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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): Joe and Betty Smith
Property address: 3030 Sample Report Circle
Elk Grove, CA 95757
Inspection date: 2/25/2010
This report published on Wednesday, March 10, 2010 3:16:15 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: 10-020
Inspector: Gregory Prodehl
Property Address: 2817 Tree Swallow Circle, Elk Grove, CA 95757
Type of building: Single family
Age of building: 8 Years old
Time started: 1430 hrs
Time finished: 1730 hrs
Payment method: Check
Present during inspection: Client(s), Property owner(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Front of structure faces: Northwest
Main entrance faces: Northwest
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system
1) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.
 
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: Stone veneer, Stucco, Expanded insulation foam system (EIFS)
Wall covering: Serviceable with minor defects
Driveway material: Poured in place concrete
Driveway condition: Serviceable
Sidewalk material: Poured in place concrete
Sidewalk condition: Serviceable
Exterior door material: Solid core wood, Sliding glass
2) Safety, Repair/Replace - Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.

Photo 21  
The outlet is located on the back of the house.
 

3) Repair/Replace, Evaluate , Conducive conditions - Cracks were found in one or more areas of the stucco siding. Cracks should be repaired to prevent against water intrusion.

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.

Photo 20  
This area is located on the Southwest corner of the house.

Photo 23  
The barge rafter needs the gap sealed to prevent water intrusion. This area is located on the East side of the house.

Photo 27  
The stucco is deteriorated around the door frame to the front entry door.
 

4) 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.

Photo 12  
The gate on the West side of the house is in need of repair.

Photo 13  
The latch on the fence gate needs to be adjusted in order to latch properly.

5) Repair/Replace, Evaluate - Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as 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.

Photo 25  
This area is located on the barge rafter on the back of the house at the roofline.
 

6) Repair/Replace - Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

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.

Photo 3  
This area is located at the hose bibb on the West side of the house next to the gas meter.
 

7) Repair/Replace - The foundation on the East side of the house is exposed due to the soil and rock being compressed. The soil and or rock should be filled in to prevent undermining of the foundation.

Photo 24  
 

8) 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.

Photo 8  
The bushes on the front of the house are in contact with the siding.

Photo 9  
 
Roof Return to table of contents
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Cross gable
Roof covering: Concrete tile
Estimated age of roof: 8 Years old
Roof condition: Serviceable
Gutter & downspout material: Galvanized steel
Roof ventilation: Adequate
9) Repair/Replace, Evaluate , Conducive conditions - One or more roofing tiles are chipped and/or cracked. Recommend monitoring the roof tiles for further breakage. If further breakage or deterioration in noticed a qualified roofing contractor should evaluate and replace tiles as necessary.
If you decide to hire a company to make the repairs, always remember to ask if they carry the proper license and insurance.

Photo 29  

Photo 31  

10) 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.

Photo 30  
 

11) 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: On the Northwest corner of the house.
Service entrance conductor material: Unable to verify due to a utility company lock installed on the panel.
System ground: Unable to verify
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
The location of the main electrical panel.: NW corner of the house
12) Maintain, Monitor - The legend is not checked for accuracy by the inspector. Recommend updating or correcting the legend as necessary so it is accurate. Evaluation by a qualified electrician may be necessary.

Photo 11  
The arrow indicates the main disconnect breaker located at the bottom of the breaker panel.
 

13) Serviceable -

Photo 10  
The main electrical panel is located on the Northwest corner of the house.
 
 
Heating and cooling Return to table of contents
Estimated age: 8 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: Goodman
Furnace: Model#:GMT070-4, Serial#: 0203615640
Air Conditioning: Model#: CLJ36-1A, Serial#: 0110476997
Filter location: In return air duct below furnace
Last service date: Unknown
Heating and Cooling system Condition: Serviceable
14) 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. The filter size is 20x36x1.

Photo 49  
The return air filter is located in the hallway leading to the master bedroom. Filter size is 20x36x1
 

15) Repair/Replace, Evaluate, Monitor - The secondary condensate line is located on the West side of the house. This line is placed over a window to aid in the early detection of a problem. If condensation is observed coming from this line there is a problem with the primary line. Recommend having a qualified technician evaluate the repair the system as necessary.

Photo 17  
 

16) Repair/Replace - Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

Photo 19  
 

17) 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.

Photo 26  
The A/C condensor is located on the Southwest corner of the house.

Photo 64  
The furnace is located in the attic area.

18) Maintain, Monitor - The primary condensate line is located on the West side of the house. Water being discharged from the line is a normal function of the system and is not a cause for concern. The 90 degree elbow is missing. This elbow should be installed to prevent moisture from coming in contact with the siding.

Photo 16  
 
 
Water heater Return to table of contents
Estimated age: 8 Years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Bradford White
Model and serial numbers:: Model#: M450S6EN12, Serial#: YG1796170-394
Water temperature (degrees Fahrenheit): 140.6
Water Heater Condition: Serviceable
19) 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

Photo 58  
The recommended water temp. should not exceed 120 degrees. See photo 72 for the recommended setting.

Photo 72  
The yellow arrow indicates the recommened setting for the water heater. The red arrow indicates the setting at the time of the inspection.

20) Maintain, Monitor - Recommend checking the relief valve regularly to ensure the valve opens and closes properly. Lift the handle until you hear water running through the line and relaese the handle to ensure it closes completely. This should be checked at least twice a year. If the valve will not open or close completely contact a qualified service technician to repair or replace the valve.

Photo 73  
The arrow indicates the temp/pressure relief handle.

Photo 14  

21) Maintain, Serviceable - The water heater is located in the garage. The area around the water heater should be clear of items and debris.

Photo 71  
 
 
Garage Return to table of contents

22) Safety, Repair/Replace, Evaluate - One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.

Photo 76  
 

23) Safety, Repair/Replace - The vehicle door has an electric opener installed, and the manual lock mechanism on the door hasn't been disabled. Damage or injury may occur if the vehicle door opener is operated with the manual lock engaged. A qualified contractor should disable or remove the lock mechanism. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

24) Repair/Replace, Evaluate - One or more garage vehicle door openers are inoperable. A qualified contractor should evaluate and make repairs as necessary.

Photo 69  
 

25) Repair/Replace - The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.

Photo 68  

Photo 70  

26) Repair/Replace - One or more exterior entrance doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

Photo 74  

Photo 75  
The bottom door hinge is missing.

27) Comment - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
 
Plumbing and laundry Return to table of contents
Location of main water shut-off valve: On the Northeast corner of the house
Location of main water meter: In the front yard just off the driveway.
Location of main fuel shut-off: On the Northwest corner of the house.
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Not visible
28) Maintain, Monitor, Serviceable - The water shut-off valve is located on the East side of the house. The valve is covered by the bushes

Photo 6  

Photo 7  
The water shut-off valve is located on the East side of the house.

29) Evaluate, Comment - The laundry room was not inspected due to stored items.

Photo 42  
 

30) Monitor, Serviceable - The gas meter and shut-off valve is located on the West side of the house.

Photo 4  

Photo 5  

31) Serviceable - The pressure gauge indicating the water pressuer at the time of the inspection..

Photo 2  
Water pressure was 60psi at the time of the inspection.
 
 
Kitchen Return to table of contents

32) Repair/Replace, Evaluate - One or more stove top burners are inoperable. A qualified appliance technician should evaluate and repair as necessary.

Photo 59  
The top right burner would not ignite.
 

33) Repair/Replace, Evaluate - The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
34) Repair/Replace - One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.

For information on how to do it yourself visit www.doityourself.com.

If you choose to hire someone to make the repairs for you always remember to ask the company if they carry the proper license and insurance.

35) Repair/Replace - The filter cover on the top of the microwave is missing.

Photo 60  
 

36) Repair/Maintain , Conducive conditions - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
37) Minor Defect - The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.

Photo 61  
 

38) Comment - Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
39) Comment - The kitchen appliances are serviceable with minor defects.

Photo 62  

Photo 63  
 
Bathrooms Return to table of contents

40) Repair/Replace, Monitor , Conducive conditions - The caulking or grout around the sink needs to be monitored. Repair or replace caulk or grout to prevent water from damaging the cabinet area below the sink.
41) Repair/Replace, Monitor , Conducive conditions - The caulking or grout around the base of the toilet/s is missing or deteriorated. Repair or replace caulk or grout to prevent water from damaging the floor covering or the sub floor.

Photo 37  
Hallway bathroom toilet.

Photo 57  
Master bathroom toilet.

42) Repair/Replace - One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
For information on how to do it yourself visit www.doityourself.com.

If you choose to hire someone to make the repairs for you always remember to ask the company if they carry the proper license and insurance.

Photo 38  
The tub stopper is missing in the hallway bathroom.
 

43) Repair/Maintain , Conducive conditions - Caulk is missing or deteriorated on one or more bathtubs. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
For information on how to do it yourself visit www.doityourself.com.

Photo 39  
Mold growth and water damage to the trim board and wall covering in the hallway bathroom.

Photo 40  
Mold growth and deteriorated caulking in the hallway bathroom shower area.

44) 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 54  
Mold growth and deteriorated caulking in the master bathroom shower area.

Photo 55  
Mold growth and deteriorated caulking in the master bathroom shower area.

45) Comment - Bathrooms

Photo 34  
Hallway bathroom.

Photo 35  
Hallway bathroom.

Photo 52  
Master bathroom.

Photo 53  
Master bathroom.
 
Interior rooms Return to table of contents

46) Safety, Repair/Replace, Evaluate - Llight fixture appears to be inoperable. 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.

Photo 36  
The light in the hallway bathroom needs to be changed.

Photo 56  
The light fixture in the master bathroom is missing the trim plate.

47) Safety, Minor Defect - Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where 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.

Photo 45  
Located in bedroom #2
 

48) 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

49) Repair/Replace, Evaluate - One or more electric receptacles indicate excessive voltage drop when tested under load. Some household items such as computers, printers ect. may not operate properly under these circumstances. A qualified electrician should evaluate and make repairs as necessary.
Some causes for excessive voltage drop may include.
a) Bad splice
b) Loose screw termination
c) Stripped screw on the wire nut or terminal screws
d) Faulty outlet
e) Undersize wiring (too long of a run for the wire size)
f) Loose connection at the circuit breaker.

Photo 47  
This defect was located in bedroom #2.

Photo 48  

50) Repair/Replace, Evaluate - Screen(s) in one or more windows and the sliding screen door are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.

Photo 15  

Photo 22  

51) Repair/Replace - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.

Photo 18  

Photo 28  

52) Comment - Bedrooms

Photo 32  
Bedroom #1

Photo 33  
Bedroom #1

Photo 44  
Bedroom #2

Photo 50  
Master bedroom.

Photo 51  
Master bedroom.
 

53) Comment - Living room.

Photo 41  

Photo 46  
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 14 inches
Insulation estimated R value: R45
54) Evaluate, Serviceable - The furnace is located in the attic area.

Photo 67  
 

55) 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.

Photo 65  

Photo 66  

56) Comment - The attic access hatch is located in the laundry room.

Photo 43  
 
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal
57) Monitor, Comment - The chimney flashing, screen and rain cap.
58) Comment - The fireplace is located in the
 
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.