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Website: http://www.Look1st.net
Email: look1st@sbcglobal.net
Phone: (530) 864-6809 · (530) 877-2000
FAX: (530) 877-2000
490 Boquest Blvd 
Paradise CA 95969-4515
Inspector: Steven Waterman
NACHI #06092992

 

Sample Report / Multi-Unit
Client(s): J A C
Property address:
Marysville, Ca. 95901
Inspection date: 10/6/2010
This report published on Friday, April 13, 2012 9:59:42 AM PDT

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NOTE:

The findings and recommendations contained in this report are based on the newest and most up to date construction and safety standards in the industry. Some deficiencies may not have been recognized as such at the time the structure was built or remodeled. Other deficiencies are aimed at energy efficiency or air quality, and are not required building restrictions or practices.

Look First Inspections is not a specialist in code compliance or zoning restrictions, and no part of the report should be considered as required repair and/or replacement.


This report will be available for viewing for 120 days from date of publication. For viewing after 120 days please contact Look First Inspections.

 
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:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in servicable condition 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

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

Table of Contents
General Information
Grounds
Exterior / Foundation
Roof / Attic
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
Chimneys
 
General Information Return to table of contents
Report number: 1223
Time started: 9:40 am
Time finished: 2:30 pm
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Type of building: Triplex
Age of building(s): 104 years
Source for building age: Property listing
Front of building faces:
Main entrance faces: North, East
Occupied: No
Additions and modifications: Unit 702
1) Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors 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
 
Grounds Return to table of contents
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood, Chain link
Site profile: Level
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of guardrails: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of exterior stairs: Appeared serviceable
Condition of handrails: Appeared serviceable
Exterior stair material: Wood
2) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.

Photo 6  
SW corner
 

3) Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

Photo 2  
East side
 

4) One or more deck, patio and/or porch covers were damaged. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.

Photo 20  
Porch cover above upstairs rear landing
 

5) Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.
6) One or more planter boxes were damaged or deteriorated. A qualified person should evaluate and repair or replace as necessary.

Photo 10  
North side
 

7) One or more fence gates were wouldn't latch. A qualified person should repair as necessary.

Photo 44  
SE corner
 
 
Exterior / Foundation Return to table of contents
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Cement fiber
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Foundation type: Crawlspace, Slab on grade
Foundation material: Poured in place concrete
Condition of concrete slab floor(s): Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Not inspected
8) Based on the appearance of the siding and the age of this structure, some, most or all of the exterior siding material may contain asbestos. The client should be aware of this when considering repairs to or replacement of this siding, and consult with qualified testing labs and/or abatement contractors as necessary. For more information on asbestos in the home, visit http://www.cpsc.gov/cpscpub/pubs/453.html
9) Rot or water damage was found at one or more sections of siding, trim, window sills. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 12  
West side

Photo 13  
West side

Photo 51  
West side under stairs

Photo 52  
West side

10) Caulk was deteriorated around windows, around doors, at siding butt joints, at siding-trim junctions, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

Photo 14  
North side

Photo 15  
North side

Photo 16  
North side

Photo 17  
North side

11) Some sections of siding and/or trim were damaged. A qualified person should evaluate and repair, replace or install as necessary.

Photo 5  
SW corner

Photo 8  
North side

Photo 11  
North side

Photo 32  
South side

Photo 33  
South side
 

12) The exterior finish in some areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

Photo 9  
North side
 

13) Some damage was found in the concrete slab. A qualified contractor should evaluate and repair if/as necessary.

NOTE: Central bedroom 702 at exterior wall.

14) Some foundation and/or footings sections were obscured by being below grade and couldn't be fully evaluated.
15) All sections of the floor substructure were not fully evaluated due lack of access from limited height.

NOTE: 706

16) Many concrete slab floor sections were obscured by carpeting, flooring and couldn't be fully evaluated.
17) All crawl space sections were not evaluated due to lack of access from the following conditions: height under 18 inches.
 
Roof / Attic 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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 30+ years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Near end of service life
Roof surface material: Asphalt or fiberglass composition shingles
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
Condition of attic: Appeared serviceable
Attic inspection method: Traversed, Not inspected
Roof structure type: Rafters
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Roof ventilation: Appears serviceable
18) Some gutters were loose. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.

Photo 31  
South side
 

19) Moss was growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://bryophytes.science.oregonstate.edu/page24.htm

Photo 19  
North face

Photo 27  
North face

20) Trees were overhanging roof and were within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.

Photo 25  
SW corner
 

21) Flashings at the base of one or more chimneys were loose. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 30  
 

22) One or more roof surface sections were designed so as to be much more likely to accumulate debris and snow. This includes the following: slope descends to vertical wall. Leaks may occur as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary.

Photo 29  
1330/706 intersection
 

23) Stains were visible on the gable ends by the windows in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner about past leaks. The client should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified contractor should evaluate and repair as necessary.

Photo 40  
Attic above 1330, East end

Photo 41  
Attic above 1330, East end

Photo 42  
Attic above 1330, West end

Photo 43  
Attic above 1330, West end

24) All sections of the composition shingle roof surface appeared to be near the end of their service life and will likely need replacing in the near future, even with repairs. The client should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
25) Roof repairs may be needed because many composition shingles had the following conditions: missing shingles, granules worn away, cracking, deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

Photo 18  

Photo 23  
South face at peak

Photo 24  
Ridge

Photo 26  
South face

26) Some roof surfaces were obscured by vegetation and couldn't be fully evaluated.
27) Some attic and roof structure sections were not evaluated due to lack of access from the following conditions: no hatch found.

NOTE: Attic above 706.
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Number of service conductors: 2
Service voltage (volts): 120/240
Service amperage (amps): Unable to determine
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100706, 70 702 & 1330
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior, West side
Location of sub panel #B: Exterior, SW corner
Location of sub panel #C: In cupboard by kitchen, 706
Location of sub: In laundry room cupboard
Location of sub: Below sub panel #D
Branch circuit wiring type: Nonmetallic sheathed, (BX) Armor clad, Knob and tube
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Solid strand aluminum branch circuit wiring present: None visible
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: No
28) One or more overcurrent protection devices (circuit breakers or fuses) in panel #C were "double tapped", where 2 or more wires were clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.

Photo 48  
Sub panel in 706
 

29) One or more wires in panel #B appeared to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.

Photo 54  
Sub panel, exterior at SW corner
 

30) This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

The inspector did not find any energized knob and tube wiring during the inspection. However this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

Photo 36  
Attic above 1330

Photo 37  
Attic above 1330

Photo 38  
Attic above 1330

Photo 39  
Attic above 1330

31) Some open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used. NOTE: 702
    32) Energized equipment was exposed at panel #C due to missing knockouts. This is a safety hazard due to the risk of shock. A qualified person should repair as necessary.

    Photo 46  
    Sub panel in 706
     

    33) One or more screws were missing from the dead front to panel #A, B and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
    34) Some cover plates on junction, receptacle boxes were missing. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. A qualified person should repair as necessary.

    Photo 34  
    Attic above 1330

    Photo 35  
    Attic above 1330

    Photo 49  
    706, West wall

    Photo 63  
    706

    35) Some conduit sections and/or fittings were separated. This is a potential safety hazard for shock or fire. A qualified person should evaluate and repair as necessary.

    Photo 45  
    West side
     

    36) One or more ground fault circuit interrupter (GFCI) electric receptacles wouldn, wouldn at the following "wet" locations: kitchen. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 67  
    Kitchen, 1330
     

    37) One or more exterior electric receptacles were being used for appliances or systems that are constantly in use, and were not equipped with "in-use" receptacle covers for wet locations. This is a safety hazard due to the risk of shock and fire. "In use" covers should be installed where necessary.

    Photo 4  
    South side
     

    38) This property had one or more fuel burning appliances, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    39) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    40) This property had one or more Zinsco brand main service or sub panels (panel #B, D). These panels and their circuit breakers have a variety of problems including:

  • Bus bars made from aluminum that tend to oxidize and corrode
  • Breakers that don't trip under normal overload conditions
  • Breakers that appear to be tripped when they're not

    These problems are a safety hazard due to the risk of fire. Recommend having a qualified electrician replace any and all Zinsco brand panels.

    If the Zinsco panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary. Recommend installing smoke detectors above Zinsco panels.

    For more information, visit:
    http://www.inspect-ny.com/electric/Zinsco.htm

    Photo 53  
    Sub panel, exterior at SW corner

    Photo 65  
    Sub panel, laundry room

    41) Panel #E used older style, "Edison" base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Recommend that a qualified electrician evaluate this panel and the wiring to determine if damage has occurred, and repair or replace components and/or wiring as necessary.

    Photo 66  
    Sub panel, laundry room
     

    42) The service drop wires were less than 18 inches above one or more roof ridges. This is a safety hazard for shock since the wiring may be damaged if it comes in contact with the roof ridge, for example during high winds. People walking on the roof may also come into contact with the service drop wires. The utility company should evaluate and repair if/as necessary.

    Photo 21  
     

    43) Two-pronged electric receptacles rather than three-pronged, grounded receptacles were installed in some areas. They are considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include:

  • Computer hardware
  • Refrigerators
  • Freezers
  • Air conditioners
  • Clothes washers
  • Clothes dryers
  • Dishwashers
  • Kitchen food waste disposers
  • Information technology equipment
  • Sump pumps
  • Electrical aquarium equipment
  • Hand-held motor-operated tools
  • Stationary and fixed motor-operated tools
  • Light industrial motor-operated tools
  • Hedge clippers
  • Lawn mowers

    This list is not exhaustive. A qualified electrician should evaluate and install grounded receptacles as per the client's needs and standard building practices. NOTE: 1330
    44) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s). This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
    http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

    45) One or more lamp covers were missing and should be replaced as necessary.
    46) The legend for overcurrent protection devices (breakers or fuses) in panel #B, C, D, E was missing, substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
    47) Some bulbs in light fixtures were missing, inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.
     
    Plumbing / Fuel Systems Return to table of contents
    Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
    Condition of service and main line: Appeared serviceable
    Location of main water shut: South side
    Water service: Public
    Service pipe material: Galvanized steel
    Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
    Supply pipe material: Galvanized steel
    Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
    Waste pipe material: Plastic, Galvanized steel, Cast iron
    Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
    Location of main fuel shut: North side
    48) Gas was determined to be leaking at the following locations based on gas odors: connections, flexible connector, by the water heater. This is a safety hazard due to the risk of explosion. A qualified contractor and/or the gas utility company should evaluate and repair immediately.
    49) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

    Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit: http://edis.ifas.ufl.edu/BODY_AE079

    50) One or more plumbing vent pipes were blocked by plastic caps. Sewer gases may enter living spaces as a result. Caps should be knocked out or removed so all vent pipes are unobstructed.

    In some cases the plumbing system may not be complete, and removing plastic caps may result in water intrusion. If there's any doubt as to whether the plumbing system is complete, a qualified plumber should evaluate and make repairs as necessary before removing the caps.

    Photo 22  
    Plumbing vent North face
     

    51) Waste lines were cracked in one or more areas. A qualified plumber should evaluate and repair if/as necessary.
    52) The inspector was unable to test the sump pump for one or more reasons (no source of water, appeared unsafe, no power, etc.). The sump pump was not fully evaluated.

    Photo 64  
    706
     
     
    Water Heater Return to table of contents
    Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
    Condition of water heater: Near end of service life
    Type: Tank
    Estimated age: 22 years
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Bradford White
    Model: m-I-40T5LN-6, ser #EK 7339481
    Location of water heater: Closet in 702
    Condition of burners: Required repair, replacement and/or evaluation (see comments below)
    Condition of venting system: Appeared serviceable
    Condition of combustion air supply: Required repair, replacement and/or evaluation (see comments below)
    53) The temperature/pressure relief valve drain line was sloped upwards, was longer than 15 feet, had more than 4 elbows. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should evaluate and repair as necessary so the drain line complies with the temperature-pressure relief valve manufacturer's installation instructions. For more information, visit: http://www.reporthost.com/_docs/TPvalve.pdf

    Photo 47  

    Photo 57  

    54) Excessive scale was found on the burner or pilot assemblies. This may be caused by condensation in the exhaust flue due to improper drafting and/or continuous use due to the water heater being undersized. A qualified contractor should evaluate and repair or replace the water heater as necessary.
    55) The drain line to the water heater's temperature pressure relief valve was made from PVC plastic. This material is not rated for high temperature and pressure. It poses a safety hazard. A qualified plumber should replace the PVC drain pipe with an acceptable material such as copper or CPVC plastic pipe.

    Photo 56  
     

    56) Based on the location of the water heater and the visible venting, the water heater may have a substandard source of combustion and/or dilution air. All gas appliances require adequate air (approximately one square inch per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces. A qualified contractor should evaluate and repair as necessary, and as per standard building practices
    57) Significant corrosion was found at the supply pipes or fittings, water heater casing. A qualified plumber should evaluate and repair or replace as necessary.

    Photo 55  

    Photo 58  

    Photo 59  

    Photo 60  

    58) The following conditions were found in the burner chamber: rust, deterioration. A qualified contractor should evaluate and repair as necessary.

    Photo 61  

    Photo 62  

    59) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears 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.
    60) Based on the capacity of the water heater, the number of bedrooms in this structure and the number of occupants expected to live in this structure, this water heater may be undersized. The client should consult with a qualified plumbing contractor or water heater distributor for more information, and may wish to upgrade the size of the water heater.
     
    Heating Return to table of contents
    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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Condition of heating system: Appeared serviceable
    Heating type: Gravity
    Fuel type: Natural gas
    Manufacturer: Williams
    61) This heating system was not fully evaluated because the following condition(s) existed for the furnace: local gas shut-off turned off, pilot light off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".

    NOTE: 706 only.

    62) One or more interior rooms had no visible source of heat, where normally they should. Depending on the client's needs, a qualified contractor should install heaters or modify the existing heat system to provide a servicable source of heat to rooms where needed.
    63) These heating systems are a "gravity" type system, where air circulates without electric fans. They are inefficient, often heat unevenly, and can be dangerously hot. Recommend replacing this system for better energy efficiency.
     
    Cooling Return to table of contents
    Condition of cooling system and/or heat pump: Not inspected
    Limitations: The cooling systems are window mount air conditioners. They are not considered to be "built-in". These were not evaluated, and are excluded from this inspection.
     
    Kitchen Return to table of contents
    Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of counters: Required repair, replacement and/or evaluation (see comments below)
    Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
    Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
    Condition of garbage disposal: 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
    64) The range can tip forward, and no anti-tip bracket appeared to be installed. This is a safety hazard since the range may 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. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html

    NOTE: All units.

    65) The garbage disposal was inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.

    NOTE: 702

    66) The ignitor was slow to light one or more cooktop burners. A qualified person should evaluate and repair as necessary.

    NOTE: 1330

    67) Many cabinet surfaces, drawers and/or doors showed minor, moderate wear, damage.
    68) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.

    Photo 68  
    Kitchen, 702
     

    69) Caulk was deteriorated where counters meet backsplashes. A qualified person should repair as necessary.

    Photo 83  
    702
     

    70) Leaking or dripping was found at the kitchen sink spout. A qualified plumber should evaluate and repair as necessary.

    Photo 82  
    702
     

    71) One or more oven lights was inoperable. Recommend replacing bulb or having repairs made if necessary by a qualified person.
    72) One or more filters for the cooktop exhaust fan were missing. Filters should be replaced as necessary.

    Photo 50  
    706
     

    73) Some counters showed minor, moderate wear, damage.

    Photo 92  
    1330

    Photo 93  
    1330

    74) Minor deterioration or damage was found in counters in one or more areas, including cracked tile. A qualified person should repair as necessary.

    Photo 69  
    Kitchen, 702

    Photo 70  
    Kitchen, 702

    75) Minor wear was found at the kitchen sinks.
    76) One or more light bulbs were missing or inoperable in the range hood light fixtures. The inspector was unable to determine if the light fixture is fully operable.
    77) No duct was installed for the cooktop exhaust fans. Ventilation may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a duct so the exhaust fan vents outdoors.

    NOTE: All units
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: 702
    Location #B: 1330
    Location #C: 706
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
    Condition of toilets: Appeared serviceable
    Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
    Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)
    Gas supply for laundry equipment present: Yes
    240 volt receptacle for laundry equipment present: Yes
    78) The clothes dryer was equipped with a vinyl, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. These types of ducts can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow. This duct should be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. Most clothes dryer manufacturers specify the use of a rigid or corrugated semi-rigid metal duct. For more information on dryer safety issues, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

    79) The exhaust fan at location #A, B was inoperable. Moisture may accumulate as a result. A qualified person should evaluate and repair or replace as necessary.
    80) Caulk was deteriorated by the wall at the bathtub at location #B. A qualified person should repair as necessary.
    81) The sink drain stopper mechanism at location #A was inoperable. A qualified person should repair or replace as necessary.
    82) Counters showed minor wear at location #A, B.
    83) Cabinet surfaces, drawers and/or doors showed minor at location #A, C.
    84) Minor wear was found at the sink at location #A, B, C.
    85) Minor wear was found at the bathtub and showers at location #A, B, C.

    Photo 71  
    702

    Photo 72  
    702
     
    Interior Rooms / Areas 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; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
    Exterior door material: Wood
    Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
    Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
    Type of windows: Vinyl, Wood
    Condition of windows: Required repair, replacement and/or evaluation (see comments below)
    Wall type or covering: Drywall
    Condition of walls: Required repairs, replacement and/or evaluation (see comments below)
    Ceiling type or covering: Drywall
    Condition of ceilings: Appeared serviceable
    Flooring type or covering: Carpet, Vinyl, Tile
    Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
    86) This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint:
    http://www.cpsc.gov/CPSCPUB/PUBS/5054.html
    http://www.cpsc.gov/CPSCPUB/PUBS/5055.html

    87) Some windows that were built to open wouldn't open or were difficult to open and close. A qualified person should evaluate and repair as necessary.
    88) Some windows were mis-aligned. A qualified person should evaluate and repair or replace as necessary.

    Photo 91  
    706

    Photo 95  
    1330

    89) Screens in some windows are damaged, deteriorated. A qualified person should evaluate and repair or replace as necessary.
    90) One or more exterior doors had moderate damage. A qualified person should repair or replace as necessary.

    Photo 89  
    702
     

    91) Trim or jambs around one or more exterior doors was damaged. A qualified person should repair, replace or install as necessary.

    Photo 73  
    702
     

    92) Some interior doors were damaged. A qualified person should repair or replace as necessary.

    Photo 75  
    702
     

    93) The sash cords in some windows were missing, broken. Windows may not stay open as a result. A qualified contractor should repair as necessary.

    Photo 74  
    702

    Photo 79  
    702

    94) Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.

    Photo 94  
    1330, West end
     

    95) Significant damage (holes, etc.) were found in one or more wall sections. A qualified person should repair as necessary.

    Photo 76  
    702

    Photo 77  
    702

    Photo 80  
    702

    Photo 84  
    702, bathroom

    96) Trim was missing, damaged, substandard in areas. A qualified person should repair as necessary.

    Photo 86  
    702

    Photo 90  
    706

    97) Vinyl flooring was damaged in areas. A qualified person should repair or replace as necessary.

    Photo 81  
    702, kitchen
     

    98) Carpeting in some areas was damaged. A qualified contractor should replace as necessary

    Photo 78  
    702

    Photo 85  
    702

    99) Moderate deterioration or damage was found in floors in one or more areas, including loose, deteriorated tile. A qualified person should repair as necessary.

    NOTE: 706

    100) Some interior doors were difficult to latch, were sticking. A qualified person should evaluate and repair as necessary.
    101) The weatherstrip around one or more exterior doors was damaged, deteriorated. A qualified person should repair or replace as necessary.
    102) Some interior door hardware, including locksets were loose, missing. A qualified person should repair or replace as necessary.

    Photo 87  
    702
     

    103) Minor cracks and/or holes were found in walls and ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
    104) Fixtures such as door stops, towel hangers, etc were loose, missing. A qualified person should repair or replace as necessary.
    105) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.

    NOTE: Pet odors in 1330

    106) Vinyl flooring in one or more "wet" areas had gaps between tiles. As a result, the wooden subfloor beneath may become damaged by water intrusion. A qualified contractor should repair or replace flooring as necessary.
    107) Condensation and/or mildew was found around some windows. This is typically caused by high levels of moisture indoors coming in contact with cold, exterior surfaces, and can be controlled by heating and ventilation. Recommend the following:

  • Keep multiple windows slightly open in different parts of the house to allow ventilation.
  • Keep bathroom doors closed when showering.
  • Use exhaust fans when showering and cooking.
  • Use heavy curtains to cover and insulate windows.
  • Avoid hanging wet clothes indoors to dry.
  • Use dehumidifiers.
  • Replace single-pane windows (if installed) with multi-pane windows.

    Photo 88  
    1330702
     

    108) Screens in some windows were missing.

    Photo 3  
    South side

    Photo 7  

    109) Floors in one or more areas were not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified contractor should evaluate and make repairs as necessary.
     
    Chimneys Return to table of contents

    110) The masonry chimney showed moderate evidence of deterioration, including loose, cracked, deteriorated, spalled mortar, bricks. A qualified contractor should evaluate and repair as necessary.

    NOTE: Chimney is used for the water heater exhaust flue.

    Photo 28  
    Chimney (used for water heater exhaust flue)
     

     
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