View as PDF

View summary

Logo

Justin Murcia

Website: http://www.inspectahome.net
Email: justin@inspectahome.net
Phone: (818) 263-5447
Inspector's phone: (818) 263-5447
PO Box 2103 
Toluca Lake CA 91610-0103

 

Property Inspection Report

Client(s):  John and Jane Doe
Property address:  1234 Sample Report Dr.
Somewhere, AA. 900265
Inspection date:  Monday, March 09, 2009

This report published on Sunday, June 15, 2014 4:06:24 PM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. When comments are mentioned on excluded items and areas of the structure/ property they are considered to be isolated to that particular item or area. Not to a subject area in its entirety. For example; the condition of exterior window shutters is excluded from the home inspection, but if the home inspector renders a certain window shutter a hazard to the person(s) in the area then a comment will be made. The comment will only pertain to that one window shutter, not all window shutters around the entire structure. All recommendations for tradesman, professionals, specialists, qualified persons, etc. should be referred to as duly licensed individuals.

When comments are mentioned on included items or areas that pertain to more than one, and there is only one picture included with that comment. Then that one picture is considered an example of what to look for. For example; there are several loose outlets throughout the entire structure. The inspector will not take a picture of each loose outlet and identify each location, but will make a general comment and take one picture to give you an example. All outlets in the entire structure are expected to be checked and repaired, if necessary, by a qualified contractor.

All right and left notations will be as if you are in the street facing the home.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeMajor defectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor defectCorrection only involves a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC) 1
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
Return to table of contents

Report number: 5545721723
Time started: 10am
Time finished: 2pm
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Inspector: Justin Murcia
Weather conditions during inspection: Sunny
Temperature during inspection: Warm
Ground condition: Dry
Inspection fee: 280.00
Payment method: Check
Type of building: Single-Family Residence
Age of main building: 91 years
Source for main building age: Municipal records or property listing
Occupied: No
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. There are possible asbestos at the water heater exhaust pipe and at the Wall heater exhaust pipe. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov
Photo
Photo 1-1
water heater
Photo
Photo 1-2
wall heater

Grounds
Return to table of contents

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.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Condition of retaining walls: Required repair, replacement and/or evaluation (see comments below)
Retaining wall material: Concrete, Masonry Block
Site profile: Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repair, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Masonry
2) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large at the front porch. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
Photo
Photo 2-1
 

3) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.
Photo
Photo 3-1
 

4) The front yard retaining wall does not appear to have weep holes and/ or drainage system installed. A drainage system is recommend to resist against hydro-static pressure build-up behind the wall. The inspector recommends an evaluation by qualified contractor and that all necessary repairs be completed.
Photo
Photo 4-1
 

5) Significant cracks, deterioration, leaning and/or bowing were found in one or more retaining walls. Recommend that a qualified contractor evaluate and repair or replace sections as necessary. Note that some retaining walls, based on their height or size, may require evaluation by a structural engineer.
Photo
Photo 5-1
cracked retaining wall
Photo
Photo 5-2
leaning retaining wall

6) The rear concrete block wall has some damage present. The inspector recommends that a qualified contractor repair this area.
Photo
Photo 6-1
 

7) Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible at front right corner and rear patio area. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.
Photo
Photo 7-1
front right walkway
Photo
Photo 7-2
rear patio

8) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in sidewalks or patios, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 8-1
front right walkway
Photo
Photo 8-2
front walkway

9) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo
Photo 9-1
 

Exterior and Foundation
Return to table of contents

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.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Stucco
Condition of foundation and footings: Required repair, replacement and/or evaluation (see comments below)
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concreteBrick foundation at front unit
Footing material (under foundation stem wall): unknown
Anchor bolts or hold downs for seismic reinforcement: None
Shear panels for seismic reinforcement: None
10) One or more isolated footings or sections of footings or foundations were undermined. Soil has either eroded out from underneath or has been excavated too close to these areas at unit #723. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.
Photo
Photo 10-1
 

11) Poor lower termination
Stucco covering exterior walls of the home was poorly terminated at the bottom edge. Proper termination would include flashing (weep screed). This condition is not uncommon.
You should consult with a qualified stucco contractor concerning the seriousness of the problem and the need and cost for any additional work.

Inadequate clearance from grade
Stucco covering exterior walls of the home had inadequate clearance from grade. Stucco should terminate a minimum of 4 inches above grade.
You should consult with a qualified stucco contractor concerning the seriousness of the problem and the need and cost for any additional work.
Photo
Photo 11-1
 

12) The exterior box at unit electrical sub-panel has exposed wood, with conducive conditions for moisture intrusion. Previous wood rot is present. Recommend a qualified contractor evaluate and repair as necessary.
Photo
Photo 12-1
Exterior electrical subpanel
Photo
Photo 12-2

13) Moderate cracks (1/8 inch - 3/4 inch) and/or leaning were found in the foundation. This may be a structural concern or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.
Photo
Photo 13-1
Photo
Photo 13-2
Photo
Photo 13-3
Photo
Photo 13-4
Photo
Photo 13-5
Photo
Photo 13-6

14) One or more planters were attached to the building exterior. This can result in high levels of moisture at the building exterior near planters. It is a conducive condition for wood-destroying organisms. Recommend removing planters, or repairing so there is a gap of at least 2 inches between planters and the building exterior for better airflow and to allow building exteriors to dry quickly.
Photo
Photo 14-1
Photo
Photo 14-2

15) There is exposed framing members at some areas around the exterior of the home. Recommend a qualified contractor repair such areas to prevent moisture intrusion to wall cavities.
Photo
Photo 15-1
 

16) Caulk was missing in some areas. For example, at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf
Photo
Photo 16-1
Photo
Photo 16-2

17) The inspector was unable to verify that anchor bolts or hold downs were installed connecting the structure to the foundation. Such devices can be obscured by sill plates, insulation, or other components. Foundation ties in the form of anchor bolts became common in the 1970s, and hold downs have become common in more recent years. The client may wish to have a qualified contractor evaluate further and install such seismic reinforcement if missing. Note that determining the number, spacing and/or adequacy of foundation ties is beyond the scope of this inspection.
Photo
Photo 17-1
 

Crawl Space
Return to table of contents

Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Building exterior, completely traversed
Crawl space access points that were opened and viewed, traversed or partially traversed: A
Condition of floor substructure above crawl space: Required repairs, replacement and/or evaluation (see comments below)
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Condition of vapor barrier: Not applicable, none installed
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
18) There is a brick foundation at unit that appears to be leaning and/ or settling in some areas. There is deterioration/ cracking present at the areas with poured concrete. The foundation has been patch/ surfaced with a thin layer of cement/ mortar. Some interior areas have an un-level floor surface. The inspector recommends a full evaluation, by a foundation contractor or structural engineer, of the entire foundation and all necessary repairs be completed
Photo
Photo 18-1
left side wall
Photo
Photo 18-2
Photo
Photo 18-3
Photo
Photo 18-4

19) Evidence of prior water intrusion or accumulation was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood-destroying organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, then recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
Photo
Photo 19-1
 

20) There was substandard framing noticed at the crawlspace incorrect installation at girder and incorrect support at girder. Recommend a qualified contractor evaluate and repair as necessary.
Photo
Photo 20-1
Photo
Photo 20-2

21) There are previous moisture stains present on some of the framing members in the crawlspace. Recommend a qualified contractor replace framing members or the buyer may wish to monitor these areas for future leaks.
Photo
Photo 21-1
Photo
Photo 21-2

22) No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.
Photo
Photo 22-1
Photo
Photo 22-2

23) One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
Photo
Photo 23-1
 

24) Soil contact; crawspace location.
Untreated wood framing in the crawlspace was in direct contact with soil. If wood moisture levels should rise to approximately 20% moisture content or greater, this wood will decay (rot).
The Inspector recommends that action be taken to provide proper clearance.
Photo
Photo 24-1
 

25) Cellulose material such as scrap wood was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.
Photo
Photo 25-1
 

26) There appears to be a previous wood destroying insect dirt tube present inside the crawlspace area. No active wood destroying insects were present at the time of the inspection. The buyer may wish to consult with a pest control company for a wood destroying insect inspection and a preventive maintenance plan.
Photo
Photo 26-1
 

Roof
Return to table of contents

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: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal
Gutter and downspout installation: Partial
27) There appears to be some roof sagging of the framing members at the eaves/ overhangs. The inspector recommends that a qualified contractor evaluate these areas and make the necessary repairs.
Photo
Photo 27-1
Photo
Photo 27-2
Photo
Photo 27-3
 

28) One or more gutters had a substandard slope so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles hs accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the slope in gutters or installing additional downspouts and extensions.
Photo
Photo 28-1
 

29) Fungal rot or significant water damage was found at one or more roof areas at fascia boards. Recommend that a qualified contractor repair as necessary. For example, by replacing all rotten wood, priming and painting new wood and installing flashing.
Photo
Photo 29-1
 

30) Many composition shingles were cracked, broken, damaged, and deteriorated. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
Photo
Photo 30-1
Damaged shingle
Photo
Photo 30-2
Deteriorated shingles
Photo
Photo 30-3
damaged shingles
Photo
Photo 30-4
deteriorated shingles
Photo
Photo 30-5
deteriorated shingles
Photo
Photo 30-6
damaged shingles
Photo
Photo 30-7
damaged shingles
Photo
Photo 30-8
deteriorated shingles
Photo
Photo 30-9
deteriorated shingles
 

31) Kick-out flashing was missing at one or more locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.
Photo
Photo 31-1
 

32) One or more roof flashings were substandard, damaged with exposed roof decking at the perimeter drip edge flashing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 32-1
Photo
Photo 32-2
Photo
Photo 32-3
 

33) One or more downspouts or elbows were loose or detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 33-1
 

34) One or more gutters were loose/ damaged. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 34-1
 

35) One or more roof flashings were substandard at the old chimney, daylight was observed in attic space. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 35-1
Photo
Photo 35-2

36) Sealant was used at one or more roof penetrations (e.g. pipes, vents, chimneys) rather than flashing and some cracking was present. Sealant is not required for most roof penetrations when installations of such items are done professionally and per standard building practices. The presence of sealant suggests that work was performed by someone who was not a qualified contractor. The sealant will be a maintenance issue in the future since it must be renewed periodically. Recommend that a qualified contractor repair where necessary and per standard building practices. For example, by removing sealant and installing flashing.
Photo
Photo 36-1
missing flashing, sealant only
Photo
Photo 36-2
missing flashing, sealant only
Photo
Photo 36-3
cracked sealant
 

37) One or more roof flashings were lifting, substandard, or missing. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 37-1
missing flashing, sealant only
Photo
Photo 37-2
Lifting flashing boot
Photo
Photo 37-3
missing flashing, sealant only
 

38) There is an old antennae pole at the roof surface that is not in use and can be removed. The flashing does not appear to be sealed correctly and may allow moisture intrusion into the attic space. Recommend a qualified contractor repair as necessary.
Photo
Photo 38-1
 

39) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
Photo
Photo 39-1
 

40) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
Photo
Photo 40-1
 

Attic and Roof Structure
Return to table of contents

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: Viewed from hatch(es), Traversed
Location of attic access point #A: Bedroom, completely traversed
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): none
Approximate attic insulation R value (may vary in areas): N/A, none visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents
41) The roof structure was substandard when compared with current building standards. For example, rafters were over-spanned, and rafter support was substandard, no purlin support was present. This may result in the roof structure spreading or sagging. The inspector recommends that a qualified contractor evaluate and repair all areas as necessary.
Photo
Photo 41-1
 

42) No ceiling insulation was installed in the attic space. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices (typically with an R rating of R-38).
Photo
Photo 42-1
Photo
Photo 42-2

43) What appeared to be past water stains were visible on the roof structure at one or more locations in the attic space. However, no elevated levels of moisture were found at these stains during the inspection. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. If leaks are found, recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 43-1
Photo
Photo 43-2
Photo
Photo 43-3
 

Electric
Return to table of contents

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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors 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.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: unknown
Main disconnect rating (amps): 100
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub: Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #B: Laundry room
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, (AC) Armor clad flexible
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes
Carbon monoxide alarms installed: Yes
Smoke alarm power source(s): Battery
44) One or more electric receptacles (outlets) at the kitchen 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:For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/099.pdf
Photo
Photo 44-1
 

45) The service mast was bent, loose. The inspector recommends that a qualified electrician evaluate and replace the mast or make repairs as necessary.
Photo
Photo 45-1
 

46) No arc fault circuit interrupter (AFCI) breakers were installed for bedroom circuits. These are relatively new devices, and reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. Consult with a qualified electrician about upgrading circuits to AFCI protection per standard building practices. For more information, visit:
http://www.google.com/search?q=arc+fault+circuit+interrupter
Photo
Photo 46-1
 

47) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored, rear bedroom. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Photo
Photo 47-1
 

48) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
Photo
Photo 48-1
rear exterior junction box
Photo
Photo 48-2
attic space
Photo
Photo 48-3
attic space
 

49) One or more slots where circuit breakers are normally installed were open in panel(s) #A. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
Photo
Photo 49-1
 

50) Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60-degree-rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90-degree-rated wire, and installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware of this safety hazard, both for existing fixtures and when planning to upgrade with newer fixtures. Consult with a qualified electrician for repairs as necessary.
51) Few receptacles (outlets) were installed in one or more areas by modern standards. This can result in "octopus" wiring with extension cords, which is a fire hazard. Consult with a qualified electrician about upgrading circuits with additional receptacles per standard building practices.
Photo
Photo 51-1
Photo
Photo 51-2

52) The legend for circuit breakers or fuses in panel(s) main panel was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 52-1
 

53) The legend for circuit breakers or fuses in panel(s) sub-panel, laundry room was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo
Photo 53-1
 

Plumbing / Fuel Systems
Return to table of contents

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
Location of main water meter: By street
Location of main water shut-off: Building exterior, front wall
Water service: Public
Service pipe material: Copper
Condition of supply lines: Required repairs, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of supply lines: Near, at or beyond service life
Supply pipe material: Galvanized steel
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Cast iron
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Required repairs, replacement and/or evaluation (see comments below)
Vent pipe material: Plastic, Cast iron
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meterleft side, crawlspace-both units
54) There is no seismic automatic shut-off valve present at the gas meter. The inspector recommends consulting with a licensed plumber to install proper seismic shut-off valve.
Photo
Photo 54-1
 

55) The water supply pressure was greater than 80 pounds per square inch (PSI). Pressures above 80 PSI may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are likely to burst with higher pressures. 40-80 PSI is considered the normal range for water pressure in a home, and most plumbers recommend 50-60 PSI . Typically, the pressure cannot be regulated at the water meter. Recommend that a qualified plumber evaluate and make modifications to reduce the pressure to below 80 PSI . Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted, repaired or replaced as necessary to maintain lower pressures. Note that installing a pressure reducing valve creates a "closed system," which may require installing an expansion tank at the water heater if one is not already installed.
Photo
Photo 55-1
 

56) One or more leaks were found in water supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.
Photo
Photo 56-1
 

57) Significant corrosion was found in some water supply pipes or fittings. Leaks can occur as a result. Recommend that a qualified plumber evaluate and replace components as necessary.
Photo
Photo 57-1
Photo
Photo 57-2

58) The cast iron plumbing vent did not have support strapping and did not terminate at least 6 inches above the roof surface in the attic space. Recommend repair by a qualified contractor.
Photo
Photo 58-1
Photo
Photo 58-2

59) One or more copper water supply pipes had substandard support or were loose. Leaks can occur as a result. Copper supply pipes should have approved hangers every 6-8 feet. If hangers are in contact with the copper pipe, they should be made of a material that doesn't cause the pipes or hangers to corrode due to contact of dissimilar metals. Recommend that a qualified person install hangers or secure pipes per standard building practices.
Photo
Photo 59-1
 

60) Some or all of the water supply pipes were made of galvanized steel. Based on the age of this structure and the 40-60 year useful life of this piping, it will likely need replacing in the future. Leaks can develop, flooding and/or water damage may occur, flow can be restricted due to scale accumulating inside the piping, and water may be rusty. Note that it is beyond the scope of this inspection to determine what percentage of the piping is older, galvanized steel, as much of it is concealed in wall, floor and/or ceiling cavities. Recommend the following:For more information, visit:
http://www.google.com/search?q=old+galvanized+pipes
Photo
Photo 60-1
Photo
Photo 60-2

61) The gas meter was in contact with or too close to the soil below and is likely to rust as a result. Gas meters should be located 10 inches or more above the soil below. Soil should be graded or removed as necessary.
Photo
Photo 61-1
 

Water Heater
Return to table of contents

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: Required repair, replacement and/or evaluation (see comments below)#723
Type: Tank
Energy source: Natural gas
Estimated age: 14 years
Capacity (in gallons): 30
Temperature-pressure relief valve installed: Yes
Manufacturer: Kenmore
Model number: 153.337362
Serial number: D99278737
Location of water heater: exterior closet, rear
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
62) The water heater's earthquake straps or struts were substandard. For example, they may allow significant movement or use substandard fasteners. 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 repair or replace existing earthquake reinforcement per standard building practices.
Photo
Photo 62-1
 

63) The temperature-pressure relief valve drain line was capped or blocked. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices. For more information, visit: http://www.reporthost.com/_docs/TPvalve.pdf
Photo
Photo 63-1
 

64) Significant corrosion or rust was found at the supply pipes or fittings. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and replace components or make repairs as necessary.
Photo
Photo 64-1
 

65) Significant corrosion or rust was found on the water heater tank casing. This is an indication that the water heater is near or at the end of its service life. At a minimum, monitor this water heater and budget for a replacement in the near future. Consider replacing the water heater now before any leaks occur. Significant flooding can occur if the water heater does fail.
Photo
Photo 65-1
 

66) 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.
Photo
Photo 66-1
 

67) A water heater was installed over a finished living space or in an area where leaking can cause damage, and there was no catch pan and no drain was installed. Consider having a qualified contractor install a catch pan and drain to prevent water damage if the water heater develops a leak. Note that installing a drain may be difficult or impossible depending on the location of the water heater.
Photo
Photo 67-1
 

Heating, Ventilation and Air Condition (HVAC) 1
Return to table of contents

Limitations: The following items are not included in this inspection: condensate pumps, wall heating units, Window A/C units, 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: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 22 years
Forced air heating system manufacturer: Amana
Forced air furnace model #: NMD-3047589
Forced air furnace serial number: 90765NM58NJ
Location of forced air furnace: Attic
Condition of furnace filters: Required repair and/or evaluation (see comments below)
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Required repair, replacement and/or evaluation (see comments below)
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: exterior
Type: Split system
Estimated age: 23 years
Approximate tonnage: 3
Manufacturer: Amana
Heat pump or air conditioner model number: NMG-589857489
Heat pump or air conditioner serial number: 907565BJYH07538547
Condition of controls: Appeared serviceable
68) Based on the location and the visible venting, the furnace had a substandard source of combustion and/or dilution air. All gas and oil-fired appliances require adequate air for combustion, dilution and ventilation. This is a potential safety hazard and may result in combustion fumes entering living spaces. Recommend that a qualified HVAC contractor evaluate and repair per standard building practices
Photo
Photo 68-1
 

69) One or more flexible gas supply connectors were routed through a metal cabinet. Solid iron pipe should be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is an explosion and/or fire hazard. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 69-1
 

70) The estimated useful life for most heat pumps and air conditioning condensing units is 15-20 years. This unit appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
Photo
Photo 70-1
 

71) Supply air from the air conditioning or heat pump cooling system was not cool enough. It should be 14-20 degrees Fahrenheit cooler than at the return duct(s) or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an over-sized fan, or a deficient return-air system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
72) There is no fire-blocking material at the furnace closet ceiling. Fire-blocking material is recommended to maintain a proper fire separation between the closet and attic space. Recommend a qualified contractor evaluate and repair as necessary.
Photo
Photo 72-1
 

73) A high-efficiency furnace, or air conditioning equipment was installed in an attic space and no catch pan was installed. These systems produce condensation which is normally eliminated via a primary drain line. However, condensate water can leak if the primary drain line clogs. A catch pan should be installed below the air handler, with an auxiliary drain line or float switch that will turn off the system if water accumulates in the catch pan. Recommend that a qualified HVAC contractor install a catch pan and auxiliary drain line or float switch per standard building practices.
Photo
Photo 73-1
 

74) One or more heating or cooling ducts were crushed, damaged. This can result in reduced energy efficiency. Recommend that qualified HVAC contractor repair or replace ducts or components as necessary.
Photo
Photo 74-1
 

75) One or more sections of type B or L vent metal flue pipe were too close to combustible materials and/or insulation. This type of vent requires a minimum of 1 inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary. For example, by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
Photo
Photo 75-1
 

76) The exterior condenser unit electrical panel had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
An open area 30 inches wide by 3 feet deep in front of the panel.
The inspector recommends that a qualified contractor repair this area.
Photo
Photo 76-1
 

77) The exterior condenser unit electrical panel conduit was loose/ unsecured within twelve inches of the panel box. The inspector recommends that a qualified contractor repair this area.
Photo
Photo 77-1
 

78) The air filter for one or more heating and/or cooling systems were damaged. Unfiltered air can enter the return air supply and reduce indoor air quality. Recommend that a qualified person repair as necessary.
Photo
Photo 78-1
 

79) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Photo
Photo 79-1
 

80) The cooling fins at the heat pump or air conditioning condensing unit were damaged. Energy efficiency can be reduced as a result. Recommend that a qualified person repair fins as necessary.
Photo
Photo 80-1
 

81) The pad for the heat pump or air conditioning condensing unit was not level. This unit requires adequate support. The compressor may be damaged if this unit is tilted 10 degrees or more. Also, the pad should elevate the unit above the soil to prevent corrosion. Recommend that a qualified person repair as necessary.
Photo
Photo 81-1
 

82) 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. Recommend budgeting for a replacement in the near future.
Photo
Photo 82-1
 

Fireplaces, Stoves, Chimneys and Flues
Return to table of contents

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 gas-fired fireplaces or stoves: Appeared serviceable
Fan or blower installed in gas-fired fireplace or stove: No
Gas fireplace or stove type: Converted wood-burning fireplace
Condition of chimneys and flues: Required repairs, replacement and/or evaluation (see comments below)
Gas-fired flue type: Masonry
83) A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.
Photo
Photo 83-1
 

84) Possible asbestos
The wall heater and water heater exhaust flue pipe appeared to contain a material which has a high probability of containing asbestos.
In its friable form (in which fibers may be released into the air and inhaled) asbestos is a known carcinogen and a cause of asbestosis. Confirming the presence of asbestos requires testing by a qualified laboratory.
Consider consulting with a qualified contractor about importance of the presence of this material.
Photo
Photo 84-1
water heater
Photo
Photo 84-2
wall heater

85) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
Photo
Photo 85-1
 

86) One or more sections of type B or L vent metal flue pipe were too close to combustible materials and/or insulation at the water heater. This type of vent requires a minimum of 1 inch clearance to such materials. This is a fire hazard. Recommend that a qualified person repair as necessary. For example, by moving insulation, moving the flue pipe, installing a shield or making modifications to surrounding structures.
Photo
Photo 86-1
 

87) The brick chimney was moderately deteriorated. For example, loose or missing mortar, cracked, broken, loose or spalled bricks. Loose bricks can pose a safety hazard, and deteriorated masonry can allow water to infiltrate the the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary.
Photo
Photo 87-1
 

Kitchen
Return to table of contents

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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Under-sink food disposal, Microwave oven
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)
Range, cooktop type: Natural gas
Condition of built: Required repair, replacement and/or evaluation (see comments below)
88) The range could tip forward. An anti-tip bracket may not be installed at both units. This is a potential safety hazard since the range can 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. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.google.com/search?q=range+anti-tip+bracket
Photo
Photo 88-1
 

89) No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
Photo
Photo 89-1
 

90) The under-sink food disposal was inoperable, jammed. The inspector recommends that a qualified contractor repair or replace as necessary.
Photo
Photo 90-1
 

91) 2 cooktop burner(s) were inoperable. The inspector recommends that a qualified person repair as necessary.
Photo
Photo 91-1
 

92) The digital display on the microwave oven was damaged. The inspector recommends that a qualified person repair as necessary.
Photo
Photo 92-1
 

93) Countertops and/or backsplashes were damaged or deteriorated. The inspector recommends that a qualified person repair as necessary.
Photo
Photo 93-1
 

94) Substandard repairs were found at the sink drain (e.g. tape, sealant, non-standard components). The inspector recommends that a qualified person repair as necessary.
Photo
Photo 94-1
 

95) The under-sink food disposal's splash guard was damaged. The inspector recommends that a qualified person repair as necessary.
Photo
Photo 95-1
 

96) The sink sprayer was inoperable. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 96-1
 

97) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage.The inspector recommends that a qualified person repair as necessary. For example, by installing caulk.
Photo
Photo 97-1
 

98) Water was leaking at the sink faucet base or handles. The inspector recommends that a qualified person repair as necessary.
Photo
Photo 98-1
 

99) One or more sink drains were leaking with corrosion present. A qualified plumber should repair as necessary.
Photo
Photo 99-1
 

100) The dishwasher wasn't securely attached to the counter or cabinets. Fasteners were substandard. The inspector recommends that a qualified person install fasteners per standard building practices.
Photo
Photo 100-1
 

Bathrooms, Laundry and Sinks
Return to table of contents

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
Location #B: 3/4 bath
Location #C: Half bath
Location #D: Master bath
Location #E: Powder room
Location #F: Laundry room/area
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
101) No ground fault circuit interrupter (GFCI) protection device was visible for the electric supply to the jetted bathtub. If no GFCI protection exists, then this is a safety hazard due to the risk of shock. The inspector recommends that a qualified electrician evaluate and install GFCI protection if none is installed.
Photo
Photo 101-1
 

102) The clothes dryer's flexible exhaust duct was routed through a wall, building substructure or attic. This type of duct is easily damaged, prone to clogging and not suitable for this purpose. Clothes dryers may overheat. This is a potential fire hazard. It is acceptable for a short length of corrugated, semi-rigid metal duct (not accordion flex-duct) be used between the dryer and the wall or floor fitting, but duct runs through walls, building substructures and attics should be made of rigid metal, and wrapped in R-4 insulation if routed through an unheated space. The inspector recommends that a qualified person replace ducting per standard building practices.
Photo
Photo 102-1
 

103) Flooring at the base of the toilet at location(s) #B was stained, discolored. The inspector recommends that a qualified contractor evaluate and repair as necessary. For example, by removing the toilet, making repairs to the subfloor if necessary, replacing flooring if necessary, and installing a new wax ring when the toilet is reinstalled.
Photo
Photo 103-1
 

104) The toilet at location(s) #A was loose where it attached to the floor. Leaks can occur. Flooring, the subfloor or areas below may get damaged. Sewer gases can enter living spaces. The inspector recommends that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Photo
Photo 104-1
 

105) The shower head at location(s) #master bathroom was leaking while in operation. The inspector recommends that a qualified person repair as necessary.
Photo
Photo 105-1
 

106) The hot and cold water supplies appeared to be reversed at the sink at location(s) #D. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. The inspector recommends that a qualified plumber repair as necessary.
Photo
Photo 106-1
 

107) The sink drain pipe at location(s) #A used an S-trap rather than a P-trap, or no P-trap was visible. Siphons and sudden flows of water in S-Traps can drain all the water out of the trap, leaving it dry. Sewer gases can then enter living areas. The inspector recommends that a qualified plumber repair per standard building practices.
Photo
Photo 107-1
 

108) The hot and cold water supplies appeared to be reversed at the bathtub at location(s) #D. Normally, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is supplied with the handle to the right and hot when the handle is to the left, or as indicated by the faucet's markings. At a minimum this is an inconvenience, but it can also result in accidental scalding. The inspector recommends that a qualified plumber repair as necessary.
Photo
Photo 108-1
 

109) Water leaked from gaps at the shower door and the weather stripping is damaged; at location(s) #D when the shower was operated. The inspector recommends that a qualified person repair as necessary.

Photo
Photo 109-1
 

110) One or more handles controlling water flow to the shower at location(s) #A, B were loose, leaking. The inspector recommends that a qualified person repair or replace handles as necessary.
Photo
Photo 110-1
location "A"
Photo
Photo 110-2
location "B"

111) A significant amount of water came out of the bathtub spout when the shower at location(s) #C was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. The inspector recommends that a qualified plumber repair or replace components as necessary.
Photo
Photo 111-1
 

112) The exhaust fan at location(s) #D was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. The inspector recommends that a qualified person clean, repair or replace fans as necessary.
Photo
Photo 112-1
 

113) The bathtub at location(s) #A was worn, blemished or deteriorated. The inspector recommends repair by a qualified contractor.
Photo
Photo 113-1
Photo
Photo 113-2

114) The bathtub drain stopper mechanism at location(s) #hall bathroom was missing. The inspector recommends that a qualified person repair or replace as necessary.
Photo
Photo 114-1
 

115) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #C. Water can penetrate these areas and cause damage. The inspector recommends that a qualified person repair as necessary. For example, by installing or replacing caulk.
Photo
Photo 115-1
 

116) Water was leaking at the sink faucet base or handles at location(s) #B. The inspector recommends that a qualified plumber repair as necessary.
Photo
Photo 116-1
 

117) One or more sink drains were leaking at location(s) #B. The inspector recommends that a qualified person should repair as necessary.
Photo
Photo 117-1
 

118) Ribbed, flexible drain pipe was used at the sink at location(s) #D. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. The inspector recommends that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Photo
Photo 118-1
 

119) The sink drain stopper mechanism at location(s) #A was missing. The inspector recommends that a qualified person repair or replace as necessary.
Photo
Photo 119-1
 

120) Gaps, no caulk, or substandard caulking were found between the bathtub and the walls at location(s) #C, D. Water may penetrate these areas and cause damage. the inspector recommends that a qualified person re-caulk or install caulking as necessary.
Photo
Photo 120-1
location "C"
Photo
Photo 120-2
location "D"

121) The bathtub drain stopper mechanism at location(s) #D was inoperable. The inspector recommends that a qualified person repair or replace as necessary.
Photo
Photo 121-1
 

122) Tile and/or grout in the shower enclosure at location(s) #D were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. The inspector recommends that a qualified contractor repair as necessary.
Photo
Photo 122-1
 

123) The bathtub at location(s) #B drained slowly. The inspector recommends clearing drain and/or that a qualified plumber repair if necessary.
Photo
Photo 123-1
 

Interior, Doors and Windows
Return to table of contents

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.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Metal
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall, Plaster
Ceiling type or covering: Drywall, Plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products
124) The inspector was unable to verify that the glass used in one or more exterior doors/ front door was approved safety glass. Glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in swinging and sliding doors except where "art glass," jalousie windows or glazing smaller than a 3-inch opening is used. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
Photo
Photo 124-1
 

125) The inspector was unable to verify that the glass used in one or more windows was approved safety glass where required at front door. Window glazing that is not approved safety glass, located in areas subject to human impact, is a safety hazard. Standard building practices generally require that approved safety glass be used in but not limited to the following conditions:Note that "art glass" (leaded, faceted, carved or decorative) may be an acceptable alternative for safety glass due to its visibility. Also, a 1 1/2-inch-wide protective bar on the accessible side of the glass, placed 34-38 inches above the floor, can serve as an acceptable substitute for safety glass. Recommend that a qualified contractor evaluate further to determine if glazing is approved safety glass, and replace glass if necessary, and per standard building practices.
Photo
Photo 125-1
 

126) A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a qualified contractor repair per standard building practices.
Photo
Photo 126-1
 

127) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
Photo
Photo 127-1
Photo
Photo 127-2
Photo
Photo 127-3
 

128) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 128-1
Photo
Photo 128-2

129) One or more exterior doors were un-level at the front door. Recommend that a qualified person repair as necessary.
Photo
Photo 129-1
 

130) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Photo
Photo 130-1
Photo
Photo 130-2

131) The weather-stripping was missing from several windows recommend a qualified contractor repair as necessary.
Photo
Photo 131-1
Photo
Photo 131-2

132) Some interior door hardware (door jamb, strike plates) were missing at the rear bedroom closet and laundry room. Recommend that a qualified person repair or replace as necessary.
Photo
Photo 132-1
rear bedroom closet
Photo
Photo 132-2
laundry room

133) Weatherstripping around one or more exterior doors was missing front door. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
Photo
Photo 133-1
 


Photo
Photo X-1
Main water supply shut-off valve at the exterior front entry location.
Photo
Photo X-2
Main electrical shut-off breaker at the rear left corner.
Photo
Photo X-3
Main gas supply shut-off valve at the gas meter - front left corner.
 

Thank you for choosing Inspect a Home.
Please contact me if you have any questions.
Justin Murcia
(818) 263-5447
justin@inspectahome.net
www.inspectahome.net