Coastal Home Inspections

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Thank you for using Coastal Home Inspections for your inspection needs. I appreciate your business.

The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones (although these will be noted when observed as a courtesy). The report is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection and any items listed under the Visual Obstructions and Exclusions section should be investigated or evaluated before you purchase the home. I recommend that any needed repairs be made by a licensed, qualified contractor.

Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. This report is not an insurance policy. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns. This report shall supersede any written or verbal communication and comments made prior to providing the written report.

Best Wishes,

Reza Limonadi AIA
Coastal Home Inspections

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
	Maintain	Recommend ongoing maintenance
	Evaluate	Recommend evaluation by a specialist
	Serviceable	Item or component is in servicable condition
	Comment	For your information

Click here for a glossary of building construction terms.  Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

1) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

2) Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

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3) Stucco damage was found in one or more areas of the stucco siding. Evaluate and make repairs as necessary.

Photo 14   A Door ding. Use a door stop to prevent further damage.

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Photo 19   Minor hairline stucco crack. Seal to prevent entry of moisture.

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4) Attach gas line and drain line in the side yard to the face of the building to prevent damage to the lines, or remove and cap them.

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5) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

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6) Reattach downspout line to the face of the building.

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7) Close the open port in the electrical outlet box in the side yard.

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8) Pool filter is running at 22 Psi, and it should be at a 18 Psi max. Clean the pool filter.

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9) Both side metal gates are showing signs of rust. Seal and refinish to prevent deterioration.

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10) Exterior patio door frames finish is peeling in some areas. Refinish and reseal.

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11) Finish exterior door trim where it meets the concrete to prevent deterioration.

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12) One recessed step light is missing in the front walk.

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13) Client should get information from the current owners as to the method of operation of the pool and the spa units.

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14) Evaluate drainage in both side yard, since artificial turf does not allow water drainage. If water pooling or water diversion toward the building occurs, further consideration should be taken for removal of artificial turf and replacement with grass.

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15) Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

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16) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

17) One chipped tile was noticed in the driveway.

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18) One or more roofing tiles are chipped and/or cracked.

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19) Roof is in a serviceable condition.

20) Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

21) Garage area is in an overall good condition.

22) There are hairline cracks on the garage concrete slab, of cosmetic nature.

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23) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

24) Attic area is in an overall good condition.

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25) Electrical service panel is in a serviceable condition.

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26) No hot water was present during the inspection. Client should consult with the current owners as to the method of operation and the functionality of the water heater.

27) A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.

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28) Air handler filter should be replaced now. They should be checked monthly in the future and replaced as necessary.

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29) Remove vegitation around the guest cottage condensing unit.

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30) Wall mounted A/C unit in the guest cottage could not be tested, since it's operating remote could not be located during the inspection.

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31) One wall register did not show any air flow. This register is located at the entry wall to the right hand side.

32) A/C blown in at 53 degrees and the furnace at over 100 degrees. Heating and air conditioning units are in a serviceable condition.

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33) Water pressure is below 40 psi, but the flow appeared to be adequate. 40-80 psi is considered to be the normal range for water pressure in a home. The inspector performed a "functional flow test" during the inspection, where multiple fixtures are run simultaneously, and found there to be adequate flow. For example, the shower flow did not decrease significantly when the toilet was flushed.

If the client finds the flow to be inadequate, recommend having a qualified plumber evaluate and repair as necessary. Installing a pressure boosting system is one possible solution. For information, visit:
http://www.google.com/search?q=low+water+pressure

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34) Laundry door has a missing door stop that should be replaced to avoid damage to the drywall.

35) This laundry unit supports both a gas or an electric dryer units.

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36) All fireplaces are in a serviceable condition.

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37) One fireplace is missing half of its protective screen.

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38) The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit:
http://www.google.com/search?q=range+anti+tip+device

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39) The light in range hood is inoperable.

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40) All bathrooms are in an overall good condition.

41) Laundry room's electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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42) Drywall damages in various locations.

Photo 35   Drywall damage by the front entry door as a result of the door handle hitting the wall

Photo 45   Attic access in a closet's ceiling.