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CAL WEST HOME INSPECTION

Website: http://www.reporthost.com/calwesthomeinspection
Email: ken@calwesthomeinspection.com
Phone: (714) 673-8618
9121 Atlanta Ave Ste 822 
Huntington Beach CA 92646-6309
Inspector: Ken Knipe

   

Property Inspection Report

Client(s):  Kevin Le
Property address:  9526 Acklay Cir
Fountain Valley CA 92708-5101
Inspection date:  Saturday, March 05, 2016

This report published on Sunday, March 06, 2016 9:46:59 AM PST

Congratulations on your home purchase and thank you for selecting CAL WEST HOME INSPECTION.

This report describes the property conditions on the date of inspection. When we inspect your future home, we must report to you exactly what we see and find. Taking the age of the home into consideration, design, and location of the home, we may find minor cracks on walkways, driveways, or walls. We may find paint peeling off walls, minor cracks on tiles, or minor cracks over windows or doors. These issues are cosmetic and normal conditions found over time. Therefore, our recommendation to you is that "No Home" is perfect until you add your personal touches and modifications.

CAL WEST HOME INSPECTION is a proud Certified Member of the International Association of Certified Home Inspectors (InterNACHI). They are a recognized professional organization of real estate inspectors. InterNACHI requires all company members to provide knowledgeable inspection services, abide by a Code of Ethics, adhere to the Standards of Practice, and are required to attend continuing education courses.

Unless otherwise indicated in a separate writing, the client understands that the inspector will not test for compliance with applicable building codes or for the presence of potential dangers arising from asbestos, lead paint, formaldehyde, molds, soil contamination, and other environmental hazards or violations. The inspection of the property and the report are in no way a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home / building or its components.

This report is the exclusive property of CAL WEST HOME INSPECTION and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

If you have any questions regarding this report please feel free to call - we're here to help!!

Thank you again for selecting CAL WEST HOME INSPECTION.
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 safety hazard
Repair/ReplaceRecommend repairing or replacing
Repair/MaintainRecommend repair and/or maintenance
Minor defectCorrection only involves a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
MonitorRecommend monitoring in the future
ServiceableItem or component is in serviceable condition
CommentFor your information
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 and Foundation
Swimming Pool
Roof
Attic and Roof Structure
Garage / Carport / Shed
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
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Report number: 20160305A-5M-284
Time started: 10:00am
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Cloudy
Temperature during inspection: Cool, 65
Inspection fee: 500
Buildings inspected: One house, Pool & Spa
Number of residential units inspected: 1
Age of main building: 1977
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East

1) Safety, Comment - Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as water heater/furnace flue pipes, furnace plenums and ducting material, insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC

2) Evaluate - Confirm any additions or modifications made to this property have been made with the owner or past owners having attained the proper permits and inspections from the local municipality.

3) Comment - 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.

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: See comment(s) below
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: See comment(s) below
Sidewalk material: Poured in place concrete, Paving stones, Gravel, Brick
Condition of decks, patios, porches and/or balconies: Appeared serviceable
Patio cover material: Wood
Fence Condition: Serviceable
Fence Material: Block
Gate(s) Condition: Serviceable
Gate(s) Material: Wood

4) Safety, Repair/Maintain - Cracks, settlement or metal plates resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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Photo 4-1
Back patio.
 

5) Serviceable, Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, sidewalks or patios, but no trip hazards were found.

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: See comment(s) below
Wall covering: Wood, Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade, Concrete garage slab, and stem wall.

6) Repair/Replace, Damage - Minor wood rot, water damage, or possible termite damage was found at one or more fascia boards, rafter tails, and/or exposed beams. Recommend that a qualified contractor repair or replace as necessary.

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7) Repair/Maintain, Maintain, Conducive conditions - The paint or stain finish in some areas was damaged or deteriorated by water. Moss growing on exterior wall surface. Clean and paint as necessary.
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Photo 7-1
North side below living room windows.
 

8) Maintain, Conducive conditions - 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. 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 8-1
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Photo 8-2

Swimming Pool
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Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of fences and gates: See comment(s) below
Fence and gate material: Wood
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Plaster-Gunite ~
Condition of deck: See comment(s) below
Deck material: Concrete
Condition of coping: Appeared serviceable
Coping material: Concrete
Condition of pumps, lines and valves: Appeared serviceable
Types of pumps installed: Circulation
Line material: PVC
Condition of heater and related equipment: See comment(s) below
Heater energy source: Natural gas
Condition of filter and related equipment: Appeared serviceable
Filter type: Diatomaceous earth
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Pressure when filter is clean (psi): 13 psi
Filter pressure at time of inspection (psi): ? check with owner.
Condition of blowers: Appeared serviceable
Blower type: Air bubbler
Condition of skimmers: Appeared serviceable
Condition of electrical equipment: See comment(s) below
Type of wiring: Liquid Tite Flex

9) Safety, Repair/Replace, Evaluate - Bonding was missing at one or more pumps and/or heaters in or near the water. This is a safety hazard due to the risk of shock. Standard building practices require that all metal equipment around a pool or spa be bonded with a #8 bare copper wire. A qualified electrician should evaluate and repair as necessary.
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Photo 9-1
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Photo 9-2

10) Safety, Repair/Replace - Self-closing and latching devices on one or more gates used with pool or spa fencing were missing and/or inoperable. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit:
http://www.reporthost.com/?POOLBARR
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Photo 10-1
 

11) Safety, Evaluate - The alarm for one or more doors between the house and the pool and/or spa was missing. While regulations vary between municipalities, all doors which give access to a swimming pool should be equipped with an audible alarm. Recommend contacting an alarm company to evaluate. For more information, visit:
http://www.reporthost.com/?POOLBARR
http://www.reporthost.com/?POOLSAFETY

12) Repair/Replace, Evaluate - The heater was inoperable. A qualified contractor should evaluate and repair as necessary. Gas valve was turned to the off position, Listing agent gave approval to turn on and test. See more comment(s) in the "Electrical" section of this report.
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Photo 12-1
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Photo 12-2
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Photo 12-3
 

13) Repair/Replace - Minor cracks, settlement, heaving and/or deterioration were found in the decking. Recommend that a qualified person caulk or seal cracks as necessary to prevent water intrusion and further cracking or movement.
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Photo 13-1
 

14) Repair/Maintain - Pool light was not operational at time of inspection.
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Photo 14-1
 

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. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: See comment(s) below
Roof surface material: Wood shakes or shingles
Roof type: Gable, Hipped
Apparent number of layers of roof surface material: One or more
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable

15) Repair/Maintain, Conducive conditions - Some wood shakes or shingles were worn, split, possible termite damage and/or curling. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a licensed roof tune up contractor repair as necessary.
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Photo 15-3
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Photo 15-4

16) Comment - Roof pictures.
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Photo 16-1
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Photo 16-2
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Photo 16-3
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Photo 16-4

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: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Insulation in inches: Insulation in inches, 5-6
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents, Open soffit vents

17) Comment - Attic pictures.
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Photo 17-1
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18) Comment - Mouse droppings found in attic space.
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Photo 18-1
 

Garage / Carport / Shed
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core, Wood
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional, Roll-up
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable: Yes
Condition of garage floor: See comment(s) below
Condition of garage interior: See comment(s) below
Garage ventilation: Exists

19) Safety, Repair/Replace - One or more gaps and/or holes were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices.
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Photo 19-1
Garage attic space.
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Photo 19-2
Garage attic space.

20) Minor defect, Monitor, Comment - Cracks and deterioration noted in concrete slab are typical. Appears serviceable with wear and conditions consistent with the age of the structure and materials.

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior, South
Location of main disconnect: Breaker in the middle of main service panel
Condition of branch circuit wiring: See comment(s) below
Branch circuit wiring type: Non-metallic sheathed, Copper
Smoke alarms installed: Yes. See comment(s) below
Carbon monoxide alarms installed: Yes

21) Safety, Repair/Replace, Evaluate - One or more electric receptacles (outlets) at the bathroom(s), garage and/or exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a licensed electrical contractor evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI

22) Safety, Repair/Replace - One or more electric receptacles (outlets) had reverse-polarity wiring, where the hot and neutral wires were reversed. One or more electric receptacles (outlets) were incorrectly wired with an open neutral. One or more electric receptacles (outlets) appeared to have no power. Recommend that a licensed electrical contractor evaluate repair as necessary. Sample pictures below.
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Photo 22-1
Family room
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Photo 22-2
Family room
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Photo 22-3
Living room
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Photo 22-4
Exterior outlet with no power.

23) Safety, Evaluate - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to the National Fire Protection Association, aging smoke alarms do not operate as efficiently and often are the source for nuisance alarms. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.
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Photo 23-1
 

24) Repair/Replace, Evaluate - One or more circuits tripped when the pool/spa heater, kitchen lighting and kitchen hood were turned on at the same time. Recommend that a licensed electrical contractor evaluate and repair or replace as necessary.
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Photo 24-1
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Photo 24-2
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Photo 24-3
 

25) Repair/Maintain - Interior knockout missing inside electrical service panel. Recommend a licensed electrical contractor repair as necessary.
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Photo 25-1
 

26) Evaluate - Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. One or more light fixtures were inoperable. If replacement bulbs are inoperable, then recommend that a licensed electrical contractor evaluate and repair or replace light fixtures as necessary. Sample pictures below.
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Photo 26-1
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Photo 26-2
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Photo 26-3
One or more can lights in kitchen.
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Photo 26-4
Light in garage.

27) Comment - Electric service panel and main disconnect.
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Photo 27-1
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Photo 27-2

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
Water pressure (psi): 76 psi
Location of main water shut-off: Building exterior, Ball Valve, Front of building
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Partial repipe
Condition of drain pipes: See comment(s) below
Drain pipe material: Plastic, Galvanized steel, Copper
Condition of waste lines: Appeared serviceable
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Galvanized steel
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter, South

28) Repair/Replace, Evaluate - Corrosion was found in some drain pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary. Sample picture(s) below.
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Photo 28-1
Laundry sink.
 

29) Evaluate - Irrigation systems or sprinkler systems are excluded from this report.

30) Evaluate - A water softener system was installed on the premises. These are specialty systems and are excluded from this inspection.

31) Evaluate - A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection.

32) Comment - The normal water pressure range for a home or condo is 40-80 PSI. Water pressure at the time of inspection was 76 psi.
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Photo 32-1
 

33) Comment - The water main shut-off valve was located at the front of the house. Ball valve.

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Photo 33-1
 

34) Comment - The gas meter and the shut-off valve were located on the south side of the house.
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Photo 34-1
 

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: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 48
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 132
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable

35) Comment - Water heater.
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Photo 35-1
 

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): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: See comment(s) below
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Utility room, Laundry room
Forced air system capacity in BTUs or kilowatts: 100,000 BTU's
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Filter Size: 24x19x1
Condition of forced air ducts and registers: See comment(s) below
Condition of burners: Appeared serviceable
Type of combustion air supply: Vented door/grill
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: See comment(s) below
Cooling system and/or heat pump fuel type: Electric, 5 tons
AC Condenser Location: South side of building
Type: Split system
The AC temperature range for the supply and return air was: 53-71
Condition of controls: Located in hallway, 1st. Floor

36) Repair/Replace - One or more air plenums or heating & cooling ducts have come apart, or had significant gaps at junctions. One or more heating or cooling ducts were crushed. This can result in reduced energy efficiency and increased moisture in surrounding spaces. Recommend that a qualified HVAC contractor make permanent repairs as necessary.
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Photo 36-1
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Photo 36-2
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Photo 36-3
 

37) Repair/Maintain - Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Minor damage noted on the AC condenser fins. Recommend that a qualified person repair as necessary.
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Photo 37-1
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Photo 37-2
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Photo 37-3
 

38) Comment - AC Condenser.
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Photo 38-1
 

39) - Minor corrosion or deterioration found inside one or more of the furnace heating tubes. Recommend contacting a licensed HVAC contractor to evaluate and repair if necessary.
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Photo 39-1
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Photo 39-2

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: Appeared serviceable
Wood-burning fireplace type: Masonry
Condition of gas-fired fireplaces or stoves: See comment(s) below
Condition of chimneys and flues: See comment(s) below
Chimney type: Masonry

40) Safety, Repair/Maintain - Missing damper clip at one or more gas burning fireplace(s). This is a safety hazard due to the possibility of exhaust gases entering the living space. Recommend install.

41) Repair/Replace - One or more masonry chimney crowns were cracked. Recommend that a qualified contractor repair crowns as necessary, and per standard building practices.
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Photo 41-1
 

42) Repair/Maintain, Evaluate - One or more gas fireplaces or stoves did not respond to the gas control valve and was not fully evaluated as a result. Recommend further evaluation by a licensed plumbing contractor.
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Photo 42-1
Living room.
 

43) Repair/Maintain - Wall to chimney exterior transition sealant was damaged or deteriorated at one or more locations.
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Photo 43-1
 

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: Appeared serviceable, Air gap installed
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas, Electric
Type of ventilation: Hood over range or cooktop, See comment(s) in "Electrical" section.
Condition of built-in microwave oven: N/A (none installed)

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, second floor, Hallway
Location #B: Master bath, second floor
Location #C: Powder room, first floor
Location #D: Laundry room/area, first floor
Location #E: Bar sink
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: See comment(s) below
Condition of toilets: See comment(s) below
Condition of bathtubs and related plumbing: See comment(s) below
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Condition of Laundry Area & Equipment: Appeared Serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

44) Repair/Replace, Evaluate, Conducive conditions - The toilet at location(s) #C was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 44-1
 

45) Repair/Replace, Evaluate - Master bathtub drained slowly. Recommend a licensed plumbing contractor evaluate and repair as necessary.
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Photo 45-1
 

46) Repair/Maintain, Conducive conditions - One or more sink drains were leaking at location(s) #A. Water found on the floor in the bar area, first floor. A licensed plumbing contractor should evaluate and repair as necessary.
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Photo 46-1
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Photo 46-2
Water found on the drain line in the wall behind the bar sink.

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: See comment(s) below
Material of exterior doors: Wood, Glass panel, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: See comment(s) below
Type(s) of windows: Vinyl, Multi-pane, Sliding, Stain glass, Retrofit windows
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Laminate wood flooring, Tile
Condition of stairs, handrails and guardrails: See comment(s) below

47) Safety, Repair/Replace - One or more exterior doors had double-cylinder deadbolts installed, where a key is required to open them from both sides. This can be a safety hazard in the event of an emergency because egress can be obstructed or delayed. Recommend replacing double-cylinder deadbolts with single-cylinder deadbolts where a handle is installed on the interior side.
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Photo 47-1
Laundry door.
 

48) Safety, Evaluate - Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Built to code when the house was built. Evaluate
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Photo 48-1
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Photo 48-2

49) Monitor, Comment - Retrofit windows installed at the property. Monitor for signs of possible leaks.

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.
Location #A: Recommend termite inspection.

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