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BUTTE INSPECTIONS

Website: http://www.butteinspections.com
Email: butteinspections@gmail.com
Phone: (530) 715-0175
Inspector: John Schram III
NACHI ID Number: NACHI13033006

      

SAMPLE Property Inspection Report
Pre-Sale Condo/Townhouse Inspection
Brief Version of Actual Publishings

Client(s):  Jane and John Doe
Property address:  123 Acme Drive
Anytown, California 959XX
Inspection date:  Wednesday, March 07, 2018

This report published on Wednesday, March 07, 2018 9:55:35 AM PST

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
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 https://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

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General Information
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D.7.03.18: Residential Inspection
Time started: 1030
Time finished: 1140
Present during inspection: Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Cool. 64℉
Inspection fee: $225.00
Payment method: Check
Type of building: Townhouse
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 34
Source for main building age: Municipal records or property listing, Inspector's estimate
Front of building faces: North
Main entrance faces: North
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: Level
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open

1) See captions.
Cost estimate: N/A
Photo
Photo 1-1
Rear fence gate lock requires tuning for ease of operation and security.
Photo
Photo 1-2
See previous caption.
Photo
Photo 1-3
Rear patio fence shows patina but remains sound.
Photo
Photo 1-4
See previous caption.

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, from a ladder
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
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete

2) See captions.
Cost estimate: N/A
Photo
Photo 2-1
Fascia, soffits, stucco, and trim appear serviceable throughout.
Photo
Photo 2-2
Patio exterior stucco, window, fence, and concrete slab appear serviceable.
Photo
Photo 2-3
Southern exposure fascia, stucco, trim, and utility access ladder appear serviceable.
Photo
Photo 2-4
Southeastern exposure upstairs window screen at lower left corner has become dislodged from drip rail of window: re-attach.
Photo
Photo 2-5
Kitchen window screen is slightly bent on lower frame yet still appears serviceable.
Photo
Photo 2-6
Southern exposure exterior appears serviceable.

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: Partially traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Concrete tile
Roof type: Gable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable

3) See captions.
Cost estimate: N/A.
Photo
Photo 3-1
Spare concrete tiles on roof behind HVAC unit.
Photo
Photo 3-2
Shaped metal roof safe appears serviceable.
Photo
Photo 3-3
Roof traverse was not attempted. Tiles appear serviceable.
Photo
Photo 3-4
Shaped metal mechanical and plumbing vent roof safes appear serviceable.

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: Detached, Carport

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.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Not determined (components inaccessible or obscured)
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes, Not determined, See captions and text.
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested

4) One or more receptacles installed outside were not wet location device covered. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.
Cost estimate: TBD.

5) One or more electric receptacles (outlets) at the 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

6) One or more installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.

7) Minor GFCI related concerns. See captions.
Cost estimate: TBD, minor.
Photo
Photo 7-1
Exterior receptacle on southern exposure patio wall is not covered by a wet location device cover, and should be verified by a qualified person to be GFCI protected by interior kitchen branch circuit.
Photo
Photo 7-2
Rear kitchen sink wall mounted receptacle was deeply recessed in cabinet and should be fitted with an extension sleeve and device for safety and code compliance. See text.

8) Smoke and CO detectors present at minimum standard locations. Monitor and maintain.
Cost estimate: N/A
Photo
Photo 8-1
Smoke detectors appear serviceable throughout. Located outside bedrooms on second story and centrally installed on first story meets minimum required number and placement by fire code. Usually one in each bedroom is also observed. Monitor and maintain.
Photo
Photo 8-2
CO detector installed centrally first floor.
Photo
Photo 8-3
Upstairs smoke detector appears serviceable. Not tested. Monitor and maintain.
Photo
Photo 8-4
Upstairs CO detector appears serviceable. Not tested. Monitor and maintain.
Photo
Photo 8-5
See smoke detectors caption.
Photo
Photo 8-6
Typical.

9) See captions.
Cost estimate: N/A.
Photo
Photo 9-1
Electrical Smart Meter™ appears serviceable.
Photo
Photo 9-2
Distribution panel is labeled, but faded.
Photo
Photo 9-3
Main disconnect box shows original 1981 inspection record.
 

10) See caption.
Cost estimate: N/A.
Photo
Photo 10-1
Light fixtures throughout appear serviceable.
 

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: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Galvanized steel, Not determined (inaccessible or obscured), Enclosed.
Condition of drain pipes: Appeared serviceable
Drain pipe material: Galvanized steel, Not determined (inaccessible or obscured), Enclosed.
Condition of waste lines: Appeared serviceable
Waste pipe material: Galvanized steel, Not determined (inaccessible or obscured), Enclosed.
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel, Not determined (inaccessible or obscured), Close inspection at roof vents not traversed.
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter

11) See caption.
Cost estimate: TBD.
Photo
Photo 11-1
Gas supply apparatus and Smart Meter™ appear serviceable.
Photo
Photo 11-2
Main cold supply/shut-off at eastern side of front entry is insulated and appears serviceable.

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: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), See captions and text.
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Location of water heater: Closet, Upstairs hall.
Hot water temperature tested: Yes, Set to "vacation".
Water temperature (degrees Fahrenheit): 93.4℉
Condition of burners: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), See captions and text.
Condition of venting system: Appeared serviceable

12) The hot water temperature was significantly lower than the standard temperature range of 110-120 degrees Fahrenheit. The thermostat should be adjusted to a higher setting. If the water temperature doesn't reach 120 degrees, then recommend that a qualified plumber evaluate and repair or replace the water heater as necessary.

13) Recommend testing water temperature at various settings to determine efficiency (on/off cycling) and comfortable℉.
Cost estimate: TBD.
Photo
Photo 13-1
W/H located in upstairs utility closet is older but properly installed.
Photo
Photo 13-2
W/H inlet and outlet lines, T&P valve, strapping, and gas supply appear serviceable.
Photo
Photo 13-3
W/H was set to "vacation" and therefore was not operating at normal temperature (93.4℉). Older appliances lose efficiency and therefore it is recommended that it be inspected/evaluated once operating by a qualified person.
Photo
Photo 13-4
W/H closet air vent on exterior wall.
Photo
Photo 13-5
W/H closet wall air vent at floor.
 

14) The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, 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 does fail. 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) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be 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.

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
Last service date of primary heat source: Unknown.
Condition of forced air heating/(cooling) system: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life, Not determined (inaccessible, obscured, or power, gas or oil service off), See captions, text, and comments.
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Roof.
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler, Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), See text.
Type of combustion air supply: Vent(s) to exterior
Condition of cooling system and/or heat pump: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life, Not determined, Not tested.
Location: Roof.
Type: Packaged unit
Condition of controls: Appeared serviceable

16) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be 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.
Cost estimate: TBD.
Photo
Photo 16-1
See HVAC captions and text.
 

17) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Cost estimate: TBD.
Photo
Photo 17-1
T-stat appears operational but was not tested.
 

18) The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace. Be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
Cost estimate: TBD.
Photo
Photo 18-1
Twin pack HVAC unit on roof appears older and should be inspected/evaluated/serviced by a qualified HVAC technician. See text.
Photo
Photo 18-2
Pull type fuse is older and may be original equipment (ca. 1981). See previous caption and text.
Photo
Photo 18-3
See HVAC captions and text.
 

19) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

20) See caption.
Cost estimate: N/A.
Photo
Photo 20-1
Upstairs hall located main return register appears clean and well maintained.
 

21) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be 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.

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 cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Type of ventilation: Hood over range or cooktop
Condition of refrigerator: N/A (none installed)
Condition of built-in microwave oven: N/A (none installed)

22) See captions.
Cost estimate: N/A.
Photo
Photo 22-1
Recently remodeled kitchen is modern and well appointed.
Photo
Photo 22-2
See previous caption.
Photo
Photo 22-3
Kitchen sink and faucet appear new.
Photo
Photo 22-4
Kitchen sink, drains, disposal, and supply lines appear serviceable.
Photo
Photo 22-5
Range top hood/vent appears newer and serviceable.
Photo
Photo 22-6
Conduction infra-red stove top is newer and serviceable.

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, Master bath, second floor
Location #B: Half bath, Powder room, first floor
Location #C: Laundry room/area, first floor
Condition of counters: Appeared serviceable
Condition of cabinets: 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
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes

23) All serviceable. See captions.
Cost estimate: N/A.
Photo
Photo 23-1
First floor laundry room/closet has operable vent fan and bright overhead light fixture.
Photo
Photo 23-2
W/D hook-ups appear serviceable.
Photo
Photo 23-3
Lavatory sink, electrical devices, counter top, and cabinet appear serviceable. (Downstairs bathroom).
Photo
Photo 23-4
Downstair lavatory sink drain and supply lines appear serviceable.
Photo
Photo 23-5
Toilet and supply line appears serviceable. (Downstairs bathroom).
Photo
Photo 23-6
Light fixture and vent fan appear serviceable.(Downstairs bathroom).
Photo
Photo 23-7
Upstairs bathroom shower head, spigot, drain, tub, and control appear serviceable.
Photo
Photo 23-8
Upstairs sink, faucet, counter top, and cabinet appear serviceable.
Photo
Photo 23-9
Upstairs lavatory drain and supply lines appear serviceable.
Photo
Photo 23-10
Upstairs toilet and supply appear serviceable.

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.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below), See captions.
Type(s) of windows: Metal, Sliding
Condition of walls and ceilings: Appeared serviceable
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, Vinyl, linoleum, Wood or wood products, tile.
Condition of stairs, handrails and guardrails: Appeared serviceable

24) Minor repairs at screens and window tuning adjustments.
Cost estimate: TBD, minor.
Photo
Photo 24-1
First floor northern exposure window is missing screen and difficult to operate. Recommend all windows be tuned for ease of operation.
Photo
Photo 24-2
Newer sliding glass patio door operated normally.
Photo
Photo 24-3
Northeast upstairs bedroom window screen requires re-attachment.
Photo
Photo 24-4
See "windows" caption.
Photo
Photo 24-5
Typical.
 

25) Screens were missing from windows. These windows may not provide ventilation during months when insects are active.

Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: No
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: No
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: No

123 Acme Drive is nicely appointed Condo/Townhouse in a quiet neighborhood. The only issues observed at the time of inspection besides the age of HVAC unit/system and W/H are minor maintenance concerns typical of any residence. Its interior appears recently remodeled and well maintained.
Highly recommend at least a consultation with a qualified technician with regard to the HVAC components and the W/H as these can be costly repairs/replacements if major defects exist.