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A THOROUGH HOME INSPECTION


PO Box 202 
Berry Creek CA 95916-0202
Inspector: JOHN D'ANGELO

Property Inspection Report

Client(s):  Paula Reyes
Property address:  3121 Isabelle Terrace
Oroville, Ca, 95965
Inspection date:  Wednesday, May 17, 2017

This report published on Friday, May 19, 2017 7:54:07 PM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
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
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings
General Information

View summary


Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood

1) One or more treads at exterior stairs were loose. This is a potential fall hazard. Recommend that a qualified person repair as necessary.
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Photo 1-1
Rear deck shows signs of wood rot and insect damage, on decking and handrail. Recommend further evaluation by a qualified carpenter.
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Photo 1-2
Decking is loose and rotting.

2) Handrails at one or more flights of stairs were loose and/or wobbly. This is a safety hazard. Recommend that a qualified person repair as necessary.
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Photo 2-1
Rear deck shows signs of wood rot and insect damage, on decking and handrail. Recommend further evaluation by a qualified carpenter.
 

3) Fungal rot was found in decking boards at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 3-1
Rear deck shows signs of wood rot and insect damage, on decking and handrail. Recommend further evaluation by a qualified carpenter.
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Photo 3-2
Decking is loose and rotting.
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Photo 3-3
Mold and mildew present on underside of rear deck. Recommend further evaluation by a qualified insect/mold inspector.
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Photo 3-4
More mold present under rear deck.

4) Fungal rot was found in treads at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 4-1
Decking is loose and rotting.
 

5) Pavement sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing old pavement and installing new.
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Photo 5-1
Concrete sagging at corner. This is caused by water undermining walkway. Recommend further evaluation by a qualified concrete contractor.
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Photo 5-2
Concrete cracks in walkway. This is typical cracking due to water seepage under walkway. Recommend further evaluation by a qualified concrete contractor.
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Photo 5-3
Crack in walkway
 

6) Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

7) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.

8) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Photo 8-1
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Photo 8-2

9) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
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Photo 9-1
Concrete cracks in walkway. This is typical cracking due to water seepage under walkway. Recommend further evaluation by a qualified concrete contractor.
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Photo 9-2
Large crack in concrete walkway. This is typical cracking due to water deterioration. Recommend further evaluation bt a qualified concrete contractor.
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Photo 9-3
Cracks in walkway is typical, but most likely due to lack of gutters. Recommend installing gutters and downspouts.
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Photo 9-4

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Post and pier
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

10) One or more large 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.
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Photo 10-1
Tree growing close to garage. Recommend limbing tree.
 

11) Flashing at one or more locations was deteriorated. Leaks can occur as a result. Recommend that a qualified person repair, replace or install flashing as necessary, and per standard building practices.
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Photo 11-1
Sealant on flashing is deteriorating where wall meets roof. Water can seep under shingles and damage underlayment. Recommend properly sealing flashing.
 

12) One or more precast concrete pier blocks were used to support posts or beams, and no poured-in-place concrete footing was visible below. Pier blocks resting directly on soil are prone to settlement. Recommend that a qualified contractor evaluate and repair as necessary and per standard building practices. For example, by pouring concrete footings below.
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Photo 12-1
No insulation under floors. Recommend installing insulation and moisture barrier.
 

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.
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Photo 13-1
Exposed wire mesh on exterior corner, under rear deck. Water can seep behind stucco, causing it to loosen and deteriorate. Recommend sealing with appropriate mortar.
 

14) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 14-1
Tree growing against house. Recommend trimming tree away from house.
 

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.
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Photo 15-1
Wood frame around window needs paint.
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Photo 15-2
Wood window frame is bare. Recommend priming and painting.
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Photo 15-3
Paint is peeling from eave trim board. Recommend painting
 

Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

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

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents

16) No under-floor insulation was installed in the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
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Photo 16-1
No insulation under floors. Recommend installing insulation and moisture barrier.
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Photo 16-2
No insulation under floors. no moisture barrier. This could cause mold/mildew issues. Recommend insulation and moisture barrier.

17) No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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Photo 17-1
No insulation under floors. no moisture barrier. This could cause mold/mildew issues. Recommend insulation and moisture barrier.
 

18)   One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 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 perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: none installed

19) One or more gutters were missing. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 19-1
Repair made to roof eave
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Photo 19-2
Gutters missing, roof jack is abandoned. Water will leak through pipe causing water damage on interior ceiling. Recommend sealing the roof jack.
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Photo 19-3
Gutters and downspouts missing.
This will cause water to pool around perimeter of house. Causing walkway to crack. Recommend installing gutters and downspouts.
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Not inspected because no access was found
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured)
Ceiling insulation material: Not determined (inaccessible or obscured)
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vermiculite insulation present: Not determined
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents

20) No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Detached
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Tilt-up
Number of vehicle doors: 1
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists

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: Overhead
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): Not applicable, no single main disconnect
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main disconnect: No single main disconnect, use all breakers in main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed, copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

21) Panel(s) # were manufactured by the Federal Pacific Electric company and used "Stab-Lok" circuit breakers. There is significant evidence that both double and single pole versions of these circuit breakers fail by not tripping when they are supposed to. However, in 2011 the Consumer Products Safety Commission (CPSC) closed an investigation into this product because they did not have enough data to establish that the circuit breakers pose a serious risk of injury to consumers. Regardless, and due to other evidence of safety issues, recommend that a qualified electrician carefully evaluate all Federal Pacific panels and make repairs as necessary. Consider replacing Federal Pacific panels with modern panels that offer more flexibility for new, safer protective technologies like ground fault circuit interrupters (GFCls) and arc fault circuit interrupters (AFCls). For more information, visit:
http://www.reporthost.com/?FP1
http://www.reporthost.com/?FP2
http://www.reporthost.com/?FP3
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Photo 21-1
Main panel is properly wired and grounded. Circuit breakers are "Stab Lock" breakers and could loosen and interrupt power. Recommend further evaluation by a qualified electrician.
 

22) One or more electric receptacles at the had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
For more information, visit:
http://www.reporthost.com/?AFCI

23) The electric service was configured so that too many hand movements were necessary to turn off all power for the service. Six or fewer circuit breakers should be required to turn off all power to a residence. This is a potential safety hazard during an emergency when the power needs to be turned off quickly. Recommend that a qualified electrician repair per standard building practices.
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Photo 23-1
Main panel is properly wired and grounded. Circuit breakers are "Stab Lock" breakers and could loosen and interrupt power. Recommend further evaluation by a qualified electrician.
 

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
Location of main water shut-off: Crawl space
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Location of main fuel shut-off valve: At gas meter

24) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
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Photo 24-1
Abandoned roof jack. Recommend capping and sealing.
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Photo 24-2
Abandoned roof jack.
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Photo 24-3
 

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Estimated age: 17 years
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Utility room
Hot water temperature tested: No
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

25) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at and/or beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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Photo 25-1
Gas fired water heater. serial number 84420003264, indicated manufactured in 2000. This is near or at the end of it's expected lifespan. recommend further evaluation by a qualified plumber.
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Photo 25-2
Water heater properly strapped and relief valve piping properly installed.
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Photo 25-3
Open pilot gas valve. This could be a safety concern. Recommend replacing water heater by a qualified plumber.
 

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Radiant
General heating distribution type(s): None, individual heaters
Last service date of primary heat source: Brand new
Source for last service date of primary heat source: Label
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Forced air system capacity in BTUs or kilowatts: 30,000
Condition of furnace filters: N/A (none visible)
Type of combustion air supply: No dedicated source visible, uses room air
Condition of venting system: Appeared serviceable
Condition of controls: Appeared serviceable

26)   Gas fired wall heater appears to be recently installed. Tested heated and all works fine.
Photo
Photo 26-1
New gas fired wall heater. Testes and works fine.

GAS PIPE RUN IN FRONT OF ELECTRICAL RECEPTACLE. THIS COULD BE A FIRE HAZZARD.
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Photo 26-2
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Photo 26-3
Newly installed wall heater. Tested and works fine.
Thermostat mounted directly on wall heater, This may cause the heater to short cycle. Satisfying the thermostat, and leaving cold pockets in other living spaces. Recommend moving thermostat to a different location.
 

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Metal
Wood-burning stove type: Freestanding
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Metal

27) The fireplace hearth was undersized. Embers may ignite combustible surfaces nearby. This is a fire hazard. For fireplaces with a firebox less than 6 square feet in size, hearths should be at least 16 inches deep in front and extend at least 8 inches to the sides. For fireboxes more than 6 square feet in size, hearths should be at least 20 inches deep and extend 12 inches to each side. Recommend that a qualified person make repairs or modifications per standard building practices if necessary. For example, by installing a non-flammable hearth pad, or by extending the existing hearth with non-flammable materials.
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Photo 27-1
woodstove hearth should extend 18 inches in front of woodstove. Recommend extending hearth.
 

28) One or more chimneys for wood-burning devices were too short. Fireplace and/or wood stove chimneys should terminate more than 3 feet above the roof surface and/or more than 2 feet above any object on the roof within 10 feet horizontally. Shorter chimneys can have a drafting problems due to air turbulence around the roof or building structure. Recommend that a qualified contractor repair per standard building practices.
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Photo 28-1
Flue pipe too low. Needs to extend past existing chimney. Recommend further evaluation by a qualified contractor.
 

29) One or more metal flue caps for B-vent or L-vent flues were missing. Such metal flues should terminate with a bird-proof and weatherproof cap. Recommend that a qualified person repair per standard building practices
Photo
Photo 29-1
Flue cap missing.
 

30) The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.
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Photo 30-1
Top course of brick is loose and deteriorating. Water can leak behind bricks causing them to loosed. Recommend further evaluation by a qualified brick mason.
 

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: N/A (none installed)
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: None visible
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: N/A (none installed)

31) No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cook top or range. 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 install a venting system per standard building practices.
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Range hood exhaust hood missing.
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, first floor, south
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

32) The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
http://www.reporthost.com/?DRYER
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Dryer vent not terminated through wall. This will cause moisture to build up in craw space. Recommend terminating vent through wall.
 

33) Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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Sealant missing at top of tub where it meets the tile wall. Water will leak behind tub causing moisture issues. Recommend caulking where needed.
 

34) Tile and/or grout in the bathtub surround at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
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Photo 34-1
Sealant missing at top of tub where it meets the tile wall. Water will leak behind tub causing moisture issues. Recommend caulking where needed.
 

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Single-pane, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Vinyl, linoleum or marmoleum, Wood or wood products

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: Yes
Visible evidence of active wood decay fungi: Yes
Visible evidence of damage by wood decay fungi: Yes

35) Evidence of active infestation of moisture ants was found at location(s) # in the form of with visible wood damage. Recommend the following:
  • Correct any conducive conditions for wood-destroying organisms mentioned in this report.
  • Consult with the property owner about any history of infestation.
  • Have a state-licensed pest control operator evaluate further and treat as necessary.
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Photo 35-1
Rear deck shows signs of wood rot and insect damage, on decking and handrail. Recommend further evaluation by a qualified carpenter.
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Photo 35-2
Decking is loose and rotting.
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Photo 35-3
Mold and mildew present on underside of rear deck. Recommend further evaluation by a qualified insect/mold inspector.
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Photo 35-4
More mold present under rear deck.

General Information
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Report number: 20170517
Time started: 930am
Time finished: 1045am
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Warm
Inspection fee: 350.00
Payment method: Check
Type of building: Single family, Detached garage
Buildings inspected: One house, One detached garage
Number of residential units inspected: 1
Front of building faces: North
Main entrance faces: North
Occupied: Yes, Furniture or stored items were present

36) Some areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Photo 36-1
Tenants living in home. Walls are obstructed by their belongings, could only conduct a limited view inspection in bedrooms.
 


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Threshold on back needs paint.
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Repaired eave.
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Main electrical panel bonded to water line.
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Gable end trim board is rotting. Recommend repair by a qualified carpenter.
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Gutters missing. , This is typical for the area. Many homes do not have gutters. Recommend further evaluation by a qualified roofer.
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Flue cap missing. Recommend installing flue cap.
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Step flashing worn but sealed. Recommend installing new flashing by a qualified roofer.
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Vegetation growing close to rear of garage. This will cause moisture issues. Recommend trimming away from structure.
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Cracks in walkway.
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Existing and abandoned floor heater. Recommend removal by a qualified contractor.
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Loose patio pavers. most likely due to lack of gutters. recommend installing gutters and downspouts.
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220volt hook up for dryer.
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Natural gas hookup in laundry. Old abandoned dryer vent hole in floor. recommend fixing hole in floor.
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Combustion air transfer grills for water heater. Recommend advice from a qualified plumber for proper sizing.
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Large crack on front porch. Recommend further evaluation by a qualified concrete contractor.

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