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REPInspections

Website: http://www.repi.vpweb.com
Email: coordinator@topproducer.com
Phone: (800) 262-4001
Whittier CA 90602-1383
Inspector: Edward Rodriguez, RHI
Certified Home Inspector and member of HIF#HI01012 &
Certified member of InterNACHI #NACHI11012201

    

Property Inspection Report
Client(s): Prospect Buyer(s)
Property address: 960 Hampton Rd
Arcadia CA 91006-1913
Inspection date: 4/16/2011
This report published on Sunday, April 17, 2011 1:16:14 PM PDT

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Dear customer:

Thank you for choosing REPInspections to perform the following inspection on the property you wish to purchase.
This report is the exclusive property of REPInspections and the individual/s paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.

All findings should be made to REPInspections.

This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.

We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off Walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.

While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.

If you have any questions regarding this report, please feel free to call us.

 
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 
ServiceableItem or component is in servicable condition 
CommentFor your information 

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

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

Table of Contents
General information
Exterior
Swimming Pool/Hot tub
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space/Basement
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 0194
Inspector's name: Edward Rodriguez
Structures inspected: Residential
Type of building: Single Family
Age of building: Year built 1938
Property owner's name: Prospect Buyer(s)
Time started: 8:40am
Time finished: 1:45pm
Inspection Fee: $450.00
Payment method: Cash
Present during inspection: Property owner(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Crawlspace
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting, Intercom system, Water filtration system
1) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
    2) This property has one or more fuel burning appliances, and it appears that there are smoke alarms installed. The inspector was unable to determine if these smoke alarms are a CO alarm combination. If they are not, this is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
    3) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.

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    Exterior Return to table of contents
    Footing material: Poured in place concrete
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame
    Wall covering: Wood panels, Stucco
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete, Brick
    Exterior door material: Wood panel, Glass panel
    4) One or more trip hazards were found in the driveway due to cracks, settlement and/or heaving. Recommend having a qualified contractor evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.

    Photo 93  
    Next to the driveway drain.

    Photo 94  
    Next to the driveway drain.

    5) One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 87  

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    6) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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    7) One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

    Photo 32  
     

    8) 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. 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 28  
    Located next to the irrigation system junction box on the north/west side of the residence.

    Photo 60  
    Outdoor lighting.

    Photo 77  
     

    9) Waterproof cover(s) over one or more electric receptacles are damaged and/or have deteriorated foam insulation. This is a safety hazard due to the risk of shock and fire. Damaged covers or deteriorated foam insulation should be replaced where necessary.

    Photo 66  

    Photo 67  

    10) One or more exterior electric receptacles are being used for appliances or systems that are constantly in use, and are not equipped with a "while in use" receptacle covers for wet locations. This is a safety hazard due to the risk of shock and fire. "While in use" covers should be installed where necessary. For more information, visit:
    http://www.google.com/search?q=while+in+use+receptacle+cover

    Photo 30  

    Photo 234  
    Example of a "While in use" cover

    11) One or more wall-mounted exterior light fixtures have wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.

    Photo 40  
     

    12) 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/AE113

    Photo 25  

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    13) One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

    Photo 36  
    Located on the south/east eave above the AC units.
     

    14) Rot was found in one or more areas on fascia boards (children's playhouse). A qualified contractor should evaluate and make repairs as necessary, removing all rotten wood.

    Photo 61  

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    15) Rot was found at one or more rafter and/or barge board ends. A qualified contractor should evaluate and make repairs as necessary, replacing or removing rotten wood.

    Photo 23  

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    16) One or more wooden deck support posts are rotten. Recommend having a qualified contractor evaluate and/or repair as necessary, replacing all rotten wood.

    Photo 54  

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    17) Minor cracks and/or deterioration were found in one or more areas of the stucco siding. However they don't appear to be a structural concern. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

    Photo 43  

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    18) One or more driveway drains appear to be clogged. Water may accumulate at the structure or in low spots as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 92  
     

    19) One or more downspout drains appear to be clogged. Water may accumulate at the structure or in low spots as a result. A qualified contractor should evaluate and repair as necessary.

    Photo 34  
     

    20) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

    Photo 78  
    Fencing next to the west gate entrance.
     

    21) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) 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.

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    22) One or more areas of the hardscape is cracked, damaged and/or deteriorated. Recommend having a qualified contractor evaluate and/or repair as necessary.

    Photo 70  

    Photo 86  
    Loose brick

    23) One or more landscaping timbers used as steps are rotten or damaged by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) . Landscaping timbers should be replaced as necessary.

    Photo 63  

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    24) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

    Photo 31  
    Recommend installing splash block. (see example below)

    Photo 41  
    Missing extension.

    Photo 73  
    Missing extension.

    Photo 74  
    Recommend installing splash block. (see example below)

    Photo 75  
    Recommend installing splash block. (see example below)

    Photo 233  

    25) One or more downspouts are dented, damaged and/or crushed. This can restrict the water flow and result in clogging and overflowing gutters. Water may accumulate around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Damaged downspouts should be repaired or replaced as necessary, and by a qualified contractor if necessary.

    Photo 50  

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    26) One or more crawlspace vents are below or near grade with no well to prevent rainwater from entering. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. A qualified contractor should install wells where necessary.

    Photo 16  
     

    27) One or more trees are very close the foundation. Tree roots can cause significant structural damage to foundations. Recommend having a qualified tree service contractor or arborist remove trees as necessary to prevent damage to the structure's foundation.

    Photo 99  

    Photo 100  
    Minor crack located next to the tree planted close the foundation.

    Photo 101  

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    28) Sidewalk(s) and/or patios are undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.

    Photo 45  

    Photo 46  
    Located next the garage door entrance or main service panel.

    29) One or more exhaust duct end caps are damaged and/or deteriorated. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent cap(s) should be installed where necessary.

    Photo 35  
     

    30) One or more exhaust duct end caps are missing. Their purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and insects. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. Vent cap(s) should be installed where necessary.

    Photo 33  

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    31) Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior and/or fencing. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior and/or fencing after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.

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    32) Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

    Photo 10  

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

    Photo 17  

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    34) Minor cracks were found in the driveway. However they don't appear to be a structural concern. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

    Photo 5  

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    35) Cracks 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. Client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

    Photo 8  

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    Photo 47  
    Recommend repointing mortar.

    Photo 48  
    Recommend repointing mortar.
     
    Swimming Pool/Hot tub Return to table of contents
    Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolet light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level. (Note: Swimming Pool-Concrete and Tile work terminology located at the bottom of this section)

    Water level: Full
    Condition of fences and gates: see comments below
    Door alarms: see comments below
    Body type: Below ground
    Condition of body: Appeared serviceable
    Body material: Plaster/Gunite
    Condition of deck: see comments below
    Deck material: Concrete aggregate, wood
    Condition of coping: Appeared serviceable
    Coping material: Brick
    Condition of pumps, lines and valves: see comments below
    Types of pumps installed: Circulation
    Line material: PVC (Polyvinyl chloride)
    Condition of filter and related equipment: see comments below
    Filter type: Diatomaceous earth (Pool), Cartridge (Hot tub)
    Condition of heater and related equipment: see comments below
    Heater energy source: Natural gas
    Filter air relief valve installed: Yes
    Filter pressure gauge installed: Yes
    Filter pressure at time of inspection (psi):: 10psi (Pool)
    Condition of electrical equipment: Appeared serviceable
    Location of main disconnect: Main service panel
    Type of wiring: Non-metallic sheathed
    36) One or more flexible gas supply connectors are routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

    Photo 140  
     

    37) Cracks and/or trip hazards were found in one or more areas of the decking. Recommend having a qualified pool contractor evaluate and/or repair as necessary.

    Photo 104  
    Minor crack

    Photo 105  
    Minor crack

    Photo 107  
    Minor crack

    Photo 115  
    Trip hazards were found in the decking due to cracks, settlement and/or heaving.

    Photo 102  
    Minor crack

    Photo 103  
    Minor crack

    38) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 117  
    Pool bathroom.
     

    39) One or more areas of the wooden deck is rotten. Recommend having a qualified contractor evaluate and/or repair as necessary, replacing all rotten wood.

    Photo 114  
     

    40) It appears the heater and/or filtration system for the hot tub is inoperable and/or inactive. The client(s) should ask the property owner(s) about this, and if necessary having a qualified pool contractor evaluate and/or repair as necessary.

    Photo 139  

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    41) It appears the pressure gauge to the pool filtration system is damaged and/or deteriorated. Recommend having a qualified pool contractor evaluate and/or repair as necessary.

    Photo 111  
     

    42) At the time of inspection there appeared to be an active leak located at the filter. Recommend having a qualified pool contractor evaluate and/or repair as necessary.

    Photo 110  

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    43) At the time of inspection there appeared to be one or more area(s) around expansion joints where the mastic was missing, damaged and/or deteriorated. Recommend having a qualified pool contractor evaluate and/or repair as necessary.

    Photo 106  
     

    44) The finish on the deck(s) and railing(s) is worn and/or deteriorated. Recommend cleaning and refinishing as necessary

    Photo 108  

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    45) For the safety of children, all pools should have a fence or other wall that completely surrounds the pool and obstructs access to it. The top of the fence or wall should be at least 48" above the level of the pool deck with no more than two inches of clearance beneath it. Clients should consult with the property owners and/or agents as to the fencing requirements by local municipalities. If necessary having a qualified pool contractor evaluate and/or install fencing as necessary. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/Pool.pdf

    Photo 52  
     

    46) The substructure of the deck is excluded from the inspection due to limited access because of the low height.

    Photo 116  
     

    47) The alarm(s) for one or more doors between the house and the pool was inoperable or inactive. Recommend consulting with the property owners and/or agents about alarms that may be inactive or disconnected. While regulations vary between municipalities, all doors which give access to a swimming pool should be equipped with an audible alarm that should:


  • Sound for 30 seconds or more when the door and/or screen are opened

  • Sound within seven seconds after the door is opened

  • Be loud; at least 85 dBA (decibels) at 10 feet away

  • Be distinct from other sounds in the house

  • Have a manual switch to disable it temporarily where the switch is located at least 54 inches above the door's threshold

  • Have an automatic reset feature

    A qualified person should evaluate and repair as necessary. For more information, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/Pool.pdf
    48)

    Photo 228  
     
     
    Roof Return to table of contents
    Roof inspection method: Viewed from eaves on ladder, view from the ground
    Roof type: Gable
    Roof covering: Cement-based roofing shingles
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    49) One or more roofing tiles are chipped, cracked, missing and/or have slipped. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace tiles as necessary.

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    50) Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

    Photo 128  
    Loose or damaged gutter screen.

    Photo 136  
    Loose or damaged gutter screen.

    Photo 137  

    Photo 138  

    51) Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

    Photo 81  
     

    52) Moss is growing on the roof. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
    http://www.google.com/search?q=moss+on+roof

    Photo 132  

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    Photo 133  

    Photo 135  

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

    Photo 13  

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    Photo 59  

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    54) Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.

    Photo 124  

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    Garage Return to table of contents

    55) The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
    http://www.cpsc.gov/cpscpub/pubs/523.html
    http://www.ohdstl.com/safety.html

    Photo 150  
     

    56) One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 145  

    Photo 222  

    57) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing.

    Photo 146  

    Photo 149  

    58) One or more rollers and/or components were disengaged from the railing and/or vehicle garage door when the inspector evaluated the auto-reverse mechanism. A qualified contractor should evaluate and/or repair as necessary. (Repairs will be made as per lisiting agent)

    Photo 152  

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    59) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

    Photo 151  
     

    60) Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.

    Photo 147  
     

    61) The attic access hatch was inaccessible due to stored items, debris, or the hatch being permanently closed. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend moving items or modifying hatch(es) as necessary to allow periodic evaluation of attic spaces.

    Photo 144  
     
     
    Attic Return to table of contents
    Inspection method: Viewed from hatch, Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt
    Insulation depth: 12"
    Insulation estimated R value: R38
    62) The attic access hatch was inaccessible due to stored items, debris, or the hatch being permanently closed. The inspector was unable to evaluate the attic, and it's excluded from this inspection. Recommend moving items or modifying hatch(es) as necessary to allow periodic evaluation of attic spaces.

    Photo 182  

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    63) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

    Photo 148  
     
     
    Electric service Return to table of contents
    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: South
    Location of sub panels: Storage closet upstairs and the basement.
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Copper
    System ground: Ground rod(s) in soil
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: No
    64) Although this property appears to have updated branch circuit wiring the property does have some "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards.

    The inspector did not find any energized knob and tube wiring during the inspection. However this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. Recommend having a qualified electrician evaluate and determine if all knob and tube wiring has been abandoned.

    Photo 164  
    Located in the crawlspace

    Photo 169  
    Located in the attic.

    Photo 232  
     

    65) Updated branch circuit wiring appeared to be in serviceable condition.

    Photo 203  
    Recommend trimming vegetation for easy access to main service panel.

    Photo 219  
    Main service panel appeared to be in serviceable condition.

    66) Sub panels

    Photo 162  
    Located in the basement.

    Photo 176  
    Located in the storage closet next to the attic access.
     
    Water heater Return to table of contents
    Estimated age: 2000
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 75
    Manufacturer: Rheem
    Model: 21VR75
    Water temperature (degrees Fahrenheit): 110.0F
    67) No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices. (Note that depending on the quality of the gas being delivered in some municipalities, the installation of a drip leg or dirt leg may not be required by local officials.)

    Photo 227  
     

    68) Water heater is in servicable condition.

    Photo 194  

    Photo 195  

    69)   Water temperature (degrees Fahrenheit)

    Photo 118  
     
     
    Heating and cooling Return to table of contents
    Estimated age: 1997
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: Split system
    Distribution system: Flexible ducts
    Manufacturer: Goodman
    Model: Heating# GMP050-3 / AC # CKJ60-1C & CKJ36-1B
    Filter location: Behind return air grill
    Last service date: Unknown
    70) The last service date of the heating and cooling systems appear to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when these systems were last serviced. If unable to determine the last service date, or if these systems were serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because the heating system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

    Photo 167  

    Photo 193  

    Photo 199  

    Photo 200  

    71) One or more heating and/or cooling systems did not respond when its controls were operated. Batteries may need to be changed on the thermostat controls. These systems were not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.
    72) Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. A qualified contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.

    Photo 163  
    Located in the crawlspace
     

    73) The outside condensing unit is excessively noisy and/or inoperable. A qualified heating and cooling contractor should evaluate and make repairs as necessary.

    Photo 165  

    Photo 166  

    74) The cooling fins on the outdoor condensing unit's evaporator coils are bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.

    Photo 201  

    Photo 202  

    75) One or more air supply ducts are broken or disconnected. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.

    Photo 175  
    Located in the attic. Yellow arrow indicating disconnected duct. Blue arrow indicating moisture stains.
     

    76) No drip leg is installed on the furnace or boiler gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. A qualified contractor should install a drip leg as per standard building practices. (Note that depending on the quality of the gas being delivered in some municipalities, the installation of a drip leg or dirt leg may not be required by local officials.)

    Photo 229  
     
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 149psi
    Location of main water shut-off valve: North
    Location of main water meter: North
    Location of main fuel shut-off: North
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: Copper
    Vent pipe material: Plastic, Galvanized steel
    Drain pipe material: Plastic
    Waste pipe material: Plastic, Cast iron
    77) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

    Photo 220  
     

    78)

    Photo 197  
    Water pressure (psi): 149psi

    Photo 196  
    Main water shut-off

    Photo 198  
    Main water meter

    Photo 230  
    Main fuel shut-off
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Masonry, Metal prefabricated
    Chimney type: Masonry, Metal
    79) One or more chimney flues do not have a rainproof cover installed. They prevent the following:

  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

    A qualified chimney service contractor should install rainproof cover(s) where missing.

    Photo 142  

    Photo 143  

    Photo 226  
     

    80) Debris and/or stored items are blocking access to one ore more fireplaces. The inspector was unable to fully evaluate it.

    Photo 178  
     

    81) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

    Photo 160  

    Photo 170  

    Photo 190  

    Photo 192  
     
    Crawl space/Basement Return to table of contents
    Inspection method: Viewed from the basement
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Wood, Concrete
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    Vapor barrier present: No
    82) Insulation under the floor in the crawlspace is damaged, deteriorated, or has fallen down. A qualified contractor should make repairs as necessary to restore the insulation to its original rating.

    Photo 161  
     

    83) Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items or inaccessible doors. These areas are excluded from this inspection.

    Photo 121  
    Crawlspace access located on the east side of the pool bathroom. Yellow arrow indicating debris and/or vegetation blocking access door.
     
     
    Kitchen Return to table of contents

    84) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

    Photo 210  

    Photo 211  

    Photo 223  
     

    85) One or more under-sink food disposals are noisy. A qualified plumber or contractor should evaluate and repair or replace the food disposals as necessary.

    Photo 209  

    Photo 216  

    86) Kitchen appliances appear to be in serviceable condition.

    Photo 204  

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    Photo 206  

    Photo 207  

    Photo 208  

    Photo 212  
     
    Bathrooms Return to table of contents

    87) One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 187  
     

    88) The inspector was unable to determine if ground fault circuit interrupter (GFCI) protection is installed for the jetted tub's electric supply due to lack of access to the equipment below the tub. If no GFCI protection is installed, then this is a safety hazard due to the risk of shock. A qualified contractor and/or electrician should evaluate and install GFCI protection if none exists. If necessary, modifications should be made to allow access to the GFCI device for periodic evaluation and to reset it when it trips.

    Photo 174  

    Photo 224  

    89) One or more faucet handles are loose and should be repaired as necessary.

    Photo 157  
     

    90) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    Photo 181  
    Recommend cleaning and resealing grout as necessary to prevent staining and to improve waterproofing.
     

    91) Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

    Photo 214  
    Recommend cleaning and resealing grout as necessary to prevent staining and to improve waterproofing.

    Photo 215  

    92) One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.

    Photo 156  

    Photo 180  

    93) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

    Photo 188  
     
     
    Interior rooms Return to table of contents

    94) Gaps larger than four inches were found in one or more guardrails. 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. For example, installing additional balusters or railing components.

    Photo 183  

    Photo 184  

    95) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. 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. Cover plates should be installed where missing. (Upstairs storage closet)

    Photo 177  
    Located in the storage closet upstairs next to the attic access.
     

    96) Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.

    Photo 217  
     

    97) Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 173  
    Master bedroom
     

     
    1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.

    I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions.

    II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.

    III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.
    1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

    1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.

    A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm