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DMWebb Certified Home Inspections

Website: http://www.reporthost.com/dmwebb
Email: davidrmru@sbcglobal.net
Phone: (951) 445-7337
270 Cannon Rd. Riverside, CA. 92506
Inspector: David Webb

 

Property Inspection Report #1004
Client(s): John Doe
Property address: 123 Main St.
Inland Empire, CA 92506
Inspection date: 1-9-2009
This report published on Friday, May 07, 2010 9:03:24 AM PDT

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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.

 
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 risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
ServiceableItem or component is in servicable condition 
CommentFor 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

Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 1003
Inspector's name: David Webb
Structures inspected: 29230 Mammoth Pl. Canyon Lake, CA
Type of building: Single family
Age of building: 21
Property owner's name: Chris Beaumont
Time started: 1:30
Time finished: 5:30
Inspection Fee:
Payment method:
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting, Built-in sound system, Intercom system
1) 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.

Photo 95  
Service line to propane tank is disconnected and the tank is empty. Appears to be serviceable.

Photo 96  
Propane meter is located in front of tank.

Photo 97  
Gauge on propane tank reads empty.

Photo 98  
250 gal. propane tank.

Photo 99  
Gas main line from tank to house is not properly protected.
 

2) 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.

Photo 40  
Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.

Photo 100  
Hot water tank appears to have not been run in a long time and should have further evaluation.

Photo 120  
 
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Composition wood panels
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Poured in place concrete aggregatestone
Exterior door material: Solid core wood, Sliding glass
Footing material: Poured in place concrete
Foundation material: Concrete block
Apparent wall structure: Wood frame
Wall covering: Composition wood clapboard
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Poured in place concrete aggregatestone
Exterior door material: Solid core wood
3) 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.
 

4) 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.

Photo 115  
Light fixture at entry is loose, should be reattached and sealed.

5) 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.
 

6) 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.
 

7) 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.

Photo 1  
Siding on the back of house is separating and should be resealed.

Photo 104  
Minor dry rot damage to siding on the south side of house.

Photo 108  
Electrical box not sealed.

Photo 110  
Separation of siding should be resealed.

Photo 119  
Minor dry rot damage near fountain water pump.
 

8) 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.

Photo 127  
Open ground on outside GFCI.

9) 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.
 

10) 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.

Photo 117  
Crawl space is located to the left of entry and should have a cover to keep animals out.

11) 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.
 

12) 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.

Photo 116  
Hand rail at entry should be prepped and painted.

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.

13) 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.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://edis.ifas.ufl.edu/AE113

Photo 121  
Missing anti-siphon.

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.

14) 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.

Photo 118  
Bulbs missing on motion detector.

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.

Photo 114  
Minor cracks in driveway.

Photo 125  

16)  

Photo 101  
Door to the hot water tank in the back of the house is delaminating and will not close properly.
 

17)  

Photo 105  
Water supply line to patio misters is disconnected.
 
 
Roof Return to table of contents
Roof inspection method: Viewed from windowsAnd from decks.
Roof type: Gable
Roof covering: Concrete tile
Estimated age of roof: 21 years
Roof ventilation: Adequate
18)

Photo 128  
Roof shingle sliding down, front of house.
 
 
Garage Return to table of contents

19) 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.
 

20) 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.
 

21) 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.

Photo 39  
Loose electrical wires.

Photo 43  
Loose wiring in garage.
 

22) 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.

Photo 40  
Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.
 
 
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 6"
Insulation estimated R value: Unable to determine.
23) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
24) No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
25) 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.
 

26)

Photo 86  
Forced air unit for upstairs south appears serviceable.

Photo 87  
Attic south.
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Right side of garage.
Location of sub panels: Main laundry room in the north side of the house.
Location of main disconnect: Breaker at top of main service panel
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: Yes
Smoke detectors present: Yes
27) 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:
http://www.cpsc.gov/cpscpub/prerel/prhtml05/05035.html

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.
 

28) 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.

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.
 

29) Wire nuts in main service panel is not to code.

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.

Photo 113  
Wire nuts in electrical main is not to code.

30) 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.

Photo 17  
Sub panel in main laundry room is not labeled.

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.
 
Water heater Return to table of contents
Estimated age: 10+ yrs.
Type: Tank
Energy source: Electricity, Propane
Capacity (in gallons): 40, 50
Manufacturer: Bradford White
31) 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.

Photo 40  
Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.

Photo 100  
Hot water tank appears to have not been run in a long time and should have further evaluation.

Photo 120  
 
 
Heating and cooling Return to table of contents
Estimated age: 21 yrs.
Primary heating system energy source: Propane gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Bryant
Filter location: Strairs, hall, & master bdrm
Last service date: unknown
32) A/C condenser upstairs south is missing. Coolant and electrical lines cut.

Photo 109  
A/C compressor to upstairs south is missing and disconnect is damaged.
 

33) 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.
34) 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.

Photo 53  
Air filter should be replaced. Smoke detector on left.

Photo 56  
Air filter should be replaced.
 
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 70 psi
Location of main water shut-off valve: 1st is left of entry, 2cd is right of garage.
Location of main water meter: By curb on the right side of the driveway.
Location of main fuel shut-off: Top of propane tank
Visible fuel storage systems: 250 gallon propane tank.
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Galvanized steel
Drain pipe material: Plastic
Waste pipe material: Plastic
35) 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
Fireplace type: Masonry
Chimney type: Masonry
36) 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.

Photo 55  
Ashes in master bedroom fireplace should be removed and suggest the flute be cleaned.
 

37) 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
Inspection method: Viewed from hatch
Insulation material underneath floor above: None visible
Pier or support post material: Bearing wall
Floor structure above: Engineered wood joists
Vapor barrier present: Not visible
38) 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.
 

39) 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.

Photo 40  
Crawl space access in garage has drywall damage and 50 gallon hot water tank to the right.
 
 
Kitchen Return to table of contents

40) 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.

Photo 23  

Photo 24  

Photo 25  

41) Light bulbs are missing or out in ceiling fans.

Photo 26  
Light bulbs are out in dinning room ceiling fan.
 

42) Filters should be replaced as necessary.
43) 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.
 

44) 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.
 
 
Bathrooms Return to table of contents

45) 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.

Photo 32  
No GFCI in down stairs bathroom.

Photo 61  
Master bath GFCI indicates an open ground.

Photo 75  
No GFCI or power in upstairs hall bath south outlet.
 

46) 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.
 

47) Latch broken on down stairs shower door as well as other bathroom defects.

Photo 33  
Water or moisture damage to ceiling in down stairs bathroom.

Photo 65  
Master shower door sticks and does not open properly.

Photo 72  
Drywall damage under sink in upstairs hall bath, south.

Photo 80  
Bathroom in upstairs hall north is missing base.

48) 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.

Photo 66  
Low water pressure in master sink, the cold water handle will not turn on and is missing stopper.

49) 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.

Photo 63  
Master bath tub stopper does not work. Could not operate spa but appears serviceable.

Photo 66  
Low water pressure in master sink, the cold water handle will not turn on and is missing stopper.

Photo 70  
Sink stopper missing in upstairs hall bath, south.

Photo 73  
Tub stopper missing in upstaies hall bath, south.

50) 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.
 

51) 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.
 

52) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). .

Photo 10  
Light bulb is out in bonus room.

Photo 14  
Light bulb in down stairs hall north is out.

Photo 26  
Light bulbs are out in dinning room ceiling fan.

Photo 36  
Light fixture above fire door not working.

Photo 62  
Light fixture in master bath is not working.

Photo 78  
Lights over north stairway not working.

Photo 81  
Light not working.

Photo 84  
North cornier bedroom lights and smoke detector is not working.
 
Interior rooms Return to table of contents

53) 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.

Photo 34  
Damage to door stop in second laundry room. Loose wireing should be checked out by a licensed electrician.

Photo 38  
Loose wiring in garage should be checked out by a licensed electrician.

Photo 44  
Garage stairway light switch is missing. Wires may be hot. Arrow points along where a hand rail should be.

Photo 45  
Garage upstairs hall light switch is missing and wires may be hot.

Photo 48  
Bonus room above garage has exposed wires and should be further evaluated by a licensed electrician.

Photo 85  
North corner bedroom deck light fixture is missing.

Photo 88  
Exposed wires on fan in attic south.

Photo 109  
A/C compressor to upstairs south is missing and disconnect is damaged.

54) 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:
http://www.cpsc.gov/cpscpub/pubs/5077.html

Photo 53  
Air filter should be replaced. Smoke detector on left.

Photo 57  
Smoke detector in master bedroom has been removed.

Photo 79  
Smoke detector in upstairs hall north is not working.

Photo 84  
North cornier bedroom lights and smoke detector is not working.

Photo 89  
Smoke detector in back bedroom north is not working.
 

55) 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.
 

56) 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 16  
Outlet cover plate is missing.

Photo 18  
Outlet cover plate is missing in main laundry room.

Photo 49  
Cover plate missing.

Photo 76  
Upstairs south middle bedroom closet light fixture is missing and has exposed wires.

Photo 85  
North corner bedroom deck light fixture is missing.
 

57) The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
58) 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.

Photo 11  
Open ground.

Photo 12  
Open ground.

Photo 13  
Open ground.
 

59) 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.
 

60) 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.

Photo 39  
Loose electrical wires.

Photo 41  
View inside garage crawl space, again home owner added electrical wiring should be checked out by a licensed electrician.

61) 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:

  • Loose screws
  • Loose blade(s)
  • A loose connection between the rod and the fan body
  • A loose connection between the fan body and the electric box above
  • Misaligned blades
  • Bent or warped blades
  • Unbalanced blades

    Recommend having a qualified contractor evaluate and repair as necessary. For more information, visit:
    http://www.google.com/search?q=unbalanced+ceiling+fans

    Photo 83  
    North corner bedroom ceiling fan is missing a blade, light bulbs, and globes.
     

    62) 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.

    Photo 102  
    Screen missing.

    Photo 103  
    Missing screen.

    Photo 106  
    Missing screens.

    Photo 111  
    Damaged screen.

    Photo 122  
    Missing screens.

    63) 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.

    Photo 47  

    64) 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.
     

    65)

    Photo 4  
    Minor holes in drywall through out house. Suggest prep and paint.

    Photo 69  
    Need paint.

    Photo 68  
    Need paint.

    Photo 67  
    Minor plaster damage in upstairs hall south.

    Photo 51  
    Tape in opening between family room and hall are covering loose wires.

    Photo 28  
    Light in family room closet is over wattage and globe is missing.

    Photo 15  
    Dry wall damage in main laundry room.

    Photo 7  
    Missing base.

    Photo 6  
    Base missing in bonus room.

    Photo 90  
    Broken globes on ceiling fan in back bedroom north.

    66) 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.
     

    67) 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.

    Photo 37  
    Jamb and casing damaged at fire door and is missing weather stripping.
     

    68) 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.
     

    69) 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.
     

    70) 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.
     

    71) 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.
     

    72)  
     

    Photo 35  
    Cabinet doors in second laundry room is missing and need adjusting.

    Photo 50  
    Fan disconnected.

    Photo 82  
    North corner bedroom closet door handles are damaged and missing.

    Photo 92  
    North side of house.

    Photo 93  
    Pump and filter to front yard fountain is serviceable.

    Photo 94  
    Service disconnect and timer to fountain is serviceable.

    Photo 124  
    Front fountain was low on water and was unable to check pump, but appears to be serviceable.
     

     
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