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Email: House2homeinsp@hotmail.com
Phone: (909) 585-6040

 

Your Home Inspection Report
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Client(s): John & Mary Doe
Property address: 123 Any Where St.
Any Town, Ca. 90000
Inspection date: Saturday, June 04, 2005
This report published on 3/25/2008 9:41:26 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.

 
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:
SafetyItems that could pose a risk of injury. 
Repair/ReplaceRecommend repairing or replacing. 
Repair/MaintainSmall repairs and/or periodic ongoing maintenance buyers should execute after buying property. 
Minor defectCorrections that likely involve only a minor expense. 
MaintainRegular ongoing maintenance buyers should be aware of 
EvaluateRecommend further evaluation from buyers or by a licensed qualified specialist 
MonitorRecommend monitoring item 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
Plumbing and laundry
Roof
Garage
Electric service
Water heater
Heating and air conditioning
Bathrooms
Fireplaces and solid fuel burning appliances
Crawl space
Attic
Interior rooms
 
General information Return to table of contents
Structures inspected: Single Family Home
Type of Structure Inspected: Two Story Home
Client's name: John & Mary Doe
Report number: SAMPLE
Inspection Fee: $250.00
Time started: 09:00
Time finished: 11:30
Occupied: Yes
Age of building: Roughly 10 years old
Present during inspection: Buyer, Owner, Realtor
Weather conditions: Clear
Temperature: Warm
Main entrance faces: South
Foundation type: Crawlspace
Ground condition: Dry
Water on: Yes
Electric on: Yes
 
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: Shiplap, Brick veneer
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core wood
Drainage next to house: Near level
Fence: Wood
Chimney type: Masonry
Flue cap: Yes

1) Safety, Repair/Replace - 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 licensed electrician if necessary, so all exterior receptacles are waterproof as per standard building practices.

Photo 8  
2) Safety, Repair/Replace - 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 licensed 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 6  
3) Safety, Comment - Gaps larger than four inches were found in one or more guardrails. At the time this home was built these were built to standard building specifications for that time, but does not meet today's standard building practices. This specification was changed due to small children falling. This is a possible safety hazard, especially for the small children. Buyers may want to have a qualified licensed contractor make modifications as necessary so gaps in guardrails do not exceed four inches. For example, installing additional balusters or railing components.
4) Maintain - The finish on the deck is worn and/or deteriorated. Recommend cleaning and repainting deck.
5) Comment - Firewood is stored so that it's either in contact with the structure or very close to it. The is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information visit http://ohioline.osu.edu/hyg-fact/2000/2065.html
6) Comment - Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

Photo 7  
 
Plumbing and laundry Return to table of contents
Water pressure (psi): 65 PSI
Location of main water shut-off valve: North side of house
Stop and Waste valve: Yes, Functional
Location of main water meter: Curbside
Location of main fuel shut-off: Front of house
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
7) Repair/Replace, Evaluate - Steel hangers are used to support copper water supply pipes. This contact between dissimilar metals causes corrosion. Recommend having a qualified licensed plumber evaluate water supply pipes where these hangers have been used, and repair or replace pipes if necessary. Steel hangers should be replaced with appropriate hangers that won't cause corrosion.
8) Minor defect - The washing machine has rubber supply hoses which a prone to failure and can cause water leaks. If the washing machine is to go with the sale of the house recommend buyer replacing with steel braided hoses.
 
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 17 Years old
Multiple layers: No
Skylights: Yes
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
9) - The roof surface material is beyond or at the end of its service life and needs replacing now. The client(s) should consult with a qualified licensed roofing contractor to determine replacement options and costs.
Photo 30

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Garage Return to table of contents
Garage Door: Roll-up Sectional
Garage door opener: Yes
Interior Walls: Drywall
Ceiling: Drywall
10) Safety, Repair/Replace - The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified licensed contractor should evaluate and make repairs as necessary.
11) Safety, Minor defect - The automatic garage door opener does not have and electronic eye for Auto-Reverse.
 
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 panel: South side of house
Location of sub panels: Garage
Location of main disconnect: At the top of breakers in main service panel
Main disconnect rating (amps): 100
Branch circuit wiring type: Non-metallic sheathed copper
Solid strand aluminum branch circuit wiring present: No
GFCI Breakers present: No
12) Safety, Repair/Replace - Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified licensed electrician if necessary.

Photo 18  
13) Repair/Replace - One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified licensed electrician should evaluate and repair as necessary.

Photo 4  
 
Water heater Return to table of contents
Estimated age: 10 Years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Brand & model: XYZ Model 40329
Water temperature (degrees Fahrenheit): 118 Degrees
14) Safety, Repair/Replace - The water heater does not have seismic straps or struts installed. 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 licensed contractor should install seismic straps or struts as necessary and as per standard building practices.

Photo 12  
15) Safety, Repair/Replace - 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 licensed 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. For more information, visit http://www.wattsreg.com/default.htm?/t&p/installation.htm

Photo 10  
 
Heating and air conditioning Return to table of contents
Heating system energy source: Natural gas
Heat system type: Forced air
A/C energy source: N/A
Thermostat: OK, Type Ready Made
Distribution system: Sheet metal ducts, Flexible ducts
Flue: Rigid metal
Filter location: In return air duct above furnace
Brand & model: ZYX Model 42900
Condition: OK
16) Minor defect, Maintain - This system is equipped with throw-away filter(s). They appear to be dirty. Recommend replacing filter(s) now and every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".
 
Bathrooms Return to table of contents
Low flow toilets: Yes
17) Repair/Replace, Evaluate - One or more toilets are loose. A qualified licensed 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.
18) Repair/Replace - One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified licensed plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.

Photo 5  
 
Fireplaces and solid fuel burning appliances Return to table of contents
Fireplace type: Metal prefabricated
Flue type: Metal
Dampner: Yes
19) Safety, Repair/Replace - A significant amount of creosote (1/8" or more) visible in fireplace flue. Recommend cleaning, inspection and repairs if necessary by a qualified chimney service contractor.
20) Safety, Evaluate - The fireplace hearth is less than 18 inches deep. This is a fire hazard. At a minimum, non-combustible hearth pad(s) should be installed. Ideally the hearth(s) should be modified as necessary or installed by a qualified licensed contractor so they are at least 18" deep.

Photo 3  
21) Monitor - Minor cracks, pitting and/or deterioration were found in some fireplace firebrick. However the bricks were not loose and appear to be serviceable. The clients should monitor the condition of the firebricks in the fireplace's firebox in the future. If significant deterioration occurs or if bricks become loose, then a qualified licensed chimney service contractor should evaluate and make repairs as necessary.

Photo 9  
 
Crawl space Return to table of contents
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Wood, Concrete
Beam material: Solid wood
Floor structure above: Engineered wood joists
Vapor barrier present: No
Ventilation: Yes
Ground: Dirt
22) Repair/Replace - Insulation under the floor in the crawlspace has fallen down. A qualified licensed contractor should make repairs as necessary to restore the insulation to its original rating.

Photo 17  
23) Comment - Water supply pipes are uninsulated. This was not a requirement at the time this home was originally built. Buyers may want a qualified licensed contractor to insulate pipes as necessary for better energy efficiency and to prevent water pipes from freezing.
 
Attic Return to table of contents
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Roof Sheathing: Plywood
Insulation material: Fiberglass roll or batt
Ventilation: Yes, Gable vents
Plumbing: N/V
24) Safety, Minor defect - 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 11  
25) Evaluate, Monitor - Stains were visible on the roof structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified licensed roofing contractor should evaluate and repair as necessary.
 
Interior rooms Return to table of contents
Walls: Drywall/Plaster, Wood
Flooring: Carpet, Sheet vinyl/laminate, Ceramic/granite
Ceiling: Drywall/Plaster
Kitchen appliances: Stove, Oven, Refrigerator, Microwave, Dishwasher, Garbage disposal
Cabinets: Solid wood
Finish: Stained
Sinks: Stainless steel
Counters: Laminate
26) Safety, Minor defect - Cover plate(s) are missing at 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 replaced where necessary.

Photo 13  

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27) Safety, Comment - No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible in the kitchen or bathrooms. This was not a requirement on homes built or remodeled prior to 1975 for bathrooms and 1987 for kitchens. GFCI devices help prevent electric shocks in areas that may have water present. Recommend buyer having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks as per standard building practices.
28) Repair/Maintain - East bedroom door binds in the jamb. Recommend having a qualified licensed contractor make repairs as necessary so they close easily.
29) Minor defect - Screen(s) torn and /or loose in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend repairing or replacing screens.

Photo 1  
30) Monitor - 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.

Photo 16  
 
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