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Website: http://www.a1inspections4u.com
Email: sherlock@a1inspections4u.com
Phone: (206) 555-1212
Anytown, USA
Inspector: Sherlock Jones

 

Building Analysis Report
Client(s): John and Mary Smith
Property address: 123 Maple Ave.
Anytown, USA
Inspection date: December 12th, 2003
This report published on XX/XX/XXXX XX:XX:XX PM PDT

View summary page

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.

WAC 16-228-2045 requires that a diagram be prepared for WDO (Wood Destroying Organism) inspection reports. A copy is available upon request.

For information on follow-up inspections, please see the bottom section of this report.

Thank you for choosing A1 Home Inspections. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.

This inspection complies with the American Society of Home Inspectors' (ASHI) Standards of Practice and the National Association of Home Inspectors' (NAHI) Standards of Practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.

Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.

Areas of the property that are excluded due to lack of access are vulnerable to infestation and damage from wood destroying insects and organisms.

 
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 only involves a minor expense 
EvaluateRecommend evaluation by a specialist 
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
General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Structural Pest Findings
 

General Information 
Return to table of contents

Report number: XXXXXXXXXX
Time started: 1:00 PM
Time finished: 3:10PM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Inspection fee: $XXX
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Age of building(s): XXXX
Source for building age: Realtor
Front of building faces: West
Main entrance faces: West
Occupied: Yes
Property owner's name: XXXXX
1)   Some wall and floor surfaces were obscured by furniture, stored items and couldn't be fully evaluated.
 
Grounds 
Return to table of contents

Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Shed
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete, Gravel
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
2)   Guardrails in some areas with drop-offs higher than 30 inches were missing. This is a safety hazard. Standard building practices require that they:

  • Be installed at drop-offs higher than 30 inches
  • Be securely and permanently attached
  • Be at least 36 inches in height
  • Not be climbable by children
  • Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter

    A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.

    • Photo 4       		 
    3)   Handrails at one or more flights of stairs were missing. This is a safety hazard. Standard building practices require that handrails be:

  • Installed at stairs with three or more risers
  • Sized and shaped so your hand can encircle them
  • Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
  • Continuous and extend for the entire flight of the stairs
  • Located between 30 and 38 inches above the leading edge of the stair treads

    A qualified person should repair, replace or install as necessary and as per standard building practices.

    • Photo 5       		 
    4) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building 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 building exterior.

    Photo 2       		 
     
    Electric 
    Return to table of contents

    Limitations: The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Electric service condition: Appeared serviceable
    Primary service type: Underground
    Service voltage (volts): 120
    Service amperage (amps): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Aluminum
    Main disconnect rating (amps): 200
    System ground: Unable to determine
    Condition of main service panel: Appeared serviceable
    Location of main service panel #A: Garage
    Location of sub panel #B: In back yard (for RV?)
    Location of main disconnect: Breaker at top of main service panel
    Branch circuit wiring type: Nonmetallic sheathed
    Condition of branch circuit wiring: Serviceable
    Solid strand aluminum branch circuit wiring present: None visible
    Smoke detectors present: Yes
    Carbon monoxide detectors present: Yes
    11)   Some (one on east wall of garage) electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Photo 8  
    Reverse polarity receptacle at east wall of garage.
    		  
    12)   One or more ground fault circuit interrupter (GFCI) type receptacles were found to have an open ground (one at south building exterior and one in kitchen). GFCI protection will still work with an open ground, but ideally repairs should be made as necessary so grounding is correct with these receptacles. A qualified electrician should evaluate and make repairs as necessary.

    Photo 6  
    Photo 15  
    13)   Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
     
    FOLLOW-UP INSPECTION POLICY
    Generally we discourage follow-up inspections for these reasons

    1. Quality of repairs
    If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible.

    2. Pest inspections required for some follow-up inspections
    On occasion, some follow-up inspections may require a complete, new structural pest inspection. Examples include:
  • Evaluating a crawl space after carpenter ant infestation was found
  • Evaluating numerous items throughout a structure after a significant amount of time has passed (original inspection in winter, follow-up in summer)

    Our fees for follow-up inspections are as follows:

  • Follow-up inspection: $150
  • Follow-up inspections with a structural pest (WDO/WDI) inspection: $250

    Additional charges usually apply for travel outside of Whangaroo County



    SCOPE AND LIMITATIONS OF THIS INSPECTION
    This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

  • Crawl space areas less than 18 inches in height
  • Attic spaces less than 5 feet in height
  • Spaces under outdoor decks less than 5 feet high

    Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.

    Items not Included

    1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;
    2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);
    3. Noise pollution or air quality in the area;
    4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
    5. Engineering level evaluations on any topic;
    6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);
    7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
    8. Any repairs which relate to some standard of interior decorating;
    9. Cracked heat exchangers or similar devices in furnaces;
    10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;
    11. Washers and dryers;
    12. Circuit breaker operation;
    13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;
    14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;
    15. Evaluations involving destructive testing;
    16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
    17. Design problems and adequacy or operational capacity, quality or suitability;
    18. Fireplace drafting;
    19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;
    20. Any evaluation which would involve scraping paint or other wall coverings;
    21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
    22. Legal description of property such as boundaries, egress/ingress, etc.;
    23. Quality of materials;
    24. Conformance with plan specifications or manufacturers specifications;
    25. Flood conditions or plains;
    26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis.

    As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for All Point Home Inspections to recommend any specific contractor.

    Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.

    Disclaimer
    In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
    THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.

    THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO A1 HOME INSPECTIONS.
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