.

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Roof Return to table of contents
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Cross-hipped
Roof covering: Concrete tile
Roof condition: Serviceable
Gutter & downspout material: Galvanized steel
Roof ventilation: Adequate
5) Maintain, Monitor , Conducive conditions - Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.
6) Maintain , Conducive conditions - Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

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7) Comment - Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Northeast corner of the house.
Location of main disconnect: In the middle of the main panel.
Service entrance conductor material: Unable to determine due to the panel being locked with a utility lock.
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed, Copper, Aluminum multi-strand
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: No
Electrical panel condition: Serviceable
8) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in the main service panel is not checked for accuracy by the inspector. Recommend updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

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9) Serviceable -

Photo 3  
The main electrical panel is located on the Northeast corner of the house.
Photo 6  
The main service disconnect breaker. This breaker will turn on/off the pwpower to the entire house if needed.
 
Heating and cooling Return to table of contents
Estimated age: 3 years old
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Horizontal draft, High efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Lennox
Furnace: Model #: G40UH-60C-110X-14, Serial #: 5906E35151
Air Conditioning: Model #: 13ACD-060, Serial #: 5806L06130
Filter location: In return air duct below furnace
Filter size: 20x30x1
Last service date: Unknown
Heating and Cooling system Condition: Serviceable
10) Repair/Replace, Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

Photo 32  
The return air filter is located in the hallway leading to the master bedroom.
  
11) Repair/Maintain, Evaluate - The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.

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The outside condensing unit is located on the Southwest corner of the house. This area should stay clear of vegetation.
Photo 52  
The furnace is located in the attic area.
 
Water heater Return to table of contents
Estimated age: 4 years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: A.O. Smith
Model and serial numbers:: Model #: GVR 50 100, Serial #: K06J036508
Water temperature (degrees Fahrenheit): 143.9
Water Heater Condition: Serviceable
12) Safety, Minor Defect - The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
http://www.cpsc.gov/cpscpub/pubs/5098.html

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The temp. control valve was adjusted to bring the water temp down to a safe range.
13) Safety, Serviceable -

Photo 27  
The temp/pressure relief valve located on the top of the water heater needs to be monitored to ensure it functions properly.
  
14) Serviceable -

Photo 26  
The water heater is located in the garage. The area around the water heater needs to stay clear of combustables
  
 
Garage Return to table of contents
15) Serviceable - The garage area is serviceable with no defects or concerns to report.

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Plumbing and laundry Return to table of contents
Water pressure (psi): 60-62 PSI.
Location of main water meter: In the front yard
Location of main fuel shut-off: Northeast corner of the house.
Water service: Public
Service pipe material: Copper
Supply pipe material: Polyethelene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Not visible
16) Monitor, Serviceable -

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The gas meter and shut-off valve is located on the Northeast corner of the house.
  
17) Monitor, Serviceable -

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Water pressure at the time of the inspection. 60-62 psi
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The water shut-off valves are located on the Northwest corner of the house.
18) Monitor, Serviceable -

Photo 28  
The water distribution manifold is located on the back wall of the garage..
Photo 29  
The water distribution manifold is located on the back wall of the garage.
19) Serviceable - The laundry room area is in serviceable condition. The aerator for the sink faucet is missing.

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Kitchen Return to table of contents
20) Serviceable -

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The kitchen area is serviceable with no defect or concerns to report.
  
21) Serviceable - The kitchen appliances are in serviceable condition with no defects or concerns to report.

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Bathrooms Return to table of contents
22) Repair/Replace, Evaluate , Conducive conditions - Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

Photo 37  
This area is located in the master bathroom tub area.
Photo 36  
This area is located in the master bathroom tub area.

Photo 48  
This area is located in the hallway bathroom area.
  
23) Repair/Replace, Evaluate , Conducive conditions - Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

Photo 39  
This area is located in the master bathroom shower area.
  
24) Repair/Maintain , Conducive conditions - Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.

Photo 38  
This area is located in the master bathroom tub area.
Photo 47  
This area is located in the hallway bathroom tub area.
25) Repair/Maintain , Conducive conditions - Caulk is missing or deteriorated around one or more shower surrounds. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

Photo 40  
Cracked tile and grout on the floor in the toilet area in the master bathroom area.
  
26) Minor Defect, Serviceable -

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Master bathroom area.
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Master bathroom area

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Hallway bathroon area.
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Hallway bathroon area.
 
Interior rooms Return to table of contents
27) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
28) Repair/Replace, Evaluate - The light fixture in the kitchen area has a bulb in need of replacing.. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

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29) Repair/Replace, Evaluate - One or more light fixturesare missing. Light fixtures need to be installed, or cover plates need to be installed to cover exposed wiring.

Photo 41  
Master bedroom area.
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Living room area.
30) Serviceable -

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The formal dining room is in serviceable condition with no defects or concerns to report
Photo 19  
The kitchen dining area is in serviceable condition with no defects or concerns to report
31) Serviceable -

Photo 17  
The front entry is in serviceable condition with no defects or concerns to report
  
32) Serviceable -

Photo 33  
The master bedroom area is in serviceable condition with no defects or concerns to report
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Bedrooms 1,2 & 3 are in serviceable condition with no defects or concerns to report
33) Serviceable - Hallways leading to the laundry room and bedrooms 1,2 & 3

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Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 10-12 inches
Insulation estimated R value: R40
34) Serviceable -

Photo 49  
Attic access hatch is located on the ceiling just outside the master bedroom doorway. .
  
35) Comment - Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

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Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
36) Serviceable -

Photo 20  
The fireplace in the living room is serviceable with no defect or concerns to report.
  
 
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. This report contains items and areas of the property determined to be a safety concern or in need of attention. All areas of the property covered in our Standards of Practice have been inspected. Items and areas not discussed in this report have been inspected and determined to be serviceable at the time of the inspection.