| Property Inspection Report #1004 | |
| Client(s): | John Doe |
| Property address: | 123 Main St. Inland Empire, CA 92506 |
| Inspection date: | 1-9-2009 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | 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| General information | Return to table of contents |
Propane was not available during the inspection (tank empty, shut off valve turned off, no tank installed, etc.). As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas supply lines weren't fully evaluated. The inspector was unable to test for gas leaks.
The water service wasn't turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated.
| Exterior | Return to table of contents |
One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.
 Photo 107 Light fixture on back patio is not attached properly and is not sealed. Suggest further evaluation by a licensed electrician.
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One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
 Photo 85 North corner bedroom deck light fixture is missing.
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 Photo 115 Light fixture at entry is loose, should be reattached and sealed.
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One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
 Photo 123 Bees located at top of front left gable.
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One or more exterior disconnect switches, such as for a heat pump or air conditioner compressor unit, have exposed wiring or components when the cover is opened or removed. This is a safety hazard due to the risk of shock, especially for children. Because these boxes rarely need to be opened (usually only for maintenance), recommend installing a lock on box cover(s) to reduce the risk of shock.
 Photo 109 A/C compressor to upstairs south is missing and disconnect is damaged.
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Siding is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
 Photo 3 GFCI outside not tripping but is wired properly.
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 Photo 127 Open ground on outside GFCI.
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One or more outside faucets leak. 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.
 Photo 126 Red Arrow - 70 PSI and shutoff valve leaks.
Blue Arrow - Missing anti-siphon Furthermore, vegetation as shown in picture is less than 1' from siding. |
One or more crawl space vent screens are missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified contractor should install screens where missing using screen material such as "hardware cloth" with 1/4 inch minimum gaps.
 Photo 40 Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.
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 Photo 117 Crawl space is located to the left of entry and should have a cover to keep animals out.
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Gaps larger than four inches were found in one or more guardrails. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
 Photo 60 Deck railing spindles are more than 4" apart.
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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.
One or more outside faucets are 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 house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.
 Photo 121 Missing anti-siphon.
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Photo 126 Red Arrow - 70 PSI and shutoff valve leaks.
Blue Arrow - Missing anti-siphon Furthermore, vegetation as shown in picture is less than 1' from siding. |
One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
 Photo 59 Light bulbs missing on master deck.
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 Photo 118 Bulbs missing on motion detector.
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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.
 Photo 114 Minor cracks in driveway.
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 Photo 125 |
 Photo 101 Door to the hot water tank in the back of the house is delaminating and will not close properly.
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 Photo 105 Water supply line to patio misters is disconnected.
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| Roof | Return to table of contents |
 Photo 128 Roof shingle sliding down, front of house.
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| Garage | Return to table of contents |
Weatherstrip around or at the bottom of the garage-house door is missing. It should be installed where missing and as necessary to prevent vehicle fumes from entering living spaces.
 Photo 37 Jamb and casing damaged at fire door and is missing weather stripping.
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One or more springs are broken on the vehicle door. This is a safety hazard since the door may fall shut when opened. A qualified contractor should make repairs as necessary.
 Photo 42 Single car garage door is missing spring and will not stay open.
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Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
 Photo 38 Loose wiring in garage should be checked out by a licensed electrician.
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 Photo 39 Loose electrical wires.
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 Photo 43 Loose wiring in garage.
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One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
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Photo 40 Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.
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| Attic | Return to table of contents |
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
 Photo 88 Exposed wires on fan in attic south.
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 Photo 86 Forced air unit for upstairs south appears serviceable.
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 Photo 87 Attic south.
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| Electric service | Return to table of contents |
One or more arc fault circuit breakers may be recalled, based on their having a blue test button. This may be a safety hazard for shock and fire. A qualified electrician should evaluate and replace circuit breakers if necessary. For more information visit:
 Photo 112 Blue circle is a recalled circuit breaker. Red circles are wire nuts that is not to code. Panel has been removed and is missing labeling.
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The main service panel cover is missing or not installed. Exposed, energized wiring and equipment exists as a result and is a safety hazard due to the risk of shock. The panel cover should be reinstalled or replaced, and by a qualified electrician if necessary.
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Photo 112 Blue circle is a recalled circuit breaker. Red circles are wire nuts that is not to code. Panel has been removed and is missing labeling.
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Wire nuts in main service panel is not to code.
The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
| Water heater | Return to table of contents |
The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.
| Heating and cooling | Return to table of contents |
A/C condenser upstairs south is missing. Coolant and electrical lines cut.
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Photo 109 A/C compressor to upstairs south is missing and disconnect is damaged.
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The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) 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. This servicing should be performed annually in the future.
Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
 Photo 52 Air filter should be replaced.
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 Photo 53 Air filter should be replaced. Smoke detector on left.
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 Photo 56 Air filter should be replaced.
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| Plumbing and laundry | Return to table of contents |
Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
| Fireplaces, woodstoves and chimneys | Return to table of contents |
Significant amounts of ashes, wood and/or debris are in the fireplace. The inspector was unable to fully evaluate it.
 Photo 29 |
 Photo 30 Ashes in family room fireplace should be removed and suggest the flute be cleaned.
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 Photo 55 Ashes in master bedroom fireplace should be removed and suggest the flute be cleaned.
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All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Crawl space | Return to table of contents |
Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.
 Photo 2 View in crawl space.
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Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
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Photo 40 Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.
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| Kitchen | Return to table of contents |
One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
 Photo 22 Cosmetic damage to kitchen cabinets.
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 Photo 23 |
 Photo 24 |
 Photo 25 |
Light bulbs are missing or out in ceiling fans.
 Photo 26 Light bulbs are out in dinning room ceiling fan.
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Filters should be replaced as necessary.
The light in range hood is inoperable. Recommend replacing light bulb(s) or having repairs made by a qualified contractor as necessary.
 Photo 21 Light not working at microwave.
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One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
 Photo 27 Light above sink is not working.
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| Bathrooms | Return to table of contents |
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.
 Photo 32 No GFCI in down stairs bathroom.
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 Photo 61 Master bath GFCI indicates an open ground.
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 Photo 75 No GFCI or power in upstairs hall bath south outlet.
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One or more light fixtures are loose or installed in a substandard way.
 Photo 31 Globe in down stairs bathroom is loose and do not match.
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Latch broken on down stairs shower door as well as other bathroom defects.
One or more faucet handles are loose or missing and should be repaired or replaced as necessary.
 Photo 64 Master shower head leaks and is missing the cold water handle.
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 Photo 66 Low water pressure in master sink, the cold water handle will not turn on and is missing stopper.
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One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
One or more toilet tank lids are cracked or broken. Lid(s) should be replaced as necessary.
 Photo 71 Toilet lid damaged in upstairs hall bath, south.
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Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
 Photo 74 Suggest removing and replacing old caulking around tub in upstairs hall bath, south.
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One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). .
| Interior rooms | Return to table of contents |
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
One or more smoke alarms are damaged, deteriorated and/or missing from their mounting brackets. Damaged and/or missing smoke alarms should be replaced as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit:
One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.
 Photo 77 Outlet in upstairs south corner bedroom is damaged.
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Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
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.
 Photo 11 Open ground.
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 Photo 12 Open ground.
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 Photo 13 Open ground.
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One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
 Photo 54 Loose electrical outlet in master bedroom.
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Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
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Photo 39 Loose electrical wires.
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 Photo 41 View inside garage crawl space, again home owner added electrical wiring should be checked out by a licensed electrician.
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One or more ceiling fans wobbles excessively during operation. This is a potential safety hazard and may be caused by one or more of the following:
 Photo 83 North corner bedroom ceiling fan is missing a blade, light bulbs, and globes.
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Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
 Photo 58 Damaged screens.
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 Photo 102 Screen missing.
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 Photo 103 Missing screen.
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 Photo 106 Missing screens.
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 Photo 111 Damaged screen.
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 Photo 122 Missing screens.
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One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
 Photo 46 Both doors in garage upstairs hall are binding and will not close.
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 Photo 47 |
Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
 Photo 5 Hand rail in living room is loose.
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Glass in one or more windows is broken. A qualified contractor should replace glass where necessary.
 Photo 19 Broken outer glass in main laundry room.
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The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
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Photo 37 Jamb and casing damaged at fire door and is missing weather stripping.
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One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.
 Photo 44 Garage stairway light switch is missing. Wires may be hot. Arrow points along where a hand rail should be.
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Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.
 Photo 8 Carpet seam in bonus room is separating.
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Trim is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.
 Photo 20 Damaged door casing in main laundry room.
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Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
 Photo 9 Carpet in bonus room is stained and should be cleaned.
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