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Website: http://www.besttoinspect.com
Email: jrsr143@aol.com
Phone: (909) 465-6069
Inspector: Jeff Ramsey

Home Inspection Report
Client(s): John Doe
Property address: 318 Leaf Ct
Lake Elsinore, CA 92532
Inspection date: 3/16/2008
This report published on Thursday, November 11, 2010 7:52:37 AM PST

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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:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in serviceable condition 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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 / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 3241-08
Time started: 9:50 AM
Time finished: 11:50 AM
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Cold 46 Degrees
Ground condition: Dry
Inspection fee: $225.00
Payment method: Check
Type of building: Single family
Age of building(s): 5 Years
Source for building age: Realtor
Front of building faces: Southeast
Main entrance faces: Southeast
Occupied: No, Furniture or stored items were present
1) Some wall and floor surfaces were obscured by and couldn't be fully evaluated.
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
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
2) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

Photo 1  
Gate damaged
 

3) No landscaping in backyard at time of inspection. Recommend proper drainage to backyard when landscaped

Photo 14  

Photo 15  
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco
Foundation type: Slab on grade
Foundation material: Poured in place concrete
Condition of concrete slab floor(s): Appeared serviceable
4) Moisture stains on stucco (From not having gutters and landscaping)
5) All concrete slab floor sections were obscured by carpeting, flooring and couldn't be fully evaluated.
 
Roof / Attic Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Age of roof surface(s): 5 Years
Source for building age: Realtor
Roof inspection method: Viewed from ground with binoculars
Condition of metal and/or tile roof surface materials: Appeared serviceable
Metal, tile or panel roof surface material: Concrete tile
Gutter and downspout material: None
Gutter and downspout installation: None
Condition of attic: Appeared serviceable
Attic inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass roll or batt, Mineral wool loose fill
Ceiling insulation depth: 16"
Roof ventilation: Appears serviceable
6) Gutters were missing over one or more entrances. People entering and exiting the building are more likely to get wet during periods of rain because of this. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
7) Because of the roof covering type, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
8) All attic and roof structure sections more than 15 feet from the access hatch(es) were inaccessible due to . These areas are excluded from the inspection.

Photo 39  
Attic

Photo 40  
Attic
 
Garage / Carport Return to table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of garage: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Roll
Number of vehicle doors: 2
Condition of garage interior: Appeared serviceable, Required repair or evaluation (see comments below)
Garage ventilation: None visible
9) No venting or only minimal venting was found in the garage. This may result in poor indoor air quality or high temperatures inside. Recommend that a qualified person install vents as per standard building practices.
10) Damage to drywall in garage. Recommend repairs

Photo 8  
Damage to drywall in garage
 

11) One or more vehicle doors couldn't be fully evaluated due to lack of access from stored items blocking.

Photo 6  
Garage
 

12) One or more automatic vehicle door openers couldn't be fully evaluated because they were disconnected. At two car door only
13) Many floor areas were obscured by vehicles, stored items, debris and couldn't be evaluated. These areas are excluded from the inspection.

Photo 5  
Garage
 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Unable to determine
Main disconnect rating (amps): 200
System ground: Unable to determine
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main disconnect: Breaker at bottom of main service panel
Branch circuit wiring type: Nonmetallic sheathed
Condition of branch circuit wiring: Serviceable
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Smoke detector power source: Battery, Hard wired
14) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn't trip with test instrument at the following "wet" locations: bathroom(s). This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

Photo 32  
'GFCI' outlet not responding in hallway bathroom
 

15) This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
16) Lighting was missing at one or more locations. A qualified person should install lighting as necessary, and as per standard building practices.

Photo 19  
Missing fixtures in family room and master bedroom
 

17) No visible problems with electrical panel

Photo 2  
Main electrical panel on side of garage

Photo 3  
Inside panel
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: By curb
Location of main water shut: Inside garage
Water service: Public
Water pressure (psi): 75
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Not determined,Unable to determine type of plastic in attic.
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut: Side of garage
18) Main water shut off valve was operable when tested

Photo 7  
Main water shut off valve in garage
 

19)

Photo 4  
Gas meter on side of garage
 

20)  

Photo 45  
Plastic water supply lines in attic
 
 
Water Heater Return to table of contents
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Rheem
Location of water heater: Garage
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
21) The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.

Photo 9  
Water heater in garage

Photo 10  
Loose straps on water heater

22) Temperature-pressure relief valve drain line was too short. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should extend the drain line to 6 inches from the floor, or route it so as to drain outside.

Photo 13  
Discharge pipe for TPR valve is too short at exterior wall
 
 
Heating Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Attic
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Lennox
Last service date: Unknown
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
23) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
24) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.

Photo 26  
Air filter needs to be replaced

Photo 33  
Air filter in master bedroom

25) No visible problems with heater when tested

Photo 41  
Heater in attic
 
 
Cooling / Heat Pump Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Location: Backyard
Estimated age: 5 Years
Approximate tonnage: 4 Tons
Manufacturer: Lennox
26) Insulation for the outside condensing unit's refrigerant lines was missing in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

Photo 12  
Missing insulation on refrigerant lines at AC
 

27)

Photo 43  
Condensate lines in attic for AC

Photo 44  
Air ducts in attic

28) The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system. Recommend operating unit before the close of escrow to determine operation

Photo 11  
AC unit
 
 
Fireplaces / Stoves / Chimneys Return to table of contents
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, nor 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.
Condition of fireplaces, stoves: Appeared serviceable
Location #A: Family room
Fireplace type: Prefabricated
Fuel type: Natural gas
Condition of chimneys: Appeared serviceable
Chimney type: Stucco, Metal
29) No visible problems with fireplace and chimney

Photo 20  
Fireplace

Photo 42  
Fireplace flue in attic
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas
Condition of built: Appeared serviceable
30) One or more leaks were found at water supply lines for the sink. A qualified plumber should evaluate and repair as necessary.

Photo 23  
Water supply line leaking below kitchen sink
 

31) One or more sink faucets were loose. A qualified person should repair as necessary.

Photo 24  
Loose faucet at kitchen sink
 

32)

Photo 25  
Kitchen
 
 
Bathrooms / Laundry / Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: By front bedroom
Location #B: Hallway
Location #C: Master
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
33) The toilet at location #A was loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Photo 17  
Very loose toilet
 

34) The following conditions were found in flooring at the base of the toilet at location #B, C: water stains, elevated moisture levels. A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth. Recommend evaluation by a licensed contractor. (Possible water supply valves to toilet)

Photo 30  
Moisture stains along baseboards in hallway bathroom

Photo 31  
Moisture stains around toilet at hallway bathroom

Photo 35  
Moisture stains around toilet in master bathroom
 

35) One or more leaks were found at the shower door at location #C. A qualified person should evaluate and repair or replace as necessary.

Photo 36  
Master bathroom

Photo 37  
Caulking needed around shower enclosure in master bathroom

36) One or more sink faucet handles at location #A were loose. A qualified person should repair or replace as necessary.

Photo 16  
Cold water faucet handle loose at sink
 

37) The sink drain stopper mechanism at location #C was inoperable. A qualified person should repair or replace as necessary.
38) Recommend new toilet seat

Photo 34  
Toilet seat broken in master
 

39) Caulk was deteriorated around the shower pan, walls at location #A, C . A qualified person should repair as necessary.

Photo 18  
Caulking needed at shower floor

Photo 38  
Caulking needed around shower floor in master bathroom

40)

Photo 27  
Washer and dryer area with gas valve
 

41)

Photo 28  
Hallway bathroom

Photo 29  
 
Interior Rooms / Areas Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
Exterior door material: Metal, Sliding glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Appeared serviceable
Type of windows: Vinyl, Sliding, Single hung
Condition of windows: Appeared serviceable
Wall type or covering: Drywall
Condition of walls: Required repairs, replacement and/or evaluation (see comments below)
Ceiling type or covering: Drywall
Condition of ceilings: Appeared serviceable
Flooring type or covering: Carpet, Tile
Condition of flooring: Appeared serviceable
42) Screens in some windows are damaged. A qualified person should evaluate and repair or replace as necessary.
43) Screens in one or more exterior doors were damaged. A qualified person should replace screens where necessary.
44) The lock mechanisms on one or more sliding glass doors were inoperable. A qualified person should repair or replace as necessary.
45) One interior doors were missing. A qualified person should repair or replace as necessary. Door to service room inside master closet
46) Significant damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.

Photo 21  
Drywall missing on walls in family room
 

47) Carpeting in many areas was stained. A qualified contractor should replace as necessary
48) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
49)

Photo 22  
Unknown spots on ceiling in family room and bedroom
 

50) Screens in some windows were missing.
 
SCOPE OF INSPECTION:
The scope of the inspection and report is a limited visual inspection of the general systems and componets of the home to identify any system or component listed in the report which may be in need of immediate major repair. The inspection will be preformed in compliance with the California Real Estate Inspection association's standards of practice, a copy of which is available upon request. The scope of the inspection is limited to the items listed within the report pages.

OUTSIDE THE SCOPE OF THE INSPECTION:
Any area which is not exposed to view, is concealed, or is inaccessible because of soils, walls, floors, carpets, ceilings, furnishing, or any other thing is not included in this inspection.
The inspection does not include any distructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection.