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Rose & Thorn Home Inspection


Email: Rthinspection@gmail.com
Inspector's email: Rthinspection@gmail.com
Phone: (708) 278-8592
PO Box 224286 
Christiansted, VI 00822
Inspector: Hilary Rose

Property Inspection Report

Client(s):  John Rose
Property address:  1234 Condo B
Inspection date:  Wednesday, June 29, 2016

This report published on Wednesday, June 29, 2016 8:49:32 AM ADT

[b]This report is a SAMPLE report, some pictures have been removed, and some text edited. If you have any questions on this report please contact me.
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 safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
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 and Exterior
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 6252016johnpiotrowski
Time started: 7.45
Client present for discussion at end of inspection: No
Inspector: Hilary Rose
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: 85'f
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: warm, 81'f
Inspection fee: 000
Payment method: Check
Front of building faces: North
Main entrance faces: North
Occupied: No, Furniture or stored items were present, Fully firnitished

1) The residential dwelling unit appeared to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:
  • The building site condition, structural stability, drainage systems and insulation
  • All exterior surfaces, materials and structure
  • All roof surfaces, materials and structure
  • All attic spaces
  • The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
  • All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
  • All decks, patios, pools, spas, recreational areas/equipment
  • All common areas on the property
Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.

2) Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Photo 2-1
3rd bed
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Photo 2-2
Living room
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Photo 2-3
Master bed
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Photo 2-4
2nd bed

Grounds and Exterior
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Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)

3) Guardrails at one or more locations with drop-offs higher than 30 inches were deteriorated, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.

Support appears to have been added to the railing system. Recommend further repairs by a qualified contractor.
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Photo 3-1
Supports on far left of outside balcony.
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Photo 3-2
Rusted support 1 balcony
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Photo 3-3
Rusted support balcony railing
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Photo 3-4
Rusted support balcony
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Photo 3-5
Rusted support balcony
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Photo 3-6
Rusted support balcony

4) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.

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: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
System ground: Unkown
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Bedroom, Small bedroom #3
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: All breakers where turned on by the inspector, with permission from selling agent
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Copper
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install

5) Panel(s) #A were located in a bathroom and/or a closet. This is not an approved location for electric panels.

Noted as this is not code.
Also noted as this may be unable to be changed.

6) Panel(s) #A had inadequate working space. This is a safety hazard when opening or working in panels. Electric panels should have the following clearances:
  • An open area 30 inches wide by 3 feet deep in front of the panel
  • 6 feet 3 inches of headroom in front of the panel
  • The wall below the panel is clear to the floor
  • The center of the grip of the operating handle of the switch or circuit breaker not more than 6 feet 7 inches above the floor or working platform
Recommend that a qualified contractor repair or make modifications per standard building practices. If panels must be opened for repairs, then a qualified electrician should perform repairs.

Noted because the dryer is in front of the panel, so no clear access.

7) One or more receptacle and/or switch boxes were loose and/or deteriorated. This is a potential safety hazard for shock or fire. Recommend that a qualified electrician repair as necessary.

Kitchen behind coffee maker
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Photo 7-1
GFI outlet to the left of kitchen sink. Loose, and GFI not working.
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Photo 7-2
No cover on this switch (behind coffee maker). The inspector did not operate this switch. So, was able to determine what it would operate.

8) No electric receptacle was found in one or more bathrooms. This is an inconvenience and a potential safety hazard since extension cords from other locations may be used. Recommend that a qualified electrician install ground fault circuit interrupter (GFCI) protected receptacle(s) in bathrooms as necessary and per standard building practices.

9) One or more modern, 3-slot electric receptacles were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.
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Photo 9-1
GFI not working. Outlet on left of balcony.
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Photo 9-2
multi outlet adapter. Recommend removing. Showing open ground.

10) Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.

11) One exterior receptacle cover was broken. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.
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Photo 11-1
Exterior outlet lacking cover
 

12) One or more ground fault circuit interrupter (GFCI) receptacles or circuit breakers were defective. Because of this, the inspector was unable to determine if all electric receptacles that should be protected by GFCI devices, were protected. After defective GFCI devices have been replaced or repaired, recommend that a qualified electrician verify that receptacles throughout the house have GFCI protection per standard building practices, and make repairs if necessary. Kitchen to the left if sink. Outside on left side of balcony.
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Photo 12-1
Trying GFI, not working
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Photo 12-2
Showing open ground
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Photo 12-3
GFI in kitchen by door. Not working.
 

13) 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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Photo 13-1
Breaker panel legend missing
 

14) One or more screws that attach the cover or dead front to panel(s) #A were missing or not installed. Recommend installing screws where missing so the cover or dead front is secure. Only screws with blunt tips approved for this purpose should be installed, so wiring inside the panel is not damaged. Because energized wires may be located directly behind screw holes, the client should consider having a qualified electrician replace missing screws.
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Photo 14-1
One screw (correct screw) holding in breaker panel cover
 

15) The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

16) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Photo 16-1
One globe out. Globe on far right has and outlet adapter in it. This outlet adapter shows signs of over heating.
 

17)   The inspector was unable to locate the switch to operate the two exterior lights on the balcony.

18)   Master bath. One light globe has an outlet fitting. This fitting appears to be scorched. Recommend repair and replace by a qualified contractor.
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Photo 18-1
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Photo 18-2
Outlet adapter in master bath, shows sign of over heating.

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.
Water pressure (psi): low
Location of main water shut-off: Under kitchen sink
Condition of supply lines: Appeared serviceable
Supply pipe material: CPVC plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic

19) Low flow was found at one or more sinks and/or showers when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified plumber evaluate and repair as necessary.

Master bath, very low flow with just one fixture running.

Recommend reviewing the water systems information available on Condo association web site.

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: Electricity
Capacity (in gallons): 30
Temperature-pressure relief valve installed: Yes, But no drip leg connected
Manufacturer: American
Model number: E61-30H-045SV
Serial number: 0106106087
Location of water heater: Closet
Hot water temperature tested: No

20) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line per standard building practices.
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Photo 20-1
No drain valve on TPR valve
 

21) One or more active leaks were found at the water heater's supply pipes or fittings. A qualified plumber should evaluate and repair as necessary.
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Photo 21-1
Leak on top of water heater, hot water outlet.
 

22) A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. Consult with the homeowner or condo association to determine who is responsible for water damage if the water heater leaks or if spills occur when it's drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing structure.
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Photo 22-1
Water heater
 

23) The water heater was turned off prior to the inspection and was turned on during the inspection. Tank-type water heaters take time to come up to a normal operating temperature of 110-120 degrees Fahrenheit. As a result, the inspector was unable to fully evaluate the water heater and determine if it's serviceable. After taking occupancy, the client should test the water temperature. Repairs may be needed if it is too low.

24) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near 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.

Heating, Ventilation and Air Condition (HVAC)
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Condition of cooling units.: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Through wall
Estimated age of heat pump or air conditioning unit: Unable to determine
Manufacturer: LG, GE (3)
Condition of controls: Appeared serviceable

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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Microwave oven
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of dishwasher: Near, at or beyond service life, Did not operate fully.
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable

25) The dishwasher was noisy or vibrated excessively. Recommend that a qualified specialist evaluate and repair or replace as necessary. The inspector attempted to operate the dishwasher. Testing was halted immediately upon hearing the noise coming from the unit.
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Photo 25-1
Dish washer interior
 

26) One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.
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Photo 26-1
Kitchen cabinet next to dishwasher, not very secure.
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Photo 26-2
Under kitchen sink cabinet. Signs of past water leakage.
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Photo 26-3
Water stains in kichen sink cabinet. Showing signs of past water leakage.
 

27) Recommend cleaning and sealing the grout at countertops now and in the future as necessary to prevent staining and to improve waterproofing.

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: 3/4 bath, Master bath, north
Location #B: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
240 volt receptacle for laundry equipment present: Yes

28) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 28-1
Dryer vent. See report for comments
 

29) The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build-up were visible and may reduce air flow. This is a fire hazard. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
http://www.reporthost.com/?DRYER

It is the opinion of this inspector that the dryer vent has been exhausting into the room. This would cause the excessive rusting on the electric breaker panel cover, and may have caused the paint to peel on the access panel above the bed. No moisture was present as the time of inspection.
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Photo 29-1
Lots of lint behind dryer. The inspector pulled the dryer out a little to get this picture.
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Photo 29-2
Dryer pulled away from wall
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Photo 29-3
No signs of moisture in panel above bed in 3rd bedroom. Green light is good!
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Photo 29-4
No moisture around panel above bed in 3rd bedroom.
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Photo 29-5
Panel above bed in 3rd bedroom.
 

30) The toilet at location(s) #A 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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Photo 30-1
Toilet loose in master bath. Also no caulk around toilet
 

31) The hot and/or cold water supply flow for the shower at location(s) #A and/or Master bath was low or inoperable. Recommend that a qualified plumber evaluate and repair as necessary.
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Photo 31-1
Very low flow, master bath shower
 

32) A clothes washer was installed over a finished space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. If finished spaces are located below, consult with the homeowner or condo association to determine who is responsible for water damage from leaks. If concerned, consult with a qualified contractor about installing a catch pan. Note that installing a drain line for a catch pan routed to the outdoors may not be feasible. As an alternative, a water alarm can be installed in the catch pan. For more information visit:
http://www.reporthost.com/?WTRALRM

33) A significant amount of water came out of the bathtub spout when the shower at location(s) #B was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result.
The faucet in the 2nd bathroom was dripping. Recommend that a qualified person repair as necessary.

Recommend that a qualified plumber repair or replace components as necessary.
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Photo 33-1
Leaking faucet in 2nd bathc tub.
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Photo 33-2
Very low flow, master bath shower

34) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes and/or around the sink at location(s) #A. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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Photo 34-1
Needs caulk
 

35) The sink drain stopper mechanism at location(s) #A was missing. Recommend that a qualified person repair or replace as necessary.

36) Caulk around the base of the toilet at location(s) #A was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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Photo 36-1
Same copper pipe in master bath, this pipe does not appear to have any function. Also note no caulk around toilet.
 

37) The bathtub faucet at location(s) #B dripped when it was turned off. Recommend that a qualified plumber repair as necessary.

38) The shower head at location(s) #B was dripping when the shower was turned off. Recommend that a qualified person repair as necessary.

39) The clothes dryer exhaust duct could be incomplete in one or more places. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person make permanent repairs as necessary. For more information, visit:
http://www.reporthost.com/?DRYER

Possibly not connected to dryer
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Photo 39-1
Lots of lint behind dryer. The inspector pulled the dryer out a little to get this picture.
 

40)   The inspector would like to note that the water pressure in the apartment did appear to be lower than expected.

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 exterior entry doors: Appeared serviceable
Exterior door material: Metal, Sliding glass
Type(s) of windows: Jalousie
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Tile

41) One screen door was misaligned. Recommend that a qualified person evaluate and repair or replace as necessary.

Master bed
Photo
Photo 41-1
Master bed screen door. The whole screen frame appears to flex when opened and closed.
 

42) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Master bed

43) One or more sliding glass doors were difficult to open or close. Recommend that a qualified person maintain, repair or replace door(s) as necessary. Often, cleaning the track and applying a lubricant will help.

44) One or more interior doors were sticking in the door jamb and were difficult to operate. Recommend that a qualified person repair as necessary. For example, by trimming doors.

45)   Kitchen ceiling fan and light. Unable to turn on fan and light in kitchen. Fan in small bedroom makes a humming noise but won't turn. The lights do come on.
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Photo 45-1
Fan and light not working in kitchen. the inspector may not have found the correct switch!
 

46)   Unable to turn on the lights above the dining table.
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Photo 46-1
The inspector was unable to locate the switch for the lights above dining table.
 


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Photo X-1
AC unti. Gaps on underside and top side. Living room.
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Photo X-2
Lovely view
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Photo X-3
Lovely view
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Photo X-4
Main disconnect. Looks good.
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Photo X-5
AC unit in small bedroom, working at time of inspection.
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Photo X-6
Inside breaker panel. Looks good
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Photo X-7
Outlet working as it should
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Photo X-8
Outlet working as it should
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Photo X-9
Oven. Set for 285. Opened door took temperature 278'F. Good.
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Photo X-10
AC unit working well at time of inspection in second bedroom.
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Photo X-11
Oven set temp
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Photo X-12
AC unit master bed. Working at time of inspection
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Photo X-13
Multi outlet adapter. Very hard to push in tested. Recommend removing.
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Photo X-14
Fan and light working master bed.
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Photo X-15
Plumbing under kitchen sink. Note stains of past leaks.
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Photo X-16
AC unit working in living room at time of inspection.
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Photo X-17
One of display digits not lit up. Living room AC unit. The inspector attempted to change settings. They changed but display did not seem to respond.
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Photo X-18
Odd copper pipe under sink in master bath.
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Photo X-19
Front door. Lock appears to be taped off. Function not tested.
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Photo X-20
Windows work well in kitchen.
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Photo X-21
Cracked tiles on left (East) of balcony
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Photo X-22
Fan and light working in 2nd bedroom.
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Photo X-23
Fan and light working in living room
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Photo X-24
light worked. Fan not working. It hummed but would not turn. Recommend replacement

Thank you for using Rose & Thorn Home Inspection.