Website: http://www.mikehuntzinger.com
Email: mike@mikehuntzinger.com
Phone: (916) 768-6135

  

Your Home & Pool Inspection
Client(s): Christian & Susanne Schneidmadl
Property address: 1711 Allenwood cir.
Lincoln, CA
Inspection date: Wednesday, October 15, 2008
This report published on 10/15/2008 4:37:38 PM 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.

This report contains technical information. If you were not present during this inspection, please call us to arrange for a verbal review with your inspector. If you choose not to consult with the inspector, we can not be held liable for your understanding or misunderstanding of this report's contents.



P.S. for printing a shorter version use the summery version to print, this will print all the words with out the pictures.
Thank You , please feel free to call me for any questions or need a contractor to do repairs. 916-768-6135

 
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 
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 
MonitorRecommend monitoring in the future 
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
Kitchen
Bathrooms
Interior rooms
Sprinklers / Drip
Swimming Pool
 
General information Return to table of contents
Report number: 1711101508
Structures inspected: Two story stucco home with pool
Type of building: Single family
Age of building: 2005
Property owner's name: investor
Time started: 12:45
Time finished: 3:00
Inspection Fee: 625
Payment method: Check
Present during inspection: Client(s), Realtor(s)Vicky Scott
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: wet from sprinklers
Front of structure faces: North
Main entrance faces: North
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system


1) Recalls on consumer products and product safety alerts are almost added daily, if client is concerned about appliances or other items installed in the home that may be on such lists, please go to the following web site for more info. www.recalls.gov

In addition to information on the most recent recalls, there are links to the Web sites of all six contributing agencies where earlier recalls are listed, among with safety tips and helpful information.
 
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
2) 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 26  
Light needs repair
 

3) One or more wall-mounted exterior light fixtures and or A/C switches 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.

Photo 19  
Caulking needed

Photo 24  
Caulking needed

4) 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/BODY_AE079 near the pool

5) One or more gutters was found to be embedded into the stucco siding. Leaks can occur and will cause damage inside the walls, There should be a small gap between the gutter and the wall with a diverter at the top to catch water and divert it into the gutter..

Photo 9  
Seal stucco hole at gutter end

Photo 22  
Gutter embedded into stucco wall

6) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

Photo 12  
Repair fence
 

7) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.

Photo 6  
Damage to stucco
 

8) 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.

Photo 25  
Gate does not open due to patio
 

9) 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.
10) Bird nest noted in the eaves

Photo 23  
Bird nest
 
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Hipped
Roof covering: Concrete tile
Estimated age of roof: 2005
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
11) One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary.

Photo 7  
Cracked roof tile

Photo 10  
Cracked roof tile

12) Clean Gutters


Gutters are full of debri. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Gutters should be cleaned or repaired or replaced as necessary, and by a qualified contractor if necessary

Photo 11  
Clean gutters
 
 
Garage Return to table of contents

13) The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.

Photo 21  
Garage door not self-closing
 

14) The garage vehicle door is damaged or deteriorated. A qualified contractor should evaluate and repair or replace the door as necessary.

Photo 20  
Damage to garage door
 

15) Only one power door opener, recommend adding another motor
 
Attic Return to table of contents
Inspection method: Partially traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 10" Unable to view area beneath insulation
16) No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
 
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 power meter: Right side of home
Location of sub panels: Pool
Location of main disconnect: Breaker at bottom of main service panel
Service entrance conductor material: Copper
System ground: Rebar
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
17) Missing GFI outlet for pool light, replace breaker with GFI breaker
 
Water heater Return to table of contents
Estimated age: 2005
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: State
Model: select
Water temperature (degrees Fahrenheit): 109
 
Heating and cooling Return to table of contents
Estimated age: 2005
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Horizontal draft, Medium efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Carrier
Model: 38brc048370
ser.#: serial #0305e02986
Filter location: Behind return air grill
18) Recommend caulking around the A/C disconnect switch to weatherproof it. Because electric wires come from inside the walls we don't want water to get inside. 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.
19) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.

Photo 1  
Missing insulation

Photo 18  
Missing insulation

20) 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.
21) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
22) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 60
Location of main water shut-off valve: near the driveway
Main water shut-off: Left side of the home
Location of main water meter: front yard
Gas meter location: Right side of home
Water service: Public
Service pipe material: Copper
Supply pipe material: Polyethylene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
23) The clothes dryer exhaust duct appears to need cleaning. Significant amounts of lint build up was found. This is a safety hazard due to the risk of fire from decreased air flow. This duct should be cleaned now and annually, or more often if necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://atozchimneys.com
 
Fireplaces, woodstoves and chimneys Return to table of contents
Fireplace type: Metal prefabricated
Chimney type: Metal Direct vent
24) This gas fireplace would be more efficient if a fan kit upgrade was added, to help blow the hot air about, have this installed by a qualified contractor
 
Kitchen Return to table of contents

25) The oven display function appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, a qualified appliance technician should evaluate and repair as necessary.
Here is a good repair person i use .
Teds appliance service. 916-645-9598

Photo 4  
Oven display is non-op
 

26) APPLIANCE STATEMENT

"Our "test" is not an evaluation of performance but is only to verify that they "work." It is possible that timers may be defective, garbage disposers may be ineffective, thermostats may be out of calibration, and the appliance can still "pass" our abbreviated test. Appliances can fail at any time without warning. There are insurance policies available to you that may provide some protection. Your agent can supply information on this subject
 
Bathrooms Return to table of contents

27)   missing shelf in cabinet

Photo 3  
Missing shelfs
 
 
Interior rooms Return to table of contents

28) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
29) Window is scratched by a pet, replace window

Photo 17  
Scratches in glass
 

30) 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.
31)   Damage noted in bedroom closet door tracks, repair or replace as necessary

Photo 2  
Damage to closet door track
 
 
Sprinklers / Drip Return to table of contents

32) Adjust spray away from structures, fences, sidewalks, etc so to spray only on the lawn area.
33) SPRINKLER SYSTEMS

Our limited review of sprinkler systems does not include adequacy of coverage or the condition of buried piping. The system is not tested, visually observed only, and obvious defects are reported for your information. Gardeners and pets frequently damage components. Expect to make minor repairs to the sprinkler system on a regular basis, as this is typical for all sprinkler systems. Sprinklers should always be directed away from the building to prevent moisture intrusion/water damage and or mold/mildew. We suggest a demonstration by the seller at your final walk through."


 
Swimming Pool Return to table of contents
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolet light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood, Wrought iron
Condition of body: Appeared serviceable
Body type: Below ground -
Body material: Plaster-Gunite -
Condition of deck: Appeared serviceable
Deck material: Concrete
Condition of coping: Appeared serviceable
Coping material: Concrete
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Hose
Types of pumps installed: Circulation
Line material: PVC No paint on the lines
Condition of heater and related equipment: Appeared serviceable
Heater energy source: Electricity
Condition of filter and related equipment: Appeared serviceable
Filter type: Cartridge
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Pressure when filter is clean (psi): 9
Filter pressure at time of inspection (psi): 10
Condition of electrical equipment: Required repair, replacement and/or evaluation (see comments below)
Location of electrical disconnect: In sub-panel at equipment
Type of wiring: Rigid conduit
34) The alarm for one or more doors between the house and the pool was inoperable. While regulations vary between municipalities, all doors which give access to a swimming pool should be equipped with an audible alarm that should:

  • Sound for 30 seconds or more when the door and/or screen are opened
  • Sound within seven seconds after the door is opened
  • Be loud; at least 85 dBA (decibels) at 10 feet away
  • Be distinct from other sounds in the house
  • Have a manual switch to disable it temporarily where the switch is located at least 54 inches above the door's threshold
  • Have an automatic reset feature

    A qualified person should evaluate and repair as necessary. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/Pool.pdf No batteries
    35) No backflow prevention (anti-siphon) device was visible on the water fill valve and/or line. These devices reduce the likelihood of pool or spa water entering the potable water supply. A qualified contractor should evaluate to verify that a backflow prevention device is or isn't installed, and install one if necessary as per standard building practices.
    36) Neutral and equipment ground conductors were combined at the equipment sub-panel. Only main service panels should be configured this way. This is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar that's not bonded to the panel, while grounding conductors should be attached to a separate grounding bar that is bonded to the panel. A qualified electrician should evaluate and repair as necessary.

    Photo 14  
    Doubled neutral and not seperated from ground
     

    37) The neutral buss bar at the equipment sub-panel appeared to be bonded to the panel, and should instead be "floating". This is safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
    38) Ground fault circuit interrupter (GFCI) protection was not visible for one or more of the following devices: underwater lights. This is a safety hazard due to the risk of shock. The Consumer Products Safety Commission recommends that GFCI protection be installed as follows:

  • On underwater lighting circuits operating at more than 15 volts.
  • On all electrical equipment used with pools, spas and hot tubs, including heaters operated on 240-volt circuits.
  • On all outdoor receptacles and any indoor receptacles that could potentially be used to power electrical appliances within 20 feet of the water's edge.
  • In accordance with applicable local codes and the NEC.

    A qualified electrician should evaluate and repair as necessary. For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5039.html

    Photo 13  
    Light is not GFI protected
     

    39) No switch was found for one or more underwater lights. As a result, the light(s) were not fully evaluated. A missing switch may indicate that a circuit breaker is being used for an on/off switch. This is substandard and poses a safety hazard due to the risk of shock. Efforts should be made (consult with property owner, have electrician evaluate, etc.) to determine if underwater lights are controlled by switches. If they're not, then a qualified electrician should install switches as per standard building practices.
    40) Leaks or evidence of leaks were found at the filter gasket. A qualified contractor should evaluate and repair as necessary.
    41) Minor cracks, settlement, heaving and/or deterioration were found in the decking. Recommend that a qualified person caulk or seal cracks as necessary to prevent water intrusion and further cracking or movement.

    Photo 15  
    Seal cracks in deck
     

    42) Missing the float valve and the flapper

    Photo 5  
    Missing float valve and flapper
     

    43) No paint on the lines, this is to protect the lines from sunlight, paint the lines with black house paint

    Photo 16  
    Paint the lines
     

     
    If you have any questions on this report or wish to review the home inspection, please call us at (916) 768-6135.

    We are happy to review this report with anyone you feel will benefit from a review (handyman, developer, electrician, etc.).

    As a Certified Home Inspector Member of the California Real Estate Inspection Association (CREIA), this inspection has been conducted following the CREIA Standards. To get a copy of these Standards, go to http://www.creia.org/lawsstandards/