12345 Inspection St Spc 1 West Covina CA 91792-3325
Inspection date:
Monday, December 5, 2022
This report published on Friday, April 19, 2024 4:26:22 PM PDT
Dear Customer:
Thank you for choosing Cornerstone Inspection Services to perform the following inspection on the property you wish to purchase. This report is the exclusive property of Cornerstone Inspection Services and the individual(s) paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.
All findings should be made to Cornerstone Inspection Services.
This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. The information contained herein was prepared exclusively for the named client and their authorized representatives.
We have inspected the subject property and must report to you exactly what we found. Because of the age, design, and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.
While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.
This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.
No warranty, guarantee, or insurance by Cornerstone Inspection Services is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated.
The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.
You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.
If you have any questions regarding this report, please feel free to call us.
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 safety hazard
Major defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor defect
Correction only involves a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Infestation
Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, 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 https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: No
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Inspection fee: $314.00
Payment method: Electronic
Type of building: Mobile home
Age of building(s): 1970
Source for building age: Property listing
Front of building faces: South
Main entrance faces: South
Occupied: No
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) Some wall and floor surfaces were obscured by furniture and/or stored items and couldn't be fully evaluated.
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3)
What Really Matters
by Nick Gromicko (Founder of InterNACHI)
Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, a checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All this, combined with the seller's disclosure and what you notice yourself, makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies for various systems and components, and minor imperfections. These are useful to know about. However, the issues that really matter will fall into four categories:
1. major defects. An example of this would be a structural failure; 2. things that lead to major defects, such as a small roof-flashing leak, for example; 3. things that may hinder your ability to finance, legally occupy, or insure the home; and 4. safety hazards, such as an exposed, live buss bar at the electrical panel.
Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.
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4) Now that you've had a home inspection, below are some useful links for Prospective Buyer(s):
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.
Site profile: Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Asphalt
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of guardrails: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Metal
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
5) One or more guardrails were unsafe due to large gaps. This is a safety hazard. Standard building practices require that they:
Be installed where walking surfaces are more than 30 inches above the surrounding grade
Be securely and permanently attached
Be at least 36 inches in height
Not be climbable by children
Not have gaps or voids that allow passage of a sphere equal to or greater than four inches in diameter
A qualified contractor should evaluate and repair, replace or install guardrails as necessary, and as per standard building practices.
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6) Exterior stairs were damaged and/or deteriorated. A qualified person should evaluate and repair or replace as necessary.
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7) Handrails at one or more flights of stairs were loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices.
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8) Handrails at one or more flights of stairs were not continuous. This is a safety hazard. Standard building practices require that handrails be:
Installed at stairs with four or more risers
Sized and shaped so your hand can encircle them
Permanently and securely attached, and able to withstand a 200 pound force in any direction at any point
Continuous and extend for the entire flight of the stairs
Located between 30 and 38 inches above the leading edge of the stair treads
A qualified person should repair, replace or install as necessary and as per standard building practices.
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9) Perimeter pavement sloped towards building in one or more areas. This can result in water accumulating around the building foundation. Recommend having a qualified contractor evaluate and make repairs as necessary so perimeter pavement slopes down and away from the structure.
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10) Sidewalks and/or patios had cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
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.
Apparent wall structure: Wood frame
Wall covering: Wood fiber, Metal
Condition of foundation and footings: Appeared serviceable
Foundation type: Crawlspace
Foundation material: Steel
Footing material: None
Tie downs for seismic reinforcement installed: Not determined
Pier or support post material: Steel
Beam material: Steel
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Appears serviceable
Vapor barrier present: No
12) Some sections of siding and/or trim were damaged and/or warped. A qualified person should evaluate and repair, replace or install siding or trim as necessary.
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13) Gaps existed 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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14) The floor insulation in some areas of the crawl space was fallen down and/or damaged. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit: http://www.eere.energy.gov/consumer/tips/insulation.html
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15) Some crawl space vent screens were damaged and/or deteriorated. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.
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16) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
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17) Caulk was missing and/or deteriorated in some areas. For example, at siding butt joints, at siding-trim junctions and/or at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit: http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
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
Roof type: Flat or low slope
Roof inspection method: Partially traversed
Condition of metal and/or tile roof surface materials: Required repair, replacement and/or evaluation (see comments below)
Metal, tile or panel roof surface material: Metal
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
18) Roof repairs were needed in some sections of the metal roof due to metal panels having following conditions: dents. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
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19) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should repair, replace or install as necessary.
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20) No accessible attic spaces were found or inspected at this property.
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
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 70
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): Not determined
System ground: Cold water supply pipes
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of sub-panel #B: North/East interior closet
Location of sub-panel #C: Master bedroom
Location of main disconnect: At main disconnect panel outside
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes
Carbon monoxide detectors present: No
Smoke detector power source: Battery
21) This building had solid-strand branch circuit aluminum wiring. This type of aluminum wiring is a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, or pigtailing copper wiring onto the ends of the aluminum wire. A qualified electrician should evaluate and repair or replace this wiring. For more information, visit: http://www.inspect-ny.com/aluminum.htm http://www.cpsc.gov/CPSCPUB/PREREL/prhtml74/74040.html
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22) Substandard wiring was found in the interior rooms and/or exterior. For example, exposed wiring and/or extension or lamp cord used as permanent wiring. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.
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23) One or more electric receptacles had reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
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24) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
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25) One or more electric receptacles at the kitchen, bathroom(s) and/or wet bar had no visible 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, repair as necessary. For more information, visit: http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
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26) Some switches were loose. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.
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27) One or more wall-mounted electric switches were within reach of shower stalls. This is a safety hazard due to the risk of shock. At a minimum, the client should be aware of the shock hazard this represents and never operate such switches while showering. Ideally, a qualified electrician should evaluate and move switches as necessary, or a qualified contractor should make modifications as necessary so wall switches are unreachable from shower stalls.
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28) One or more bushings were missing from where wires enter holes in panel #B. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole(s). A qualified electrician should install bushings where missing.
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29) 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 National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit: http://www.google.com/search?q=old+smoke+alarms
30) 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
31) The electric meter seal was missing. The utility company installs these seals to prevent tampering with the meter or tapping into the electric supply before the meter. Recommend consulting with the property owner about this and/or contacting the utility company to have one reinstalled.
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32) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.
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: East
Location of main water shut: East
Water service: Public
Water pressure (psi): 50psi
Service pipe material: Galvanized steel
Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper, Galvanized steel
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Location of main fuel shut: East
33) 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.
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34) Based on the apparent age of the water supply lines and/or observations made during the inspection, most of the water supply lines in this building were at or beyond their service life. A qualified plumber should evaluate and replace supply lines or make repairs as necessary.
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35) Significant corrosion was found in some water supply pipes and/or fittings. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.
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36) Copper and galvanized steel water supply pipes were joined together at one or more locations, and the dissimilar metals were in contact with each other. Corrosion was visible at these junctions. Standard building practices require that dielectric fittings be installed at these junctions to prevent corrosion. A qualified plumber should evaluate and repair as necessary.
Photo 36-1 Photo 36-2 As observed from the crawlspace
37) Steel hangers were used to support copper water supply pipes. This contact between dissimilar metals causes corrosion. Recommend having a qualified plumber evaluate water supply pipes where these hangers have been used, and repair or replace pipes if necessary. Steel hangers should be replaced with appropriate hangers that won't cause corrosion.
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38) Significant corrosion was found in some drain and/or wastepipes and/or fittings. Leaks may occur as a result. A qualified plumber should evaluate and repair as necessary.
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39) The main shut-off valve handle was missing. A qualified plumber should evaluate and repair as necessary.
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40) Major flow restriction was found at one or more sinks and/or showers when multiple fixtures were operated at the same time. A qualified plumber should evaluate and repair as necessary.
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41) One or more outside faucets were leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
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42) One or more hose bibbs were damaged or deteriorated. Recommend having a qualified plumber evaluate and/or repair as necessary.
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43) One or more waste line clean out caps were missing and/or were damaged or deteriorated. Leaks may occur or sewer gases may vent into the structure as a result. A qualified plumber should repair or replace as necessary.
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44) No drip leg was installed in the gas supply line at the furnace and/or water heater. Drip legs are intended to prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. A qualified contractor should install a drip leg as per standard building practices.
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: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 29
Manufacturer: Rheem
Model: XG29T06EN30U1
Location of water heater: East exterior closet
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
45) Based on the location of the water heater and the visible venting, the water heater had a substandard source of combustion and/or dilution air. All gas appliances require adequate air (approximately one square inch per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces. A qualified contractor should evaluate and repair as necessary, and as per standard building practices
Photo 45-1 Vent blocked at the time of inspection
46) 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.
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47) 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.
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48) Significant corrosion was found at the supply pipes or fittings and/or supply valves. A qualified plumber should evaluate and repair or replace as necessary.
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49) At the time of inspection one or more stains were noted by the water heater flue ceiling area. The inspector was unable to determine if the stains had elevated levels of moisture. Recommend further evaluation by a qualified contractor and/or repair as necessary.
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50) A water heater was installed over finished living spaces and had no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.
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: Required repair, replacement and/or evaluation (see comments below)
Location of heating system: Closet, Exterior
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Rheem
Model: RGPH-07NAUER
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)
Location of air filters: At base of air handler
51) 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
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52) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Manufactured in 1999
Photo 52-1
53) One or more air filters were dirty. A qualified person should wash filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
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)
Type: Split system
Estimated age: Manufactured in 2000
Manufacturer: Goodman
55) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
56) This system did not respond when its normal controls were operated. As a result, the inspector was only able to perform a limited evaluation. The client should consult with the property owner as to how the system operates. Recommend that a full evaluation be made by a qualified person when the system is operable.
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57) The pad for the AC condenser was not anchored to unit. This unit requires adequate support. The compressor may be damaged if this unit is tilted ten or more degrees. The pad should elevate the unit above the soil to prevent corrosion too. A qualified contractor should evaluate and repair as necessary.
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58) Insulation for the outside condensing unit's refrigerant lines was missing, damaged and/or deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.
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59) 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 contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
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: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop type: Natural gas
Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
60) Drawers were difficult to open or close and/or loose in one or more cabinets. A qualified person should evaluate and repair as necessary.
Photo 60-1
61) The dishwasher was inoperable. A qualified person should evaluate and repair or replace as necessary.
Photo 61-1
62) No "high loop" or "air gap" was visible for the dishwasher drain. 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. An air gap is a device that makes the drain line non-continuous. Both of these prevent wastewater backflow from entering the dishwasher, and possibly flooding out of the dishwasher. Some newer dishwashers have these devices built-in. The client should try to determine if these devices are built in to this brand and model of dishwasher (review installation instructions, etc.). If not, or it cannot be determined, a qualified contractor should install a high loop and air gap as per standard building practices.
Photo 62-1 Photo 62-2
63) The refrigerator's ice maker, ice dispenser and/or water dispenser was inoperable. A qualified person should evaluate and repair as necessary.
64) Hardware such as hinges, latches or pulls were loose and/or missing at one or more cabinets. A qualified person should repair as necessary.
Photo 64-1
65) The estimated useful life for most kitchen appliances is 10 to 15 years. One or more appliances (dishwasher, refrigerator, range hood and/or Oven) appeared to be near, at or beyond their service life. Recommend budgeting for replacements in the near future.
Photo 65-1 Photo 65-2
Photo 65-3
66) Some counters showed minor wear and/or deterioration.
Photo 66-1 Photo 66-2
67) At the time of inspection the rangehood appeared to be substandardly installed in such a way that some one may get cut or injured due to protruding screws in the cabinetry.
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
Location #B: Master/Primary
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
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: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: No
68) The sink drain at location #B had an active leak. A qualified plumber should evaluate and repair as necessary.
Photo 68-1 Photo 68-2
69) Drawers were difficult to open or close and/or loose in one or more cabinets at location #A. A qualified person should evaluate and repair as necessary.
Photo 69-1
70) The sink drain stopper mechanism at location #A and B was inoperable. A qualified person should repair or replace as necessary.
Photo 70-1 Photo 70-2
Photo 70-3 Photo 70-4
71) The escutcheon around the shower enclosure and faucet at location #B and C was substandard. A qualified person should repair as necessary.
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: Wood, Metal, Glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Type of windows: Aluminum
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Condition of walls: Appeared serviceable
Ceiling type or covering: Tiles
Condition of ceilings: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Linoleum, Laminate
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
72) At the time of inspection there appeared to be frass or droppings noted on the interior at one or more areas. Recommend having a qualified pest control specialist evaluate and/or maintain as necessary.
Photo 72-1 Photo 72-2
73) One or more storm doors were misaligned and/or bind. A qualified person should evaluate and repair or replace as necessary.
Photo 73-1
74) The back door's doorbell appeared to be inoperable. A qualified person should evaluate and repair as necessary.
Photo 74-1
75) Some interior doors were difficult to open or close, wouldn't latch and/or were misaligned. A qualified person should evaluate and repair as necessary.
Photo 75-1 Photo 75-2
76) At the time of inspection one or more areas of the wetbar cabinetry were damaged and/or deteriorated under the sink. Recommend having a qualified contractor evaluate and will repair as necessary.
Photo 76-1
77) Vinyl floor tiles were installed in one or more "wet" areas such as bathrooms or kitchens. Water can easily leak through seams between the tiles and damage the sub-floor below. Recommend having a qualified contractor replace these tiles with a waterproof flooring material such as sheet vinyl.
Photo 77-1
78) Lock mechanisms on some windows were missing. A qualified person should repair as necessary.
Photo 78-1 Photo 78-2
Photo 78-3 Photo 78-4
Photo 78-5
79) Glass in one or more windows was cracked, broken and/or missing. A qualified contractor should replace glass where necessary.
Photo 79-1 Photo 79-2
80) Trim was loose, missing and/or damaged in some areas. A qualified person should repair as necessary.
Photo 80-1
81) Some sections of flooring had significant deterioration or damage. For example, loose and/or deteriorated laminate. A qualified person should repair as necessary.
Photo 81-1
82) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Photo 82-1 Photo 82-2
Photo 82-3 Photo 82-4
1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.
I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions.
II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.
III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it. 1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors (InterNACHI). The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm
