Acutec home inspections

Phone: (916) 317-3124
9333 Newfound Way 
Elk Grove CA 95758-4004
Inspector: constantine verras


Sample 1602 sq. ft.
On concrete slab
Client(s): Sample
Property address: Sample
Inspection date: 2/14/2011
This report published on Monday, February 14, 2011 5:58:22 PM PST

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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 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

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

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Interior rooms
General information Return to table of contents
Report number: Sample
Inspector's name: Gus Verras
Type of building: Single family
Age of building: 20 yrs old
Property owner's name: Sample
Time started: 0945 hrs
Time finished: 1335 hrs
Inspection Fee: 290.00
Payment method: Check
Present during inspection: Client(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool46 - 56 degrees
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: Central vacuum system, Water softener system
Exterior Return to table of contents
Footing material: Poured in place concrete
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, Solid core steel, Sliding glass
1) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

Photo 6  
Remove old wasp nest

Photo 17  
Remove old wasp nest

Photo 32  
Remove old wasp nest

2) Fence post is damaged and/or deteriorated at gate. A qualified contractor should evaluate and make repairs or replace sections as necessary.

Photo 15  
Gate post is loose repair or replace

3) The gate at the east side rear has a loose 2 x 4 on the wall that the gate latches to. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.

Photo 22  
Loose gate latch support board. repair / maintain.

4) 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.

Photo 8  
Seal penetration at stucco

Photo 14  
Seal penetration above telephone box.

5) One or more light fixtures located in "wet" or "damp" locations have no visible rating for use in wet locations. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and replace light fixtures as necessary and as per standard building practices.

Photo 7  
Seal top of coach light with clear caulk

Photo 10  
Caulk top of coach light

6) Old stucco repairs visible at several windows and at rear slider. Some need paint t/u and or caulking cleaned up. No visible problems noted at these locations.

Photo 18  
Old stucco repair around window

Photo 19  
Same as picture 18

Photo 20  
Same as 18

Photo 26  
Same as 18

Photo 27  
Same as 18

7) A minor crack was found in the driveway. However it didn't appear to be a structural concern and no trip hazards were found. You may want to cut the tree root to prevent further cracking.

Photo 11  
Hairline crack in concrete

Photo 12  
May want to cut root to prevent further cracking

8)   Walkway at east side front widened with 2 x 6 edging. Needs to be supported or removed. Could be fall hazard if steped on.

Photo 13  
2 x 6 rail at edge of concrete will not support weight, do not step on it. May want to support it or remove it.
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable, Hipped
Roof covering: Concrete tile
Estimated age of roof: Unknown but in good shape
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
9) Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future. location mainly at front of structure and at valleys.

Photo 35  
Clean leaves out of gutters front side of house

Photo 37  
Cleaning debris out of valleys can increase the life of roof. Overall roof looks in good shape

10) clean debris out of gutters mainly at front of structure.

Photo 35  
Clean leaves out of gutters front side of house
Garage Return to table of contents

11) The pull-down attic stairs in the attached garage ceiling aren't fire-rated. This ceiling should have a one-hour fire rating to slow or prevent the spread of fire from the attached garage to attic spaces above the living areas. A qualified contractor should evaluate and make modifications to these stairs as necessary so they have a one hour fire rating. Other options include removing them or replacing them with commercially made, fire-rated stairs. Examples of possible solutions include:

  • Installing 5/8 inch Type X sheetrock on the lower surface of the stair door and eliminating gaps around the edges of the door.
  • Removing the stairs and installing a traditional hatch made with 5/8 inch Type X sheetrock.
  • Installing a Battic Door and installing sheetrock over it as described at their website.
  • Replacing these stairs with fire-rated stairs such as those from:

    Photo 47  
    Pull down steps in garage, Not fire rated.

    12) The garage-house door poses a fire risk because a pet door has been installed in it, eliminating its fire rating. A qualified contractor should replace this door with a fire-rated door.
    13) Appliances such as the water heater and/or furnace are subject to damage from vehicles because no protective barrier is installed in front of them. A qualified contractor should install an adequate barrier as per standard building practices (steel post anchored in concrete, wood partition, etc.).
    Note: was not required at time building was constructed.

    Photo 43  
    No protective bollard (steel post) to prevent vehical running into appliances, was not required by building code when house was built.

    14) Some ceiling florescent lights not working, possible burnt bulbs.
    15) Small amount of dry rot at base of exterior door jamb at base. About the size of 50 cent piece.

    Photo 16  
    Small section of dry rot at base about the size of 50 cent piece. Repair / replace

    16) Exterior door new. New hinges and striker plates did not match up. (cosmetic).

    Photo 44  
    Exterior door at garage replaced (new), hinges and striker plates do not match up with old locations in jamb. (cosmetic)

    Photo 45  
    Same as 46

    17) Central vacuum installed is beyond the scope of this inspection, however it does run.

    Photo 38  
    Vacuum system

    Photo 52  
    Vacuum tools in laundry
    Attic Return to table of contents
    Inspection method: Partially traversed
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Insulation material: Fiberglass roll or batt, Cellulose loose fill
    Insulation depth: 12 - 16 inches
    Insulation estimated R value: R-30 + Meets and or exceeds code.
    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: At service panel
    Location of main disconnect: Breaker at top of main service panel
    System ground: Concrete encased electrode
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: No
    18) location of Main disconnect

    Photo 68  
    Emergency main electrical shut off

    19) Pictures of service panel and view behind dead front. Everything looks good.

    Photo 48  
    Service panel breakers

    Photo 49  
    Service panel with dead front removed looks ok.
    Water heater Return to table of contents
    Estimated age: 1 -2 yrs
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Rheem
    Water temperature (degrees Fahrenheit): 118 degrees
    20) No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices. Note: not required when house was built.

    Photo 41  
    No drip leg at gas line. Note: was not code when this house was built
    Heating and cooling Return to table of contents
    Estimated age: 19 - 20 yrs
    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
    Model: XE 70
    21) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    22) The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
    23) The insulation at the line set has deteriorated or been damaged.

    Photo 25  
    repair insulation at line set

    24) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
    25) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. However I did start it momentarily and it ran.
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 60 psi
    Location of main water shut-off valve: Right side of garage at exterior hose bibb
    Location of main water meter: N/ W corner front yard
    Location of main fuel shut-off: East side of house near service panel
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: Copper
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Not visible
    26) Externally ran water pipe from water softener has been cut where it used to be hooked to wash machine. Use caution when activating water softener as this pipe may leak.

    Photo 40  
    Water line cut at laundry

    27) No expansion tank is installed on this structure's water supply system. Expansion tanks are recommended when a property is on a public water supply system and the property's water system is "closed" via a pressure reducing valve (PRV), check valve, or backflow preventer. No room for expansion of water exists in this type of system. Thermal expansion occurs when water is heated during non-use periods. In a closed system with no provision for expansion, its effects may include:

  • Backflow into the water main
  • Damage to water heater connections, gas water heater flue tubes and pumps serving washers and dishwashers
  • Leaking faucets
  • "Weeping" of water through the water heater temperature-pressure relief (TPR) valve
  • Noisy water hammer in the pipes.

    Expansion tanks can eliminate these problems by giving water a place to go when thermal expansion occurs. When a water heating cycle ends, or when any fixture is opened within the system, the impact of thermal expansion is reduced, and water drains out of the expansion tank back into the system. Recommend having a qualified plumber install an expansion tank as per standard building practices.
    28) No anti siphon valves attached at hose bibbs. They were not required at the time house was built. recommend installing them, they are inexpensive.

    Photo 9  
    Install anti syphon valve

    Photo 29  
    Needs anti siphon valve

    29) The outlets in the Laundry room are not Gfic protected. This was not a requirement at the time this house was built.
    30) Pictures showing both water shutoff and gas shut off

    Photo 9  
    Install anti syphon valve

    Photo 50  
    Emergency gas shut off
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Metal prefabricated
    Chimney type: Metal
    31) A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.
    32) One or more fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.
    33)   Pictures of Fireplace, Chimney cap and log lighter valve.

    Photo 36  
    Chimney cap in good condition

    Photo 53  
    Fireplace with gas log lighter. F.P. should be cleaned annually.

    Photo 54  
    Gas valve for log lighter
    Kitchen Return to table of contents

    34) Dishwasher appears to be new, however it is only sitting in cabinet bay. The electrical, hot water and drain are not hooked up.


    Photo 55  
    Do not turn on hot water under kitchen sink until dishwasher is connected to water and drain or water will leak.

    Photo 56  
    Dishwasher appears new, not hooked up, just set in dishwasher bay. stainless steel feeder hose and drain line left unhooked under kitchen sink

    35) Range not hooked up to gas, The gas pipe is in the oven.

    Photo 57  
    Range not hooked up to gas

    36) There is a visible void in the sheet rock where Kitchen ceiling light has been installed.

    Photo 67  
    Void in sheet rock visible where light fixture was installed

    37) Microwave works, it heated water.

    Photo 58  
    Microwave works (heated water)
    Bathrooms Return to table of contents

    38) One or more faucet handles are loose or missing and should be repaired or replaced as necessary. Location Master bath shower and Bath 2 tub.

    Photo 59  
    Bath 2 tub valves loose

    Photo 63  
    Master shower valve off possibly broken

    39) Bath 2 tub drain stopper doesn't work. Repair or replace.

    Photo 61  
    Bath 2 drain stopper doesn't work repair replace

    40) 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.
    41) The enamel coating on one or more bathtubs is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the bathtub(s) should be refinished or replaced.

    Photo 60  
    Bath 2 tub bottom discolered

    42) Master shower tile floor holds water. (Low spot in floor)

    Photo 62  
    Master shower floor holds water at circled location

    43) Note: In case Gfic outlets need to be reset, the reset is in garage under vacuum.
    Interior rooms Return to table of contents

    44) No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:

    45) Two electrical toggle switches are broken and need to be replaced. (1) at left side of sliding glass door for exterior light. It is stuck in the on position.
    (2) At bedroom 2 fan / light switch not working correctly. Replace.

    46) The sash spring mechanism(s) in two windows are broken or loose. A qualified contractor or service technician should evaluate and make repairs as necessary so the window(s) operate as intended (open easily, stay open without support, close easily, etc.). Locations: Bed 2 and living room/

    Photo 65  
    Living room window vent panel doesn't stay open on its own.

    47) Seals between double-pane glass in one window appears to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

    The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too. Location at kitchen atrium window.

    Photo 34  
    Atrium window is foggy on left panel.

    48) Screen(s) in one or more windows are bent. Screens should be replaced where necessary.

    Photo 30  
    Bent screen west side

    Photo 31  
    Bent screen west side

    49) One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
    50) Ceiling fan in bedroom 2 is extremely loud. Recommend repair or replace.
    51) Sliding glass door needs the lock mechanism adjusted. It does lock with extra effort. There is no screen on sliding glass door.
    52) Bypass closet doors in both secondary bedrooms need the bottoms of the doors cut. They are also missing the bottom bypass door guide.

    Photo 4  
    Water pressure 60 psi at 10:15 am

    Photo 5  
    Location of water meter

    Photo 21  
    old wasp nest

    Photo 23  
    Location of rear yard drain. Keep free of debris.

    Photo 24  
    A/C compressor

    Photo 28  
    Gap left between rear yard retaining wall and side fence.

    Photo 33  
    Fence at west side of house is old. maintain / repair and or replace.

    Photo 39  
    This water line runs to laundry Note: It is cut off where it used to connect to washer, use caution turning on water softener so it does not run in laundry room.

    Photo 42  
    Water heater less than 2 yrs old

    Photo 46  
    attic over garage. Note: insulation not required in this location

    Photo 51  
    Forced air unit located in garage

    Photo 64  
    Master shower towel bar rusted

    Photo 66  
    Light switch at slider for rear yard light broken in on position

    Thank you! Acutec Home Inspection Company.