View as PDF

View summary

Logo

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):  Prospective Buyers
Property address:  300 N Mountain View Pl Fullerton Ca 93831
Inspection date:  Monday, February 24, 2014

This report published on Friday, February 28, 2014 8:30:44 PM PST

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.

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your emailed report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process.

Properties being inspected do not "Pass" or "Fail.? - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair.

For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor 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
Roofs
Attics and Roof Structures
Garages and Carports
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

Present during inspection: Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Inspection fee: $675.00
Payment method: Check
Number of residential units inspected: 7
Age of main building: 1958
Source for main building age: Municipal records or property listing
Front of building faces: South
Location or alternate name for unit 1: Level One
Location or alternate name for unit 2: Level One
Location or alternate name for unit 3: Level One
Location or alternate name for unit 4: Level Two
Location or alternate name for unit 5: Level Two
Location or alternate name for unit 6: Level Two
Location or alternate name for unit 7: Level Two
1) At the time of inspection it appears one or more fire extinguishers have labels that indicate an expired date, those designed for commercial use, can be refilled and resealed by companies who specialize in this service. Inexpensive models are disposable.

Unfortunately, an expiration date cannot be fully trusted and there is no foolproof way to know if an extinguisher is no longer functional. Due to the extremely destructive potential of fires and the relatively low cost of extinguishers, it is advisable to replace or recharge questionable extinguishers.

In summary, extinguishers are classified based on their chemical ingredients, all of which have their own strengths and limitations. It is important to know what type of extinguisher combats what type of fire. Fire extinguishers are critical indoor/outdoor components that must be maintained and inspected regularly.

Recommend having a qualified service contractor evaluate repair and or replace fire extinguishers as necessary and as per standard fire code jurisdiction. It is beyond the scope of the inspector to determine the adequate number of fire extinguishers needed on the premise or their ratings and determine test fire extinguishers, therefore they have been excluded from this report.

Any mention of these materials in this report is made as a courtesy only, Consult with specialists as necessary for this type of evaluation



From Fire Extinguisher Maintenance and Inspection - InterNACHI http://www.nachi.org/fire-extinguisher-maintenance-inspection.htm#ixzz2ugHYhqYf
Photo
Photo 1-1
Photo
Photo 1-2
Date indicated on Label (Oct, 26 2012)
Photo
Photo 1-3
Photo
Photo 1-4

2) 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
3) Units 1, 2, 3, 4, 5, 6, 7 and garages were occupied and/or contained furniture, stored items and/or debris. As a result, some areas were obscured, hidden or inaccessible. 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.
Photo
Photo 3-1
Photo
Photo 3-2
Photo
Photo 3-3
Photo
Photo 3-4
Photo
Photo 3-5
Photo
Photo 3-6
Photo
Photo 3-7
 

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, Required repair, replacement and/or evaluation (see comments below)
Driveways and parking areas material: Asphalt, Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete, Paving stones
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: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete, Metal
4) Bolts used in deck or porch construction showed evidence of corrosion and appeared to have loose washers. These fasteners may not have been galvanized (Zinc coated). Fasteners used in outdoor structures such as decks or porches should be galvanized or rated for outdoor use to resist corrosion. Corroded fasteners are more likely to fail prematurely. Recommend that a qualified person replace fasteners with approved fasteners as necessary and per standard building practices.

Minor deterioration or settlement was found in the stair surround attachments at one or more sets of exterior stairs. Deterioration in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All deteriorated fasteners and wood should be replaced.
Photo
Photo 4-1
Bolts not flush
Photo
Photo 4-2
Minor deterioration or settlement.
Photo
Photo 4-3
 

5) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
Photo
Photo 5-1
Photo
Photo 5-2

6) The waterproof membrane at one or more decks guardrail penetration and/or balconies was deteriorated, substandard. Recommend that a qualified contractor evaluate and repair or replace membrane sections as necessary. Further evaluation may reveal damage due to water intrusion. Additional and/or structural repairs may be needed.
Photo
Photo 6-1
Photo
Photo 6-2
Photo
Photo 6-3
Photo
Photo 6-4
Photo
Photo 6-5
Photo
Photo 6-6

7) Cracks, holes, settlement, heaving and/or deterioration were found in driveways and/or parking areas. Recommend that qualified contractor repair as necessary.
Photo
Photo 7-1
Photo
Photo 7-2

8) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
Photo
Photo 8-1
Photo
Photo 8-2
Photo
Photo 8-3
Photo
Photo 8-4
Photo
Photo 8-5
 

9) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. It is a conducive condition for wood-destroying organisms. Recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
Photo
Photo 9-1
Photo
Photo 9-2

10) The asphalt surface at driveways and/or parking areas was worn and is prone to developing cracks from water penetration. Recommend that a qualified person reseal the driveway. For more information, visit:
http://www.reporthost.com/?RAD
11) Most, All areas of the deck, porch substructure were inaccessible due to permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.
Photo
Photo 11-1
Photo
Photo 11-2

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: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Stucco, Stone or faux stone veneer
Condition of foundations and footings: Appeared serviceable
Apparent foundation types: Concrete slab on grade, Concrete garage slab
Foundation/stem wall material: Poured in place concrete, Concrete slab on grade
Footing material (under foundation stem walls): Poured in place concrete, Concrete slab
12) One or more large growing palm trees were very close to the foundation. Tree roots can cause significant structural damage to foundations, or may have already caused damage (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to foundations.
Photo
Photo 12-1
 

13) Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
Photo
Photo 13-1
Photo
Photo 13-2
Photo
Photo 13-3
Photo
Photo 13-4
Photo
Photo 13-5
Photo
Photo 13-6
Photo
Photo 13-7
Photo
Photo 13-8
Photo
Photo 13-9
Photo
Photo 13-10
Photo
Photo 13-11
Photo
Photo 13-12

14) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture.Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo
Photo 14-1
Photo
Photo 14-2
Photo
Photo 14-3
Photo
Photo 14-4
Photo
Photo 14-5
Photo
Photo 14-6
Photo
Photo 14-7
Photo
Photo 14-8

15) Some areas of the exterior paint or stain finish were incomplete and/or substandard (e.g. primed only, too few coats). Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
16) Caulk was substandard in some areas. For example, at siding-trim junctions, at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/?CAULK
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, Rolled composition
Roof type: Gable
Apparent number of layers of roof surface material: Multiple
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Limited evaluation due to little or no rainfall during and prior to the inspection
17) Evidence of ponding (pools of past standing water) was found at one or more locations on the flat or low-slope roof surface. Even on a flat roof, water should be removed by a drainage system so that any remaining water evaporates within 48 hours after it rains. Prolonged standing water can result in roof leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.
Photo
Photo 17-1
Photo
Photo 17-2

18) One or more gutters terminate on the roof. Rainwater can come in contact with the building exterior or reduce the life of shingles as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 18-1
 

19) 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.
Photo
Photo 19-1
Photo
Photo 19-2

20) At the time of inspection it appears the roof was in serviceable condition except as noted
Photo
Photo 20-1
Photo
Photo 20-2
Photo
Photo 20-3
Photo
Photo 20-4
Photo
Photo 20-5
Photo
Photo 20-6
Photo
Photo 20-7
Photo
Photo 20-8

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: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt, Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-11
Vapor retarder: None
Condition of roof ventilation: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Open soffit vents
21) The facing on fiberglass batt insulation in the attic was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
Photo
Photo 21-1
Photo
Photo 21-2

22) Attic spaces greater than 30 inches in height appeared to exist in this building, and limited access points were found due to permanent pipes blocking access. Standard building practices require that access points be installed for attic spaces more than 30 inches in height for periodic evaluation. Recommend that a qualified person install attic access points where missing and per standard building practices (e.g. adequate size, insulated, weatherstripped). A qualified person should fully evaluate these attic spaces and roof structures. These areas are excluded from this inspection.
Photo
Photo 22-1
 

23) One or more soffit vents were blocked by insulation. This can reduce air flow through the roof structure or attic and result in reduced service life for the roof surface materials because of high temperatures. Moisture from condensation is also likely to accumulate in the roof structure and/or attic and can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary so air flows freely through all vents. For example, by moving or removing insulation and installing cardboard baffles.
24) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
25) At the time of inspection it appears the attic was in serviceable condition except as noted
Photo
Photo 25-1
Photo
Photo 25-2
Photo
Photo 25-3
Photo
Photo 25-4
Photo
Photo 25-5
Photo
Photo 25-6
Photo
Photo 25-7
 

26) All attic areas and roof structures more than 6 feet from attic access point(s) #A were inaccessible due to ducts or pipes blocking. These areas were not evaluated and are excluded from the inspection.
Garages and Carports
Return to table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of garage vehicle doors: Appeared serviceable
Types of garage vehicle doors: Sectional, Sliding, Roll
Condition of automatic openers: None
Condition of garage interiors: Appeared serviceable, Required repair or evaluation (see comments below)
Ventilation in garages: Inadequate
27) One or more gaps, holes, areas with missing or substandard surface materials were found in the attached garage walls or ceilings at unit(s) 5, 7. Current standard building practices call for wooden-framed ceilings and walls that separate garages from interior living spaces to provide limited fire-resistance rating to prevent the spread of fire from the garage to interior living spaces. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 27-1
Photo
Photo 27-2
Photo
Photo 27-3
Photo
Photo 27-4

28) Weatherstripping at the sides and/or bottom of one or more garage doors at units 1,4,7. vehicle doors was missing damaged deteriorated substandard . Recommend replacing or installing weatherstripping where necessary to prevent water and/or vermin intrusion.
Photo
Photo 28-1
Photo
Photo 28-2
Photo
Photo 28-3
 

29) What appeared to be past water stains due to a plumbing leak were visible on the garage roof structure at one or more locations at Unit 7. However, no elevated levels of moisture were found at these stains during the inspection. The stains have been affected caused by a past leak as per Tenant. Recommend asking the property owner about past leaks, It appears the affected areas have substandard patching and recommend repairing as per standard building practices due to fire wall, Monitor these areas in the future to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 29-1
Photo
Photo 29-2
Photo
Photo 29-3
Photo
Photo 29-4

30) At the time of inspection it appears the Garages were in serviceable condition except as noted.
Photo
Photo 30-1
 

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: Fuses
Typical service entrance conductor material: Stranded copper
Typical main disconnect rating (amps): 200
Typical system ground: Not determined, not readily apparent
Condition of main service panel(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)Per-nut vice panel
Typical location of main disconnect(s): At main disconnect panel(s) outside
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
31) Modifications were made to the Main electrical panel(s) at the exterior. It appears modifications were made to prevent water from getting inside. This is an indication that leaks have occurred in the past or has history of issues, Electric panels and equipment inside are Underwriter Laboratory rated devices, and modifications to them are not allowed. Recommend that a qualified electrician evaluate and replace components or make repairs as necessary.
Photo
Photo 31-1
Photo
Photo 31-2
Photo
Photo 31-3
Photo
Photo 31-4
Photo
Photo 31-5
 

32) Significant amounts of contaminants or foreign material such as drywall texture or paint were found in electric panel(s) at the Main shut off panel and at per units panels. No approved method exists for cleaning contaminants from panel interiors or components such as bus or terminal bars, circuit breakers or fuses. The panel and/or components inside may need replacing. Recommend that a qualified electrician evaluate and replace components if necessary.
Photo
Photo 32-1
 

33) One or more electric receptacles (outlets) at the kitchen, bathroom(s) at unit(s) 2, 3, 5, 6, 7 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.reporthost.com/?GFCI
Photo
Photo 33-1
Photo
Photo 33-2
Photo
Photo 33-3
Photo
Photo 33-4
Photo
Photo 33-5
Photo
Photo 33-6
Photo
Photo 33-7
Photo
Photo 33-8
Photo
Photo 33-9
Photo
Photo 33-10
Photo
Photo 33-11
Photo
Photo 33-12
Photo
Photo 33-13
Photo
Photo 33-14
Photo
Photo 33-15
Photo
Photo 33-16

34) Substandard wiring was found at the building exterior, carport. For example, exposed wiring, loose wiring, exposed splices, missing or broken cover plates, extension or lamp cord used as permanent wiring. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
Photo
Photo 34-1
Photo
Photo 34-2
Photo
Photo 34-3
 

35) One or more circuit breakers in electric panel(s) at unit(s) 1 were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit:
http://www.reporthost.com/?DBLTAP
Photo
Photo 35-1
 

36) Flexible lamp or appliance cord was being used for permanent wiring at one or more locations at unit(s) 2. 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.
Photo
Photo 36-1
 

37) Smoke alarms were missing from bedrooms, from hallways leading to bedrooms, on one or more levels at unit(s) . Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM
38) One or more timer boxes were deteriorated, missing inner shield and had no locks. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.

Located at the Laundry room.
Photo
Photo 38-1
Photo
Photo 38-2
Photo
Photo 38-3
 

39) One or more light fixtures, conduits or conduit fittings installed outside were loose, substandard, missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 39-1
Photo
Photo 39-2
Photo
Photo 39-3
Photo
Photo 39-4
Photo
Photo 39-5
 

40) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
Photo
Photo 40-1
Photo
Photo 40-2

41) One or more slots where circuit breakers are normally installed were open in electric panel(s) at unit(s) 5. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo
Photo 41-1
 

42) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken at unit(s) 4 The exterior main shut off breaker panel. 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.
Photo
Photo 42-1
Photo
Photo 42-2

43) Based on the age of these units 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.reporthost.com/?SMKALRMLS
Photo
Photo 43-1
 

44) No carbon monoxide alarms were visible at unit(s) 6. 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.reporthost.com/?COALRM
45) One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.
46) 2-slot receptacles (outlets) rather than 3-slot, grounded receptacles were installed in one or more areas at unit(s) 1, 2. These do not have an equipment ground and are considered unsafe by today's standards. Appliances that require a ground should not be used with 2-slot receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The client should be aware of this limitation when planning use for various rooms, such as an office. Upgrading to grounded receptacles typically requires installing new wiring from the main service panel or sub-panel to the receptacle(s), in addition to replacing the receptacle(s). Consult with a qualified electrician about upgrading to 3-wire, grounded circuits.
Photo
Photo 46-1
Photo
Photo 46-2

47) The inspector was unable to open and evaluate electric panel(s) at unit(s) 2, 3, 4, 5, 6, 7 because items were blocking access, paint or wallpaper would be damaged. These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
Photo
Photo 47-1
Photo
Photo 47-2
Photo
Photo 47-3
Photo
Photo 47-4
Photo
Photo 47-5
Photo
Photo 47-6
Photo
Photo 47-7
 

48) The legend for circuit breakers or fuses in electric panel(s) at all sub-service panels was missing, incomplete, illegible or confusing. 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.
49) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Photo
Photo 49-1
 

50) At the time of inspection it appears the electrical panel was on and in serviceable condition except as noted
Photo
Photo 50-1
Photo
Photo 50-2
Photo
Photo 50-3
Photo
Photo 50-4
No permanent locks or latches installed at the main shut off panel.
Photo
Photo 50-5
 

51) No doorbells were installed at the entrance to one or more units. The client wish to have one installed for convenience sake.
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 water pressure (psi): 68
Typical location of main water shut-off(s): Building exterior
Condition of supply lines: Appeared serviceable
Typical supply pipe material: Copper
Condition of drain pipes: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
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), At building exterior
52) Stains were found in one or more sections of waste lines at the garage clean out area., but no active leaks were found near the stains. This may indicate that past leaks have occurred. Consult with the property owner about this, and either monitor these areas in the future for leaks or have a qualified plumber evaluate and repair as necessary.
Photo
Photo 52-1
Photo
Photo 52-2
Photo
Photo 52-3
Main Clean location Located in Unit 7 Garage.
 

53) One or more copper water service pipes were embedded in concrete or masonry where it was routed through the foundation, and no protection from damage due to thermal expansion was visible. Copper pipes embedded in concrete or masonry should be wrapped with an approved tape or installed through a sleeve for abrasion protection. Recommend that a qualified contractor repair per standard building practices.
54) At the time of inspection it appears the Gas & Water was on and in serviceable condition except as noted
Photo
Photo 54-1
Photo
Photo 54-2
Photo
Photo 54-3
Photo
Photo 54-4
Photo
Photo 54-5
 

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: Required repair, replacement and/or evaluation (see comments below)
55) The water heater's earthquake straps or struts at the laundry room storage area were substandard. For example, they may allow significant movement or use substandard fasteners. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person repair or replace existing earthquake reinforcement per standard building practices.
Photo
Photo 55-1
 

56) The source of combustion and/or dilution air for the water heater at the laundry rooms main door was substandard because the upper, lower and upper vent was missing and the inner water heater door intake air vent was missing or blocked. All gas appliances require adequate air (approximately 1 square inch per 1000 BTU) for combustion, dilution and ventilation. Standard building practices require that vents be installed at both the top and the bottom of restricted enclosures, and be left open at all times. This is a potential safety hazard and can result in exhaust gases entering living spaces. A qualified person should repair per standard building practices, or remove blockages as necessary.
Photo
Photo 56-1
Photo
Photo 56-2
Photo
Photo 56-3
Photo
Photo 56-4
Photo
Photo 56-5
 

57) At the time of inspection it appears the Water Heater was on and in serviceable condition except as noted
Photo
Photo 57-1
Photo
Photo 57-2

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): Furnace, Radiant
Heating distribution type(s): None, individual heaters
Electric heater type (not forced air): Wall mounted, radiant
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Packaged unit, Through wall
Condition of controls: Appeared serviceable
58) Combustible materials were found too close to the front of the furnace cabinet at unit(s) 6, 7. General guidelines require the following clearances:This is a potential fire hazard. Recommend any or all of the following as necessary:
Photo
Photo 58-1
Photo
Photo 58-2

59) One or more furnace heating systems were not fully evaluated because the gas supply was off, pilot light was off. 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).
Photo
Photo 59-1
Photo
Photo 59-2
Photo
Photo 59-3
Photo
Photo 59-4
Photo
Photo 59-5
Photo
Photo 59-6
Photo
Photo 59-7
Photo
Photo 59-8
Photo
Photo 59-9
Photo
Photo 59-10
Photo
Photo 59-11
 

60) The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace at unit(s) 1, 2, 3, 4, 5, 6 Most of all the units. Be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
61) The heat pump or air conditioner condensing unit was not fully evaluated because the electricity supply was turned off at unit(s) 1, 2. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that the inspector does not operate or replace overcurrent protection devices, or operate any controls other than normal controls (thermostat).
Photo
Photo 61-1
Photo
Photo 61-2

62) At the time of inspection it appears the A/C units were in serviceable condition except as noted
Photo
Photo 62-1
Photo
Photo 62-2
Photo
Photo 62-3
Photo
Photo 62-4
Photo
Photo 62-5
 

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, Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
63) 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) 1,6,7.. 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.
Photo
Photo 63-1
Photo
Photo 63-2
Photo
Photo 63-3
 

64) One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated at unit(s) 6. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 64-1
Photo
Photo 64-2

65) No exhaust hood was installed over the cook top or range, and no wall-mounted exhaust fan was found nearby at unit(s) 2, 3, 4, 5, 6, 7 Most of all. 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. Lighting may also be inadequate. Recommend that a qualified contractor install a vented and lighted range hood, with the exhaust fan ducted outdoors.
Photo
Photo 65-1
Photo
Photo 65-2
Photo
Photo 65-3
Photo
Photo 65-4

66) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes, around the sink at unit(s) 1, 2, 3, 7. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
Photo
Photo 66-1
Photo
Photo 66-2
Photo
Photo 66-3
 

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, Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
67) The toilet at one or more units was loose or had missing, deteriorated or substandard culking at the base where it attached to the floor at unit(s) 5,6,7. Leaks can occur as a result. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Photo
Photo 67-1
Photo
Photo 67-2
Photo
Photo 67-3
 

68) The hot and cold water supplies appeared to be reversed at the sink at unit(s) 6. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. Recommend that a qualified plumber repair as necessary.
Photo
Photo 68-1
 

69) The bathtub surround was deteriorated, damaged or substandard at unit(s) 1, 2, 3, 7. Water can damage the wall structure as a result. Recommend that a qualified contractor replace or repair the surround as necessary.
Photo
Photo 69-1
Photo
Photo 69-2
Photo
Photo 69-3
Photo
Photo 69-4
Photo
Photo 69-5
Photo
Photo 69-6
Photo
Photo 69-7
Photo
Photo 69-8
Photo
Photo 69-9
 

70) Moisture stains or evidence of fungi growth of were found in the ceiling, shelving or towel cabinets at unit(s) 1,3,6,7 It appears to be due to inadequate ventilation. Consult with the property owner about this, and if necessary that a qualified person evaluate and repair.
Photo
Photo 70-1
Photo
Photo 70-2
Photo
Photo 70-3
Photo
Photo 70-4
Photo
Photo 70-5
Photo
Photo 70-6
Photo
Photo 70-7
 

71) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at unit(s) 6. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
Photo
Photo 71-1
 

72) One or more vanities or cabinets were not securely fastened to the wall or had gaps with substandard caulking at unit(s) 3. Recommend that a qualified person repair as necessary.
Photo
Photo 72-1
 

73) One or more sink drains were leaking at unit(s) 1. A qualified person should repair as necessary.
Photo
Photo 73-1
Photo
Photo 73-2

74) Tile and/or grout in the bathtub surround was substandard or deteriorated (e.g. loose or cracked tiles, missing grout) or substandard at unit(s)1, 2, 5. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
Photo
Photo 74-1
Photo
Photo 74-2
Photo
Photo 74-3
 

75) The shower head was dripping when the shower was turned off at unit(s) 3. Recommend that a qualified person repair as necessary.
Photo
Photo 75-1
Photo
Photo 75-2

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 windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Sliding
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
76) Stains were found in one or more wall and ceiling areas at unit(s) 1, 4, 5, 6, 7. The inspector was unable to determine if an active leak exists (e.g. recent dry weather, inaccessible height). Recommend asking the property owner about this, monitoring the stains in the future, and/or having a qualified contractor evaluate and repair if necessary.

It appears some wall and or floor areas had past water intrusion the areas appeared to be dry with a slight moisture reading at the time of inspection, evidence of water intrusion was found at some areas such as stains and or efflorescence. Recommend have a qualified person evaluate and repair as necessary and monitoring the affected areas during heaving rain and or use of a/c unit nearby.
Photo
Photo 76-1
Photo
Photo 76-2
Photo
Photo 76-3
Photo
Photo 76-4
Photo
Photo 76-5
Photo
Photo 76-6
Photo
Photo 76-7
Photo
Photo 76-8

77) Squeaking or creaking noises occur when walking on one or more sections of flooring at unit(s) 7. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit:
http://www.reporthost.com/?SQUEAK
78) Some interior door hardware (locksets, hinges) were loose, missing at unit(s) 3, 6. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 78-1
Photo
Photo 78-2
Photo
Photo 78-3
 

79) One or more walls, ceilings were cracked, had substandard repairs at unit(s) 1, 3, 4, 5, 6, 7. Recommend that a qualified person repair as necessary.
Photo
Photo 79-1
Photo
Photo 79-2
Photo
Photo 79-3
Photo
Photo 79-4
Photo
Photo 79-5
Photo
Photo 79-6
Photo
Photo 79-7
Photo
Photo 79-8
Photo
Photo 79-9
Photo
Photo 79-10

80) Fixtures such as closet shelving were damaged, deteriorated at unit(s) 2. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 80-1
 

81) Carpeting in one or more areas was damaged or deteriorated at unit(s)5. Recommend that a qualified contractor replace as necessary.
Photo
Photo 81-1
Photo
Photo 81-2

82) One or more interior doors were sticking in the door jamb and were difficult to operate at unit(s) 2, 4, 7. Recommend that a qualified person repair as necessary. For example, by trimming doors.
Photo
Photo 82-1
Photo
Photo 82-2
Photo
Photo 82-3
 

83) Carpeting in one or more areas was significantly stained or soiled at unit(s) 5, 7. Recommend having carpeting professionally cleaned as necessary.
84) Stains were found in one or more ceiling areas at unit(s) 1. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) 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.
Photo
Photo 84-1
Photo
Photo 84-2

AREA Property Inspections Standards of Practice

1. Definitions and Scope

1.1. A general home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. The scope of work may be modified by the Client and Inspector prior to the inspection process.

The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people. The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect.

1.3. A general home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.

From International Standards of Practice for Performing a General Home Inspection - InterNACHI http://www.nachi.org/sop.htm#ixzz2W06FGSgc

AREA Property Inspections Commercial Standards of Practice

1. Purpose

1.1 The purpose of this document is to define good practice and to establish a reasonable approach for the performance of an inspection of a commercial property.

2. Definitions

2.1 Core Definitions

2.1.1 Commercial Property: A commercial property is defined as the building structures and improvements located on a parcel of commercial real estate. These may include structures such as buildings with residential units operated for profit, mixed-use buildings, strip malls, motels, factories, storage facilities, restaurants and office buildings.

2.1.2 Inspection: The inspection is defined as the process of an inspector collecting information through visual observation during a walk-through survey of the subject property, conducting research about the property, and then generating a meaningful report about the condition of the property based on the observations made and research conducted by the inspector. A commercial inspection requires the inspector to make observations, conduct research, and report findings.

2.1.2.1 Observations: Observations are defined as those potential items of interest noted by the inspector during the walk-through survey portion of the inspection.

2.1.2.2 Research: Research is defined as the process of gathering information through document review and interviews to augment the observations made during the walk-through portion of the inspection. This research may include reviewing readily available documents, such as previous inspection reports, building permits, code violation notices and environmental studies. This research may also include interviews with readily available personnel, such as building managers, tenants and owners.

2.1.2.3 Report: An inspection report is defined as a written communication describing the issues discovered from observations made and research conducted by the inspector that are, in the inspector's opinion, likely to be of interest to his/her client. A report may contain photographs of observations made during the walk-through survey portion of the inspection and/or copies of documents reviewed during the research portion of the inspection.


From International Standards of Practice for Inspecting Commercial Properties - InterNACHI http://www.nachi.org/comsop.htm#ixzz2W06l8Xxw