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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 / SFR
Client(s): M S
Property address:
Magalia, Ca. 95954
Inspection date: 8/17/2011
This report published on Friday, April 13, 2012 9:56:08 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 
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
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Fireplaces / Stoves / Chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas
 
General Information Return to table of contents
Report number: 1262
Time started: 10:00 am
Time finished: 1:20 pm
Client present for discussion at end of inspection: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Type of building: Single family
Age of building(s): 31 years
Source for building age: Property listing
Front of building faces: West
Occupied: No
 
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
Condition of retaining walls: Required repairs, replacement and/or evaluation (see comments below)
Retaining wall material: Wood
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete, Gravel
Condition of deck, patio and/or porch covers: Required repairs, replacement and/or evaluation (see comments below)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Condition of guardrails: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood, Concrete
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Concrete
1) Rot or water damage was found at one or more sections of guardrails, including rail posts. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 15  
Rear deck, East side
 

2) Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.

Photo 11  
Rear deck, North side

Photo 12  
Rear deck, East side

3) Exterior stairs were substandard, loose. A qualified person should evaluate and repair or replace as necessary.

Photo 7  
North side
 

4) One or more decks, porches and/or balconies were deteriorated, with loose fasteners or decking boards. A qualified person should evaluate and repair or replace as necessary.

Photo 10  
Rear deck

Photo 13  
Rear deck

Photo 16  
Rear deck

Photo 14  
Rear deck

5) Rot or water damage was found in one or more structures covering decks, patios and/or porches in support posts, joists. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 5  
NW corner

Photo 6  
NW corner

Photo 24  
SW corner front porch cover
 

6) Rot or water damage was found at one or more decks, porches or balconies in decking boards. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Photo 17  
Rear deck
 

7) One or more fence gates were difficult to open and close. A qualified person should repair as necessary. NOTE: Not a hinged gate.

Photo 4  
NW corner
 

8) Minor deterioration, bulging, leaning, was found in one or more retaining walls. The client should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
9) Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
10) Some areas of the deck substructure were inaccessible due to lack of access from limited height, permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.

Photo 8  
Rear deck

Photo 9  
Rear deck
 
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
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Foundation type: Crawlspace
Foundation material: Poured in place concrete
Condition of floor substructure: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of crawl space: Appeared serviceable
Crawl space inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Ventilation: Appears serviceable
Vapor barrier present: No
11) Moderate cracks (1/8 inch to 3/4 inch) were found in the foundation. This may be a structural concern, or an indication that settlement is ongoing. The client should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:

  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs

    At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

    Photo 19  
    South side

    Photo 20  
    South side

    Photo 75  
    South side
     

    12) Rot or water damage was found at one or more sections of trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

    Photo 22  
    SW corner
     

    13) Soil was in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

    Photo 21  
    SW corner
     
     
    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): 5-10 yrs
    Source for building age: Inspector's estimate
    Roof inspection method: Traversed
    Condition of shingle and/or shake roof surface materials: Appeared serviceable
    Roof surface material: Asphalt or fiberglass composition shingles
    Apparent number of layers of roof surface material: One
    Condition of metal and/or tile roof surface materials: Appeared serviceable
    Metal, tile or panel roof surface material: Fiberglass or plastic panel
    Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
    Condition of gutters, downspouts and extensions: Appeared serviceable
    Gutter and downspout material: Metal
    Gutter and downspout installation: Full
    Condition of attic: Required repair and/or evaluation (see comments below)
    Attic inspection method: Traversed
    Roof structure type: Trusses, Rafters
    Ceiling insulation material: Fiberglass roll or batt
    Vapor retarder: None in some areas
    Roof ventilation: Appears serviceable
    14) The siding on one or more exterior walls above lower roof sections was in contact with or had less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.

    Photo 25  
    Fireplace chimney chase
     

    15) Rafter and/or barge board tails are exposed. Rain run-off from the roof will likely cause rot to occur in these boards. Recommend that shingles or flashing be installed above them to prevent rot.

    Photo 18  
    NE corner master bedroom

    Photo 26  
    NE corner master bedroom

    16) Some "rubber boot" flashings were missing. Leaks may occur as a result. A qualified contractor should replace flashings where necessary.

    Photo 28  
    East face, SE quadrant

    Photo 29  
    North face, NW quadrant

    17) No insulation was installed at the attic access hatch. Recommend installing insulation at hatch for better energy efficiency. For more information, visit:
    http://www.reporthost.com/_docs/atticaccess.pdf

    Photo 36  
     

    18) One or more chimneys were wider than two feet and no cricket was installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.

    Photo 30  
    Wood stove chimney

    Photo 31  
    Fireplace chimney

    19) The attic fan was controlled by a thermostat. Because of the ambient temperature at the time of the inspection and/or the thermostat controls, the inspector was unable to evaluate the attic fan. It is excluded from this inspection.

    Photo 35  
     
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    Type: Attached
    Condition of garage-dwelling door: Required repair, replacement and/or evaluation (see comments below)
    Type of garage-dwelling door: Wood
    Condition of garage vehicle door(s): Appeared serviceable
    Garage vehicle door type: Sectional
    Number of vehicle doors: 1
    Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
    Condition of garage floor: Appeared serviceable
    Condition of garage interior: Appeared serviceable
    Garage ventilation: Exists
    20) The self-closing device on the garage-dwelling door is missing. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified person should evaluate and make repairs as necessary.

    Photo 40  
     

    21) No "photo eye" sensors were installed for one or more vehicle door's electric door opener. They've been required on all automatic door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html

    Photo 41  
     

    22) Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
     
    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): 200
    Primary service overload protection type: Circuit breakers
    Service entrance conductor material: Unable to determine
    Main disconnect rating (amps): 200
    System ground: Ground rod(s) in soil, Cold water supply pipes
    Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
    Condition of sub: Appeared serviceable
    Location of main service panel #A: Building exterior, @ SW corner
    Location of sub panel #B: East wall garage
    Location of main disconnect: Breaker at top of main service panel
    Branch circuit wiring type: Nonmetallic sheathed
    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: Required repair, replacement and/or evaluation (see comments below)
    Smoke detectors present: Yes
    Carbon monoxide detectors present: No
    23) Some open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    Photo 47  
    Garage, North wall
     

    24) The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.

    Photo 23  
    SW corner
     

    25) One or more electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
    26) Energized equipment was exposed at panel #A due to missing knockouts. This is a safety hazard due to the risk of shock. A qualified person should repair as necessary.

    Photo 42  
    Main panel
     

    27) Wire splices were exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

    Photo 34  
    Attic
     

    28) 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 37  
    Garage, NE corner

    Photo 38  
    Garage, North side above work bench

    Photo 39  
    Garage center
     

    29) Some switches were worn. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

    Photo 74  
    Master bedroom light/fan switch
     

    30) Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    31) This property had one or more fuel burning appliances and/or an attached garage, 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
    32) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, wet bar, garage. This is a safety hazard due to the risk of shock. A recommended upgrade would be to have 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

    Photo 49  
    Wet bar, family room

    Photo 50  
    Kitchen

    Photo 51  
    Kitchen
     

    33) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

    Photo 44  
    Garage, SW alcove, West wall

    Photo 45  
    Garage, SW alcove, South wall

    Photo 46  
    Garage, NW corner

    Photo 48  
    Garage, NE corner

    34) The legend for overcurrent protection devices (breakers or fuses) in panel #A was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

    Photo 43  
    Main panel
     

    35) Some bulbs in light fixtures were 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: Required repair, replacement and/or evaluation (see comments below)
    Location of main water meter: At street
    Location of main water shut: SW corner
    Water service: Public
    Service pipe material: Galvanized steel
    Condition of supply lines: Required repair, replacement and/or evaluation (see comments below)
    Supply pipe material: Copper
    Condition of waste lines: Appeared serviceable
    Waste pipe material: Plastic
    36) 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

    37) Copper water supply pipes in buildings built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    38) The main water shut-off valve was in contact with the soil below. Corrosion is more likely to occur as a result. Soil should be graded, or modifications made as necessary so the valve is not in contact with the soil below.

    Photo 3  
    SW corner
     

    39) Water supply lines were routed outside and are subject to freezing. Pipe wrap or foam sleeves are inexpensive and easy to install. Recommend insulating pipes as necessary to prevent pipes from freezing and bursting.

    Photo 2  
    SW corner
     

    40) Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
     
    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: Appeared serviceable
    Type: Tank
    Estimated age: 1 year
    Energy source: Electricity
    Capacity (in gallons): 40
    Manufacturer: State
    Model: ES640DORSG
    Location of water heater: Garage
     
    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
    Location of heating system: Exterior, East side
    Heating type: Forced air
    Fuel type: Electric
    Manufacturer: Tempstar
    Model: PHF348000K00A1, ser #G063540960
    Condition of distribution system: Appeared serviceable
    Distribution system: Ducts and registers
    Condition of controls: Appeared serviceable
    Condition of air filters: Appeared serviceable
    Location of air filters: Behind return air grill, hall ceiling
    41) Filters should be checked monthly and maintained as necessary in the future.
     
    Cooling / Heat Pump Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
    Condition of cooling system and/or heat pump: Appeared serviceable
    Location: Exterior, East side
    Type: Heat pump
    Estimated age: 5 years
    Approximate tonnage: 4
    Manufacturer: Tempstar
    Condition of distribution system: See heating
    Condition of controls: Appeared serviceable
    Condition of air filters: See heating
     
    Fireplaces / Stoves / Chimneys Return to table of contents
    Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, nor determine if prefabricated or zero clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit.
    Location #A: Living room (fireplace)
    Location #B: Family room (wood stove)
    Fireplace type: Masonry with metal liner
    Stove type: Freestanding
    Fuel type: Wood (both)
    Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
    Chimney type: Metal, with wood enclosure
    42) The spark screen for the chimney flue opening at location #A, B was missing. Screens prevent the following:

  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues

    A qualified person should install or replace screening, or make repairs as necessary.

    Photo 27  
    Fireplace chimney

    Photo 33  
    Wood stove chimney

    43) The seal at the chimney and metal crown at location #B was deteriorated. Recommend a qualified contractor evaluate and repair as necessary.

    Photo 32  
    Wood stove chimney
     

    44) Minor cracks, pitting and/or deterioration were found in the firebox at location #B. No repairs appear to be needed at this point, but recommend monitoring in the future.

    Photo 52  
    Wood stove

    Photo 53  
    Wood stove

    45) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
     
    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: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)
    Range, cooktop type: Electric
    Condition of refrigerator: Required repair, replacement and/or evaluation (see comments below)
    Condition of built-in microwave: Appeared serviceable
    46) 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

    Photo 56  
     

    47) Caulk, Grout was deteriorated around the sink. A qualified person should repair as necessary.

    Photo 54  

    Photo 55  

    48) The following appliances were not fully evaluated because of the following condition(s): unplugged. Appliances not fully evaluated: refrigerator.

    Photo 57  
     

    49) Some cabinet surfaces, drawers and/or doors showed minor wear.
     
    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: Hall
    Location #B: Master
    Location #C: Family room, wet bar
    Location #D: Garage, sink only
    Condition of counters: Appeared serviceable
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of toilets: Appeared serviceable
    Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
    Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
    Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
    Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)
    Gas supply for laundry equipment present: No
    240 volt receptacle for laundry equipment present: Yes
    50) The clothes dryer was equipped with a foil, 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

    Photo 67  
     

    51) Minor deterioration or damage was found in the tiled shower enclosure, including cracked tile, at location #B. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.

    Photo 62  
    Master bathroom

    Photo 63  
    Master bathroom

    52) Caulk and/or grout was deteriorated by the floor, wall at the bathtub at location #A. A qualified person should repair as necessary.

    Photo 59  
    Hall bathroom

    Photo 60  
    Hall bathroom

    Photo 61  
    Hall bathroom
     

    53) The flow from the bathtub's hot water supply was low at location #A. A qualified person should evaluate and repair if/as necessary.

    Photo 58  
    Hall bathroom
     

    54) The bathroom with a shower at location #A, B didn't have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A recommended upgrade would be to have a qualified contractor install exhaust fans as per standard building practices where missing in bathrooms with showers.
    55) Cabinet surfaces, drawers and/or doors showed minor wear at location #A, B, C.
    56) Minor deterioration, damage was found at the sink at location #D.

    Photo 65  
    Garage sink

    Photo 66  
    Garage sink
     
    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, Sliding glass
    Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
    Condition of interior doors: Appeared serviceable
    Type of windows: Aluminum
    Condition of windows: Appeared serviceable
    Wall type or covering: Drywall
    Condition of walls: Appeared serviceable
    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)
    57) Moderate deterioration or damage was found in floors in one or more areas, including broken, cracked, chipped tile, grout. A qualified person should repair as necessary.

    Photo 69  
    Front entry by hall

    Photo 70  
    Front entry by hall

    Photo 71  
    Front entry, step to living room

    Photo 72  
    Front entry, to family room

    58) Some exterior door hardware, including deadbolts were missing. A qualified person should repair or replace as necessary.

    Photo 68  
    Garage entry door
     

    59) Deadbolts on one or more exterior doors were difficult to operate. A qualified person should repair as necessary.

    Photo 76  
    Front entry door
     

    60) The lock mechanisms on one or more sliding glass doors were difficult to operate. A qualified person should repair or replace as necessary.

    Photo 73  
    Master bedroom slider
     

    61) Trim was loose in some areas. A qualified person should repair as necessary.

    Photo 64  
    Master bathroom
     

    62) 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.
     
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