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DM Webb Certified Home Inspections


270 Cannon Rd. Riverside, CA. 92506
Inspector: David Webb

 

Property Inspection Report #1116

Client(s):  John Smith
Property address:  123 Main St.
Riverside, CA. 92506
Inspection date:  Friday, March 23, 2012

This report published on Tuesday, May 20, 2014 9:46:45 AM PDT

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:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor 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
Kitchen
Bathrooms
Interior rooms
Pools and Spas


General information
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Report number: 1116
Inspector's name: David M. Webb
Structures inspected: Single Story
Type of building: Single family
Age of building: Approx. 40 yrs.
Time started: 10:00
Time finished: 12:45
Inspection Fee: $250.00
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
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Photo 1-1
 

Exterior
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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels, Brick veneer, Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, Paving stones
Exterior door material: Solid core wood, Solid core fiberglass, Sliding glass
2) 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.
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Photo 2-1
Located to the left of the entry walkway.
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Photo 2-2
Located at the back left patio.

3) 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.
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Photo 3-1
Located to the left of the garage roll-up doors.
 

4) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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Photo 4-1
Located below the main electrical service panel.
 

5) One or more exterior electric receptacles aren't waterproof or rated for use in wet areas. This is a safety hazard due to the risk of shock and fire. Repairs should be made as necessary, and by a qualified electrician if necessary, so all exterior receptacles are waterproof as per standard building practices.
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Photo 5-1
Located on the back of the house.
 

6) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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Photo 6-1
I found that none of the outdoor lighting fixtures were properly sealed and that some were loose. This issue should be further evaluated and repaired.
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7) 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
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Photo 7-1
Backflow prevention devices are missing on all the hose bibs around the home.
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Photo 7-2
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Photo 7-3
 

8)
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Termite damage was located on the 4 by 12 ledger above the entry walkway. I would suggest having this issue further evaluated by a licensed pest control specialist.
 

9) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement and/or heaving. A qualified contractor should evaluate and repair or replace sidewalk and/or patio sections as necessary to eliminate trip hazards.
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Photo 9-1
Located near the backyard gate.
 

10) Rot was found in one or more areas on fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
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Photo 10-1
Located on the front right corner of the home.
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Photo 10-2
Located on the front left corner of the home.
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Photo 10-3
Located on the back right corner of the home.
 

11) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) 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.
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Photo 11-1
Located in the planter on the back left side of the property.
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Photo 11-2
Located at the back left patio.
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Photo 11-3
Located in the planter on the back left side of the property.
 

12) Damaged and/or loose planter or block wall issues are as follows.
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Photo 12-1
Located to the right of the driveway.
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Photo 12-2
Located to the left of the driveway.
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Photo 12-3
Damage to the block wall mortar was located on the front left fence. This should be repaired to prevent further damage.
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Photo 12-4
A damaged planter box was located on the back right side of the property.
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Photo 12-5
A damaged planter box was located on the back right side of the property.
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Photo 12-6
Missing a retaining wall end cap on the back right side of the property.

13) A damaged and/or missing transition strip was located near the entry door.
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Photo 13-1
 

14) The trim around the entry door is in need of primer and paint.
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Photo 14-1
 

15) One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
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Photo 15-1
 

16) The backyard fountain was found to be in a none operational condition at the time of this inspection.
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Photo 16-1
 

Roof
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Roof inspection method: Traversed
Roof type: Cross gable
Roof covering: Concrete tile
Estimated age of roof: Under 10 yrs.
Gutter & downspout material: None
Roof ventilation: Adequate
17) One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary.
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Photo 17-1
Located on the back left corner of the house.
 

18) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
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Photo 18-1
Located on the front right side of the home.
 

19) Other than one cracked tile, the roof appeared to be in very good condition.
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Garage
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20) I found no issues in the garage.
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Photo 20-1
 

Attic
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Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 4 to 6 inches.
Insulation estimated R value: R-19
21) Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.

Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client(s) may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance).
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Photo 21-1
All was located on or near the forced air unit.
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Photo 21-2
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Photo 21-3
 

22) The attic exhaust fan was inoperable during the inspection. Recommend consulting with the property owner(s) as to how it operates and/or having a qualified contractor evaluate and repair if necessary.
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Photo 22-1
Located on the left side of the home.
 

Electric service
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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 125
Location of main service switch: At the electric meter on the front right side of the structure.
Location of main disconnect: Breaker in the middle of the main electrical service panel.
Service entrance conductor material: Copper
Main disconnect rating (amps): 125
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: No
23) The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
24) I found no issues with the wiring in the main electrical service panel.
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Photo 24-1
 

Water heater
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Estimated age: 12 yrs.
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Maytag
25) The water heater's seismic straps or struts are substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor 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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Photo 25-1
The hot water tank should have two straps. One towards the top and one towards the bottom.
 

26) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
27) A water heater is installed over finished living spaces and has 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.
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Photo 27-1
 

Heating and cooling
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Estimated age: Unable to determine.
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Distribution system: Sheet metal ducts
Manufacturer: Amana
Filter location: Behind return air grill
Last service date: Unknown
28) No exterior disconnect switch was found for the outside condensing unit. These are normally installed to prevent the condensing unit from responding to the thermostat off-season, or during maintenance. A qualified heating and cooling contractor should evaluate and install one as necessary.
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Photo 28-1
 

29) Both the A/C condensing unit and the forced air unit appeared to be in good condition and were operating properly at the time of this inspection.
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Photo 29-1
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Photo 29-2

Plumbing and laundry
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Water pressure (psi): 90 psi
Location of main water shut-off valve: Below the front yard hose bib to the right of the entry door.
Location of main water meter: In the front yard near the sidewalk.
Location of main fuel shut-off: At the gas meter on the left side of the garage.
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic, Galvanized steel
Drain pipe material: Plastic
Waste pipe material: Not visible
30) The water supply pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
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Photo 30-1
90 psi.
 

31)
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The location of the whole house water shut off valve is below the front yard hose bib to the right of the entry door.
 

32) I found no issues with the washer and drier utility hook-ups.
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Photo 32-1
 

Fireplaces, woodstoves and chimneys
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Fireplace type: Masonry
Chimney type: Masonry
33) The log starter in the family room fireplace needs to be properly reconnected or capped.
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Photo 33-1
 

34) Other than the log starter in the family room, both fireplaces and the chimney appeared to be in very good condition.
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Photo 34-3
 

Kitchen
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35) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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Photo 35-1
Located to the left of the kitchen sink.
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Photo 35-2
Located to the right of the kitchen sink.

36) All the major appliances in the kitchen appeared to be in very good condition and were operating properly at the time of this inspection.
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Bathrooms
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37) One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
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Photo 37-1
Located in the entry water closet.
 

38) One or more toilets are loose, and evidence of damage or possible damage to the floor surface below was found. For example, elevated levels of moisture, soft floor structure, and/or dark staining at vinyl flooring around the base of the toilet(s). A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
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Photo 38-1
Located near the entry water closet toilet.
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Photo 38-2
Located near the entry water closet toilet.

39) 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.
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Photo 39-1
Located in the entry water closet.
 

40) One or more faucets are reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa.
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Photo 40-1
Located in the master bathroom shower.
 

Interior rooms
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41) No smoke alarms are visible. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
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Photo 41-1
Main hallway.
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Photo 41-2
Bedroom.
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Photo 41-3
Bedroom.
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Photo 41-4
Bedroom.
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Photo 41-5
Bedroom.
 

42) The den double doors need to be trimmed on the bottom. If they continue to rub the carpet it will cause carpet damage.
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Photo 42-1
 

43) Missing bi-pass door on the front left bedroom closet.
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Photo 43-1
 

44) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets.
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Photo 44-1
Located on the front right bedroom door.
 

45) Carpeting in one or more rooms is damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.
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Photo 45-1
Located in the front right bedroom.
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Photo 45-2
Located in the front right bedroom.
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Photo 45-3
Located in the front right bedroom.
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Photo 45-4
Located in the family room.
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Photo 45-5
Located in the family room.
 

46) Trim is missing in one or more areas. Recommend having a qualified contractor install trim where missing.
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Photo 46-1
Missing a piece of base board near the master bathroom shower.
 

47) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.
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Photo 47-1
Missing door stops at the entry doors.
 

48) 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.
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Photo 48-1
Located over the family room fireplace.
 

49) 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(s) 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.
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Photo 49-1
Located over the den fireplace.
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Photo 49-2
Located over the den fireplace.

Pools and Spas
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Water psi: 22 psi
Chlorine Level: The chlorine level is high.
pH Level: The pH level is high.
Pool Breaker Location: At main electrical service panel.
50) The pool diving board shows signs of significant damage or deterioration. This should be removed or replaced.
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Photo 50-1
 

51) The pool timer was operating properly at the time of this inspection.
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Photo 51-1
The pool timer electrical connections are exposed. they should be properly covered or a small lock be placed on the timer box to prevent accidental injury.
 

52) The pool filter, motor, pump and heater were working properly at the time of this inspection. And appeared to be in good condition.
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53) The pool and/or spa heater was working properly at the time of this inspection.
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54) The pool plaster and tile appeared to be in good condition at the time of this inspection.
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55) The pool chlorine and pH level's are a little high, but this can easily be corrected.
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