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Preferred Inspection Services


Email: jerry@preferredinspects.com
Phone: (714) 323-1345
42 Hallcrest 
Ladera Ranch CA 92694
Inspector: Jerry Stonger

 

Property Inspection Report

Client(s):  Client Name
Property address:  123 Main St
Anytown, CA
Inspection date:  Thursday, January 01, 2015

This report published on Thursday, May 21, 2015 4:04:42 PM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information

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

Table of Contents
General Information
Grounds
Exterior and Foundation
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 307
Time started: 10:00
Time finished: 12:30
Present during inspection: Realtor
Client present for discussion at end of inspection:
Weather conditions during inspection: Dry (no rain), Cloudy
Temperature during inspection: Cool
Inspection fee: 450
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 1995
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: No
Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete
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: Lattice
1) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the driveway, For safety reasons, recommend that a qualified contractor repair as necessary.
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2) Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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3) One or more deck, patio and/or porch covers were deteriorated. Recommend that a qualified person repair or replace as necessary, and per standard building practices.
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4) The left side wooden fence is significantly deteriorated. Recommend repair/replacement as needed. This is likely a shared responsibility with the neighbor.
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5) Fasteners for joist hangers at decks or porches were missing. All nail holes for such hardware should be filled with approved fasteners such as "Teco" nails. Recommend that a qualified person install approved fasteners where missing.
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6) The rear wrought iron fence has some surface rust on it but otherwise is stable.
Recommend inquiring if this is an association responsibility fence.
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7) Previous BBQ location- gas supply is still intact.
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8)   The swimming pool inspection is as follows:
1) The pool heater appears to be working properly.
2) The pool pump/filter was laboring when operated, with the pump action starting and stopping several times before finally working- recommend further evaluation by a qualified pool service contractor.
3) The pool surface had a small crack in the the plaster.
4) The pool pump housing had a small leak.
5) The spa light was not working.
6) The pool safety fence was not installed but is on the left side of the house.
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Pool fence ports
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Crack in pool plaster
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Pool pump housing was leaking
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Spa light is not working.

Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood, Wood fiber, Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade, Concrete garage slab
Foundation/stem wall material: Poured in place concrete, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete, Concrete slab
9) Fungal rot was found at one or more sections of siding or trim, pot shelves and/or exposed beams. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

Front 2nd story over garage.
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10) Brick missing from the veneer near the electrical meter.
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11) This property was clad with composition wood-fiber siding. Various manufacturers (e.g. Louisiana Pacific, Weyerhaeuser and Masonite) have produced this type of siding, which is made from oriented strand board (OSB) or "hardboard." It is prone to deteriorate and/or fail prematurely due to moisture penetration, especially when the paint coating is substandard or has not been maintained. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth.

Some areas of siding on this structure showed symptoms described above and need replacement and/or maintenance. Some manufacturers (e.g. Louisiana Pacific) recommend a repair process for this siding where affected areas are sealed with Permanizer Plus, a flexible primer made by Pittsburgh Paint, followed by two coats of 100% acrylic latex paint. This sealant must be applied to the bottom edges using a brush. The face of the siding can be sprayed. The Permanizer Plus sealer isn't required for edges that aren't swollen, cracked or deteriorated, but the acrylic latex should still be brushed on these edges.

Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary. Repairs should be made per the siding and/or sealant manufacturer's installation instructions, and per standard building practices.
12)   Caulk was missing \ in some areas. For example, around windows around doors at siding butt joints at siding-trim junctions at wall penetrations . Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.
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Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Concrete tile
Roof type: Gable
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable
13) One or more rubber or neoprene pipe flashings were split or cracked. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor replace flashings where necessary.
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14) Gutters were missing over one or more entrances. People entering and exiting the building are likely to get wet during periods of rain as a result. Most buildings benefit from having a complete drainage system installed, but at a minimum, recommend installing gutters over entrances.
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15) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
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16) Some concrete roof tiles were broken and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.
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17) Lack of gutters on the left side of the house are causing staining on the stucco below.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Vapor retarder: Installed
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents
18) The indoor attic access hatch covers or doors were missing, damaged and/or substandard. When located indoors, conditioned air can enter the attic. Energy efficiency can be reduced, moisture can form in the attic, attic air laden with insulation fibers can enter living spaces, and/or pets can enter the attic . This is also a fire hazard as attic access hatch covers and doors are meant to stop or slow the spread of fire into the attic. A qualified person should replace, install or repair hatches or doors as necessary and per standard building practices.
Currently the lid is 1/8" plywood and should be a minimum 1/2" drywall
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of garage: Appeared serviceable
Type of door between garage and house: Solid core
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
19) The door between the garage and the house has self closing hinges that need adjustment. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials, and should be self closing.
Recommend adjustment of the self closing hinges.
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20) One or more garage vehicle doors had an automatic opener installed, and the manual lock mechanism on the door hadn't been permanently disabled. The automatic opener can be damaged, or injury can occur if the automatic door opener is operated with the manual lock engaged. A qualified person should disable or remove the lock mechanism per standard building practices.
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21) The auto-reverse mechanism on one or more automatic openers for garage vehicle doors was inoperable. This is a potential safety hazard. A qualified contractor should evaluate and repair as necessary.
22) The door between the garage and the house had a door stop or unapproved hardware installed on it. This is a potential safety hazard. Such doors should provide limited fire resistance to prevent fire from spreading from the garage to the house. Modifications with unapproved hardware may compromise the door's ability to perform as intended. Recommend that a qualified person remove the doorstop or unapproved hardware.
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23) One or more garage vehicle doors were damaged or deteriorated. Recommend that a qualified contractor repair or replace replace door(s) as necessary.

Broken roller assembly.
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Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Number of service conductors:
Service voltage (volts): 120-240
Estimated service amperage: 125
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 125
System ground: Concrete encased electrode, Rebar
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior, Left
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
24) Substandard wiring was found in the garage. For example, exposed wiring not in a protective conduit. This is a safety hazard, as wiring can be easily damaged . Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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25) Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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26) One or more electric receptacles (outlets) and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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27) One or more sections of outdoor wiring were exposed and subject to damage. This is a potential shock hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing conduit, re-routing wires or replacing wiring.
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28) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations.
29) One or more cover plates for switches, receptacles (outlets) or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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30) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.
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31) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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32) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
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33) Media hub center located in downstairs closet.
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Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 70
Location of main water shut-off: Building exterior, Entry
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Not determined (inaccessible, obscured, or water service off)
Drain pipe material: Plastic
Condition of waste lines: Not determined (inaccessible, obscured, or water service off)
Waste pipe material: Plastic
Vent pipe condition: Not determined (inaccessible, obscured, or water service off)
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: None visible
Location of main fuel shut-off valve: At gas meter, At building exterior
34) The pool filler valve at the backyard is leaking and should be repaired.
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35) The gas supply lines at the gas meter have been modified as such that the smaller gas lines go into larger gas lines as opposed to the correct installation of larger gas lines going into smaller gas lines. Gas supply pressure could be affected.
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36) Based on missing waste clean-out caps, or other findings noted in this report, or information provided to the inspector, the waste lines may have a history of clogging. Significant repairs may be needed. If on a public sewer system, the property owners are usually responsible for repairs to the side sewer and publicly owned lateral lines. Consult with the property owner regarding past repairs to these lines. Recommend that a qualified plumber inspect the waste lines using a video scope device to determine if they need repair or replacement. Note that repairs are often expensive due to the need for excavation.
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37) main water shut-off location at front entry
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Estimated age: 11 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 15
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
38) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
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39) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: ?
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Location of forced air furnace: Attic
Condition of furnace filters: Required replacement
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: Back yard
Type: Packaged unit
Condition of controls: Appeared serviceable
40) The FAU service cover was loose and could not be re-installed.
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41) The coolant lines in the attic have been repaired, but the insulating wrap has not been re-installed. This should be replaced to prevent condensation and resulting water damage.
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42) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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43) One or more ceiling fans appeared to be inoperable, or the inspector was unable to find normal controls with which to operate the fan(s). Recommend asking the property owner about their operation, and if necessary, that a qualified electrician evaluate and repair.

master bedroom
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44) The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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45) The FAU has an in-line air cleaner that has been disconnected.
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Fireplaces, Stoves, Chimneys and Flues
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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, and also does not 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, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Metal pre-fab
Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Stucco, with metal liner
Gas-fired flue type: B-vent
46) The metal chimney cap was loose and may have been removed/re-installed to make a repair. This was not done properly, and may have compromised the connection of the metal flue pipes, which can be a fire hazard. Recommend that a qualified person inspect further and repair per standard building practices
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47) A fireplace chimney damper would not stay closed. A qualified contractor should repair per standard building practices so the damper can close.
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Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: 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
Condition of refrigerator: Appeared serviceable
Condition of built: Appeared serviceable
48) The dishwasher was Damaged. Recommend that a qualified specialist evaluate and repair or replace as necessary.
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49) Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.
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50) 1 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.

Self igniting feature not working on front left burner.
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51) The cooktop exhaust fan was slow. Recommend that a qualified person repair or replace as necessary.
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52) Water leaked from the dishwasher's air gap device when the dishwasher ran. Debris may be clogging the drain line or air gap device. Recommend that a qualified person clear debris or make repairs as necessary.

The air gap cap was also deteriorated.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Laundry room/area, first floor
Location #B: 3/4 bath, Powder room, first floor
Location #C: Full bath, second floor, Hall
Location #D: Master bath, second floor
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
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)
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
53) The toilet at the upstairs hall bathroom was loose where it attached to the floor. Leaks can occur. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
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54) Countertops and/or backsplashes at the master bath were damaged or deteriorated. Recommend repairing or replacing as necessary.
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55) Water damage was found in shelving or cabinet components below one or more sinks at location(s) #C. Recommend that a qualified contractor repair as necessary after any plumbing leaks have been repaired. If moisture is present then concealed areas should be dried thoroughly.
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56) The sink at location(s) #A and C was damaged or significantly deteriorated. Recommend that a qualified contractor replace the sink.

Laundry - crack in sink

Upstairs hall bath (2 sinks cracked)
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57) The exhaust fan at location(s) #D was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
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58) Water was leaking at the sink faucet base or handles at location(s) #A. Recommend that a qualified plumber repair as necessary.
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59) Tile and/or grout in the shower enclosure at location(s) #C were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
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60) The shower head at location(s) #D leaked at the threaded connection when the shower was turned on. Recommend that a qualified person repair as necessary.
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61) The dryer vent hood had a significant amount of dryer lint on it. This could indicate a clogged dryer vent hose. Recommend having a qualified technician clean the duct as needed.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Metal, Multi-pane, Sliding, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
62) The rear french door requires an exit alarm or other safety device with the existence of a pool.
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63) Condensation or staining was visible between multi-pane glass in one or more windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
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64) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

Laundry
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65) The downstairs bedroom closet doors are out of alignment.
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66) Lock mechanisms on one or more windows were damaged. This can pose a security risk. Recommend that a qualified person repair as necessary.
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67) Carpeting in one or more areas was significantly stained or soiled. Recommend having carpeting professionally cleaned as necessary.
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68) Minor interior drywall repairs at various window sills.
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69) An upstairs bedroom closet door is jumping off the track due to debris in the track grooves.
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70) The drywall Texture in the family room was different, indicating a repair had been done. A measurement with a handheld moisture meter revealed no moisture present. It is likely the issue has been repaired. Buyer should consult with he owner as to the history of this repair.
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