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Inland Empire-Home Inspections

Website: http://www.inlandempire-homeinspections.com/Index.html
Inspector's email: stauffergc@earthlink.net
Inspector's phone: (909) 560-4159
Inspector: Don Stauffer

 

Thank you for choosing Inland Empire-Home Inspections to perform the following inspection.

Client(s):  Jose Magana
Property address:  2120 E Duron Ct
Colton CA 92324-4583
Inspection date:  Saturday, December 05, 2015

This report published on Saturday, December 12, 2015 7:39:20 PM PST

This report is the exclusive property of Inland Empire-Home Inspections and the individual(s) paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.

This report represents our professional opinion of the condition of the inspected elements of the subject property, determined during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.

We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.

While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.

No warranty, guarantee, or insurance by Inland Empire-Home Inspections is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated.

The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.

If you have any questions regarding this report, please feel free to call us.
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 safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeConducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

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
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Time started: 10 AM
Time finished: 12 NOON
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Inspection fee: 275
Payment method: Check
Type of building: Single family
Age of main building: 1990
Source for main building age: Municipal records or property listing
Front of building faces: Southeast
Main entrance faces: Southeast
Occupied: No

Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Minor slope
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete

1) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the front of the house. For safety reasons, recommend that a qualified contractor repair as necessary.
Photo
Photo 1-1
The walkway in the front of the house is lifted by the tree, a trip hazard.
 

2) A patio was undermined in one or more areas, where soil has eroded out from beneath the sidewalk/patio. Significant damage has occurred, where one or more sidewalk and/or patio sections need replacing. Recommend that a qualified contractor replace or repair sections as necessary.
Photo
Photo 2-1
The concrete near the air conditioner condenser is broken, chipping and scaling.
 

3) Cracks, holes, settlement, heaving and/or deterioration were found in sidewalks and/or patios. Recommend that qualified contractor repair as necessary.
Photo
Photo 3-1
The walkway on the outside of the wall of the living room is broken, a trip hazard.
 

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade

4) Conducive conditions Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Photo
Photo 4-1
This vegeq\tation near the front door should be cut away from the foundation.
 

Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Viewed from ground with binoculars
Roof surface material: Concrete tile
Roof type: Hipped
Condition of exposed flashings: Appeared serviceable

5)
Photo
Photo 5-1
This tile located on the edge of the roof seen in the back yard should be nailed back over the top, as the others are, to prevent water from entering under the tile.
 

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Ceiling joists
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Roof ventilation type: Gable end vents

6) One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
Photo
Photo 6-1
The attic hatch needs insulation on top.
 

Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type of door between garage and house: Wood
Type of garage vehicle door: Roll
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Garage ventilation: Exists

7) Appliances such as the water heater and/or furnace were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard for fire and/or shock. A qualified contractor should install a barrier per standard building practices. For example, a steel post or specially made wood partition anchored in the concrete slab floor.

8) The door between the garage and the house had a door stop or unapproved hardware installed on it. This is a potential safety hazard. Such doors should provide limited fire resistance to prevent fire from spreading from the garage to the house. Modifications with unapproved hardware may compromise the door's ability to perform as intended. Recommend that a qualified person remove the doorstop or unapproved hardware.
Photo
Photo 8-1
The door hardware into the garage from the house is not working properly. Repair suggested.
 

Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100
System ground: Copper
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Location of main service panel #B: Building exterior
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper

9) One or more electric receptacles (outlets) at the exterior had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
http://www.reporthost.com/?GFCI
Photo
Photo 9-1
This is the exterior receptacle where the sprinkler controls is plugged in. It needs to be a GFCI exterior box.
 

10) One or more light fixtures installed outside were loose. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 10-1
Front door lamp is loose. Needs repair.
Photo
Photo 10-2
The lamp outside the sliding glass door is missing.

11) Smoke alarms were missing from one or more bedrooms. Additional smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.reporthost.com/?SMKALRM

12) Carbon monoxide alarms were missing on one or more levels. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:
http://www.reporthost.com/?COALRM

Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water shut-off: Garage
Condition of drain pipes: Appeared serviceable
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Location of main fuel shut-off valve: At gas meter

Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Near, at or beyond service life
Type: Tank
Energy source: Natural gas
Estimated age: 24 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: No

13) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.

14) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

15)  
Photo
Photo 15-1
Overview of the water heater. State Industries. Serial number J91204779. Manufacture date 1991. 24 years old. It's working properly. It needs approved earthquake straps.
Photo
Photo 15-2
The burners of the water heater are burning blue and properly.

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Near, at or beyond service life
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 25 years
Location of forced air furnace: Garage
Location for forced air filter(s): At base of air handler, Needs a hold down on filter.
Condition of forced air ducts and registers: Appeared serviceable
Condition of controls: Appeared serviceable

16) The furnace is not working properly.
Photo
Photo 16-1
The HVAC blower motor. There is evidence of some past overheating. This furnace is not working properly. When heat is called for it by the thermostat, the blower motor works intermittently, cycling on and off, whereas it should stay on until the proper heat is reached. Then it should shut off. As it is, it will continue running, never reaching the right temperature, a waste of energy.
Photo
Photo 16-2
The air conditioner filter is not held down either by a basket or a bar. It lifts up when air is called for, air thus bypassing the filter, cycling unfiltered and possibly dirty air back into the house through the ducts.

17) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time.
Photo
Photo 17-1
Over view of the A/C furnace and air conditioner. Intercity Products Serial number 9050885800. This was manufactured in 1990. It may be the original unit installed when the house was constructed.
 

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Not determined (inaccessible or obscured), Gas not tested. No key.
Wood-burning fireplace type: Ceramic and masonry
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Condition of chimneys and flues: Appeared serviceable

Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable

18) One or more cabinet drawers were difficult to open or close. Recommend that a qualified person repair as necessary.
Photo
Photo 18-1
The drawer in the kitchen next to the range area sticks.
 

19) The under-sink food disposal was noisy when first operated. But appears to be working properly.
Photo
Photo 19-1
View under the kitchen sink. The garbage disposal is somewhat noisy when starting, but appears to be working properly.
 

Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, second floor, Master bathroom
Location #B: Full bath, Powder room, second floor, Center hallway bathroom
Location #C: Full bath, first floor, Lower bathroom
Condition of counters: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

20) The exhaust fan at location(s) #B was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues 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, drawer, cabinet door or closet door 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 and/or source of odors is not within the scope of this inspection.
Exterior door material: Wood
Type(s) of windows: Single-pane, Sliding
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Laminate
Condition of stairs, handrails and guardrails: Appeared serviceable

21) Some interior door hardware (locksets) were . Recommend that a qualified person repair or replace as necessary.
Photo
Photo 21-1
This door hardware lock and handle on the upstairs bedroom door is not proper. A safety factor.
 

22) One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Photo
Photo 22-1
Living room window is stuck, won't open.
Photo
Photo 22-2
Another living room window that is stuck.
Photo
Photo 22-3
The dining room window is stuck.
Photo
Photo 22-4
There are many missing blinds on several windows upstairs and down. The pull is difficult on some.

23) One side of the front doors sticks, and can't be opened.
Photo
Photo 23-1
Even when the sliders to open one of the front doors are unlatched, the door will not open.
 

24) One or more exterior doors had minor damage and/or deterioration. Although serviceable, the client may wish to repair or replace such doors for appearances' sake. Of particular note was the front door.


Photo
Photo X-1
Main electric panel on south side of garage. The legends are pretty clear. The 220 breaker for the dryer was tripped.When activated, the receptacle in the laundry room did not show electricity.
Photo
Photo X-2
Interior of the main panel. No double tapping or burns or scorching are visible. The pipe for the ground outside the box is loose and no wire is inside.
Photo
Photo X-3
The gas meter is located near the main electric panel. A emergency shut off wrench should be located nearby in the event of an emergency.
Photo
Photo X-4
The GMC compressor/ condenser. Appears to be working properly.
Photo
Photo X-5
The automatic sprinklers are loosely wired and supplied by a zip cord to the auto sprinkler box on the stucco wall.
Photo
Photo X-6
The condenser suction line insulation is broken and needs repair.
Photo
Photo X-7
This sub panel is located on the wall outside the fireplace. Function is unknown. Unconnected loose wires are inside.
Photo
Photo X-8
Overview of the kitchen. There is no gas range or dishwasher.
Photo
Photo X-9
All four of the receptacles on the kitchen counters are GFCI protected.
Photo
Photo X-10
Opening for the gas range and oven, gas line here.
Photo
Photo X-11
Three kitchen recessed lamps have missing bulbs.
Photo
Photo X-12
The sliding glass door opens and closes very difficultly. Needs repair.
Photo
Photo X-13
This is the hood exhaust. Exits through the roof.
Photo
Photo X-14
The hood attachment is here.
Photo
Photo X-15
Interior of the fireplace with gas pipe. The gas not tested. No key evident.
Photo
Photo X-16
The fireplace key slot. No key found.
Photo
Photo X-17
The dining chandelier works well.
Photo
Photo X-18
The refrigerator water and ice maker line. Not tested.
Photo
Photo X-19
The fireplace damper operates okay.
Photo
Photo X-20
Overview of the brick fireplace.
Photo
Photo X-21
Overview of the laundry room. Water lines not tested.
Photo
Photo X-22
The thermostat appears to be working properly when calling for heat or air conditioining.
Photo
Photo X-23
The laundry room counter has a loose strip in the front.
Photo
Photo X-24
The laundry water connections. Recommended is wire mesh hoses, rather than rubber, to aid in not having a burst line.
Photo
Photo X-25
The single pay manual garage door opens and closes properly.
Photo
Photo X-26
The 220 receptacle in the laundry room is not working. even when the breaker is thrown. Recommend evaluation by an electrical contractor.
Photo
Photo X-27
This receptacle box just hanging in the garage. It is in the way of the manual roll up garage door.
Photo
Photo X-28
The garage door opener is working properly.
Photo
Photo X-29
This is the main water shut off valve and regulator in the garage.
Photo
Photo X-30
The water heater has a TPR valve, which is proper. It drains outside.
Photo
Photo X-31
The hot and cold line over the water heater. The cold line has a shut off valve, which is proper.
Photo
Photo X-32
This is the condensation line from the air conditioner plenum. Probably should slope downward more.
Photo
Photo X-33
The A/C gas line to the furnace should have a drip leg.
Photo
Photo X-34
The upstairs center bath shower and tub works well.
Photo
Photo X-35
Overviw of the master bath sinks and tub. Sinks and tub are working properly.
Photo
Photo X-36
More missing blinds on the master bedroom window.
Photo
Photo X-37
The master bath tub drains well.
Photo
Photo X-38
The master bath room shower works well.
Photo
Photo X-39
View of the master toilet. No leaks found.
Photo
Photo X-40
One of the two attic fans.
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Photo X-41
A general view of the attic A/C ducting. No tears in the ducting were evident.
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Photo X-42
A general view of the attic trusses.
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Photo X-43
The other gable fan.
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Photo X-44
The roof OSB sheathing is seen. No water damage was seen.
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Photo X-45
A view of the insulation. Fiberglass roll/batts. R-30 indicated.
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Photo X-46
The vaulted walls are all insulated.
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Photo X-47
All the bath receptacles are GFCI protected.
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Photo X-48
This sprinkler control is mounted on the wall, and plugged in with an extension cord. Not proper.
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Photo X-49
Interior of the sub panel on the wall outside the fireplace. It is not activated. Recommend consultation with the owner as to what it is for.
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Photo X-50
The A/C fuse box.
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Photo X-51
Outside the living room window front, the caulking is soft and will allow water to seek in. Repair is suggested.
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Photo X-52
This is one way a drip leg can be installed on a gas line.

REPORT CONCLUSION and WALK THROUGH

We are proud of our service and trust you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, opened every window and door, or identified every problem. Also, because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements and crawl spaces may have water problems, and systems may fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current.
This report is written exclusively for our Client. It is not transferable to other people. The report is only supplemental to a seller’s disclosure.
Thank you for the time to read this report and call me if you have any questions. We are always attempting to improve the quality of our service and our report.

PRE-CLOSING WALK THROUGH

The walk through prior to closing is time for the Client to inspect the property. Conditions can change between the time of the home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk through. Defects or problems that were not found during the home inspection may be discovered during the walk through. Client should be thorough during the walk through. Any defect or problem discovered during the walk through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases us of all responsibility. The Client assumes full responsibility for all known defects after the settlement.