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ALL HOME INSPECTION

Website: http://www.4allhomeinspect.com
Email: downs110@gmail.com
Phone: (253) 315-0057 · (253) 941-9888
Inspector: Mike Downs
WA State Dept. of Licensing #507

   

Home Inspection Report
2014000

Client(s):  Client name
Property address:  Manufactured home
Anytown, WA
Inspection date:  Friday, January 09, 2015

This report published on Sunday, January 11, 2015 5:48:50 PM PST

This report is the exclusive property of this inspection company and the client 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:
Concern typeSafetyPoses a safety concern
Concern typeMajor defectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor defectCorrection usually involves a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeDamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Concern typeConducive 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
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Carport
Electric
Plumbing
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Time started: 9:30 AM
Time finished: 12:00 PM
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Temperature during inspection: Cool
Ground condition: Wet
Recent weather: Dry (no rain)
Overnight temperature: Cold
Inspection fee: $395.00
Payment method: Check 8717
Type of building: Manufactured home
Age of main building: 1980
Source for main building age: Client
Occupied: Furniture or stored items were present
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
2) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Near, at or beyond service life
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
3) Damage Fungal rot was found in treads at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
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4) Damage This wheel chair ramp was deteriorated and had fungal rot. A qualified contractor should evaluate and repair or replace as necessary, and according to standard building practices. All rotted wood should be removed.
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5) Damage Fungal rot was found in decking boards and/or plywood sheathing at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
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6) Most decks were obscured by carpet and couldn't be fully evaluated.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Metal
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Not applicable, slab, manufactured or mobile home
7) No poured-in-place concrete footings were visible below the piers supporting this manufactured home. Settlement can occur as a result. Consult with a qualified contractor to determine options for installing footings per standard building practices.
Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point: Building exterior
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Concrete block
Beam material: Steel
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Required repairs (see comments below)
Ventilation type: Unconditioned space, with vents
8) Conducive conditions One or more crawl space vents were blocked by debris. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.
9) Conducive conditions The vapor barrier in many areas of the crawl space was missing. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
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10) The outdoor crawl space access hatch was damaged. Water and/or vermin can enter the crawl space. Recommend that a qualified person replace, install or repair the hatch where necessary.
11) Some sections of under-floor insulation above the crawl space were damaged or deteriorated. This may result in reduced energy efficiency. Recommend that a qualified person install or replace insulation as necessary.
12) The "bottom board" below the floor structure had holes and was torn. Vermin and insects can enter the floor substructure, energy efficiency can be reduced and plumbing components can be prone to freezing. Recommend that a qualified person repair the bottom board per standard building practices with approved materials, such as replacement bottom board sections and bottom board tape. For more information, visit:
http://www.google.com/search?q=bottom+board+tape
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13) Conducive conditions Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
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14) As in most manufactured homes, a "bottom board" was attached to the underside of the floor structure. Its purpose is to protect and hold the under-floor insulation in place. It also helps prevent insects and vermin from nesting in the subfloor, and helps prevent plumbing lines from freezing. It is permanently installed and obscures the floor structure and all wiring and plumbing within. The inspector makes no attempt to move or remove it for evaluation purposes. All areas and components obscured by the bottom board are excluded from this inspection.
Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: Multiple
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Full
15) Conducive conditions Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or poorly sloped. Water can accumulate around the building foundation or inside the crawl space as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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16) Conducive conditions One or more gutters and/or downspouts were leaking and/or damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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17) This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.
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18)   Photos of roof, for your information
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
19) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Carport
Condition of carport floor: Required repair, replacement and/or evaluation (see comments below)
Condition of detached carport structure: Appeared serviceable
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Inspector's estimate of roof surface age: 1980s
Roof inspection method: Viewed from roof on home
Roof type: Flat or low slope
Roof surface material: Metal panel
20) Significant cracks, holes, heaving and/or settlement were found in one or more sections of concrete slab floors. Uneven surfaces can pose a trip hazard. Recommend that a qualified contractor repair or replace concrete slab floors where necessary.
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21) Conducive conditions One or more gutters and/or downspouts were leaking. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
22) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. Recommend cleaning debris from the roof surface now and as necessary in the future.
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23) Moss was growing on the roof. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.google.com/search?q=moss+on+roof
24) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to safety concerns about the type of roof covering, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, 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, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel: Building exterior
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
25) One or more electric receptacles (outlets) at the kitchen and exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/099.pdf
26) Flexible lamp or appliance cord was being used for permanent wiring at one or more locations. Such wiring is not intended to be used as permanent wiring and poses a safety hazard of shock and fire. Recommend that a qualified electrician repair per standard building practices.
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27) One or more receptacles (outlets) were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
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28) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
29) One or more cover plates installed outside were damaged. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 29-1
 

30) Smoke alarms were missing from bedrooms and hallways leading to bedrooms. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms and in each bedroom. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
31) One or more slots where circuit breakers are normally installed were open in the electric panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
32) One or more bushings were missing from where wires enter holes in the panel.This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the holes. Recommend that a qualified electrician install bushings where missing.
33) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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:
http://www.google.com/search?q=old+smoke+alarms
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Photo 33-1
 

34) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
35) One or more slots where circuit breakers are normally installed were open in the electric panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
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36) One or more bushings were missing from where wires enter holes in the panel. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the holes. Recommend that a qualified electrician install bushings where missing.
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37) Light fixtures with fully or partially exposed fluorescent bulbs were installed. This is a safety hazard. Recommend that protective sleeves be installed on such bulbs to prevent breakage.
38)   Photos of electric panel, for your information
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Photo 38-1
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Plumbing
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut-off: Crawl space
Water service: Public
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: PVC plastic, Polybutylene
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location of plumbing clean-out: Crawl space
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
39) Insulation for one or more water supply pipes in the crawl space was substandard. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
40) One or more plastic PVC or CPVC water supply pipes had substandard support or were loose. Leaks may occur as a result. PVC and CPVC supply pipes should have supports every 4 feet. Special hangers that allow movement from expansion and that won't damage the soft plastic piping should be used. Recommend that a qualified person install supports or secure pipes per standard building practices.
41) Polybutylene plastic water supply piping was found. This was commonly used in manufactured homes from the 1980s through 1995. Other plastics such as PEX or CPVC have been used since then. Some fittings with polybutylene piping have a history of failure that results in leaks. Recommend reviewing any available disclosure statements for comments on leaks in the water supply system. Much of the water supply piping is typically concealed in walls, floors and/or ceilings, and the inspector does not guarantee that leaks don't exist as part of this inspection. Recommend review of this system, and repairs if necessary, by a qualified plumber. For more information, visit:
http://www.google.com/search?q=polybutylene+plumbing
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Photo 41-1
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Electricity
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Serial number: fk12557548
Estimated age: 2009
Location of water heater: Exterior closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 120
42) Damage Flooring under the water heater had fungal rot in the wood. A qualified person should evaluate and repair or replace the flooring as necessary. All rotten wood should be replaced.
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43)   Photos of water heater, for your information
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44)   Water temperature of 120 degrees Fahrenheit was within the normal range of 110-120 degrees Fahrenheit, for your information
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Photo 44-1
 

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type: Forced air furnace
General heating distribution type: Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 1980
Forced air heating system manufacturer: Coleman
Forced air furnace serial number: 3500a800
Location of forced air furnace: Closet
Condition of furnace filter: Required replacement
Location for forced air filter: At top of air handler
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: Back of home
Type: Split system
Manufacturer: Coleman
Heat pump or air conditioner serial number: 63268228
Condition of controls: Appeared serviceable
45) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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Photo 45-1
 

46) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
47) One or more heating or cooling ducts were lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary so ducts are suspended per standard building practices and are not in contact with the ground.
48) One or more heating or cooling ducts have come apart, or had significant gaps at junctions. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.
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49) One or more heating or cooling ducts were crushed. This can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.
50) The last service date of the forced air electric furnace appeared to be more than 2 years ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 2 years ago, a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
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51) The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
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52) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
53) The cooling fins at the heat pump or air conditioning condensing unit were dirty. Energy efficiency can be reduced as a result. Recommend that a qualified person clean fins as necessary.
54) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of cooktop: Not determined (burners were not in place)
Condition of oven: Appeared serviceable
55) Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.
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56)   Photos of kitchen appliances, for your information
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location A: Full bath
Location B: Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of showers and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
57) Conducive conditions Flooring at the base of the toilet at locations A and B was stained and/or soft. Recommend that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the sub-floor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is re-installed.
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58) The toilet at location A didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.
59) Conducive conditions The exhaust fan at location A was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
60) The shower head at location B was damaged. Recommend that a qualified person repair as necessary.
61) The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.
62) Rubber water supply hoses installed at the clothes washer are prone to bursting when deteriorated, which can result in flooding and significant water damage. Recommend upgrading to braided, stainless steel hoses.
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63) The knob for the timer in the hall bathroom fan was missing. A qualified person should install a timer knob as necessary.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Types of windows: Metal, Multi-pane, Sliding, Single-hung, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Paneling
Ceiling type or covering: Tiles
Condition of flooring: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
64) Some ceilings in this structure had tiles possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html
65) Conducive conditions Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
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66) Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
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67) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
68) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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69) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.google.com/search?q=elastic+crack+cover
70) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stains may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained areas in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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This completes your home inspection report. Thank you for your business.