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Website: http://www.safetyhomeservice.com
Inspector's email: mike@safetyhomeservice.com
Phone: (805) 772-7157
FAX: (805) 772-2578
Safety Home Service 
PO Box 1553 
Morro Bay CA 93443
Inspector: Michael Garman CCI

  

Property Inspection Report
Client(s): Jethro Tull
Property address: 123 Sample St. Sample City, CA 93442
Inspection date: 1/25/2012
This report published on Tuesday, January 31, 2012 10:15:54 AM PST

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Thank you for using Safety Home Service for your inspection needs. I appreciate your business.

The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones (although these will be noted when observed as a courtesy). The report is intended as a general guide to help you evaluate the home. Pay close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection should be investigated or evaluated before you purchase the home. I recommend that any needed repairs be made by a licensed, qualified contractor.

Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns.

Best Wishes,

Michael Garman CCI
Certified CREIA Inspector
Licensed General Contractor
Safety Home Service

Table of Contents
General information
Exterior / Grounds
Roof
Garage / Carport
Attic
Electric service
Water heater
Plumbing
Heating and cooling
Fireplaces, stoves and chimneys
Kitchen
Bathrooms / Laundry / Sinks
Interior rooms
 
General information Return to table of contents
Report number: 50101
Structures inspected: Residence / Garage
Type of building: Single Family Residence
Present during inspection: Client(s)
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Cool
Front of structure faces: North
Foundation type: Slab on grade
Age of building: 35 yr.
 
Exterior / Grounds Return to table of contents
Limitations: The following items are not included in this inspection: spas, hot tubs, water features and related equipment; landscape lighting; irrigation systems; Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability.
Wall covering: Wood panels, Stucco
Driveway material: Poured in place concrete
1) Safety, Repair/Replace, Evaluate - 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 10   		 
2) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

Photo 30   		 
3) Safety, Repair/Replace - Handrail(s) at some stairs are loose. This is a safety hazard. A qualified contractor should make repairs as necessary. For example, installing new fasteners and/or hardware so handrails are securely attached.
4) Safety, Minor Defect - 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 1  
Cover plate needed at M. Bedroom deck.
  
5) Safety, Minor Defect - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://edis.ifas.ufl.edu/AE113
6) Safety - The entrance patio was tiled with 12x12 ceramic tiles. These tiles have glazing that when wet can be very slippery and a safety hazard. Caution is advised.

Photo 15   		 
7) Repair/Replace, Evaluate - The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

Photo 18  
Photo 19  
8) Repair/Replace, Evaluate - One or more driveway drains appear to be inadequate and may not keep water away from the structure or prevent water from ponding. A qualified contractor should evaluate and make repairs as necessary, such as replacing and/or installing additional drains.

Photo 11   		 
9) Repair/Replace, Evaluate - 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.

Photo 31   		 
10) Repair/Replace - Dry rot was discovered on two areas at upper deck framing. Repairs should be performed by a licensed or qualified professional.

Photo 20  
Photo 32  
11) Repair/Replace - The garage metal trim is showing rust. Also found was rusty nails in the trim around the upper deck windows. This could be from using improper nails or non-galvanized fasteners. Some rusty nails were found on the siding also. This should be immediately repaired.

Photo 16  
Photo 17  

Photo 38   		 
12) Repair/Maintain - One or more minor cracks (1/8 inch or less) were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply.
  • Resilient caulks (easy to apply).
  • Epoxy sealants (both a waterproof and structural repair).

    Photo 22       		 
    13) Maintain - 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 35  
    Photo 37  
    14) Maintain - Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
    The Ins and Outs of Caulking.
    15) Maintain - 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 21  
    Photo 29  
    16) Evaluate - 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.
    17) Evaluate - It was noticed that an office addition was built or attached to the main building and was built out of square to the existing building. This is not standard building practices.

    Photo 23       		 
     
    Roof Return to table of contents
    Limitations: Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
    Roof inspection method: Traversed
    Roof type: Gable, Shed
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 5 yrs.
    Roof ventilation: Inadequate
    Gutter & downspout material: Aluminum
    18) Repair/Replace, Evaluate - One or more sections of roof flashing around chimney are deteriorated and/or rusted. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.

    Photo 34       		 
    19) Repair/Replace, Evaluate - Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.

    The shed roof under the exterior stairs have asphalt shingles that do not extend over the drip edge flashing. This can allow rain water and runoff to possibly enter and damage the roof sheathing and other materials. this should also be evaluated by a roofing contractor.

    Photo 24  
    Photo 33  
    20) Repair/Maintain, Evaluate - The deck above the garage is waterproofed by an asphalt roofing system. some seams have been caulked and appear to be cracked. Evaluation by a roofing contractor is advised.

    Photo 39  
    Photo 40  
    21) Maintain - 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 36       		 
     
    Garage / Carport Return to table of contents
    Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
    22) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.
    23) Safety, Repair/Replace - Weatherstrip around or at the bottom of the garage-house door is missing. It should be installed where missing and as necessary to prevent vehicle fumes from entering living spaces.
     
    Attic Return to table of contents
    Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection.
    Inspection method: Partially traversed
    Roof structure type: Rafters
    Insulation material: Fiberglass roll or batt
    24) Safety, Repair/Replace, Evaluate - Some wiring is loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
    25) Repair/Replace, Evaluate - Ventilation is substandard in the attic. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. A qualified contractor should evaluate and install vents as per standard building practices.

    Photo 14       		 
    26) Repair/Replace - Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
    27) Repair/Replace - Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
    28) Repair/Replace - Insulation is missing around one or more skylight chases. A qualified contractor should install insulation around skylight chases where missing and as per standard building practices.
    29) Comment - 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.
     
    Electric service Return to table of contents
    Limitations: Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 200
    Location of sub panels: Sub panel on upper deck which is servicing a jacuzzi.
    Location of main disconnect: Breakers in middle of main service panel
    Service entrance conductor material: Copper
    Branch circuit wiring type: Non-metallic sheathed
    Smoke detectors present: Yes
    30) Safety, Repair/Replace - The service drop wires are in contact with trees or vegetation. Recommend having a qualified tree service company or arborist prune or remove trees as necessary to prevent straining or abrading the service drop wires.
    31) Safety, Repair/Replace - Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.

    Photo 12       		 
    32) Repair/Replace, Evaluate - The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

    Photo 13       		 
     
    Water heater Return to table of contents
    Limitations: 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.
    Estimated age: 7yrs.
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 50
    Model: 6GDV50-40N
    Manufacturer: Richmond
    33) Safety, Repair/Replace - The drain line to the water heater's temperature-pressure relief valve terminates less than 6 inches from the floor. This is a potential safety hazard due to the risk of explosion. A drain line that terminates less than 6 inches from the floor can result in the water heater exploding if or when the valve opens due to restricted venting. The drain line should be modified, and by a qualified contractor if necessary, so it terminates 6" from the floor.

    Photo 26       		 
    34) Repair/Replace - The water heater is installed in an unheated space and is not resting on an insulated pad. Recommend installing an insulated pad under the water heater for better energy efficiency.
    35) Comment - A circulating pump is installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.

    Photo 25       		 
    36) - The water heater seismic strapping is loose and should be tightened. Also, the galvanized gas supply lines need to be strapped securely to the framing members of the enclosure.
     
    Plumbing Return to table of contents
    Water pressure (psi): 45PSI
    Water service: Public
    Service pipe material: Galvanized steel
    Supply pipe material: Copper, Galvanized steel
    37) - Exterior plumbing drain lines are visible on the outside of the foundation. This looks like during a remodel the new ABS lines were tapped-in by excavating a portion of the concrete. I would recommend filling the gaps with an appropriate concrete filler or sealant.

    Photo 27  
    Photo 28  
     
    Heating and cooling Return to table of contents
    Limitations: Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
    Estimated age: 5 yrs.
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air
    Distribution system: Flexible ducts
    Manufacturer: Luxaire
    Filter location: In return air duct below furnace
    Model: LM8S100C20UH11A
    38) Safety, Repair/Replace, Evaluate - The furnace or boiler may not have an adequate supply of combustion and/or dilution air. This may cause Carbon Monoxide to accumulate and is a safety hazard. A qualified heating and cooling contractor should evaluate and determine if combustion and dilution air supply sources are adequate, and make repairs and/or modifications if necessary.
    39) Safety, Repair/Replace - Combustible materials were found less than one inch from the B-vent flue pipe for the gas-fueled furnace or boiler. This is a fire hazard. Combustible materials should be moved, or repairs made by a qualified contractor, as necessary to maintain this clearance.

    Photo 4       		 
    40) Repair/Replace - The return air plenum is a framed in compartment under the furnace. It is not sealed around the framing member and therefore is open to outside or attic contamination. A licensed Furnace contractor should remedy this situation.

    Photo 6       		 
    41) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

    Photo 5       		 
     
    Fireplaces, stoves and chimneys Return to table of contents
    Fireplace type: Masonry
    Chimney type: Masonry
    42) Safety, Repair/Replace, Evaluate - A significant amount of creosote (1/8 inch or more) is visible in the fireplace flue. A qualified chimney service contractor should inspect, clean, and repair if necessary now and annually in the future.

    Photo 42       		 
     
    Kitchen Return to table of contents
    Limitations: 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
    Condition of cabinets: Appeared serviceable
    Condition of sinks and related plumbing: Appeared serviceable
    Condition of garbage disposal: Appeared serviceable
    Condition of dishwasher: Appeared serviceable
    Condition of range, cook top: Appeared serviceable
    Condition of refrigerator: Appeared serviceable
    43) Repair/Replace - Exposed romex wiring was noted in base cabinet under cooktop. This is a safety hazard. Recommend a licensed electrician encase the wiring in conduit to reduce shock exposure.

    Photo 7       		 
    44) Repair/Maintain - Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
    45) Maintain - Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.
     
    Bathrooms / Laundry / Sinks Return to table of contents
    Limitations: 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.
    Condition of counters:: Appears serviceable
    Condition of sinks and related plumbing: Appears serviceable
    Condition of toilets: Appears serviceable
    Condition of shower(s): Appears serviceable
    Condition of ventilation systems: Appears serviceable
    Condition of laundry facilities: Serviceable
    46) Repair/Replace, Evaluate - 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 2  
    Photo 3  
    47) Repair/Replace - One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
    48) Repair/Maintain - Caulk is missing and/or deteriorated at one or more showers. For example, where the shower base meets the floor below and/or around the shower surround. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
     
    Interior rooms Return to table of contents
    Limitations: 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 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 of odors is not within the scope of this inspection.
    Condition of interior doors: Appears serviceable
    Type of windows: Metal / Vinal
    Condition of walls: Appears serviceable
    Flooring type or covering: carpet, wood, tile
    49) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
    50) Safety, Repair/Replace - An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
    51) Safety, Repair/Replace - One or more windows extend to within 18 inches of the floor and do not appear to be made of tempered glass. If the glass is not tempered, then this is a potential safety hazard. Typically a label is etched into the corner of tempered glass panes to indicate that they are tempered. The inspector was unable to find such labels. Recommend consulting with the property owner(s) and/or have a glass specialist evaluate to determine if glass is tempered and make repairs as necessary. If it cannot be determined that the glass is tempered, then a qualified contractor should either replace glass as necessary with tempered glass and as per standard building practices, or install protective devices as necessary, such as wooden bars.
    52) Safety, Maintain - Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
    http://www.cpsc.gov/cpscpub/pubs/5077.html
    53) Repair/Replace - One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

    Photo 41  
    Lower windows in living room do not slide properly.
    		  
     
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