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Sedona Home Inspection, Inc.

Website: http://www.sedonahomeinspection.com
Email: jplomeo@gmail.com
Inspector's email: jplomeo@gmail.com
Phone: (928) 284-0000
Inspector's phone: (928) 301-6298
Inspector: Giampaolo Lomeo
AZ Certified Home Inspector #38097

Property Inspection Report

Client(s):  Mr. and Mrs. Buyer
Property address:  1111 Any Street
Sedona, AZ 86324-3833
Inspection date:  Friday, October 23, 2015

This report published on Tuesday, July 25, 2017 1:11:28 PM MST

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:
SafetyPoses a safety hazard
Major DefectCorrection likely involves a significant expense
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
MonitorRecommend monitoring in the future
CommentFor your information
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
Roof
Grounds
Electric
Exterior and Foundation
Garage or Carport
Water Heater
Water Heater # 2
Interior, Doors and Windows
Bathrooms, Laundry and Sinks
Kitchen
Plumbing / Fuel Systems
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Attic and Roof Structure

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General Information
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Report number: 5391
Time started: 1:00 pm
Time finished: 5:00 pm
Present during inspection: Clients, Realtor, Family members, Termite inspector
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain), Rain
Payment method: Invoiced
Buildings inspected: One house, One shop
Age of main building: 1992
Source for main building age: Realtor -MLS
Front of building faces: North
Main entrance faces: North
Occupied: No

1) Safety, Repair/Replace, Monitor - Evidence of a significant rodent infestation was found in the form of feces, urine stains and soiled insulation-radiant foil in the attics (particularly the attic near the furnace). This poses a health threat, as rodents can carry diseases that are communicable to humans (i.e Hanta Virus). Rodents can compromise not only the attic and various components such as ducts, insulation and wiring, but can eventually compromise the living space as well.

A qualified person should make repairs to seal openings in the structure, set traps, remove any nests and rodent feces, clean and sanitize the space as necessary.
Recommend following guidelines in these Center for Disease Control articles:
http://www.reporthost.com/?SEALUP
http://www.reporthost.com/?TRAPUP
http://www.reporthost.com/?CLEANUP
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rodent urine & feces on furnace
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rodent urine & feces on radiant barrier and inside the insulation
 

2) Safety, Maintain - One or more hornet, bee or wasp nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
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Roof
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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; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Age of roof surface(s): Tile original
Roof inspection method: Partially traversed, Viewed from ground
Condition of roof surface material: Appeared serviceable- some required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Roof surface material: Asphalt or fiberglass composition shingles, Concrete tile
Roof type: Gable
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Metal

3) Repair/Replace, Evaluate, Monitor - The roofing tiles have a 50 + year service life but the water proof membrane (underlayment) under the tile usually only lasts about 20 to 30 years or so, depending on the type of materials, frequency of maintenance, roof pitch, climate, etc. If the underlayment is original, it is aging and may be at or near the end of service life. You may wish to get an expert opinion by a licensed roofing contractor to further evaluate the condition of the underlayment (under the tile and not visible) and estimates, before close of escrow, so you can budget accordingly.

4) Repair/Replace, Evaluate - Stains and or damaged wood was found in one or more areas at the eaves, as evidence of prior roof leaks (see exterior section for additional information). A qualified roofer should evaluate and repair the roof covering as necessary.
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5) Repair/Replace, Conducive conditions - Lead flashing at several plumbing vent pipes was improperly installed. For example, shorter than the vent pipe or not bent over the edge of the vent pipe. Properly installed, the flashing should extend up and over the top edge of the pipe, and be bent down into the pipe. Otherwise, rain water can flow between the pipe and the flashing, resulting in leaks. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair per standard building practices.
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this is a proper (only one) with lead sheet over and into the pipe
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most are not proper like this
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6) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing or loose or disconnected. Water can accumulate around the building foundation as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
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7) Repair/Maintain, Conducive conditions - Some concrete roof tiles were loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.
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8) Repair/Maintain, Conducive conditions - One or more roof flashings were lifting. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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shingles on workshop show some wear but should be OK for a couple more years
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repair lifted ridge shingles
 

9) Repair/Maintain, Conducive conditions - A gutter at the back of the home discharges directly onto the roof surface. This is not recommended as it can cause premature wear of the roof covering and is also prone to develop leaks. Recommend piping this gutter directly into the other gutter underneath it and off the roof.
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10) Repair/Maintain, Conducive conditions - One or more gutters were loose. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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11) Repair/Maintain - Sealant or mortar was used at one or more roof penetrations (e.g. pipes, vents, chimneys) rather than flashing. Sealant is not required for most roof penetrations when installations of such items are done professionally and per standard building practices. The sealant or mortar will be a maintenance issue in the future since it must be renewed periodically. Recommend that a qualified contractor repair where necessary and per standard building practices. For example, by removing sealant and installing flashing.
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12) Repair/Maintain - Mortar caps or some weather blocking at tile roof have typical cracks-separations that should be sealed. A qualified person should repair as necessary.
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13) Maintain, Conducive conditions - Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
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14) Maintain, Conducive conditions - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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15) Monitor - Minor stains were found on one or more gutters seams that indicate past leaks have occurred. Recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
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16) Comment - There is primary flashing but no secondary flashing (counter flashing) at some roof penetrations. Secondary flashing installation details vary, according to the installer or the method used. Some installations use mortar as a secondary flashing and some use none at all (open flashing method). It is a good idea to consider installing secondary flashings (as an upgrade) at all roof openings if they are not present, as this is the best practice per most tile manufacturer installation specification. Please consult with your Roofer about the costs and advantages of installing counterflashing.
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Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Fences & gates: No fences or gates were evaluated. They are excluded from this inspection.
Site profile: Moderate slope
Condition of driveway: Appeared serviceable, but some required repair, replacement and/or evaluation (see comments below)
Driveway material: Poured in place concrete, Gravel
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below), Near, at or beyond service life
Sidewalk-Patios materials: Poured in place concrete
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Metal

17) Safety, Repair/Replace - 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. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
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18) Safety, Repair/Maintain - Settlement, heaving, uneven surfaces and/or water ponding evidence, which are trip hazards, were found in the sidewalks or patios. Differentials of 1/4 inch in any walking surface have been established to pose a trip hazard. For safety reasons, recommend that a qualified contractor repair any such as necessary to eliminate trip hazards.
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19) Repair/Replace, Repair/Maintain, Evaluate, Conducive conditions - Pavement, wakways or patios sloped down towards building perimeters in one or more areas. Based on observations made during the inspection, significant amounts of water appear to have accumulated around building foundations or under buildings as a result. This can be a conducive condition for wood-destroying organisms, moisture under the foundation, settling or cracking, or slip hazards in wet weather. Recommend that a qualified contractor evaluate and repair as necessary. For example, by installing better drain(s)and removing old pavement and installing new so it slopes away from the structures.
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negative slope towards structure
 

20) Repair/Maintain, Conducive conditions - The soil or grading sloped down towards building perimeters in one or more areas. There is also a hill behind the buildings that directs water run off onto the building pads and the drainage provisions that are installed appear to be inadequate. Settlement and cracking of patios, walkways and of the slabs has resulted. A well defined, rock & plastic drain trench, or swale, or berm or French drain or any other type of suitable drainage provisions should be installed where necessary to channel water run off away from the foundations. Poor or ineffective drainage can be conducive to foundation or slab settlement or cracking, moisture intrusion, wood insect damage and or mold concerns. We recommend review, advice and services of a competent drainage contractor for remedies available and estimates.
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negative slope towards structure
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water ponding evidence at foundation
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swale too small-not lined with plastic & rock
 

21) Comment - Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found at this time. The client may wish to have repairs made for cosmetic reasons.
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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
Primary service type: Underground
Number of service conductors: 2
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Concrete encased electrode
Bonding to Gas & Water Lines: Appeared serviceable
Condition of main service panel: Appeared serviceable, but some required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of sub-panel #C: Shop
Location of main disconnect: At main disconnect panel outside
Circuit Breaker -Conductor compatibility: Circuit breakers and their circuit wires appeared properly sized
Condition of branch circuit wiring: Appeared serviceable, but some required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, (BX) Armor clad flexible, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install

22) Safety, Repair/Replace, Evaluate - The clamp that secure the electric service's grounding electrode conductor(s) to a water pipe were loose (above the hallway water heater). Grounding may be substandard as a result and may be a safety hazard for shock. Recommend that a qualified electrician repair as necessary. For example, by tightening clamps.

23) Safety, Repair/Replace, Evaluate - Junction boxes with missing covers were found in the attics. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.
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24) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) circuit breakers in panel(s) #A wouldn't trip and/or wouldn't reset when tested. GFCI breakers reduce the chance of shock when using equipment in wet areas. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair-replace GFCI breaker as necessary.
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25) Safety, Repair/Replace - Wiring is damaged by rodents (e.g. insulation chewed) inside the main panel. Damaged wiring can pose a shock or fire hazard. Recommend that a qualified electrician replace damaged wiring as necessary. Attic also is contaminated with rodents-Have electrician also evaluate attics for any possible damaged wiring.
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nest
 

26) Safety, Repair/Replace - One or more electric receptacles at a kitchen counter had no visible ground fault circuit interrupter (GFCI) protection. This is typical due to age of home as they were likely not required at this location at the time. If not GFCI-protected, receptacles at kitchen counters pose a shock hazard. Today all kitchen counter outlets are required to have GFCI, even away from the sinks. Recommend that a qualified person upgrade GFCI protection as necessary and per today's standard building practices.
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27) Safety, Repair/Maintain, Comment - The system does not include arc-fault circuit interrupter breakers. These are a newer type safety breaker that are required to be installed in the bedroom circuits of new homes today. We recommend you consider installing them as an upgrade, as they help reduce the incidence of house fires and are considered to be a very good safety upgrade.

28) Safety, Repair/Maintain - One or more knockouts were missing from panel(s) #A. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.
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29) Safety, Repair/Maintain - One or more wires inside the sub panel(s) #C were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
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30) Safety, Repair/Maintain - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.reporthost.com/?SMKALRMLS

31) Safety, Repair/Maintain - No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.reporthost.com/?COALRM

32) Repair/Maintain, Evaluate - 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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33) Evaluate - One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable but some required monitoring or repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood fiber, Stucco
Columns: Appeared serviceable, Columns are within walls and usually not visible
Fascia-Eaves-Soffits: Wood -Serviceable where visible
Columns: Columns are within walls and usually not visible
Condition of foundation and footings: Appeared serviceable except as may be noted below (see comments below)
Apparent foundation type: Concrete slab on grade
Foundation/stem wall material: Concrete block, Concrete slab on grade
Footing material (under foundation stem wall): Not determined (inaccessible or obscured)

34) Repair/Replace, Damage - Fungal rot-wood damage was found at many window frames and at some eaves and/or fascia. Conducive conditions for rot should be corrected. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced. See also roof sections.
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rear eave
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window frame at shop
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eaves near front entry

35) Repair/Maintain, Evaluate, Conducive conditions - The workshop is clad with composition wood-fiber siding. It is prone to deteriorate and/or fail prematurely due to moisture penetration, especially when the paint coating is substandard or has not been maintained. Failure is typically visible in the form of swelling, cracking, buckling, wafer pops, delamination and fungal growth. Some areas of siding on this structure showed minor symptoms described above and need repair and/or maintenance.
Recommend that a qualified contractor evaluate and replace siding as necessary, and/or seal and repaint as necessary.

For more information, visit:
http://www.reporthost.com/?PERMPLUS
http://www.reporthost.com/?COMPSDNG
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36) Repair/Maintain, Comment - One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend keeping them sealed to prevent water infiltration and monitor them in the future.
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37) Repair/Maintain - One or more sections of perimeter foundation footings were above grade. Such footings should be below grade so adequate lateral support is provided by the soil. Standard building practices require that perimeter footings are below grade as follows:
  • 12 inches or more for one-story buildings
  • 18 inches or more for two-story buildings
  • 24 inches or more for three-story buildings
Recommend that a qualified person repair as necessary.
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38) Repair/Maintain - Wood siding is too close to or touching the roof in areas (joint of garage roof to main house) and too close to the soil at the shop. This will result in water damage. Trim the siding to keep a proper gap, or flash with metal or at least keep the siding well sealed to avoid water damage. We recommend the further review, advice and services of a siding contractor.
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garage roof to house joint
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39) Maintain, Conducive conditions - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Garage or Carport
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Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Fire resistant separation walls & ceiling: Appeared serviceable
Type: Attached
Condition of door between garage and house: Appeared serviceable
Condition of exterior entry doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable, but some required repair, replacement and/or evaluation (see comments below)
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): No
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable

40) Safety, Repair/Replace - No photoelectric sensors were installed for one or more garage vehicle doors' automatic opener. These have been required on all automatic door openers since 1993 and improve safety by triggering the door's auto-reverse feature without need for the door to come in contact with the object, person or animal that is preventing the door from closing. Recommend that a qualified contractor install photoelectric sensors where missing for improved safety. For more information on garage door safety issues, visit:
http://www.reporthost.com/?GDPES
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41) Safety, Repair/Replace - The wall-mounted control for one or more automatic garage vehicle door openers was too low and not out of reach of children. This is a safety hazard-opener switch must be located higher than 5 feet off the floor or the surface right below the switch, so it's out of reach of small children. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD
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42) Safety, Repair/Maintain, Evaluate - The auto-reverse mechanism on one or more automatic openers for garage vehicle doors exerted excessive force, and did not stop and retract when it's travel was blocked by the inspectors hands. This is a potential safety hazard. A qualified contractor should adjust or repair opener force as necessary. For more information on garage door safety issues, visit:
http://www.reporthost.com/?NRGD].
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43) Repair/Replace, Damage - Wood insect damage was found at one or more exterior door jambs. Recommend that a qualified person repair as necessary. All damaged wood should be replaced. Also see termite inspection.
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44) Maintain, Comment - One or more garage vehicle doors had minor damage or deterioration. Door bracket also needs adjusting so door is higher-has more clearance when fully open.
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45) Comment - Minor settlement cracks and slight past movement of the slab were found in the floor. These are not un-common-see notes about improving the drainage.
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46) - Garage door hardware is fastened directly to the drywall. This is not ideal as the drywall can crush if fasteners are over torqued, which could lead to components coming loose over time. Better building practices call for the equipment to be attached to wooden boards, which are then fastened or bolted to the frame. Monitor these in the future or have a qualified garage door opener contractor repair if fasteners come loose.
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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: Appeared serviceable but is beyond service life
Type: Tank
Energy source: Propane
Estimated age: 1992
Capacity (in gallons): 30
Temperature-pressure relief valve installed:
Manufacturer: A.O. Smith
Location of water heater: Laundry room, Closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 148
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

47) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
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Photo 47-1
 

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

Water Heater # 2
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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 in Chimneys and Flues below)
Type: Tank
Energy source: Propane
Estimated age: 1992? (Insulation blanket blocks label)
Capacity (in gallons): 30
Manufacturer: A.O. Smith
Location of water heater: Hall Closet
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 141
Condition of burners: Required repair, replacement and/or evaluation (see comments below)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable

49) Safety, Repair/Replace, Evaluate - What appeared to be bonding wires or clamps were loose at the water piping for the water heater. This is a potential safety hazard for shock. Normally, metallic non-current carrying systems such as water and gas piping are connected electrically (bonded) to reduce potential energy differences between such systems, and the risk of shock. Recommend that a qualified electrician or contractor evaluate and repair per standard building practices.

50) Safety, Repair/Replace - One or more sections of the temperature-pressure relief valve drain line were sloped upwards. This is a potential safety hazard due to the risk of explosion. Water and/or minerals can accumulate in the drain line after periodic discharges and impair the operation of the valve. Also, mineral deposits from accumulated water can accumulate on the valve and impair its operation. A qualified plumber should repair per standard building practices, and so the drain line doesn't slope upwards. For more information, visit:
http://www.reporthost.com/?TPRVALVE
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Photo 50-1
 

51) Safety, Repair/Maintain, Evaluate - There are gas leaks below the water heater burner. The inspector shut this water heater down for safety. Recommend that a qualified contractor evaluate and repair or replace as necessary.
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Photo 51-1
additional flames-gas leaks- noted below burner and pilot
 

52) Safety - The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
http://www.reporthost.com/?SCALD
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Photo 52-1
 

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

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, but some required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, but some required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Metal, Multi-pane, Sliding, Fixed
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Laminate

54) Repair/Replace, Evaluate, Monitor - These structures appear to have settled, or the slabs have likely experienced some minor past settlement cracking or movement, based on the presence of numerous cracks in walls, ceilings or junctions between them and or several door frames not being square (and the cracked slab seen in the work shop). 99% of most all settlement is usually due to poor control of surface water runoff. It's very likely that improving the drainage (as recommended before) will reduce the chance for any further cracking and or movement, but of course we cannot guarantee that. For a further expert evaluation, we recommend that consult with a qualified foundation contractor and/or structural engineer engineer.

Ceiling cracks are often due to normal truss movement due to seasonal temperature variations, and often have a tendency to re-occur. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC
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Photo 54-1
Ceiling cracks in garage
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55) Repair/Replace, Evaluate - Water stains and minor damage were noted at some window sills in one of more windows. This may have been due to windows left open during rains or prior leaks. Inquire with the owner about the history of this. Caulking at the exterior should be attempted first if due to leaks. Water damaged materials should be repaired or replaced a necessary( see exterior section of report. Recommend that a qualified contractor evaluate and repair as necessary.
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56) Repair/Replace, Evaluate - A dual pane window in the shop had warped, loose or damaged interior gaskets or seals, due to sun exposure. Recommend that a qualified person repair or replace as necessary.
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Photo 56-1
 

57) Repair/Maintain, Evaluate - Water stains were found on wall-ceiling intersection in the master bedroom and low on the wall corner in the west bedroom. The stain(s) may be due to past leaks. See roof section. Recommend that a qualified contractor evaluate and repair as necessary. Any damaged or stained drywall should be cut out and removed.
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Photo 57-1
ceiling wall joint in master
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Photo 57-2
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Photo 57-3
water stained drywall corner and discolored tack strip with rusty nails
 

58) Repair/Maintain - Weatherstripping around one or more exterior doors was damaged and/or deteriorated. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
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59) Repair/Maintain - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
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Photo 59-1
 

60) Repair/Maintain - The sash-side spring mechanisms in the windows of the breakfast room was broken, loose or disconnected. The window(s) was difficult to operate as a result, and not square in their frames or tracks. Recommend that a qualified contractor or service technician repair as necessary so windows open and close easily, and stay open without support.

61) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
http://www.reporthost.com/?ECC

62) Evaluate - Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).
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Photo 62-1
 

63) Monitor - The floors in one or more rooms have minor slopes or slight unevenness that have resulted from either past minor movement or settlement of the slab. This is not uncommon with slabs and older homes. There was no evidence of any recent or severe structural movement or distress (no fresh or excessive cracks) noted in the perimeter walls and ceilings of the home.
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Photo 63-1
visible slab in shop has settlement crack-have contractor evaluate for repairs. House slab is also likely settled and cracked in areas
 

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: Half bath, near laundry
Location #B: Full bath, Master bath
Location #C: Full bath, west
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes

64) Safety, Repair/Replace - 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 64-1
 

65) Repair/Replace, Evaluate - Water hammer (pipe vibration) was noted at the tub when shutting off the faucets quickly in bathroom #C. Over time, this condition can damage or loosen the pipe connections. Shutting the faucets slowly will prevent this or have your licensed plumber evaluate & correct. Better securing pipes under the tub or installing water hammer arrestor chambers under the sink is the typical solution.

66) Repair/Replace, Conducive conditions - The clothes dryer exhaust duct terminated in the garage. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture may accumulate and result in mold, bacteria or fungal growth. Lint accumulation is also flammable and a fire hazard. Recommend that a qualified person install, repair or replace the duct as necessary so it terminates outdoors, and per standard building practices. For more information, visit:
http://www.reporthost.com/?DRYER
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Photo 66-1
 

67) Repair/Replace - One or more bathtub faucet handles or valve at location(s) #C were loose and/or inoperative. Recommend that a qualified person repair or replace handles or valves as necessary.
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Photo 67-1
 

68) Repair/Replace - A significant amount of water came out of the bathtub spout when the shower at location(s) #C was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. Recommend that a qualified plumber repair or replace components as necessary.
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Photo 68-1
 

69) Repair/Maintain, Comment - Debris came out of the jets when the jetted bathtub was turned on. Some jetted tub designs allow water to stagnate in pipes, resulting in mold or bacteria growth that is expelled from jets. Jetted tub pumps should be professionally serviced cleaned & sanitized anytime a home changes ownership.

It may be possible to prevent such biological growth in the future by running hot water and bleach or dishwasher soap (low sudsing) through the jetted bathtub periodically. For more information, visit:
http://www.reporthost.com/?MOLDJETSThe hydro-spa or jetted tub is functional b.
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Photo 69-1
 

70) Repair/Maintain, Conducive conditions - Deteriorated or mildewed caulking were in the shower enclosure at location(s) #B. Recommend that a qualified person remove and re-caulk as necessary.
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71) Repair/Maintain - Water was leaking under the sinks at location(s) #A & B . Recommend that a qualified plumber repair as necessary.
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leak under sink in A
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leak under sinks in B
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leaks under sink in B
 

72) Repair/Maintain - No aerator was installed on the sink faucet at location(s) #B. Aerators save water and reduce splashing. Recommend installing one.
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73) Comment - The fixtures in bathroom location(s) #A and B overall are aging and were worn, blemished or deteriorated. Update as necessary.
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Photo 73-1
 

74) - Low water flow was noted at one or more sink faucet-this appears to be just due to clogged aerators, from scale due to our hard water -these aerators can be easily cleaned or replaced.
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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, Under-sink food disposal, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable but is Near, at or beyond service life
Condition of dishwasher: Appeared serviceable, Near, at or beyond service life
Condition of range, cooktop or oven: Appeared serviceable, Near, at or beyond service life
Range, cooktop or oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable, Near, at or beyond service life

75) Safety, Repair/Replace - The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.reporthost.com/?ATB
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Photo 75-1
 

76) Monitor, Comment - The typical service life of most kitchen appliances is about 10 years. One or more of the appliances may be at or past this age range. As all appliances age, they become less reliable and may be more prone to malfunctions. Keep a home warranty policy in force, and budget as necessary.

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.
Condition of service and main line: Appeared serviceable
Water service: Private well
Water pressure (psi): about 50 PSI
Location of main water shut-off: At storage tank
Condition of supply lines & supports: Appeared serviceable
Water supply line materials:: Copper
Plumbing functional flow & functional drainage: Serviceable with multiple fixtures operating at same time
Cross connections: No plumbing cross connections were visible
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: propane tank
Fuel Supply lines & Supports:: Black Iron
Location of main fuel shut-off valve: At building exterior

77) Safety, Minor Defect - One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
http://www.reporthost.com/?BKFLOW
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Photo 77-1
 

78) Repair/Replace, Evaluate, Monitor, Conducive conditions - The well pump was noted to be operating at the beginning of the inspection and no water was in use at the time. This may likely indicate a leak in the water lines either at the tank, from the tank to the house or in the house. We suggest you have a qualified plumber evaluate further (i.e. perform a pressure test on the system) to rule out any leaks o repair as necessary.
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Photo 78-1
 

79) Repair/Replace, Evaluate - Water was discolored when bathtubs or sinks were filled, or when showers were operated. This can be caused by water stagnating in water supply pipes, rust accumulating in pipes or in the water heater, or sediment being present in the water supply. Recommend flushing the water supply piping and the water heaters. If that fails to resolve the issue, then have a qualified plumber evaluate and repair as necessary.
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80) Repair/Replace - One or more hose bibs were not the "frost-free" design, and are more likely to freeze during cold weather than frost-free hose bibs. Recommend that a qualified plumber upgrade these with frost-free hose bibs to prevent freezing, pipes bursting, flooding and possible water damage.

81) Repair/Maintain, Evaluate - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

82) Maintain, Evaluate - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
For more information, visit:
http://www.reporthost.com/?SEPTIC

83) Evaluate - Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
For more information, visit:
http://www.reporthost.com/?WELL

84) Evaluate - A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
http://www.reporthost.com/?WTRFLTR

Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection:ceiling fans humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "livable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Installed heat supply in each room: Yes-Except workshop
Forced air heating system fuel type: Propane
Condition of forced air heating/(cooling) system: Required service repair & evaluation (see comments below), Near, at or beyond service life
Estimated Furnace age: 1991:
Forced air heating system manufacturer: Goodman
Location of forced air furnace: Attic
Forced air system capacity in BTUs or kilowatts: 120,000
Automatic Safety Controls present: yes
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Duct Material: Metal, Flexible duct
Condition of burners: Not determined (inaccessible, obscured, or gas or oil service off)
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location: exterior & attic
Type: Split system
Approximate tonnage: 5
Estimated age: 2008
Manufacturer of cooling system and/or heat pump: Goodman
Condition of controls: Appeared serviceable

85) Safety, Evaluate - Because of the limited accessibility(foil barrier), age and condition of the forced air furnace (rodent infestation), recommend that a qualified HVAC contractor further inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit:
http://www.reporthost.com/?ANFURINSP
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rodent urine & feces on furnace
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86) Major Defect, Comment - The estimated useful life for most forced air furnaces is about 20 years. This furnace appeared to be past this age and/or its useful lifespan and may need replacing or significant repairs at any time.

87) Repair/Replace, Evaluate - The inspector did not find an exterior pipe termination near the eaves for an auxiliary drain line. HVAC systems installed in attics must be installed with a primary drain line, and a separate secondary line, which typically terminates at the eaves. Recommend that a qualified HVAC contractor evaluate further and install an auxiliary drain line per standard building practices if necessary.

88) Maintain - Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

89) Comment - The installed radiant barrier blocked access-visibility of the furnace platform and rodent contamination posed a hazard to the inspector. The inspector was unable to fully access and evaluate the heating system.

Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Wood-burning fireplace type: Metal pre-fab
Wood-burning stove type: Pellet stove
Fan or blower installed in wood-burning fireplace or stove: Yes
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Metal

90) Safety, Repair/Replace, Evaluate - A significant amount of creosote or burning by-products (ash, soot, etc.) was visible inside the pellet stove. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair the pellet stove if necessary.
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Photo 90-1
 

91) Safety, Repair/Replace - Smoke staining- as exhaust leak evidence- was noted at the upper joint of the stove pipe. This is a safety hazard as wood smoke contains toxic gases. Recommend evaluation and repair by a qualified wood pellet stove specialist.
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92) Safety, Repair/Maintain, Evaluate - One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.reporthost.com/?CSIA

Attic and Roof Structure
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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. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Garage
Location of attic access point #B: Master bedroom closet
Location of attic access point #C: rear eaves
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): Estimate R-30-not visible due to installed radiant foil barrier
Vermiculite insulation present: None visible
Vapor retarder: None
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents, Enclosed soffit vents
Attic exhaust fan condition: Near, at or beyond service life, Not determined (out of range for T-stat, inaccessible or obscured)

93) Repair/Replace, Comment - The ceiling insulation installed in the attic was typical at the time the house was built but had an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to less energy efficiency. Recommend that you consider upgrading by having a qualified contractor install additional insulation for better energy efficiency and per today's standard building practices.

94) Repair/Replace - Insulation & radiant foil barrier were contaminated-soiled with feces and urine from a significant rodent infestation (particularly the attic above the master bedroom & around the furnace). Please contact an exterminator for remedies.
Recommend that a qualified person replace all contaminated insulation & radiant barrier as necessary. For sanitary reasons and to reduce odors from rodent waste (quite noticeable inside attic near furnace), consider having all contaminated insulation replaced.
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rodent urine & feces on furnace
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rodent urine & feces on radiant barrier and inside the insulation

95) Evaluate, Monitor - Water stains and a wood fungus were visible on the roof structure to the north of the furnace in the attic. The stains may have been caused by a past leak. Recommend asking the property owner about past leaks. Monitor these areas in the future, especially after heavy rains to determine if active leaks exist. Or have qualified roofing contractor further evaluate this area when other repairs are done and repair as necessary.
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96) Comment - All attic areas and roof structures more than 10 feet from attic access point(s) #A, B and C were inaccessible due to lack of radiant barrier blocking footing or covering permanent walkways and/or ducts or pipes blocking. These areas were not evaluated and are excluded from the inspection.

97) Comment - An attic exhaust fan was installed and controlled by a thermostat. However the inspector was unable to operate the fan or fully evaluate it because either the temperature was too cool to activate the thermostat or the thermostat wasn't readily accessible (e.g. no walkway, insulation would be damaged if attic traversed, limited height). It is excluded from this inspection.
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98) Comment - Based on its appearance and the age of this house, the attic exhaust fan may be near, at or beyond its service life. Typically such fans last 5-20 years before needing replacing. The client should be aware that even if the fan was operable during the inspection it may need replacing in the near future.


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Inquire with owner if any valves are here or remove soil to investigate
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Improve any tripping hazards
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Newer air conditioner installed in 2008
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Insulate all irrigation valves protect from freezing weather
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gas shut off valve here outside garage
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water heater(s) made in 1992
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window in door would not open-repair
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Installed radiant barrier blocks visibility and access to attics

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