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

  

Home Inspection Report
Client(s):	Paula Meyer
Property address:	378 N Parker St Orange CA 92868-2231
Inspection date:	4/29/2011

This report published on Sunday, May 01, 2011 5:39:56 PM 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:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Repair/Maintain	Recommend repair and/or maintenance
	Minor Defect	Correction likely involves only a minor expense
	Evaluate	Recommend evaluation by a specialist
	Serviceable	Item or component is in serviceable condition
	Comment	For your information

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conditions 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

1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

Photo 3   Wood fence damaged

3) All concrete slab floor sections were obscured by flooring and couldn't be fully evaluated.

4) Paint on exterior is only two weeks old

5) All attic and roof structure sections more than 6 feet from the access hatch(es) were inaccessible due to limited height. These areas are excluded from the inspection.

Photo 23   Attic

6) Weatherstrip at the sides and/or bottom of one or more vehicle doors was missing. It should be replaced where necessary to prevent water and vermin intrusion.

Photo 10   Garage

8) One or more circuit breakers in panel #A were damaged. A qualified electrician should evaluate and replace circuit breakers or make repairs as necessary.

Photo 7   Broken breaker (Not used)

9) Flexible lamp or appliance cord was being used for permanent wiring in one or more areas. This wiring is not intended to be used as permanent wiring, and poses a safety hazard of shock and fire. A qualified electrician should evaluate and make repairs as necessary.

Photo 11   Wiring incorrect for lights in garage

10) Some receptacles were worn. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary. Interior and by washer and dryer

11) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s), garage. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

12) One or more screws were missing from the cover to panel #A and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.

13) Some cover plates on junction, receptacle boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

Photo 21   Open junction box in attic

14) The legend for overcurrent protection devices (breakers or fuses) in panel #A was missing. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

Photo 5   Electrical panel not labeled

15) One or more lamp covers were missing and should be replaced as necessary. Backyard

Photo 6   Inside panel

18) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

19)

Photo 2   Main water shutoff valve at front faucet

Photo 4   Gas shutoff valve by water faucet in front

21) Flue pipe sections or connections were loose. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.

Photo 12   Tankless 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   Pipe for TPR valve discharges inside closet

23) The insulation in the attic should not be in contact with the water heater flue pipe. You want a 1" or more clearance between the flue pipe and anything else. The reason is that air needs to circulate around the pipe to keep it cool and if insulation is on it "hot" spots can develop which could cause a fire. The heat can actually be channeled to wood framing even though it is not near the flue pipe.

Photo 20

24) Combustible materials were too close to the flue pipe. This is a fire hazard. Combustible materials should be moved well away from the flue or repairs made by a qualified contractor as necessary. Standard building practices typically require the following clearances:

Minimum one inch from "B" vent for gas-fueled burner

Minimum two inches from double wall pipe for oil or gas-fueled burner

Minimum 18 inches from single wall pipe with no draft hood for oil or gas-fueled burner

Minimum 9 inches from single wall pipe with a draft hood for oil-fueled burner

Minimum 6 inches from single wall pipe with a draft hood for gas-fueled burner

Photo 22   Heater flue pipe close to wood in attic

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25) The metal flue cap was missing. Standard building practices require that metal flues terminate with a bird and weatherproof cap. A qualified person should evaluate and install, repair or replace cap(s) as necessary.

Photo 24   Missing vent cap for heater on roof

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26) This heating system was not fully evaluated because the following condition(s) existed for the furnace: gas supply turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

Photo 17   Wall heater

Kitchen

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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: Appeared serviceable
Condition of garbage disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Natural gas

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27) The garbage disposal was jammed, and leaking. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.

Photo 15   Disposal leaking below sink

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28) The dishwasher drain line was not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.

Photo 16   Dishwasher drain line not connected correctly

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29)  

Photo 14   Kitchen area

Bathrooms / Laundry / Sinks

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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: Hallway
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: 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
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No

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30) The sink drain at location #A used flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

Photo 19   Flex pipe used on drain below bathroom sink

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31) The sink drain stopper mechanism at location #A was missing. A qualified person should repair or replace as necessary.

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32) Caulk was missing by the floor at the bathtub at location #A. A qualified person should repair as necessary. Caulking needed at vinyl flooring

Photo 18   Bathroom

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33)  

Photo 9   Washer and dryer area in garage

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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.
Items not Included:

1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;

2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);

3. Noise pollution or air quality in the area;

4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;

5.Engineering level evaluations on any topic;

6.Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);

7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;

8. Any repairs which relate to some standard of interior decorating;

9. Cracked heat exchangers or similar devices in furnaces;

10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;

11. Washers and dryers;

12. Circuit breaker operation;

13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;

14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;

15. Evaluations involving destructive testing;

16.Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;

17. Design problems and adequacy or operational capacity, quality or suitability;

18 Fireplace drafting;

19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;

20. Any evaluation which would involve scraping paint or other wall coverings;

21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);

22. Legal description of property such as boundaries, egress/ingress, etc.;

23. Quality of materials;

24. Conformance with plan specifications or manufacturers specifications;

25. Flood conditions or plains;

26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis.




Disclaimer:
In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.

THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO Best To Inspect.