Summary Page
| HOME INSPECTION REPORT | |
| Client(s): | Sample Report - Updated |
| Property address: | 4321 W. Any Valley Drive Phoenix, AZ 85432 |
| Inspection date: | 9/8/2011 |
This summary report is the exclusive property of QualCheck Home Inspections LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited. The summary report should be read in conjunction with the main report of the same title and date, which contains pictures.
PURPOSE AND SCOPE
This inspection was conducted in accordance with the Standards of Professional Practice and the Rules of Professional Conduct as specified by the State of Arizona Board of Technical Registration. Additional information as to inspection standards is included at the end of the main report.
Concerns are shown and sorted according to these types:
 | Safety | Safety hazards posing 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 |
 | Maintain | Recommend maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Serviceable | Item or component is in serviceable condition |
 | Comment | For your information |
Structural Components
1)
- Damaged/sawn manufactured roof trusses were noted in the attic. Manufactured truss members must not be cut or modified, unless such modification has been explicitly approved and designed by a qualified truss engineer. It is recommended that the client(s) determine from the seller whether this modification was properly approved and designed and whether documentation of such approval exists. If not, these modifications should be evaluated by a qualified truss engineer, who can either approve them in writing or prescribe a proper repair method to be undertaken by a reputable contractor.
2)
- On some areas of the home's stem wall the paint has blistered and peeled off. Recommend scraping, priming and painting as appropriate to protect the concrete from further erosion.
3)
- Soil is in contact with or less than 4" from siding and/or trim. This can allow moisture to wick up into the framing, and is also a conducive condition for wood destroying insects and organisms. Recommend re-grading soil to provide at least 4" of space between the siding and trim and the soil below.
Landscape and site
4)
- One or more trip hazards were found in the sidewalk due to cracks and/or settlement. Recommend having a qualified paving contractor repair or replace sidewalk section(s) as necessary to eliminate trip hazards.
5)
- Tree branches overhang the roof or are in contact with the roof. This condition can cause damage to gutters, paint and roofing. Accumulated leaves and/or organic debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Branches can allow insects to reach and penetrate the roof. Recommend pruning of branches away from structure.
6)
- There are various plants and bushes in contact with the exterior wall(s). It is recommended that all vegetation be trimmed or pruned in such a way as to allow a minimum of six inches of clearance between the plant and the exterior wall. This is necessary in order to prevent damage to the exterior and to inhibit the ability of insects to migrate into the building structure.
Exterior
7)
- Condensation was noted in one or more double pane window(s). This indicates a break or deterioration in the seal(s). Recommend evaluation by a qualified window contractor and replacing panes where necessary.
Note that evidence of broken seals may be more or less visible from one day to the next depending on the weather (temperature, humidity, sunlight, etc.) and it is possible that more windows than the ones identified may have bad seals and need replacement too.
8)
- One of the main entry doors has a double-sided dead bolt lock set. This type of lock requires a key to unlock the door from the inside and represents an obstacle to egress in the event of fire. Replacement of a single sided lock set is recommended.
9)
- Wood trim at the east side of the patio cover has deteriorated and is rotting. Recommend having a qualified carpenter or competent handyman remove and replace rotten wood, and repaint/re-seal surface and joints.
10)
- One or more window(s) broken, cracked, or missing. Location(s): master bathroom. Recommend replacing glass.
11)
- Portions of the exterior woodwork and painted surfaces are showing deterioration to the paint/stain finish. It is important that these surfaces are kept well protected to ensure a maximum service life. Affected areas should be re-painted now, and subsequently as the usual signs of failure such as cracking, peeling or blistering of the painted surface become evident.
12)
- The building has a number of flashing details where various building features intersect adjacent surfaces. Gaps and/or cracks at trim intersections should be sealed with a polyurethane caulking to protect against damp and weather penetration.
13)
- One or more gutters are clogged with debris (leaves, mud, etc. or granular roofing material). Recommend cleaning gutters so rainwater will freely run to downspout(s) and away from the structure.
Roof
16)
- One or more roof tiles are broken with part of the tile displaced or missing. Recommend replacement/repair by licensed roofing contractor.
17)
- One or more mortar caps were observed to be cracked or broken. Recommend repair by a licensed roofing contractor as appropriate.
18)
- Rolled roofing on the patio cover has rippled and formed one or more "fishmouths" at the edge. This condition can allow rainwater to penetrate beneath the roofing and /or the covering, causing water damage to the patio cover and ceiling (where present). Recommend sealing edges and repair of rolled roofing as appropriate by a licensed roofing contractor.
19)
- One or more bird nests were observed in the roof valley(s) and significant amounts of bird droppings are present. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. It is not known if the nest(s) are active at the time of the inspection, but we recommend nest(s) and debris be cleared away and the affected portions of the roof thoroughly cleaned to prevent damage to the roof.
Attached garage
20)
- The garage vehicle door does not appear to "auto-reverse" as required. When closing, the door should reverse if it either strikes something or when something passes through a photo sensor at the base of the door. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair or replace opener as necessary.
21)
- The garage-house door poses a fire risk because a pet door has been installed in it, eliminating its fire rating. The door should be fire rated to slow the spread of fire from the garage into living spaces and to prevent fumes from entering living spaces. Recommend having a qualified contractor replace this door with a fire-rated door (metal or solid core construction), fitted with a self closing mechanism and adequately weather stripped.
22)
- Added cabinets on the west wall of the garage are covering vents intended to provide combustion air to the gas water heater. When cabinet doors are closed this may reduce air supply. (See water heater section of this report.) Recommend cutting holes in the north side of the cabinet (suggest trimming with register grilles) to facilitate free flow of combustion air.
Electrical System
23)
- One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal, and the circuit breaker is only designed for 1 wire. This is a safety hazard since wires may loosen and cause arcing, sparking and fires. Recommend having a qualified, licensed electrician evaluate and repair.
24)
- One or more electric receptacles has reversed polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard and poses a risk of shock. Recommend further evaluation and repair as appropriate by a licensed electrician.
25)
- Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. Location(s): Attic. Recommend installation of junction boxes with cover plates where needed by a licensed electrician.
26)
- Outlets in the garage are not GFCI protected. Ground fault circuit interrupters (GFCI's) are safety devices which sense a ground fault in an electrical system and cut power to a circuit instantly. Modern codes require outlets at kitchen counters, in bathrooms, basements, garages and exterior outlets to be GFCI protected. The code at the time this home was built may not have required GFCI protection at some of these circuits. Nonetheless, we recommend they be added at these locations as an extra preventive safety measure.
27)
- One or more electric receptacle boxes have damaged or missing cover plates. Cover plates are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard and poses a risk of both fire and shock. Recommend replacing cover plates over receptacle boxes where needed.
28)
- Appliances or systems which are constantly in use are plugged into one or more exterior receptacles not equipped with "in-use" receptacle covers for wet locations. This is a safety hazard and poses a risk of both fire and shock. Recommend installing "in use" covers where necessary.
29)
- An minimal number of smoke detectors are installed. Modern codes require a functioning smoke detector in each bedroom and one in each hallway leading to bedrooms. The code at the time this home was built may not have required that many, but nonetheless it is our standard recommendation that additional smoke detectors be installed to the level described. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
30)
- The electrical service panel box has one or more open holes in the bottom. Box holes no longer in use should be plugged in order to keep out dust, insects and small rodents.
31)
- Unsecured wiring for the kitchen's under-sink waste disposal. The clamp used to secure the flexible appliance cord is loose/displaced or missing . Repeated movement of the wire can result in damaged insulation and broken conductors. This is a safety hazard and poses a risk of shock and/or fire. Recommend having a qualified electrician repair as necessary.
Plumbing System
34)
- The main water stop valve is missing its handle. In the event of an emergency, such as when a supply pipe bursts, it will be difficult (using pliers or a wrench) or impossible to shut off the water supply. Recommend having a qualified plumber or competent handyman install a handle as appropriate.
35)
- The dishwasher drain loop is installed incorrectly. This condition allows water to flow backward from the drain into the dishwasher floor pan. Drain line should be raised and bracketed to the cabinet at a point higher than the bottom of the sink. Recommend repair as appropriate.
36)
- Faucet at the hall bathroom sink is leaking. Water leaks from handle when faucet is turned on. Recommend repair or replacement by licensed plumber.
37)
- Stop valve under left hand master bathroom sink is stuck open and will not easily shut off (hot water supply line). This will necessitate turning off the water supply to the whole house in the event of maintenance or repairs to individual faucet. Recommend repair or replacement of faulty stop valve(s) by licensed plumbing contractor.
38)
- The drain under the kitchen sink is leaking. Recommend repair as appropriate.
Water heater
40)
- Based on the location of the water heater and the visible venting, the water heater may have an inadequate source of combustion and/or dilution air. All gas appliances require adequate air (approximately 50 cubic feet per 1000 BTU) for combustion, dilution and ventilation. This is a potential safety hazard, and may result in combustion fumes entering living spaces. Recommend further evaluation by a qualified contractor for repairs as necessary, such as installing exterior vents, or grills in walls or doors. (See garage section of this report.)
41)
- Temperature-pressure relief valve drain line is missing. This is a safety hazard. Recommend having a qualified plumber install a drain line extending to within 6" from the floor, or routed so as to drain outside.
Heating and Air Conditioning
42)
- Insulation on a section of the flex-poly heating and cooling ductwork was found to have split. Recommend repair or replacement as appropriate by a licensed HVAC contractor.
43)
- The insulation on the condenser suction line is damaged or missing. This can effect the efficiency of the air conditioning system. Recommend repair as appropriate by a licensed HVAC contractor or competent handyman.
44)
- There is debris/insulation in the condensate drain pan. This condition can lead to a plugged condensate drain line. Recommendation: Clean pan of all foreign material as appropriate and test drain line for obstruction.
Interior
49)
- One or more ceramic floor tiles is loose. This can be a safety hazard. Recommend having the tile(s) re-installed and grouted as appropriate.
50)
- The dishwasher mechanism leaks when the machine is running. Water appears to have lifted a portion of the vinyl flooring adjacent to the cabinet wall at the left of the dishwasher. Recommend having the dishwasher leak repaired by a qualified appliance service technician, and repairs to or replacement of (as may be necessary) the affected portion of the vinyl flooring by a qualified flooring contractor.
51)
- The countertop in the kitchen to the left of the range is loose on the cabinetry. Recommend securing top to cabinet as appropriate.
52)
- One or more gaps were noted at the joint between the wall and the top of the shower surround in the master bathroom. To prevent water intrusion which can damage wall materials, we recommend the joints be caulked/re-sealed.
Attic, Insulation and Ventilation
53)
- Dryer exhaust duct is not sealed at the roof vent cap . This condition allows lint and moist air to enter the attic space which can be a conducive condition for wood destroying insects and organisms. Recommend repairs as necessary so the exhaust air is vented outside.
Swimming Pool
55)
- Level of water in pool is too high. Float mechanism in auto fill feature appears to be non-functional. Recommend further evaluation by licensed pool contractor for repair or replacement as necessary.
56)
- Cracks were noted in one or more areas of the deck . Recommend repair to prevent intrusion of water into ground around pool structure and potential for damage from soil expansion.
57)
- Pressure on filter gauge is excessive, indicating need for backwashing or possible replacement of filter medium. Recommend further evaluation and service as necessary by licensed pool equipment contractor.
58)
- Secondary leaf catcher basket at pump is clogged and should be cleaned.
