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BUTTE INSPECTIONS


Chico, California 95928 
butteinspections@gmail.com
Inspector: John Schram III
NACHI ID Number: NACHI13033006

  

Sample Property Inspection Report

Client(s):  KL/JS10.1.13
Property address:  1234 Your Street, Chico, CA 95928
Inspection date:  Thursday, October 03, 2013

This report published on Sunday, January 26, 2014 1:27:25 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 typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
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
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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K.23.09.13: Residential Inspection
Present during inspection: Property owner
Weather conditions during inspection: Sunny
Temperature during inspection 84*: Warm
Type of building: Single family
Buildings inspected: One house
Age of main building: 1968
Source for main building age: Municipal records or property listing
Front of building faces: West
Main entrance faces: West
Occupied: Yes
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. 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.reporthost.com/?EPA
http://www.reporthost.com/?CPSC
http://www.reporthost.com/?CDC
2) Some areas and items at this property were obscured by furniture, stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

Closets contained stored items and living room had
Sectional and area rug.
3)   Flooring appeared serviceable except where covered.
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: Poured in place concrete
Condition of sidewalks and/or patios: Minor cracks in back patio most likely from tree root growth.
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Concrete
4) Fungal rot was found in beams at one or more structures covering decks, patios and/or porches. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

Front porch support beam end exposed to weather
shows signs of rot. Should be trimmed and inspected
by Pest control specialist.
Photo
Photo 4-1
Main beam end at front shows signs of rot and/or insect
damage. Have inspected by qualified person.
 

5) One or more significantly-sized diseased or dead trees were found on the property grounds and may pose of risk of damaging building(s). Recommend that such trees be removed by a qualified tree service contractor or certified arborist.
Photo
Photo 5-1
Dead tree appears unsafe.
 

6)   Side entry gate to back yard nearing end of useful life.
Photo
Photo 6-1
Gate posts rotted in ground. Replace w/ pressure treated
4x4 in correct hdwr. in concrete.
 

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
7) One or more precast concrete pier blocks were used to support posts or beams, and no poured-in-place concrete footing was visible below. Pier blocks resting directly on soil are prone to settlement. Recommend that a qualified contractor evaluate and repair as necessary and per standard building practices. For example, by pouring concrete footings below.
8) Soil was in contact with or less than 4 inches from brick, stone or faux stone veneer. For most residential installations of this type of veneer, this is a conducive condition for wood-destroying organisms. Weep holes may be covered. Condensed water behind the veneer may not be able to escape, and moisture can accumulate in the wood structure behind. Recommend grading and/or removing soil as necessary to maintain a 4-inch clearance.
Crawl Space
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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
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
Insulation material underneath floor above: None visible
Condition of crawl space ventilation: Appeared serviceable
9) 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.

House outdates codes for subfloor insulation. Added
insulation may be beneficial to energy saving.
Recommend consulting insulation specialist.
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: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Hipped
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
10) Some composition shingles were missing. 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.

Possibility of missing peak cap shingles missing at
HVAC unit. Consult roofing specialist.
Photo
Photo 10-1
Suspected area of return register leak inside.
Consult roofer.
Photo
Photo 10-2
Peak at HVAC. Consult roofer.
Photo
Photo 10-3
HVAC penetration improperly sealed.
Consult roofer.
Photo
Photo 10-4
Garage roof damage above center of garage door where
leak stain detected inside. Consult roofer.

Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Cellulose loose fill
Approximate attic insulation R value (may vary in areas): R-13, R-15
Vapor retarder: None
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks)
11) One or more attic access hatches or doors were not insulated, or had substandard insulation. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/?ATTACC
Photo
Photo 11-1
Attic access not sealed, leaks air and dust.
Seal and test.
 

12) The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).

Additional insulation recommended for comfort and
energy savings. Consult insulation specialist.
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: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Roll
Number of vehicle doors: 1
Condition of automatic opener(s): Near, at or beyond service life
Condition of garage floor: Appeared serviceableCovered/storage
Condition of garage interior: Appeared serviceableOpen stud
Garage ventilation: None
13) No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
Photo
Photo 13-1
Install garage opener button at correct height,
fasten loose wire to opener.
 

14) One or more were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit:
http://www.reporthost.com/?AGFR
Photo
Photo 14-1
 

15) Appliances such as the water heater and/or furnace were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard for fire and/or shock. A qualified contractor should install a barrier per standard building practices. For example, a steel post or specially made wood partition anchored in the concrete slab floor.
Photo
Photo 15-1
 

16) Weatherstripping around or at the base of the door between the garage and the house was missing, damaged. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.

Door skirt was missing and doorstop rubber bead was
damaged, allowing vapor infiltration into the house.
Recommend door specialist repair/replace these items.
Photo
Photo 16-1
Weather stripping at all four sides of garage
door missing/deteriorated. Replace.
 

17) One or more automatic door openers were inoperable. Recommend that a qualified contractor evaluate and repair or replace opener(s) as necessary.
18) The control button or panel for operating one or more automatic garage vehicle door openers was loose. A qualified person should repair as necessary so buttons or control panels are securely attached to wall surfaces.
19) One or more automatic door openers were not plugged in or had no power. The inspector was unable to fully evaluate the automatic opener(s).
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: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, (AC) Armor clad flexible
Ground fault circuit interrupter (GFCI) protection present: See concern above.
Arc fault circuit interrupter (AFCI) protection present: See concern above.
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
20) One or more ground fault circuit interrupter (GFCI) circuit breakers in panel(s) # when tested. GFCI breakers reduce the chance of shock when using equipment in wet areas. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Only GFCI is in garage at laundry sink. Recommend
qualified electrician consultation for update of system.
Photo
Photo 20-1
Photo
Photo 20-2
Photo
Photo 20-3
Photo
Photo 20-4

21) One or more arc fault circuit interrupter (AFCI) circuit breakers in panel(s) # when tested. AFCI breakers reduce the risk of fire by protecting against overheated or arcing receptacles (outlets) or light fixtures. This is a potential fire hazard. Recommend that a qualified electrician evaluate and repair as necessary.
22) Substandard wiring was found at the garage. For example, exposed wiring, loose wiring, exposed splices, missing or broken cover plates. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

Refer to qualified electrician for garage wiring inspection/repair.
Photo
Photo 22-1
Open junction box w/ exposed connections.
Cover box, supply w/ EMT, flex conduit to
fixture w/ proper connectors.
Photo
Photo 22-2
Loose extension cord in garage joists.
Install receptacle box w/ EMT supply.

23) One or more electric receptacles (outlets) at the kitchen, bathroom(s) 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.reporthost.com/?GFCI
Photo
Photo 23-1
GFCI recommended.
Photo
Photo 23-2
GFCI recommended.

24) Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
25) Wire splices were exposed and were not contained in a covered junction box. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing permanently mounted junction boxes with cover plates where needed to contain wiring splices.
Photo
Photo 25-1
Open junction box w/ exposed connections.
Cover box, supply w/ EMT, flex conduit to
fixture w/ proper connectors.
 

26) 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.
27) 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.
28) One or more electrical components including switches, receptacles appeared to be older than their intended service life. Such old components may pose a fire or shock hazard. Recommend consulting with a qualified electrician to determine which components should be replaced with newer, modern components.

Receptacles (plugs) and switches old and or covered with paint.
Photo
Photo 28-1
Old, painted switch in guest bath and other
rooms. Recommend replacing where this
occurs throughout house.
Photo
Photo 28-2
Old, painted receptacle. Replace.
Photo
Photo 28-3
Old and painted bedroom receptacle.
Replace.
 

29) One or more "plug-in" type carbon monoxide alarms were found. Because such CO alarms can be easily removed, recommend that the client verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. Note that some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. For more information, visit:
http://www.reporthost.com/?COALRM
30) One or more receptacles (outlets) have been painted, and slots were clogged with paint. Recommend that a qualified electrician replace such receptacles as necessary.
31)   Main service panel should have room and/or area specific labeling
for every breaker.
Photo
Photo 31-1
 

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
Water pressure (psi): 70 psi
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Galvanized steel
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Galvanized steel
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: New
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 124
Condition of burners: Appeared serviceable
32) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
Photo
Photo 32-1
Slow leak wastes water, R/R.
 

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: Feb. 2013
Source for last service date of primary heat source: Property owner
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Roof
Forced air system capacity in BTUs or kilowatts: 48,000 btu
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Registers throughout house should be tightened or rehung.
Type of combustion air supply: Vent(s) to exterior
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Ext.
Type: Packaged unit
Condition of controls: Appeared serviceable
33) The furnace did not respond to normal controls (thermostat). It appeared to be inoperable. The inspector was only able to perform a limited evaluation. If possible, consult with the property owner and/or review documentation on this system. Recommend that a qualified HVAC contractor evaluate and repair as necessary.
34) The gas or oil-fired forced air furnace appeared to have been serviced within the last year based on information provided to the inspector or labeling on the equipment. If this is true, then routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit:
http://www.reporthost.com/?ANFURINSP
35) A whole house fan was installed. These fans provide cooling for interior spaces by blowing hot interior air up into the attic and out through attic vents, and by drawing cooler air in from the outside through open windows. They are intented to operate only when the outside temperature is cooler than inside. Multiple windows should be opened to equal or exceed 3 times the area of the fan opening. If air conditioning is installed it should not be operated while the whole house fan is operated. These fans do not dehumidify. They may be noisy during operation.

In some cases, additional attic venting is required for whole house fans to allow blown air to exit the attic. Attic vents should be kept clear at all times. Inadequate attic venting may result in attic air blowing through ceiling penetrations such as lights, or down through wall framing. It's beyond the scope of a home inspection to determine if attic venting is adequate. If concernced, review the fan's documentation and/or consult with a qualified contractor.

Be aware of safety issues related to whole house fans. Injury can occur if people come in contact with fan blades or belts. Louvers should always be open and the area above the fan should be unobstructed during operation, otherwise the fan may overheat and pose a fire hazard. Items should never be stored on top of the fan. Negative interior air pressure can cause gas-fired appliances such as water heaters and clothes dryers to backdraft, or cause flame rollout or pilot lights to blow out. Carbon monoxide and/or fire hazards may result. Children should never be allowed to operate whole house fans.

Whole house fans should be shut down during cooler months when not needed. This includes installing an insulated cover over the fan and turning power off to the the fan.

The client should be aware that some routine maintenance is required for whole house fans such as lubrication, and tightening or replacing belts cleaning. Consult with a heating and cooling specialist on this. Note also that motors and other components have a limited lifespan.

For more information visit:
http://www.reporthost.com/?WHFAN
Photo
Photo 35-1
Loose register leaks air. Tighten.
 

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: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
36) Cabinet hardware such as hinges, latches, closers, magnets or pulls were loose, missing or damaged at one or more cabinet drawers, doors or turntables. Recommend that a qualified person repair as necessary.
37) The sink faucet was dripping. Recommend that a qualified person repair as necessary.
Photo
Photo 37-1
Slow leak wastes water, R/R.
 

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, first floor
Location #B: Full bath, Powder room, first floor
Location #C: Laundry room/areaGarage
Condition of counters: N/A
Condition of cabinets: N/A
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: Central exhaust fan
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
38) The exhaust fan at location(s) #B was noisy or vibrated excessively. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.

Refer to qualified electrician to repair- replace powder
room fan.
39) Recommend cleaning and sealing the grout in flooring at location(s) #A, B now and in the future as necessary to prevent staining and to improve waterproofing.
Photo
Photo 39-1
Photo
Photo 39-2

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
Type(s) of windows: Metal, Sliding
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Acoustic spray
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
40) Some interior door hardware needed . Recommend that a qualified person repair or replace as necessary.

Numerous doors were in need of repair/replacement.
(Too narrow or hinge bound)
Photo
Photo 40-1
Guest bedroom door hinge bound, does not
latch or close properly. Repair.
Photo
Photo 40-2
Pantry door too small, does not latch.

41) 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.

Window left of front door glides worn out.
42) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Photo
Photo 42-1
Photo
Photo 42-2

43) One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
44) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.
A Home Inspection Agreement will also be emailed to you explaining the scope and limitations of this and any
following inspections. Please read this contract carefully. This is only a SAMPLE report and agreement for testing
purposes and is not binding.