| Property Inspection Report | |
| Client(s): | Mr. And Mrs. Smith |
| Property address: | 1234 Anywhere St. Clovis, CA 93611 |
| Inspection date: | Thursday, September 10, 2009 |
This report is the exclusive property Star Energy Of Fresno and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Item or component has one or more major flaws |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor Defect | Item has minor flaws that can likely be corrected. |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Serviceable | Item or component is in servicable condition |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive conditions | Conditions 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| General information | Return to table of contents |
| Exterior | Return to table of contents |
Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
Waterproof cover(s) over one or more electric receptacles are damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
 Photo 9 missing outdoor cover plate
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One or more exterior electric receptacles are being used for appliances or systems that are constantly in use, and are not equipped with a "while in use" receptacle covers for wet locations. This is a safety hazard due to the risk of shock and fire. "While in use" covers should be installed where necessary. For more information, visit:
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.
One or more gutters are poorly sloped so that significant amounts of water accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when organic debris such as leaves or needles have accumulated in them. A qualified contractor should evaluate and make repairs as necessary, such as correcting the slope in gutters or installing additional downspouts and extensions if necessary.
The fence along the east side of the home is falling down and is in need of immediate replacement. A qualified contractor should evaluate and make repairs or replace sections as necessary.
 Photo 4 Fence needs replacement
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Gutters in one or more areas are significantly rusted or corroded. Leaks may result. A qualified contractor should evaluate and replace gutters where necessary.
 Photo 6 rusted gutter
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Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
 Photo 7 water seepage onto facia
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One or more outside faucets leak. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope of at least 5% (10% or better is optimal) for at least 6 feet.
 Photo 2 Moisture retained near foundation
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One or more gutters are damaged. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should replace or repair gutters where necessary.
Western gate is wide and sagging making it difficult to close and latch properly. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
 Photo 5 plants near foundation
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Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Wet conditions were observed along the north facing portions of the foundations at the front of the house. Moss is growing at the soil line which appears to have been 12" or more above the finnished floor height from inside the home. This could have led to covered weep holes in the brick veneer and possible water damage as all water draining from the roof was draining back against the home.
Photo 2 Moisture retained near foundation
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One or more areas of the grounds around the structure have significantly soggy soil, standing water or indications of accumulated water at times (sediment, dead grass, etc.). Recommend consulting with a qualified contractor who specializes in drainage, to determine if or what repairs are needed to provide adequate drainage. Possible repairs may involve grading soil, or installing, repairing and/or replacing underground drains.
Firewood is along the western side of the home so that it's either in contact with the structure or very close to it. This is a conducive condition for wood destroying insects. Recommend storing firewood outdoors in an open area, as far away from the house as practical, to keep away insects. For more information, visit:| Roof | Return to table of contents |
The roof surface material appears to be near the end of its service life and will likely need replacing in the near future, even with repairs. The client(s) should budget for a replacement roof surface, and may want to have a qualified roofing contractor evaluate and attempt to issue a "5 year roof certificate".
 Photo 13 evidance of shingle replacement
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One or more sections of flashing at the base of the chimney are deteriorated and/or substandard. Leaks may occur as a result. A qualified roofing contractor should evaluate and repair as necessary.
 Photo 11 debris buildup under shingles near chimney flashing
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One or more composition shingles are damaged, deteriorated and/or missing, and should be replaced. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary.
Photo 13 evidance of shingle replacement
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One or more composition shingles have raised, most likely due to nails that have loosened. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails.
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 12 clogged gutters
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Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: Photo 10 patchwork on cricket
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 Photo 14 roof patch
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| Garage | Return to table of contents |
One or more wall and/or ceiling surfaces between the attached garage and interior living spaces have gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
Appliances such as the water heater and/or furnace are subject to damage from vehicles because no protective barrier is installed in front of them. A qualified contractor should install an adequate barrier as per standard building practices (steel post anchored in concrete, wood partition, etc.).
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.
 Photo 20 missing weather striping on garage door
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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.
Weatherstrip at the sides and/or bottom of the vehicle door is missing. It should be installed where missing to prevent water and vermin intrusion.
The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.
 Photo 19 effloresence present in garage foundation
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Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
One or more vehicle doors were inaccessible due to stored items and/or debris, and couldn't be operated or fully evaluated.
| Attic | Return to table of contents |
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.
 Photo 35 Attic scan showing missin insulation under duct.
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Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
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.
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic.
The ventilation in the attic is minimum code standard. Recent studies suggest that improving attic ventelation will help reduce wear to the roofing material and improve the effeciency of the insulation. More ventilation may be added at a later time to improve conditions.
| Electric service | Return to table of contents |
This home has solid-strand branch circuit aluminum wiring. This type of aluminum wiring is a potential fire hazard. Problems due to expansion and contraction can cause overheating at connections between the wire and devices such as switches and receptacles, or at splices. The Consumer Products Safety Commission recommends either discontinuing use of circuits with aluminum wiring, or pigtailing copper wiring onto the ends of the aluminum wire. A qualified electrician should evaluate and repair or replace this wiring. For more information, visit: Photo 16 alluminum wireing
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 Photo 33 Scan showing heated circut breaker.
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One or more connections with aluminum wires in the main service panel lack anti-oxidant paste. Oxidation usually occurs without it, and may result in poor connections, overheating, and possibly fires. A qualified electrician should evaluate and apply anti-oxidant paste as necessary.
One or more screws are missing from the main service panel cover and should be replaced. Because energized wiring may exist behind the holes with the missing screws, recommend that a qualified, licensed electrician replace these screws, or that care be taken to ensure that the new screws do not come in contact with wiring inside the panel when they are installed. Stock screws from the panel manufacturer should be used, or their equivalent.
The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
There are two wire that have been cut and spliced in the main breaker panel that appear to lead to the circut breaker marked "referidgerator." this is not necessaraly a problem but may warrant a further evaluation.
 Photo 17 |
The sub panel is protected by a GFCI breaker in the main panel.
| Water heater | Return to table of contents |
Energy Useage is estimated to be 242 Therms Per Year
| Heating and cooling | Return to table of contents |
The vent flue on the hot water heater is not properly installed and exaust gasses are venting into the garage.
Insulation on one or more heating/cooling ducts in unconditioned spaces is damaged and/or deteriorated. A qualified contractor should evaluate and replace insulation and/or ducts as necessary and as per standard building practices.
The grounding strap on the hot water heater was cut and never replaced.
One or more hangers or straps supporting heating/cooling duct work are broken. Permanent repairs should be made by a qualified contractor so ducts are adequately supported.
Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
| Plumbing and laundry | Return to table of contents |
Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:| Fireplaces, woodstoves and chimneys | Return to table of contents |
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.
One or more refractory panels (the 1 inch thick fireproof panels lining the fireplace walls) are significantly cracked. A qualified fireplace or chimney service contractor should evaluate and repair or replace panels as necessary. Repairs typically involve patching cracks with a high temperature resistant refractory mortar or sealant. If panel(s) are not replaced, then recommend monitoring them in the future for further deterioration. Refractory panels should be replaced if cracks exceed 1/4 inch in width, if surface pitting becomes extensive and deeper than 3/16 inch, or if any piece of the refractory larger than 2 inches in radius and 3/16 inch deep becomes dislodged.
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Kitchen | Return to table of contents |
One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
 Photo 25 plumbing leak in guest bath
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No "air gap" is installed for the dishwasher drain line. Air gaps are a device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
One or more cabinets and/or drawers are damaged and/or deteriorated. A qualified contractor should evaluate and repair or replace cabinets and/or components as necessary.
Tile, stone and/or grout countertops are damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
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.
 Photo 30 caulking missing in kitchen sink
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Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.
| Bathrooms | Return to table of contents |
Aggrogate flooring is not sealed properly. Bathrooms have a musty smell to them indicating that water is being absorbed by the aggrogate floors and is not drying. The floors need to be cleaned and re-sealed or removed completley.
 Photo 24 unsealed aggrogate flooring
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Master Bathroom does 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. At the time of construction, the bathroom did meet code requirements.
One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
One or more exhaust fans are noisy or vibrate excessively. A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary.
One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Condensation drips were observed along the edge of the sky light opening indicating a lack of ventelation in the bathroom and a lack of insulation along the sky light well opening in the atic.
 Photo 26 condensation drips in guest bath
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Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
Caulk is missing or deteriorated above one or more bathtubs, where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.
Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Caulk is missing and/or deteriorated at one or more bathtubs. For example, where the tub base meets the floor below, where the tub surround meets the tub, and/or around the base of the tub spout. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
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.
The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.
 Photo 27 master bath sink damage
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 Photo 28 |
| Interior rooms | Return to table of contents |
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
Cover plate(s) are broken at 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 replaced where necessary.
 Photo 8 cracked cover plate
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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:
One or more ceiling fans wobbles excessively during operation. This is a potential safety hazard and may be caused by one or more of the following:
Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
One or more sliding glass doors are difficult to open or close. A qualified contractor should evaluate and repair or replace door(s) as necessary.
Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
One or more bedroom doors has no gap between it and the floor below, or has a gap substantially less than one inch. This structure has a forced air heating system with centrally located return air ducts. When bedroom doors are closed, the only effective path for return air out of the bedrooms is under the doors. A minimum gap of one inch below bedroom doors is recommended to allow an adequate air flow for return air. Recommend trimming the bottoms of bedroom doors as necessary so each door has a minimum one inch gap at its base.
The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
One or more sliding screen doors are damaged and/or deteriorated. Screen doors should be replaced where necessary.
Screens in one or more sliding doors are torn or have holes in them. Screens should be replaced where necessary.
Carpeting in one or more rooms is loose. Recommend having a qualified carpeting installation contractor restretch carpet as necessary.
 Photo 22 water seepage front room
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 Photo 23 carpet tacking rotten from watter damage
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Trim is damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor replace or repair trim as necessary.
 Photo 31 minor baseboard damage
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Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned as necessary.
