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All Seasons Home Inspections

Website: http://www.reporthost.com/allseason
Email: allseasoninspctr@netscape.net
Phone: (530) 899-7107
FAX: (530) 345-7767
40 Seville Court, Suite 110 Chico, Calif 95928
Inspector: Rolland Summers

  

All Seasons Inspection Report
Client(s): Dan Beverage
Property address: 763 East 7th Street Chico, Ca
Inspection date: Tuesday, October 13, 2009
This report published on 10/14/2009 8:15:03 AM PDT

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All Season Home Inspections

Table of Contents
General Information
Exterior, Grounds
Crawlspace/ Foundation
Roof
Attic
Electric
Plumbing / Fuel Systems
Water Heater
Heating & Air
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Inspector: Rolland Summers
Present during inspection: Property owner, Realtor
Weather conditions: Rain
Temperature: Cool
Ground condition: Wet
Inspection fee: $225.00
Payment method: Escrow
Type of building: Single family
Buildings inspected: Home Only
Front of building faces: North
Main entrance faces: North
Occupied: Yes
1) - The detached shop was not evaluated & is excluded from this Inspection.

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Exterior, Grounds Return to table of contents
Limitations: The following items are not included in this inspection: spas, hot tubs, water features and related equipment; landscape lighting; irrigation systems; 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.
The following items are excluded from this inspection: Detached Garage
Sidewalk material: Poured in place concrete
2) Safety, Repair/Replace, Evaluate - One or more trip hazards were found on front sidewalk section due to heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

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3) Safety, Comment - Railing is not completely installed around deck off back of home as per standard building practices. This may have been done to allow access to spa from deck.

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4) Minor Defect, Comment - Areas where siding around home is showing signs of age many sections of deterioration siding were observed at time of evaluation.

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5) Maintain - The exterior finish in areas was blistering or failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices

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West side
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Right of entry
6) Evaluate, Monitor - One or more large trees around the property someday may be likely to fall and are a potential safety hazard.

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7) - Hot tub was not evaluated & is excluded from this Inspection.

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Crawlspace/ Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Foundation type: Unfinished basement
Foundation material: Concrete block
Footing material: Not determined
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Partially traversed
Insulation material underneath floor above: None visible
8) Evaluate, Monitor - One or more pier, foundation footings or retaining walls were undermined, where soil has either eroded out from underneath, or has been excavated too close to the footing. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings, and then slope down no more steeply than 45 degrees. Otherwise soil may collapse from beneath the footing(s). A qualified contractor or engineer should evaluate and determine what repairs if any should be made. A qualified contractor should perform any repairs that may be needed.

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9) Monitor, Comment - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern.

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10) Comment - The inspector was unable to test the sump pump for one or more reasons (no source of water). The sump pump was not fully evaluated.

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Roof Return to table of contents
Limitations: Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
Roof structure type: Rafters
Limitations: Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Roof structure type: Rafters
11) Maintain - Debris had accumulated in one or more gutters but appear to have free water flow due to spacer placed inside. Gutters should be cleaned now and as necessary in the future.

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12) Evaluate, Comment - The sky light in living room has deterioration around top near lens. This is not visible from inside of home but looking through lens on roof it can be seen. Unable to determine cause of deterioration.

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13) Comment - Roofing material installed on home is in great shape with any areas of concern to note at time of evaluation.

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14) - Plumbing service jacks & electrical service mast were sealed with electrical tape when roof was installed. This is a common practice in this area but becomes deteriorated over time. The jack at service mast has gap recommend re-sealing around all roof terminations to prevent potential leaking.

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Attic Return to table of contents
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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of attic:
Attic inspection method: Partially traversed
Ceiling insulation rating: R-50
Roof ventilation: Appears serviceable
15) Maintain - Vents installed at gable ends have had there insect screens partly blocked with dirt and are no ventilation to there full potential & should be cleaned.

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16) Monitor, Comment - Attic over home is well insulated & has lighting installed & appears in good condition. I could not detect any signs of rodents in attic at time of evaluation.

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Electric Return to table of contents
Limitations: 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: Overhead
Service voltage (volts): 120
Service amperage (amps): Not determined
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): Not determined
System ground: Ground rod(s) in soil
Branch circuit wiring type: Not determined
Condition of smoke detectors: Near, at or beyond service life
Smoke detectors present: Yes
Smoke detector power source: Not determined
17) Safety, Repair/Replace - Based on the age of this structure and the appearance of a portion 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:
http://www.google.com/search?q=old+smoke+alarms

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18) Repair/Maintain - Electrical conduit supplying power to A.C system is not securely fastened to unit and needs secured to unit.

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19) Evaluate, Comment - Due to wet conditions & lock placed on main service panel Inspector did not open or evaluate main service panel. This lock should be removed as it would prevent the panel from being opened in the event of a emergency .

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20) Monitor, Comment - Alarm system was not evaluated & is excluded from Inspection.

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Plumbing / Fuel Systems Return to table of contents
Limitations: 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service:
Service pipe material: Galvanized steel, Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Galvanized steel
Waste pipe material: Plastic, Galvanized steel
21) Repair/Replace - water supply pipes in the crawl space were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.

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22) Evaluate, Monitor - Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks.
 
Water Heater Return to table of contents
Limitations: 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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 30
Manufacturer: American
Condition of venting system:
23) Safety, Repair/Replace, Evaluate - The water heater was not installed per manufactures recommendations & dose not have required clearance to front burner access door. Sticker on front calls for 4 inches of space between burner door & combustible.

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24) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.

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Heating & Air Return to table of contents
Limitations: Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Lennox
Condition of burners: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
25) Major Defect, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be this age or older but was still functional on both cooling & heating at time of evaluation.

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26) Repair/Replace, Evaluate - One or more sections of flex duct were improperly supported and installed in a substandard way. Most manufacturers and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that flex duct be supported with the following guidelines:

  • Ducts should not sag more than 1/2 inch every foot between supports
  • Support straps should be spaced no farther apart than 4 feet
  • Support straps should be 1-1/2 inches wide or more

    A qualified contractor should evaluate and repair ducts and/or supports as necessary.

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    27) Repair/Maintain - The air filter installed in return grill is dirty & needs to be replaced. This filter should be replaced every 3-6 months to maintain systems operating efficiency's.

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    28) - Gaps exist around air supply outlets in floor of home removing covers & sealing cans to floor will improve systems operational efficiency's,

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    29) - Drain line ran from A/C unit is not securely fastened to side walk and needs fastened down to prevent damaging drain piping.

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    Kitchen Return to table of contents
    Limitations: 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of cabinets:
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cook top: Appeared serviceable
    Condition of refrigerator: Appeared serviceable
    Condition of built: Appeared serviceable
    30) - Hinges on kitchen cabinets below sink & stove top are loose & need hinges tightened.

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    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: 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.
    Condition of counters: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of shower(s) and related plumbing:
    Condition of ventilation systems: Appeared serviceable
    Condition of laundry facilities:
    31) Safety, Repair/Replace - The clothes dryer was equipped with a , accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

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    32) Repair/Maintain - Minor cracking observed in grouting at floor in shower enclosure recommend applying grout or caulking where cracking has occurred.

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    Interior Rooms / Areas Return to table of contents
    Limitations: 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 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 of odors is not within the scope of this inspection.
    Condition of interior doors: Appeared serviceable
    Type of windows: Wood
    Condition of windows: Appeared serviceable
    Condition of walls: Appeared serviceable
    Ceiling type or covering: Plaster
    Flooring type or covering: Wood
    33) Safety, Repair/Replace - One or more exterior doors had deadbolts installed with no handle, and require a key to open them from both sides. This can be a safety hazard in the event of a fire when the key is not available. The door cannot be used as an exit then, causing entrapment. Key-only deadbolts should be replaced with deadbolts that have a handle on the inside on exterior doors in rooms with no other adequate egress nearby.

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    34) Minor Defect - Wood flooring in home with areas that were lightly worn as typical with wood flooring. There is a small dent in floor in living room near door way thru to dinning room as well
    35) Monitor, Comment - The large pet door installed on rear door is large enough for small adult to squeeze through opening recommend leaving security door locked when home is not occupied.

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    36) Comment - Current occupants furnishings in home prevented full evaluation of interior living spaces.

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