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

 

Your Home Inspection
Client(s): Ruth Reed
Property address: 5505 S Grove St Spc 120
Rocklin CA 95677-3150
Inspection date: Wednesday, September 23, 2009
This report published on 9/23/2009 12:45:36 PM PDT

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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 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
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/Grounds
Electric service
Roof
Kitchen
Water heater
Heating and cooling
Plumbing and laundry
Bathrooms
Interior rooms
Crawl space
 
General information Return to table of contents
Report number: 550592309
Structures inspected: One story Manufactured home
Type of building: Single family
Age of building: 1991
Property owner's name: Trustee sale
Time started: 8:40
Time finished: 10:30
Inspection Fee.$: 425
Payment method: Check
Present during inspection: Client(s), Realtor(s)Jerry Reif
Occupied: No
Weather conditions: Clear
Temperature: Warm, Deg. 76
Ground condition: Dry, wet from sprinklers
Front of structure faces: West
Main entrance faces: North
Foundation type: Crawlspace
The following items are excluded from this inspection: Shed
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.

2) 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.

3) The MFG. insingnias are missing from the rear of the unit.
 
Exterior/Grounds Return to table of contents
Foundation material: Steel frame on concrete block piers
Apparent wall structure: Wood frame
Wall covering: Composition wood panels, Cement-based clapboard
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
4) The deck is unstable in one or more areas due to lack of diagonal bracing, or main braces. This is a safety hazard since severe movement may cause the deck to collapse. A qualified contractor should evaluate and make repairs as necessary.

plywood is unsupported at the end, add support to keep plywood from damage or moving.

Photo 23  
Stairs are not connected at top, pulled away, no support between beams
 

5) 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.

Photo 5  
No GFI protection at rear of unit
 

6) Stairs are unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. A qualified contractor should repair or replace stairs so they conform to standard building practices.

Photo 2  
Steps are falling apart, degraded , suggest rebuilding them
 

7) Gaps larger than 4 3/8" 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.
8) The carpet on the stairs is loose, this is a tripping hazard, re-nail carpet

Photo 16  
Outside carpet is loose, trip hazard
 

9) Rot was found at the base of the stair stringers. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced or removed and soil should be graded and/or removed if necessary to maintain at least a 6" gap between wood and soil. rebuild all of the stairs in picture

Photo 22  
Stairs need to be rebuilt, contact with dirt, water damage/stains
 

10) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.

Photo 8  
Missing globe
 

11) Gaps exist at one or more openings around the exterior, such as those where windows are,outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

Photo 3  
Siding at window trim not done properly

Photo 4  

12) Door trim is damaged, have a contractor replace trim where needed.

Photo 9  
Damage to trim
 

13) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.
 
Electric service Return to table of contents
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 50
Service voltage (volts): 120/240
Location of main power meter: Right side of home
Location of main disconnect: Breaker in middle of service panel
Service entrance conductor material: Copper
Main disconnect rating (amps): 50
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: - 1 year
Gutter & downspout material: None
Roof ventilation: Unable to determine (no access to attic spaces)
14) This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.
    15) One or more sections of roof / vent flashing are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary. past leak at this area

    Photo 12  
    Furnace vent is rusty, past water leaks noted, suggest replacing
     

    16) One or more flashing details or plumbing vent pipes needs a coat of paint, this is to prevent rust and to protect plastic pipes from the sunlight.

    Photo 10  
    Paint needed on pipe vents
     
     
    Kitchen Return to table of contents

    17) 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.
    18) The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html
    19) The overhead filter screen is designed to collect grease, and will need cleaning in the dishwasher to remove the grease, if left uncleaned the filter will become clogged and pose a fire hazard and not remove the air at the stove
    20) Water leaked from the dishwasher's air gap device when it was operated. Debris may be clogging the drain line. A qualified plumber or appliance repair technician should evaluate and repair as necessary. This will need a new air gap, possible damage when new dishwasher was installed
    21) The range hood fan is inoperable. A qualified contractor should evaluate and repair or replace the fan or the range hood as necessary.

    Photo 15  
    Kitchen fan is non-op, dirty screen too
     

    22) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary. Globe is cracked, replace globe

    Photo 18  
    Damage to light , replace globe
     

    23) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
    24) 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

    25) Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.
     
    Water heater Return to table of contents
    Estimated age: 2006
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 30
    Manufacturer: General Electric
    Model: smart-water
    Water temperature (degrees Fahrenheit): 115
    26) 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.

    Photo 7  
    Missing straps
     

    27) No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

    Photo 6  
    Missing TPR pipe
     

    28) No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.
     
    Heating and cooling Return to table of contents
    Estimated age: 1990
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air, Down draft
    Primary A/C energy source: N/A
    Evaporative cooler: Not functional, Pump not working, Straw /mesh needs replacing
    Distribution system: Sheet metal ducts, Flexible ducts
    Manufacturer: Coleman
    Model: 7956d856
    ser.#: serial #119069931
    Filter location: At the top of the furnace
    29) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
    30) One or more heating/cooling ducts are lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. A qualified contractor should evaluate and make repairs as necessary so ducts are suspended as per standard building practices, and not in contact with the ground. min.4" off ground

    Photo 21  
    Ducts need to be off the ground
     

    31) The cabinet to the furnace was noted to have rust areas , this is due to age of the unit, have a HVAC evaluate the unit and repair or replace as needed. this is from a past roof leak
    32) No drip leg is installed on the furnace or boiler gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. A qualified contractor should install a drip leg as per standard building practices.
    33) Sheet-rock above the furnace needs to be installed with all the screws. repair as needed.

    Photo 19  
    Furnace compartment needs screws to hold the door on.
     

    34) And the flashing at the swamp cooler leaks air, have a HVAC contractor install proper flashing to keep the air in the duct.
    35) Swamp cooler needs repair, pump is non-op and needs new mats

    Photo 11  
    Degraded cooler mats

    Photo 13  
    Cooler pump is non-op, replace pump

    36) 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): 50
    Main water shut-off: Right side of the home
    Gas meter location: Right side of home
    Water service: Public
    Service pipe material: Polyethylene
    Supply pipe material: Not visible
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    37) The clothes dryer is equipped with a vinyl or foil, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, see http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    Photo 24  
    Dryer vent should be smooth wall pipe, repair as needed
     

    38) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
    39) Floor is squeaky and loose light switch noted, repair as needed.
    40) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
     
    Bathrooms Return to table of contents

    41) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary. master bath

    Photo 14  
    Master bath facuet leaks when on
     

    42) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary. master bath

    Photo 14  
    Master bath facuet leaks when on
     

    43)   Some screws missing for the handles in master bath tub
     
    Interior rooms Return to table of contents

    44) One or more electric light switch 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. laundry room
    45) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
    46) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed 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
    47) 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
    48) The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary. needs batteries
    49) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary. globe damaged in kitchen area
    50) 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.
    51) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the subfloor. Recommend having a qualified contractor evaluate and repair as necessary. laundry room
    52) 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 17  
    Weatherstrip is damaged, replace as needed
     

    53)   Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
     
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Concrete
    Beam material: Steel
    Floor structure above: Not visible
    Vapor barrier present: No
    54) 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.
    55) The belly pan is open/exposed, this allows vermin to enter, have a contractor repair as needed.

    also there may be cats digging under the skirting area.

    Photo 20  
    Belly pan needs repair
     

    56) The crawl space is being used as a storage area. All stored items, especially cellulose-based items such as wood, cardboard or paper, should be removed to allow maximum ventilation and to avoid attracting wood destroying insects.
     
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    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 or above standards. To get a copy of these Standards, go to http://www.creia.org/lawsstandards/