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

Summary Page

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

This summary page published on 5/1/2011 5:39:56 PM PST

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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 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in serviceable condition 
CommentFor your information 
 
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.) 

General Information
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

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

Garage / Carport
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.

Electric
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.

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.

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.

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.

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

Plumbing / Fuel Systems
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

Water Heater
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.

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.

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.

Heating
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
    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.

    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".

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

    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.

    Bathrooms / Laundry / Sinks
    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.

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

    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