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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): John Daley
Property address: 9557 Crystal Water Way
Elk Grove, CA 95624
Inspection date: Wednesday, July 22, 2009
This report published on 7/23/2009 8:19:48 AM PDT

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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.

 
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
Items of concern relating to the structural pest inspection are shown as follows:
WDO/WDI InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
WDO/WDI DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
WDO/WDI Conducive
conditions
Conditions 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
Exterior
Roof
Garage
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Fireplaces, woodstoves and chimneys
Interior rooms
Attic
 
Exterior Return to table of contents
Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
1) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding 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. Below is a list of companies in the area that offer free estimates, I recommend calling along with your search.

R & M Construction & Development
6929 Sunrise Blvd. Suite 120C
Citrus Heights, CA 95610
Office # (916) 872-4147
Direct # (702) 303-0235
Ask for Mike

Northwest Exteriors‎
Ste C, 11290 Trade Center Dr
Rancho Cordova, CA‎
(916) 851-1632‎

Photo 9  

Photo 10  

2)   Gaps along fascia boards, behind gutters on the front of the house need repaired to prevent rodents and birds from entering the wall cavities.
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. Below is a list of companies in the area that offer free estimates, I recommend calling along with your search.

R & M Construction & Development
6929 Sunrise Blvd. Suite 120C
Citrus Heights, CA 95610
Office # (916) 872-4147
Direct # (702) 303-0235
Ask for Mike

Northwest Exteriors‎
Ste C, 11290 Trade Center Dr
Rancho Cordova, CA‎
(916) 851-1632‎

Photo 4  
 

3)   Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons. 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. Below are a couple of contractors that I recommend calling to begin your search that have already been pre-screened for you.

R & M Construction & Development
6929 Sunrise Blvd. Suite 120C
Citrus Heights, CA 95610
Office # (916) 872-4147
Direct # (702) 303-0235
Ask for Mike

Bennett Concrete Construction
Sacramento, CA 95814
(916) 444-3970‎

4)   Minor cracks in the stucco siding. These cracks appear to be normal settlement cracks and pose no threat to the integrity of the building. Recommend monitoring them for separation. If separation occurs a qualified contractor should evaluate and make repairs and/or replace stucco siding 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. Below is a list of companies in the area that offer free estimates, I recommend calling along with your search.

R & M Construction & Development
6929 Sunrise Blvd. Suite 120C
Citrus Heights, CA 95610
Office # (916) 872-4147 Office #
Direct # (702) 303-0235
Ask for Mike

Northwest Exteriors‎
Ste C, 11290 Trade Center Dr
Rancho Cordova, CA‎
(916) 851-1632‎

Photo 6  

Photo 7  

Photo 8  
 

5)   Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
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. Below are a couple of contractors that I recommend calling to begin your search that have already been pre-screened for you.

R & M Construction & Development
6929 Sunrise Blvd. Suite 120C
Citrus Heights, CA 95610
Office # (916) 872-4147
Direct # (702) 303-0235
Ask for Mike

Bennett Concrete Construction
Sacramento, CA 95814
(916) 444-3970‎

Photo 3  
Located on the West end of the driveway just before the sidewalk.
 

6)   Location main electrical panels, gas meters and water valves.

Photo 5  
Located on the S.W corner of the building.

Photo 12  
Located on the N.W. corner of the building.
 
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: Clay tile
Estimated age of roof: 7 years old
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
 
Garage Return to table of contents

7)   The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

Photo 16  
Adjustment screws are located here.
 

8)   Garage door opener missing in the single car garage.

Photo 18  
 

9)   Vehicle door was inaccessible due to brackets mounted above door, and couldn't be operated or fully evaluated. Single car garage only.

Photo 26  
 
 
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: N.W corner of the building
Location of sub panels: Bottom of main service panel
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
System ground: Copper
Smoke detectors present: No
10)   Main service panel

Photo 13  
 
 
Water heater Return to table of contents
Estimated age: 7 years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): Not visible
Manufacturer: A.O. Smith
Model: unkown
Water temperature (degrees Fahrenheit): 117.1
11)   A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.
12)   Water heater located in the garage.

Photo 15  
 
 
Heating and cooling Return to table of contents
Estimated age: 7 years old
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: York
Model: A/C unit- H3RA060S06A / Furnace unit-P4HUC20L08001A
Filter location: In return air duct below furnace
Last service date: UNKOWN
13)   No filter is visible for the heating/cooling system. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized. Filter located in the main hallway at the top of the stairs. The filter size is 20x36x1
14)   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.
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 65
Location of main water shut-off valve: S.W. corner of the building
Location of main water meter: Front yard
Location of main fuel shut-off: N.W corner of the building
Visible fuel storage systems: None
Water service: Public
Service pipe material: Galvanized steel
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
15)   The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service.

Dryer vent Wizard
contact- Gina Fazil
1-866-498-7233
or
916-519-4569

Photo 11  
Located on the South wall approx. 8ft up.
 
 
Kitchen Return to table of contents

16)   One or more stove top burners are inoperable. A qualified appliance technician should evaluate and repair as necessary. The left rear burner ignitor in defective and needs replaced. The range top is a whirlpool Model# GTL3014GQ1/ Serial# XL0501121
 
Bathrooms Return to table of contents

17) 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 19  
Master bath shower

Photo 20  
Master bath shower

Photo 21  
Master bath shower
 

18)   The "flapper valve" on the main level toilet did not reseat after flushing. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
19)   One or more light fixtures appear 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.

Overhead fixture in the downstairs bathroom was inoperable.
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Masonry
Chimney type: Metal
20)   A significant amount of creosote is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
21)   The gas supply for the fireplace was capped off. As per the Standards of Practice the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated. If unsure on how to light any pilot light, you can call your local utility company for assistance.

www.pge.com
If you smell natural gas, see downed power lines, or suspect another emergency situation, leave the area immediately and then call 9-1-1 and PG&E at 1-800-743-5000.

www.smud.org
1-888-742-SMUD (7683)
Hours: 7 a.m. - 7 p.m.
Monday - Friday
 
Interior rooms Return to table of contents

22)   Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
23)   Cover plate(s) are missing from 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 installed where missing.
24)   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.

Photo 25  
 

25)   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

26)   The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.

Photo 14  
 

27)   Screen(s) in one or more windows are missing. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing. The screens are located in the garage.
28)   Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.

Photo 23  
Located upstairs in the main hallway bathroom.
 

29)   Trim is missing in one or more areas. Trim boards are present in the house but need to be installed.
30)   Fixtures such towel bars and/or toilet paper holders are damaged and/or deteriorated in one or more areas.

Photo 22  
 

31)   One or more holes are in the walls throughout the house. These repair can be made fairly easily. For information on how to do it yourself, visit www.do-it-yourself.com. If you choose to hire someone to make the repairs always remember to hire a licensed qualified repairman. Below is a list of companies in the area that offer free estimates, I recommend calling along with your search.

R & M Construction & Development
6929 Sunrise Blvd. Suite 120C
Citrus Heights, CA 95610
Office # (916) 872-4147 Office #
Direct # (702) 303-0235
Ask for Mike

B-Line Construction Inc
430 Lea Way
Sacramento, CA 95815
(916) 646-6391‎
blineconstruction.com

Photo 24  
 

32)   Main floor bedroom door has a crack in it. Repair or replace door as desired.

Photo 17  
 
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass loose fill
Insulation depth: 11 inches
Insulation estimated R value: R28
33)   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.
34)   Furnace located in the attic.
 
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.