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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 for Rubidoux Paza

Client(s):  Prospective Buyers
Property address:  46100 Rubidoux Street, Indio, CA 92201
Inspection date:  Monday, December 22, 2014

This report published on Thursday, March 05, 2015 8:28:43 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
Electric
Plumbing / Fuel Systems
Water Heaters
Heating, Ventilation and Air Condition (HVAC)
Bathrooms, Laundry and Sinks
Interiors, Doors and Windows


General Information
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Time started: 12:00PM
Present during inspection: Property owner, 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)
Inspection fee: Call to Request Inspection Quote
Payment method: Check
Number of residential units inspected: 8
Age of main building: 1999
Location or alternate name for unit 1: C-1
Location or alternate name for unit 2: C-2
Location or alternate name for unit 3: C-3
Location or alternate name for unit 4: C-4
Location or alternate name for unit 5: C-5
Location or alternate name for unit 6: C-6
Location or alternate name for unit 7: C-7
Location or alternate name for unit 8: C-8
Location or alternate name for unit 9: C-9 (Inaccessible)
Location or alternate name for unit 10: C-10 (Inaccessible)
1) At the time of inspection it appears one or more fire extinguishers were too few, displaced or missing extinguishers, 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
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2) There was a main building fire suppression system installed on the premises. 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. These systems normally require periodic inspection by a specialist to ensure correct operation and are in accordance with the local jurisdiction. Recommend that a qualified specialist evaluate and determine if this property is in accordance with National Fire Prevention Association
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3) Unit(s) 9 & 10 appears to be shared complex and were inaccessible, locked and or access was denied. All areas in such units is limited and are excluded from this report Recommend that a full evaluation of the interior systems and components that are located within the dwelling units be inspected before the close of escrow. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.
4) This report was not offered in conjunction with a complete ADA property inspection, or neither offered as a separate, stand-alone inspection service.

Most laws regarding accessibility regulate only new construction and remodeling, and do not oblige existing building owners to reduce barriers if such reduction is not readily achievable. This report does not cover all of the possible local, state, provincial or federal requirements regarding accessibility or barrier reduction. The information presented within this report was derived from a visual-only inspection of the property, and is intended solely as informal guidance, and is not a determination of legal rights or responsibilities.

Recommend consulting with the previous owners regarding Accessibility Compliance and Fire Code Compliance. Building Compliance vary per jurisdiction and can result in enforced compliance. It is beyond the scope of this inspection to determine the validity and qualified building standards observed during this inspection. due to conformity and building use or design. Some accessibility deficiencies may exist at this facility.

From International Standards of Practice for Inspecting Commercial Properties - InterNACHI http://www.nachi.org/comsop.htm#ixzz2u0AanrFn
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5) Units 1, 2, 3, 4, 5, 6, 7 and/or 8 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.
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveways and parking areas: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Driveways and parking areas material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Waterproof coating or membrane
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Metal
6) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway and perimeter excavation lots. For safety reasons, recommend that a qualified contractor repair as necessary.
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7) The waterproof membrane at one or more decks, porches and/or balconies was damaged and/or deteriorated. 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.
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8) Ponding (pools of standing water) was found at one or more locations on the deck or low-slope deck surface. 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 leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary to prevent ponding.
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9) 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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10) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
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11) Based on observations to the vacant lots. The perimeter, appeared to be incomplete or vandalized, modifications to this property may have been made without the owner knowledge or having attained permits or inspections from the municipality such as security gates perimeter safety barriers. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work is needed to bring the perimeter vacant lots into compliance, this knowledge must be disclosed when the building is sold in the future. Also, the local municipality could require costly alterations to bring the perimeter vacant lots into legal compliance or even require that the additions or modifications be removed.
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Vandalized Signage Recommend repair and or replace.
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12) 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
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Exterior and Foundations
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Stucco
Condition of foundations and footings: Appeared serviceable
Apparent foundation types: Concrete slab on grade
Foundation/stem wall material: Concrete slab on grade
Footing material (under foundation stem walls): Concrete slab
13) At the time of inspection it appears the address signage or identification street numeral was not visible or difficult to read on the structure. Recommend having a qualified person up-date or install Visible numeral address sinage as necessary and as per standard fire code jurisdiction
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14) 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.
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15) 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.
Roofs
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Concrete tile, Corrugated plastic or fiberglass
Roof type: Flat or low slope, Mansard
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Limited evaluation due to little or no rainfall during and prior to the inspection
16) Guardrails at one or more locations with drop-offs higher much than 30 inches were missing. This poses a fall hazard. At a minimum the client should be aware of this hazard. Consider having a qualified contractor install guardrails where walking surfaces are more than 30 inches above the surrounding roof area and per standard building practices.
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17) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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18) At the time of inspection it appears the roof was in serviceable condition except as noted.
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Attics and Roof Structures
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es), 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.): Not determined (inaccessible or obscured)
Ceiling insulation material: None visible
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vapor retarder: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks)
19) At the time of inspection it appears the Attic Cantilever structure was in serviceable condition except as noted.
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20) Attic spaces less than 30 inches in height may exist in this building, but had no visible access points. This is acceptable per standard building practices. However, these spaces were not inspected and are excluded from this inspection.
Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide 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: Underground
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Typical number of service conductors: 2
Typical service voltage (volts): 3 phase, 4 wire, 120
Typical estimated service amperage: 400
Typical primary service overload protection type: Circuit breakers
Typical service entrance conductor material: Stranded copper
Typical main disconnect rating (amps): 400
Typical system ground: Ground rod(s) in soil
Condition of main service panel(s): Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Typical location of main disconnect(s): Service Utility Closet
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper
Solid strand aluminum branch circuit wiring present: None visible
21) One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip with a test instrument at unit(s)C- 2, 3, 4, 6. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
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22) One or more cover plates, light fixtures, electric boxes and/or conduits or conduit fittings installed outside were damaged, deteriorated, corroded, missing components or vandalized. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
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23) One or more receptacles (outlets) were scorched. at Unit(s) C-2 The wiring for these receptacles may be damaged due to overheating. Recommend that a qualified electrician replace such receptacles, evaluate related wiring and repair if necessary.
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24) No carbon monoxide alarms were visible at unit(s) . 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
25) Equipment for the Elevator was found Recommend asking the previous owners or service technicians who is responsible for maintenance of such devices. Hydraulic transformers, transfer switches and any associated wiring are excluded from this inspection. Recommend that the client consult with a qualified contractor or electrician to further evaluate and service now and annually in the future as necessary as well as familiarize themselves with the operation of this system.

Elevator equipment, electrical motors, hydraulic and/or step down transformer system needs service at least once a year, Maintain adequate spacing between equipment and production work perimeter, dirt and debris must be kept away from such devices due to a heating potential and fire hazard!
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Dust lint or debris was observed Recommend maintenance and clean up as necessary.
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Missing cover plates or light fixture wiring was exposed. recommend repair and or replace as necessary for safety purposes.
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26) At the time of inspection it appears the Switch Gear Main Electrical Panel was in need for service. These type of equipment require annual maintenance and inspection such as shutting down all power for inspection and clean up maintenance of components and equipment inside, Recommend having a qualified Electrical Contractor further evaluate and maintenance as well as make repairs as necessary.
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27) The inspector was unable to open and evaluate electric switch gear panel(s) at the Main Electrical Switch Gear panels or closet because panel or equipment was energized and/or panel(s) were locked. 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. Recommend removing all debris and storage from top of switch gear boxes.
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28) The Main Electrical Panel & Sub-Panels were on and in serviceable condition except as noted.
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Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Typical location of main water shut-off(s): In utility room
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: Not determined (inaccessible, obscured, or water service off)
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve(s): At building exterior
29) One or more leaks were found in water supply pipes or fittings at the perimeter grounds exterior. A qualified plumber or contractor should evaluate and repair as necessary.
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Local fire hydrant access.

30) 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. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
31) A fire suppression system was installed on the premises. 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
Water Heaters
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heaters: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Types: Instantanious with heating system, tankless
Energy sources: Electricity
32) Instantanious Water Heaters
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Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
Heating system type(s): Forced air, Furnace
Heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Condition of furnace filters: Required replacement
Typical location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Packaged unit
Condition of controls: Appeared serviceable
33) Supply air from the heat pump Furnace system was cold rather than warm at unit(s) 3, 4, 5 and/or 6. It should be warmer or current room temperature. The thermostat is likely the problem and may be caused by, improper wiring, or not working properly, Recommend that a qualified HVAC contractor evaluate and repair as necessary.
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Thermostat was reading heater on?

34) The Furnace and A/C Systems appeared to be in serviceable condition except as noted.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
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, Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
35) One or more handles for sink water shut-off valves were Inoperable  at unit(s) 1. Recommend that a qualified person repair or replace as necessary.
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36) The sink was damaged or significantly deteriorated at unit(s) 7. Recommend that a qualified contractor replace the sink.
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37) Caulk around the base of the toilet at unit(s) 1, 3, 4, & 7 was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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38) Tile, stone and/or grout in the flooring was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard at unit(s) 7. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
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Interiors, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Single-pane, Casement, Fixed
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: None at unit 1
39) No numerals signage or address for unit # 3
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40) Window trim was loose or deteriorated substandard in one or more areas. Recommend that a qualified person repair as necessary
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41) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or HVAC plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy usage of HVAC systems or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
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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