Peter Mitchell Home Inspections
Website: http://www.reporthost.com/pmitchellhi
Email: peter_mitchell_inspect@yahoo.com
Phone: (408) 469-8788
2269 Sunrise Dr.
San Jose, CA 95124
Inspector: Peter Mitchell
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PROPERTY INSPECTION REPORT |
| Client(s): |
John and Mary Blank |
| Property address: |
123 Any Street
Any Town, CA 00000 |
| Inspection date: |
Saturday, February 25, 2007 |
This report published on 4/27/2007 9:48:10 AM PDT
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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:| Safety | Poses a risk of injury or death |
| Major defect | Correction likely involves a significant expense |
| Repair/Replace | Recommend repairing or replacing |
| Repair/Maintain | Recommend repair and/or maintenance |
| Minor defect | Correction likely involves only a minor expense |
| Maintain | Recommend ongoing maintenance |
| Evaluate | Recommend evaluation by a specialist |
| Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Table of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
Report number: 0207-049
Type of building: Single family
Age of building: 21 years old
Occupied: No
Weather conditions: Cloudy
Temperature: 50 degrees Fahrenheit
Front of structure faces: Southwest
Foundation type: Crawlspace
The following items are excluded from this inspection: Irrigation system, Water filtration system
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete, paving stones
Exterior door material: Solid wood with glass panes
1)
Safety, Repair/Replace, Evaluate -
There is a handrail on only one side of the steps down the hill at the rear of the house. These stairs are very steep and there is no stable landing at the bottom of the stairs, and one steps directly onto the steep hillside. Recommend futher evaluation by a licensed contractor and probable installation of appropriate guard rails, additional hand railing and a secure landing at the bottom of the staircase.
Photo 21
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Photo 24
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2)
Safety, Repair/Replace -
The guardrail that is in place on one side only of the rear steps down the hill, has gaps larger than four inches. This is a safety hazard, especially for small children. A qualified contractor should make modifications as necessary so gaps in guardrails do not exceed four inches, installing additional balusters or railing components.
Photo 22
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3)
Safety, Minor defect -
One or more outside faucets are 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 house. 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
4)
Repair/Replace, Evaluate -
A few pavers have settled in the sidewalk on the left side of the garage. Further setteling may create a trip hazard. Recommend repairing the sidewalk pavers.
Photo 31
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5)
Repair/Replace, Evaluate -
Gutters above the garage are significantly rusted or corroded at the seam and were leaking at the time of the inspection. A qualified contractor should evaluate and replace gutters where necessary.
Photo 35
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6)
Repair/Replace, Evaluate -
There are areas of damaged and cracked stucco siding at the bottom of the stucco chimney on the right side of the house as well as the front corner of the wall above the garage door. Recommend repairing any damaged stucco siding.
Photo 32
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7)
Repair/Replace, Evaluate -
Rot was found on fascia boards above the front porch area. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.
8)
Repair/Replace, Evaluate -
One of the doors for access to the substructure on the left side of the house has a broken hinge and rotting wood of the frame to which it was once attached. Recommend evaluation and repair by a licensed contractor.
Photo 25
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Photo 27
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9)
Repair/Replace -
One or more soffit vent screens are either missing or are of a gauge too large to prevent access by birds and vermin. Screens should be replaced where necessary, or installed where missing.
Photo 3
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10)
Maintain -
There are broken tiles on the deck at the entrance on the left side of the house. Recommend repairing these tiles to prevent water intrusion and correct cosmetic defect.
Photo 23
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Roof inspection method: The roof at the front of the house was Viewed from the eaves on ladder as was the roof at the rear of the structure. Other portions of the roof were viewed either from the windows or from decks above those areas.
Roof covering: Concrete tile
Estimated age of roof: 21 Years old
11)
Repair/Replace, Evaluate -
Some of the flashing at the top of the chimney is deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
Photo 5
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12)
Repair/Replace, Evaluate -
There are many roofing tiles that are chipped and/or cracked. In addition there are trim tiles missing from the sides of the roof structure in at least two different areas. A qualified roofing contractor should evaluate and replace tiles as necessary.
Photo 7
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Photo 8
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Photo 34
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Photo 36
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13)
Repair/Replace -
Lead flashing at the plumbing vent pipe at the left rear of the structure is improperly installed, in that it is shorter than the vent pipe, not bent over the edge of the vent pipe, etc. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water may flow between the pipe and the flashing, resulting in leaks. A qualified roofing contractor should make repairs as necessary so flashings are installed as per standard building practices.
Photo 6
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14)
Repair/Replace -
Missing roof flashing at the right side of the structure has left some of the roof's framing and sheathing exposed. Recommend further evaluation by a licensed roofing contractor.
Photo 4
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15)
Comment -
Because this is a tile roof, which should not be walked upon, I did not traverse the roof. Although I was able to visualize most of the roof by one means or another, there were portions that could not be adeuately inspected.
16)
Safety, Repair/Replace, Evaluate -
The door between the garage interior and the house has an automatic closing device that needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. 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 contractor should evaluate and make repairs as necessary.
17)
Comment -
The garage interior was inspected carefully, and no other defects were found.
Inspection method: Viewed from hatch
Roof structure type: Rafters
Insulation material: Mineral wool loose fill
Insulation depth: 8 Inches
Insulation estimated R value: R-24
18)
Comment -
No defects were noted in the attic .
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Exterior garage wall
Location of sub panels: Two in the garage and one in a downstairs closet.
Service entrance conductor material: Aluminum
Main disconnect rating (amps): 100
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
19)
Safety, Repair/Replace, Evaluate -
One or more wires (in addition to the service conductor wires) are tapped into the service conductor lugs in the main service panel. This "tapping before the main" is a safety hazard because no overcurrent protection exists for these circuit(s). A qualified electrician should evaluate and repair as necessary.
Photo 30
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Estimated age: 1 Year old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: General Electric
20)
Safety, Repair/Replace -
The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.
Photo 12
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21)
Safety, Repair/Replace -
The outer cover for the water heater combustion chamber is missing. This is a potential fire hazard. Repairs should be made as necessary, and by a qualified contractor if necessary, to replace, reinstall or repair the flame shield as necessary.
Photo 13
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22)
Comment -
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 clients 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.
23)
Comment -
A circulating pump is installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.
Photo 2
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Estimated age: There are two heating units installed in this structure. The primary heating unit is located in the garage, and appears to be 21 years old, The secondary or downstairs heating unit appears to be 1-2 years old
Primary heating system energy source: Both systems are natural gas
Primary heat system type: Both are forced air
Primary A/C energy source: Electric
Distribution system: Flexible ducts
Manufacturer: The downstairs unit is a Rudd and the primary unit in the garage is a Day & Night.
24)
Safety, Repair/Replace -
The exterior box that houses the fuse box or disconnect, to the air conditioner is broken and has exposed wiring hanging from the box. This is a potentially hazardous condition and should be repaired by a qualified HVAC contractor.
Photo 28
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25)
Major defect, Comment -
The estimated useful life for most forced air furnaces is 15 to 20 years. The primary unit in the garage appears to be approaching this age. The heater did not respond to the thermostat control. Recommend further evaluation by a licensed HVAC technician. Anticipate repairs or replacment.
The Rudd heating unit in downstairs was inspected and was found to be in good functioning condition.
26)
Major defect, Comment -
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. The A/C unit is functioning at the time of the inspection. Recommend budgeting for a replacement in the near future.
Location of main water shut-off valve: Left side of the garage
Location of main water meter: At the street
Location of main fuel shut-off: Left side of the garage
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
27)
Evaluate -
Excessive rusting is noted on the piping at the shut off valve. Recommend further evaluation by a qualified plumbing contractor.
Photo 29
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Fireplace type: There are two fireplaces: one in the family-dining-kitchen area, the other in a bedroom at the upper level. Both are of masonry.
Chimney type: both masonry
28)
Repair/Maintain, Evaluate -
The fireplace in the upper level bedroom has rusted gas burners, and rust stains on the tile hearth. Recommend evaluation of the cause of this rusting, and correction by a licensed contractor.
Photo 10
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Photo 11
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29)
Repair/Maintain, Comment -
I did not have the key for turning on the gas supply to the fireplace in the kitchen/family room/dining room area. Therefore the gas burners were not inspected. I did note that a hinge on the left brass/glass enclosure door is broken, so that the enclosure cannot close properly. Recommend consulting with the property owner(s) as to the gas key, and/or having a gas appliance contractor evaluate and repair if necessary.
Photo 15
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Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Pier or support post material: Bearing wall
Floor structure above: Solid wood joists
Vapor barrier present: No
30)
Minor defect -
Cellulose-based debris such as wood scraps, form wood, cardboard and/or paper were found in one crawl space. All cellulose-based debris should be removed to avoid attracting wood destroying insects.
31)
Evaluate -
Beneath the lower story bathroom, there is water staining of the subflooring evident. There were areas there where the insulation has been displaced. Further evaluation by a licensed contractor is recommended.
Photo 18
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Photo 19
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Photo 20
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32)
Comment -
In the area beneath the porch at the left side of the house, there is very wet soil noted in the crawlspace. This is most likely runoff from the recent heavy rains, but this area should be monitored to ascertain whether there may be a drainage issue.
Photo 26
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33)
Safety, Minor defect -
One cover plate is missing, exposing the electric box and its wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Photo 1
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34)
Repair/Replace, Evaluate, Comment -
There is pitting in the marble countertop to the right of the sink. This is likely only a cosmetic concern.
Photo 16
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35)
Repair/Replace, Evaluate -
The middle rear stovetop burner does not light in response to the controls. A qualified appliance technician should evaluate and repair as necessary.
36)
Repair/Maintain, Evaluate, Comment -
In the area between the kitchen and the stairwell to the lower level, the wood flooring that was probably covered by carpet now shows a demarcation line where there is a distinct color change from the rest of the wood flooring. Refinishing would be needed to correct this defect
Photo 17
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37)
Comment -
The countertop receptacles are GFCI-protected.
38)
Comment -
The microwave oven, food waste disposal, range hood, refrigerators, Dishwasher, and cabinetry were all found to be operating properly and/or in good condition, without noted defects.
39)
Repair/Replace, Evaluate -
There is failing caulking at the bottom of the shower pan in the bathroom on the middle floor. This should be recaulked to prevent water intrusion and damage to the wall behind the shower.
40)
Repair/Maintain, Evaluate -
In the upper floor rear bathroom, the control for the Jacuzzi jets was inoperable. Recommend evaluation and repair by a licensed contractor.
41)
Repair/Maintain -
In the shower stall of the main floor bathroom, the drain cover has not been properly installed. Recommend evaluation by a licensed plumber and proper installation of the drain collar.
Photo 14
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42)
Comment -
Other than as noted above, the bathrooms on the upper, middle, and lower floors of the house were without any noted defects on inspection.
43)
Comment -
No defects were found in the bathroom floors.
44)
Repair/Replace, Minor defect -
There is no screen for the sliding glass door at the patio of the middle floor of the house. Recommend replacing this screen.
45)
Repair/Replace, Evaluate -
Seals between double-pane glass in a window at the right side of the house appear to have failed based on condensation between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.
The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.
Photo 33
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46)
Repair/Replace -
Many of the windows are difficult to lock. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
47)
Repair/Replace -
Most of the window screens are missing. The client should ask the property owner About this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
48)
Repair/Maintain, Maintain -
In the master bedroom on the upper floor, the carpeting along one of the walls does not reach the wall. In that same room, the carpet has several stains.
Photo 9
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49)
Repair/Maintain -
The door to the smallest bedroom, on the upper level, has no gap between it and the carpeting below it. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
50)
Minor defect -
One of the double doors to the master bedroom on the upper level drags on the carpeting when it is opened and closed. This should be corrected, to prevent damage to carpeting.
This report complies with the standards prescribed by the American Society of Home Inspectors (ASHI).
The report is a professional opinion based on a visual inspection of the accessible features of the building. Without dismantling the house or its systems, there are limitations to such an inspection. Throughout any inspection, inferences are often drawn which cannot be confirmed by direct observation. Therefore, it should be understood that we can reduce the risk of purchasing; however, we cannot eliminate it, nor do we assume it. Every home will have some flaws not identified in this report. This is to be expected and we suggest a budget figure of roughly one percent of the value of the home be set aside every year for unforeseen repairs. In some years the expenditures will be less, in others more, but we have found this to be a good average figure.
ASHI standards provide that the home inspector will observe readily accessible installed systems and components listed in these Standards, and submit a written report to the client which shall state any systems and components inspected which were found to be in need of immediate major repair. These Standards are not intended to limit inspectors from reporting observations and conditions in addition to those required, or from excluding systems and components from the inspection if requested by the client
GENERAL LIMITATIONS AND EXCLUSIONS
Inspections done in accordance with these Standards are visual and are not technically exhaustive. These Standards are applicable to buildings with four or less dwelling units and their garages or carports. Inspectors are NOT required to report on:
1. life expectancy of any component or system
2. the causes of the need for a major repair
3. the methods, materials and costs of corrections
4. the suitability of the property for any specialized use
5. compliance or non-compliance with applicable regulatory requirements
6. the market value of the property or its marketability
7. the advisability or inadvisability of purchase of the property
8. any component or system which was not observed
9. the presence or absence of pests such as wood damaging organisms, rodents, or insects
10. cosmetic items, underground items, or items not permanently installed
Inspectors are NOT required to:
1. offer or perform any act or service contrary to law
2. offer warranties or guarantees of any kind
3. offer or perform engineering, architectural, plumbing, or any other job function requiring an occupational
license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the client that he/she is so licensed, and is therefore qualified to go beyond the ASHI Standards of Practice, and for an additional fee, perform additional inspections beyond those within the scope of the basic ASHI inspection
4. calculate the strength, adequacy, or efficiency of any system or component
5. enter any area or perform any procedure which may damage the property or its components or be dangerous to the inspector or other persons
6. operate any system or component which is shut down or otherwise inoperable
7. operate any system or component which does not respond to normal operating controls
8. disturb insulation, move personal items, furniture, equipment, plant life, soil, snow, ice, or debris which obstructs access or visibility
9. determine the presence or absence of any suspected hazardous substance including but not limited to toxins, carcinogens, noise, contaminants in soil, water, and air
10. determine the effectiveness of any system installed to control or remove suspected hazardous substances
11. predict future conditions, including but not limited to failure of components
12. project operating costs of components
13. evaluate acoustical characteristics of any system or component