AREA Inspections

Website: http://www.areainspections.com
Email: Julian@areainspections.com
Inspector's email: jortega@ca.nachi.org
Phone: (800) 878-1743
Inspector's phone: (562) 587-9858
FAX: (877) 708-8118
Inspector: Julian Ortega
NACHI10093010

 

AREA Property Inspection Report
Client(s): Rospective Buyers
Property address: 1112 & 1114 Orme Ave. Los Angeles Ca 90023
Inspection date: 12/23/2012
This report published on Saturday, December 29, 2012 3:03:16 PM PST

View report summary

Dear customer:

Thank you for choosing AREA Inspections to perform the following inspection on the property you wish to purchase.
This report is the exclusive property of AREA Inspection and the individual/s paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.

All findings should be made to AREA Inspections.

This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.

We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off Walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.

While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.

If you have any questions regarding this report, please feel free to call us.

 
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 likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in serviceable condition 
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 http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundations
Crawl Spaces
Roofs
Attics and Roof Structures
Electric
Plumbing / Fuel Systems
Water Heaters
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interiors, Doors and Windows
 
General Information Return to table of contents
Time started: 10:00AM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Rain
Overnight temperature: Cool
Inspection fee: $275.00
Payment method: Check
Number of residential units inspected: 1, 2
Age of main building: 1919
Source for main building age: Municipal records or property listing
Front of building faces: West
Source for additions and modifications: Realtor
Location or alternate name for unit 1: 1112
Location or alternate name for unit 2: 1114
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.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) The natural gas service for unit 1112 was not turned on during the inspection. The inspector operates only "normal" controls such as thermostats, stove burner knobs, and on/off switches, and does not operate gas shut-off valves or activate pilot lights. As a result, items such as but not limited to the gas supply system, gas-fired water heater(s), gas-fired forced air furnace(s), gas fireplace(s), stove(s), and range(s) weren't fully evaluated. The inspector was unable to test for gas leaks. Recommend that a qualified person make a full evaluation of the gas supply system and gas-fired appliances after the gas supply is turned back on. Any problems that are found after this evaluation should be repaired by a qualified contractor.
 
Grounds Return to table of contents
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 driveways and parking areas: Appeared serviceable
Driveways and parking areas material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
3) Fencing gates and or retaining walls were damaged and/or deteriorated in some areas. Recommend that qualified contractor repair as necessary.

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4) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, minor trip hazards were found. Recommend repair and or replacing sections to prevent tripping and water intrusion.

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5) Cracks, holes, settlement, heaving and/or deterioration were found in driveways and/or parking areas. Recommend that qualified contractor repair as necessary.

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Exterior and Foundations Return to table of contents
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: Stucco
Condition of foundations and footings: Appeared serviceable
Apparent foundation types: Crawl space, Post and pier
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem walls): Poured in place concrete
6) Damage or dryl rot was found at one or more fascia. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

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7) Minor gaps were found between the bottom of the footing sill or pier below. Such support posts don't transfer loads to the footing below. Floors and/or the structure can deflect, resulting in non-level floors or damage to the structure. Recommend that a qualified contractor repair as necessary.

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Close up view

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Close up view
 
Crawl Spaces Return to table of contents
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.

Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Wood, Concrete
Beam material: Solid wood
Floor structure: Wood
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents
8) Soil was in contact with or too close to wooden substructure components. Such close clearances limit access to the substructure and can prevent evaluation of some areas or components. Wood substructure components are likely to become moist from the soil close below. This is a conducive condition for wood-destroying organisms. Standard building practices require the following clearances to soil below:Recommend that a qualified person excavate soil as necessary to maintain the above clearances. Note that footings should not be undermined when soil is excavated. Where excavation is not practical, consider installing products such as borate-based Impel rods to prevent infestation and damage. For more information, visit:
http://www.reporthost.com/?IMPEL

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9) One or more crawl space access hatches or doors were too small to allow easy access. Such hatches through walls should be at least 16 x 24 inches in size, and hatches in the floor should be at least 18 x 24 inches in size. Recommend that a qualified person modify crawl space access points per standard building practices.
10) Cellulose material such as scrap wood, cardboard forms, and bebris 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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11) At the time of inspection it appears the crawlspace was in serviceable condition except as noted.

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Roofs 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; 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: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: None
12) Sealant was used at one or more roof penetrations (e.g. pipes, vents, chimneys) rather than flashing. Sealant is not required for most roof penetrations when installations of such items are done professionally and per standard building practices. The presence of sealant suggests that work was performed by someone who was not a qualified contractor. The sealant will be a maintenance issue in the future since it must be renewed periodically. Recommend that a qualified contractor repair where necessary and per standard building practices. For example, by removing sealant and installing flashing.

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13) Some wood shakes or shingles were worn at the roofs ridge.. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing or fastening shakes or shingles, or installing flashing.

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14) One or metal flashings were loose or lifting. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.

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15) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.

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16) At the time of inspection it appears the roof was in serviceable condition except as noted

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Attics and Roof Structures 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. 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.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-19
Vapor retarder: Installed
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Mechanical vents with turbine
17) One or more plumbing vent pipes was improperly installed. For example, terminated in the attic or not connected to the vent pipe or improperly installed, The vent pipe should extend up and out to the exterior roof top. Recommend that a qualified person repair as per standard building practices.

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18) One or more exhaust fan ducts in the attic were not attached to a vent hood or cap. As a result, conditioned air will enter the attic when the fan is operated. Ducts terminating near an attic vent but without a dedicated vent hood or cap will likely blow conditioned air back into the attic. This can result in excessive moisture in the attic. Recommend that a qualified contractor repair per standard building practices, so exhaust fan ducts are permanently fastened to vent hoods or caps.

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19) One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC

20) One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the crawl space have come apart or were loose. This can result in increased moisture levels inside the structure and is a conducive condition for wood-destroying organisms. Recommend that a qualified person make permanent repairs as necessary.

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21) At the time of inspection it appears the roof was in serviceable condition except as noted

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Electric Return to table of contents
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 alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms 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: Overhead
Typical service voltage (volts): 120-240
Typical estimated service amperage: 200
Typical primary service overload protection type: Circuit breakers
Typical service entrance conductor material: Stranded copper
Typical main disconnect rating (amps): 100
Typical system ground: Ground rod(s) in soil, Cold water supply pipes
Condition of main service panel(s): Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Typical location of main disconnect(s): At main disconnect panel(s) outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
22) One modern, 3-slot electric receptacles (outlets) were found with an open ground at unit(s) 2. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Recommend that a qualified electrician repair as necessary so all receptacles are grounded per standard building practices.

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23) Non-metallic sheathed wiring was loose, unsupported, or inadequately supported at one or more locations at unit(s) of the crawlspace. Such wiring should be trimmed to length if necessary and attached to runners or to solid backing with fasteners at intervals of 4 1/2 feet or less. Fasteners should be installed within 12 inches of all enclosures. Recommend that a qualified electrician repair per standard building practices.

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24) Bare wire ends, or wires with a substandard termination, were found at one or more locations at unit(s) attic. This is a potential shock hazard. Recommend that a qualified electrician repair as necessary. For example, by cutting wires to length and terminating with wire nuts in a permanently mounted, covered junction box.

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Exposed wiring had no power at the time of inspection.
 

25) Wire splices were exposed and were not contained in a covered junction box at unit(s) at the crawlspace. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.

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26) One or more bushings were missing from where wires enter holes in electric panel(s) at unit(s) 2. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install bushings where missing.

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27) One or more knockouts were missing from electric panel(s) at unit(s) 2. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.

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28) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken at unit(s) 1, and in the crawlspace. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

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Located at unit #1 range hood cabinet

29) No electric receptacle (outlet) was found at the under-sink kitchen for garbage disposal electric supply at unit(s) 2. This is an inconvenience. Recommend that a qualified electrician install receptacle(s) at under-sink kitchen for garbage disposals as necessary and per standard building practices.

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No electric receptacle (outlet) was visible at the under-sink kitchen. Recommend asking the previous owners if they exist and or installed.

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Power switches were available at the countertop surface area
 

30) The legend for circuit breakers or fuses in electric panel(s) at unit(s) 1, 2, and at the main electrical panel was missing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

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31) One Sub panels were missing screws at electric panel(s) at unit(s) 1, 2. Recommend that a qualified person install screws at closure covers where missing.

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32) One or more light fixtures were inoperable at unit(s) 1, 2 (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

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33) At the time of inspection it appears the electrical panels were in serviceable condition except as noted

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Plumbing / Fuel Systems Return to table of contents
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
Water service: Public
Typical location of main water shut-off(s): Building exteriorFront
Condition of supply lines: Appeared serviceable
Typical supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve(s): At gas meter(s)
34) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Recommend that a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of gray water and potable water, and install an expansion tank at the water heater if missing and necessary. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
35) One or more hose bibs (outside faucets) leaked when tested. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.

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36) At the time of inspection it appears the water and gas was on and in serviceable condition except as noted.

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Gas service to unit 1112 was shut off.

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Water Heaters Return to table of contents
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 heaters: Appeared serviceable
Types: Tank
Energy sources: Natural gas
Condition of burners: Appeared serviceable
Condition of venting systems: Appeared serviceable
Condition of combustion air supplies: Appeared serviceable
37) Significant soil or debris was found at the base of the water heater at unit(s) 1. This can cause corrosion at the base or that leaks are likely to occur in the future. Recommend that a qualified person evaluate and clear soil or debris or make repairs as necessary.

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38) The water heater's local gas shut-off was off at unit(s) 1. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for various professional home inspection organizations, the inspector does not operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

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39) At the time of inspection it appears the water heater was in serviceable condition except as noted.

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Heating, Ventilation and Air Condition (HVAC) Return to table of contents
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).
Heating system type(s): RadiantWall Furnace
Heating distribution type(s): Elements in floor or ceiling
Forced air heating system fuel types: Natural gas
Condition of cooling system and/or heat pump: None
Condition of controls: Appeared serviceable
40) One or more furnace heating systems were not fully evaluated because the local gas shut-off was off For Unit 1. Recommend that a full evaluation be made by a qualified specialist when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

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41) One or more furnace heating systems were not fully evaluated because the pilot light was off, and or inopperable. Recommend that a full evaluation be made by a qualified specialist when conditions have been corrected so the system is operable. Note that the inspector does not operate shut-off valves, pilot lights or circuit breakers, or any controls other than normal controls (thermostat).

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Kitchen Return to table of contents
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
Condition of under-sink food disposals: N/A (none installed)
Condition of dishwasher: N/A (none installed)
Condition of ranges, cooktops and/or wall ovens: N/A (none installed)
Range, cooktop, wall oven types: Natural gas
Condition of refrigerators: N/A (none installed)
Condition of built-in microwave ovens: N/A (none installed)
Condition of hot water dispensers: N/A (none installed)
Condition of trash compactors: N/A (none installed)
42) An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen at unit(s) 1, 2. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.

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Bathrooms, Laundry and Sinks Return to table of contents
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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
43) Gaps, no caulk, or missing caulking were found between the shower enclosure at the floor and/or walls at unit(s) 1, 2. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.

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Interiors, Doors and Windows Return to table of contents
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
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile
44) Some exterior door hardware, including latches, door knockers, or handles were missing at unit(s) 1, 2. Recommend that a qualified person repair or replace as necessary.

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1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.

I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions.

II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.

III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.
1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.

A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm