Sawyer Builders Inc

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

	Safety	Poses a risk of injury or death
	Repair/Replace	Recommend repairing or replacing
	Maintain	Recommend ongoing maintenance
	Comment	For 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
Exterior
Roof
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys

General information

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Report number: 104-08
Structures inspected: attached 2 story
Type of building: Condo
Time started: 8:30
Time finished: 10:00
Payment method: Escrow
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
Report number: 104-08
Structures inspected: 2 story attached
Type of building: Condo
Time started: 8:30
Time finished: 10:00
Inspection Fee: 300.00
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
The following items are excluded from this inspection:
Report number: 104-08
Structures inspected: 2 story attached
Type of building: Condo
Age of building: 4 YEARS
Time started: 8:30am
Time finished: 10:00
Inspection Fee: 300.00
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Dry
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Outbuildings

Exterior

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Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Asphalt
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel

Roof	Return to table of contents

Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Roof type: Cross gable
Roof covering: Concrete tile
Estimated age of roof: 4 YEARS
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Roof type: Cross gable
Roof covering: Concrete tile
Estimated age of roof: 4 YEARS
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Roof inspection method: Viewed from ground with binoculars, Viewed from windows
Roof type: Cross gable
Roof covering: Concrete tile
Estimated age of roof: 4 YEARS
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

Attic

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Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation depth: 6-8
Insulation estimated R value: 19
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation depth: 6-8
Insulation estimated R value: 19
Inspection method: Traversed
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Fiberglass roll or batt
Insulation depth: 6-8
Insulation estimated R value: 19

Electric service

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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 125
Service voltage (volts): 120/240
Location of main service switch: end of building
Location of main disconnect:
Service entrance conductor material: Copper
System ground: Concrete encased electrode
Main disconnect rating (amps): 125
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yesone in entry loose
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 125
Service voltage (volts): 120/240
Location of main service switch: end of building
Location of main disconnect: side
Service entrance conductor material: Copper
System ground: Concrete encased electrode
Main disconnect rating (amps): 125
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yesloose in entry

3) The water heater's seismic straps or struts are substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.

4) Use approved water heater straps

7) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

8) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.

9) The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.

11) No controls were found to operate one or more gas fireplaces and/or stoves. For example, a thermostat or on-off switch. These appliance were not fully evaluated. Recommend consulting with the property owner(s) as to how they operate, and/or having a gas appliance contractor evaluate and repair if necessary.

Photo 1   Age of Waterheater is 10 years but has been installed for 4 years	Photo 2   waterheater was in off position at time of inspection
Photo 3   Air filter needs serviceing	Photo 4
Photo 5   Entry	Photo 6   water shut off and regulater
Photo 7   Main service Disconnect	Photo 8   Microwave- cooktop
Photo 9	Photo 10   dishwasher
Photo 11