View as PDF

View summary

LogoWebsite: http://www.SignatureMORE.com
Email: info@signaturemore.com
Phone: (888) 860-2688
FAX: (877) 310-3723
1122 S Patton Ave 
San Pedro CA 90731-3429
Inspector: Scott Knudson
NACHI ID NUMBER: NACHI09070813

      

Property Inspection Report

Client(s):  John Sample
Property address:  1234 Pacific Coast
Newport Beach CA 12345
Inspection date:  Sunday, May 24, 2015

This report published on Monday, May 25, 2015 10:01:12 PM PDT

Congratulations on the purchase of your property. We are proud of our inspection service and trust that you will be happy with our thoroughness. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, opened every window and door, or identified every defect. Also, because we are not specialists and because our inspection is essentially visual, latent defects could exist. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a property owner, you should expect ongoing problems to occur and budget 1% to 3% of the property's value every year for repairs. Roofs will leak, drain lines will become blocked, and components and systems will fail without warning. If you have been provided with a property protection warranty policy, read it carefully. Such policies may not cover all repair costs and they may deny coverage on the grounds that a given condition was pre-existing or not covered because of a code violation, wear and tear, or manufacturers defect.

Since we never know who will be occupying or visiting a property, whether it be children or the elderly, we ask you to consider following these general safety recommendations: install smoke and carbon monoxide detectors; identify all escape and rescue locations; rehearse an emergency evacuation plan for the property; upgrade older electrical systems to current standards for maximum protection; never service any electrical equipment without first disconnecting its power source; replace or install safety-film on all non-tempered glass in impact risk areas; ensure that every elevated window and the railings of stairs, landings, balconies and decks are child-safe; regulate the temperature of water heaters to prevent scalding; make sure that goods that contain caustic or poisonous compounds like bleach, drain cleaners, and nail polish removers are stored where small children cannot reach them; replace any dual-cylinder deadbolts from primary escape route doors.

Thank you, in advance, for taking the time to read this entire report carefully. Remember to call us immediately if you have any questions or observations. We work very hard to continuously improve the quality of our service and our report. Let us know how we can serve you.

This report meets or exceeds the National Association of Home Inspectors standard of practices. (http://nachi.org/sop.htm)

This is not a wood destroying organism inspection (termite, rodent, dryrot, etc.). This is not a building code, ordinance,energy audit, product recall or permit compliance inspection. It is not an inspection of modifications to the property and will not determine if in fact modifications exist and if they were performed with or without permits.

This is not a MOLD or ENVIRONMENTAL Inspection. It is recommended that this property be fully tested and inspected by a mold specialist before close of the inspection contingency period.

BY ACCEPTANCE OF OUR INSPECTION REPORT YOU AGREE TO THE TERMS OF THIS AGREEMENT AND THE TERMS AND CONDITIONS OF THE CONTRACT

"How much does it cost to replace?" This is a home inspection question that I often get asked. Here is a good reference source for estimating costs for home repairs and services. Find the service you need and enter the zip code. It will give you a price range. Let me know if you find this helpful in your Real Estate transactions.

http://www.homewyse.com/sitemap.html

Internachi - Click to verify Certified Master Inspector Energy Star Partner Move In Certified
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
Concern typeSafetyPoses a risk of injury or death
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMinor DefectCorrection likely involves only a minor expense
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeCommentFor your information
Concern typeConducive 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
Exterior
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Kitchen
Bathrooms
Interior rooms
Roof Report
Swimming Pool


General information
Return to table of contents

Report number: 10413
Inspector's name: Scott Knudson
Type of building: Single family
Age of building: 1999
Time started: 12:30 pm
Time finished: 5:30 pm
Inspection Fee: $1350
Payment method: Invoiced
Present during inspection: Realtor(s)
Occupied: No, but furnishings and stored items are present
Weather conditions: Partly cloudy
Temperature: Cool
Ground condition: Damp
Front of structure faces: SW
Main entrance faces: SW
Foundation type: Slab on grade
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildings, , shower steamer
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
2) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Photo
Photo 2-1
FAMILY AREA
Photo
Photo 2-2
KITCHEN DINING AREA
Photo
Photo 2-3
OFFICE/DEM #2
Photo
Photo 2-4
LIVING AREA
Photo
Photo 2-5
LIVING AREA
Photo
Photo 2-6
DINING AREA


Exterior
Return to table of contents

Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Porous pavers
Sidewalk material: Poured in place concrete, Paving stones, Gravel
Exterior door material: Glass panel
3) One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary. (Near A/C units and kitchen patio area)
Photo
Photo 3-1
NEAR A/C
Photo
Photo 3-2
REAR PATIO AREA

4) One or more retaining walls higher than three feet exist on this property and guardrails or barriers are missing or inadequate. This is a safety hazard due to the risk of falling. At a minimum, the client(s) should be aware of this hazard, especially when children are present. Ideally a qualified contractor should install adequate guardrails or make modifications to existing barriers as necessary above retaining walls higher than 3 feet to eliminate fall hazards. Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
Photo
Photo 4-1
REATINING WALL
 

5) Conducive conditions Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
Photo
Photo 5-1
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS
Photo
Photo 5-2
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS
Photo
Photo 5-3
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS
Photo
Photo 5-4
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS
Photo
Photo 5-5
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS
Photo
Photo 5-6
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS

6) Cracks, deterioration, leaning and/or bowing were found in one or more retaining walls (rear). A qualified contractor should evaluate and repair or replace wall(s) as necessary.
7) Conducive conditions The lawn watering system needs to be adjusted so water does not hit the side of the home. Recommend repair or replacement.
8) Sidewalk(s) and/or patios are undermined in one or more areas, where soil has eroded out from beneath. Repairs should be made to prevent further erosion and undermining.
Photo
Photo 8-1
Photo
Photo 8-2
REAR PATIO AREA
Photo
Photo 8-3
REAR PATIO AREA
Photo
Photo 8-4
STEPS SETTLEMENT CRACKS NOTED
Photo
Photo 8-5
SETTLEMENT CRACKS NOTED REAR OF HOUSE IN VAROUS LOCATIONS
 

9) One or more fence gates are difficult to open, close and/or latch, or are damaged and/or deteriorated. Repairs should be made as necessary, and by a qualified contractor if necessary, so gates operate easily.
Photo
Photo 9-1
FENCE - LEFT SIDE
 

10) One or more decking drain covers were missing . Covers should be replaced as necessary.
Photo
Photo 10-1
DECK DRAIN COVERS MISSING
 

11) Conducive conditions Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
Photo
Photo 11-1
GARADE NEAR SIDING IN VARIOUS AREAS
 

12) Conducive conditions 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.
13) Conducive conditions Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
14) One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
15) Minor cracks were found in one or more sidewalk or patio sections. 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.
16) One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
17) The metal security gates at the front of the driveway were not tested and are not within the scope of this inspection.
Photo
Photo 17-1
MECHANICAL GATE
 

18)   Bonus Exterior Photos.
Photo
Photo 18-1
Photo
Photo 18-2
Photo
Photo 18-3
Photo
Photo 18-4
Photo
Photo 18-5
Photo
Photo 18-6
Photo
Photo 18-7
CABANA
Photo
Photo 18-8
Photo
Photo 18-9
CABANA SINKS/COUNTER
Photo
Photo 18-10
CENTRAL VACUUM SYSTEMS ARE NOT INSPECTED


Garage
Return to table of contents


19) 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.
20) The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items. (Storage cabinets)
Photo
Photo 20-1
GARAGE
Photo
Photo 20-2
GARAGE
Photo
Photo 20-3
GARAGE
Photo
Photo 20-4
GARAGE


Attic
Return to table of contents

Inspection method: Partially traversed
Roof structure type: Trusses, Rafters
Ceiling structure: Trusses, Ceiling beams
Insulation material: Fiberglass roll or batt
21) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Photo
Photo 21-1
MISSING ELECTRICAL COVER
Photo
Photo 21-2
MISSING ELECTRICAL COVER

22) Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
Photo
Photo 22-1
ATTIC
 

23) Pull-down stairs are installed for the attic access. No insulation is installed above the stairs and no weatherstripping is installed around the hatch perimeter. To reduce air leakage, recommend installing weatherstripping and an insulated hatch cover. An example of one can be seen at http://www.batticdoor.com/

Interior air leaking into the attic results in heating and cooling losses, increased energy costs, and a possible increase in moisture levels in the attic due condensation forming on the underside of the roof sheathing during cold weather.
Photo
Photo 23-1
ATTIC PULL DOWN STAIS DAMAGED
Photo
Photo 23-2
ATTIC ACCESS

24) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
Photo
Photo 24-1
ATTIC
Photo
Photo 24-2
ATTIC


Electric service
Return to table of contents

Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 600
Service voltage (volts): 120/240
Location of main service switch: Exterior closet
Location of sub panels: Exterior near A/C units, kitchen pantry, attic and garage
Service entrance conductor material: Aluminum, Copper
System ground: Copper
Main disconnect rating (amps): 600
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
25) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
Photo
Photo 25-1
ELECTRICAL SUB-PANEL - NEAR A/C - NO LEGEND
 

26) Low voltage exterior/interior lighting was found during the inspection. This is considered to be a specialty system. Only a cursory evaluation of this lighting was performed during the inspection. For a full evaluation, the client(s) should hire a qualified electrician.
27) Electrical Photos.
Photo
Photo 27-1
ELECTRICAL SUB-PANEL - NEAR A/C
Photo
Photo 27-2
SERVICE ENTRY ELECTRICAL PANEL
Photo
Photo 27-3
SERVICE ENTRY ELECTRICAL PANEL
Photo
Photo 27-4
SERVICE ENTRY ELECTRICAL PANEL
Photo
Photo 27-5
ELECTRICAL SUB-PANEL - GARAGE
Photo
Photo 27-6
ELECTRICAL SUB-PANELS - KITCHEN AREA


Water heater
Return to table of contents

Estimated age: 2010
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 75x2 Main house - 50 cabana
Manufacturer: A.O. Smith, Bradford White
Water temperature (degrees Fahrenheit): 115
28) The water heater's seismic straps or struts are substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices. (Right exterior closet unit)
Photo
Photo 28-1
WATER HEATERS
Photo
Photo 28-2
WATER HEATER
Photo
Photo 28-3
CABANA WATER HEATER
 

29) Conducive conditions Corrosion was found in one or more areas on the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace or repair water heater if necessary.
Photo
Photo 29-1
CABANA WATER HEATER
 

30) Conducive conditions Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
31) No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.

* Note that depending on the quality of the gas being delivered in some municipalities, the installation of a drip leg or dirt leg may not be required by local officials.
Photo
Photo 31-1
WATER HEATER
Photo
Photo 31-2
WATER HEATER
Photo
Photo 31-3
CABANA WATER HEATER
 

32) A circulating pump is installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client(s) should familiarize themselves with the timer's operation and configure it as needed.
Photo
Photo 32-1
WATER HEATER
 


Heating and cooling
Return to table of contents

Estimated age: 1999
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Standard efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Manufacturer: Carrier, York
Filter location: Behind return air grill
Last service date: Unknown
33) The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
34) The cooling fins on the air handler's evaporator coils are dirty and bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. Some sources claim that energy efficiency is degraded by about five percent each year as the coils get dirtier due to accumulated dust and grime. A qualified heating and cooling contractor should evaluate and make repairs as necessary, and clean the evaporator coils.
35) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Photo
Photo 35-1
FURNACE
Photo
Photo 35-2
FURNACE
Photo
Photo 35-3
FURNACE
Photo
Photo 35-4
FURNACE

36) The estimated useful life for air conditioning compressors is 8 to 15 years. These units appear to be approaching this age and may need replacing at any time. Recommend budgeting for replacements in the near future.
Photo
Photo 36-1
A/C - AIR CONDITIONERS
Photo
Photo 36-2
A/C - AIR CONDITIONERS

37) Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Photo
Photo 37-1
HVAC FILTER
Photo
Photo 37-2
HVAC FILTER
Photo
Photo 37-3
HVAC FILTER
Photo
Photo 37-4
HVAC FILTER


Plumbing and laundry
Return to table of contents

Water pressure (psi): 70 psi
Location of main water shut-off valve: Garage
Location of main water meter: Exterior
Location of main fuel shut-off: Exterior
Water service: Public
Service pipe material: Not visible
Supply pipe material: Copper, Polyethelene
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic, Not visible
38) One or more propane or natural gas supply terminations were unused (no appliance connected) and no cap was installed on the gas shut-off valve(s). Gas can flow directly out of the termination with the shut-off valve is opened. This is a potential fire hazard. Recommend that a qualified person install caps where missing per standard building practices. (Main floor laundry area)
Photo
Photo 38-1
LAUDNRY AREA MAIN FLOOR
 

39) Conducive conditions The washing machine is installed over a finished living space and has no catch pan or drain installed. These are not commonly installed, but they are recommended to prevent water damage to finished interior spaces below if or when the washing machine leaks, overflows or is drained. Recommend having a qualified contractor install both a catch pan and drain.
Photo
Photo 39-1
2ND FLOOR LAUNDRY
 

40) A meter wrench could not be located in the vicinity of the gas meter as recommended in areas subject to seismic activity. A proper wrench should be chained to the meter to provide a convenient means for shutoff in an emergency. The valve can be turned 90 degrees in either direction to shut the gas supply off.
Photo
Photo 40-1
MAIN GAS METET SHUT-OFF VALVE
 

41) A fire suppression 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
Photo
Photo 41-1
FIRE SUPPRESSION SYSTEM
 

42) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
Photo
Photo 42-1
2ND FLOOR LAUNDRY
 

43) Plumbing Photos.
Photo
Photo 43-1
WATER METER
Photo
Photo 43-2
WATER SOFTNER SYSTEMS ARE NOT INSPECTED
Photo
Photo 43-3
MAIN WATER SHUT-OFF VALVE - GARAGE
Photo
Photo 43-4
LAUDNRY AREA MAIN FLOOR
Photo
Photo 43-5
LAUDNRY AREA MAIN FLOOR
 

44) Operation and evaluation of the irrigation (sprinkler) systems are outside of the scope of a home inspection. For this reason, this system was not inspected. We recommend consultation with the present owners, occupants or caretaker regarding the layout, maintenance and operation of the sprinkler system.
Photo
Photo 44-1
LAWN SPRINKLER TIMER BOX
 


Fireplaces, woodstoves and chimneys
Return to table of contents

Fireplace type: Metal prefabricated
Chimney type: Metal
45) One or more fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.
Photo
Photo 45-1
FIREPLACE - OFFICE/DEN
 

46) The damper in one or more fireplaces is damaged and/or deteriorated. A qualified chimney service contractor should evaluate and repair as necessary. (Exterior cabana)
Photo
Photo 46-1
CABANA FIREPLACE
 

47) The gas supply for one or more gas fireplaces and/or stoves was turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. These appliances were not fully evaluated.


Kitchen
Return to table of contents


48) The oven and/or broiler door and door handle(s) are loose and/or missing. Repairs should be made as necessary, and by a qualified appliance technician if necessary, such as tightening or replacing handles.
Photo
Photo 48-1
MISSING OVER EXTERIOR
 

49) The refrigerator appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the refrigerator should be replaced, or a qualified appliance technician should evaluate and repair. (Garage)
Photo
Photo 49-1
GARAGE FRIDGE WAS NOT OPERATIONAL
 

50) One or more stove top burners are inoperable. A qualified appliance technician should evaluate and repair as necessary.
51) The under-sink food disposal is inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary. (Exterior cabana sink and left kitchen sink)
Photo
Photo 51-1
MISSING GARBAGE DISPOSAL BUTTON, COULD NOT TEST
 

52) The drinking water faucet at the exterior cabana sink is inoperable or defective. It should be replaced, and by a qualified plumber if necessary.
Photo
Photo 52-1
CABANA SINKS/COUNTER
 

53) Hardware such as hinges, latches or pulls are loose and/or missing on one or more cabinets. Repairs should be made and/or hardware should be replaced as necessary, and by a qualified contractor if necessary.
Photo
Photo 53-1
KITCHEN
 

54) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
Photo
Photo 54-1
CABANA FRIDGE SHUT-OFF
Photo
Photo 54-2
MINI FRIDGE SHUT-OFF
Photo
Photo 54-3
HALLWAY WET BAR 2ND FLOOR
 

55) Consult with your Real Estate Agent in regards to the obtaining of a Home Warranty Policy. All built-in appliances, except refrigerators, ice machines, and trash compactors, are checked as a part of the Home Inspection to insure that they are operable. Operability does not insure the lifespan or that the appliance still meets the manufacturer’s original specifications for operation.
Photo
Photo 55-1
KITCHEN
Photo
Photo 55-2
KITCHEN


Bathrooms
Return to table of contents


56) Conducive conditions One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking. (Main floor guest bathroom)
57) 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.
Photo
Photo 57-1
MASTER BATHROOM CABINETS SHOWING WEAR
 

58) Conducive conditions The shower head in the main floor laundry area was damaged. Water sprayed everywhere during operation. Recommend repair or replacement.
59) One or more faucet handles are loose or missing and should be repaired or replaced as necessary. (Cabana shower, main floor jack and jill bathroom)
Photo
Photo 59-1
CABANA BATHROOM SHOWER MISSING FAUCETS
Photo
Photo 59-2
BATHROOM FAUCET
Photo
Photo 59-3
SHOWER KNOBS SEIZED IN VAROUS ENSUITE BATHROOMS
Photo
Photo 59-4
SHOWER KNOBS SEIZED IN VAROUS ENSUITE BATHROOMS

60) Conducive conditions Caulk is missing or deteriorated around one or more shower surrounds. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure. (Cabana shower)
61) Conducive conditions 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. (Main floor laundry Bathroom sink)
62) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary. (Cabana bathroom)
63) One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
64) Bathroom Photos.
Photo
Photo 64-1
CABANA BATHROOM
Photo
Photo 64-2
ENSUITE BATHROOM
Photo
Photo 64-3
MASTER BATHROOM
Photo
Photo 64-4
BATHROOM
Photo
Photo 64-5
ENSUITE BATHROOM
Photo
Photo 64-6
BATHROOM
Photo
Photo 64-7
MASTER BATHROOM - JETTED TUB
 


Interior rooms
Return to table of contents


65) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. 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.nfpa.org
66) 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.
67) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html
68) Conducive conditions Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to plumbing leaks. A qualified contractor should evaluate and repair as necessary. (Left entry door under master bathroom shower)
Photo
Photo 68-1
LEAK NOTED BELOW MATER BATHROOM SHOWER
Photo
Photo 68-2
LEAK NOTED BELOW MATER BATHROOM SHOWER

69) 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.
Photo
Photo 69-1
SCREENS NOT INSTALLED
 

70) One or more doors will not latch when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing locksets. (Main floor jack and jill backroom)
71) One or more locksets are damaged and/or deteriorated. Locksets should be replaced as necessary. (Left side entry door)
Photo
Photo 71-1
LOOSE DOOR KNOB
 

72) Screens in one or more sliding doors are torn or have holes in them. Screens should be replaced where necessary.
73) One or more interior doors show evidence of moisture staining and should be repaired or replaced by a qualified contractor.
Photo
Photo 73-1
MOISTURE STAINS NOTED ON VARIOUS EXTERIOR DOORS MAIN FLOOR
Photo
Photo 73-2
MOISTURE STAINS NOTED ON VARIOUS EXTERIOR DOORS MAIN FLOOR
Photo
Photo 73-3
MOISTURE STAINS NOTED ON VARIOUS EXTERIOR DOORS MAIN FLOOR
 

74) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
75) One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
76) Cracks were found in ceilings in one or more areas. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation.
77) Cracks were found in walls in one or more areas. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation.
78) Interior Photos.
Photo
Photo 78-1
OFFICE/DEN
Photo
Photo 78-2
BEDROOM
Photo
Photo 78-3
BEDROOM
Photo
Photo 78-4
BEDROOM
Photo
Photo 78-5
FRONT ENTRANCE
Photo
Photo 78-6
KITCHEN PANTRY
Photo
Photo 78-7
BEDROOM
Photo
Photo 78-8
BEDROOM
Photo
Photo 78-9
BEDROOM
Photo
Photo 78-10
BEDROOM
Photo
Photo 78-11
WATER COOLING SYSTEMS ARE NOT INSPECTED
Photo
Photo 78-12
SAUNAS ARE NOT INSPECTED
Photo
Photo 78-13
MASTER CLOSET
Photo
Photo 78-14
MASTER CLOSET
Photo
Photo 78-15
ELECTRICAL CONTROL ROOM
Photo
Photo 78-16
WATER COOLING SYSTSM ARE NOT INSPECTED


Roof Report
Return to table of contents

Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars, Viewed from windows
Roof layers: One
Roof type: Cross-hipped
Roof covering: Tile
Estimated age of roof: 1999
Noticeable leaks: No
Roof vents: Good
Ridge caps: Good
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
79) Conducive conditions One or more roofing tiles are chipped and/or cracked. A qualified roofing contractor should evaluate and replace tiles as necessary.
Photo
Photo 79-1
BROKEN OR CRACKED TILES NOTED IN VARIOUS AREAS
Photo
Photo 79-2
BROKEN OR CRACKED TILES NOTED IN VARIOUS AREAS
Photo
Photo 79-3
CRACKED OR BROKEN TILES
Photo
Photo 79-4
CRACKED OR BROKEN TILES

80) Conducive conditions One or more roofing tiles have slipped, and are loose. A qualified roofing contractor should evaluate and repair as necessary.
Photo
Photo 80-1
CRACKED OR BROKEN TILES
Photo
Photo 80-2
CRACKED OR BROKEN TILES

81) Conducive conditions One or more roofing tiles are missing, and should be replaced by a qualified roofing contractor.
82) Conducive conditions 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.
83) Conducive conditions Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.


Swimming Pool
Return to table of contents

Water level: Full
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wrought iron
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Plaster-Gunite ~
Condition of deck: Required repairs, replacement and/or evaluation (see comments below)
Deck material: Concrete
Condition of coping: Appeared serviceable
Coping material: Tile
Condition of pumps, lines and valves: Required repair, replacement and/or evaluation (see comments below)
Water is refilled through: Valve
Types of pumps installed: Circulation
Line material: PVC
Condition of heater and related equipment: Required repair, replacement and/or evaluation (see comments below)
Heater energy source: Natural gas
Condition of filter and related equipment: Required repair, replacement and/or evaluation (see comments below)
Filter type: Diatomaceous earth
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Pressure when filter is clean (psi): Unknown
Filter pressure at time of inspection (psi): 20
Condition of skimmers: Required repair, replacement and/or evaluation (see comments below)
Condition of electrical equipment: Required repair, replacement and/or evaluation (see comments below)
Location of electrical disconnect: In sub-panel at equipment
Type of wiring: Liquid Tite Flex
84) The configuration of the drain in the pool appears to pose a risk of entrapment, drowning and/or disembowelment. The suction from pool and spa drain outlets is strong enough to cause entrapment of hair or body parts, and drowning. Numerous related drownings have been documented by the Consumer Products Safety Commission along with incidents of disbowelment. Configurations that cause this usually involve:Recommend having a qualified pool and spa specialist evaluate and make modifications as necessary. For more information, visit:
http://www.reporthost.com/?POOLDRAIN
http://www.reporthost.com/?POOLSAFETY
Photo
Photo 84-1
MISSING POOL DRAIN COVER
 

85) The gas fired heater had a delayed response. This is a potential safety hazard for fire or explosions due to flammable gases accumulating during the delay. A qualified contractor should evaluate and repair as necessary.
86) One or more sections of gas supply piping and/or fittings were for the heater corroded. This is a potential safety hazard for gas leaks. A qualified contractor should evaluate and repair as necessary.
Photo
Photo 86-1
POOL HEATER GAS LINE
 

87) The equipment sub-panel was corroded. This is a safety hazard for shock and/or fire. A qualified electrician should evaluate and repair as necessary.
Photo
Photo 87-1
CORROSION NOTED ON POOL ELECTRICAL BOX
 

88) No removable cover was installed for the pool and/or spa. Recommend that one be installed to maintain water quality and for safety purposes.
89) Self-latching devices on one or more gates used with pool or spa fencing were inoperable. This is a safety hazard because these devices are intended to control access to the pool or spa, especially for children. A qualified person should repair, replace or install as necessary. For more information, visit:
http://www.reporthost.com/?POOLBARR
Photo
Photo 89-1
GATE DOES NOT LATCH LEFT SIDE OF HOME
 

90) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by natural gas or propane, this servicing should be performed annually in the future.
Photo
Photo 90-1
POOL HEATER
Photo
Photo 90-2
POOL CHLORINATION SYSTEM

91) The decking had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
Photo
Photo 91-1
POOL SETTLEMENT NOTED
Photo
Photo 91-2
POOL SETTLEMENT NOTED
Photo
Photo 91-3
POOL SETTLEMENT NOTED
Photo
Photo 91-4
POOL DECKING
Photo
Photo 91-5
POOL DECKING
Photo
Photo 91-6
POOL DECKING

92) Air bubbles were present when the circulation pump was operating. Typically this indicates a leak on the suction side of the pump. A qualified contractor should evaluate and repair as necessary.
Photo
Photo 92-1
POOL PUMPS
 

93) One or more valves were leaking. A qualified person should evaluate and repair or replace valves or components as necessary.
94) Leaks or evidence of leaks were found at the filter body. A qualified contractor should evaluate and repair as necessary.
Photo
Photo 94-1
LEAKAGE NOTED BELOW POOL FILTER
 

95) Significant cracks or damage were found in one or more skimmer covers. A qualified pool specialist should evaluate and replace skimmers or components as necessary.
Photo
Photo 95-1
SKIMMER BASKET BROKEN
 

96) One or more underwater lights were inoperable. Bulb(s) may be burned out or repairs may be needed. A qualified person should evaluate and repair as necessary.
97) The reading at the Diatomaceous earth filter's pressure gauge was relatively high. Diatomaceous earth filters should be backwashed and have the medium replaced when the pressure gauge reads 7-10 lbs above the clean, starting pressure (after backwashing and replacing medium). If backwashing is ineffective then the septa may need replacing, or other repairs may be needed. A qualified person should evaluate and maintain or repair as necessary.
98) The pool and/or spa body had staining or algae blooms, and/or the pool bottom wasn't visible. Recommend that a qualified contractor perform a drain and clean with an acid wash. For more information, visit:
http://www.reporthost.com/?POOLACID
99) Algae was present on the pool surface. It's best to prevent algae from growing in the first place, but once it does, typical remedies include: The presence of algae may indicate that the filtration system is undersized. Recommend consulting with a pool specialist. For more information, visit:
http://www.reporthost.com/?POOLALGAE
100) The inspector did not open the electric because of the following conditions: water on floor. As a result, the panel was not fully evaluated. Recommend that conditions should be corrected so a qualified person can fully evaluate the panel.
Photo
Photo 100-1
ELECTRICAL BOX - POOL
 

101) The motor for the circulation pump appeared to be near, at or beyond its service life. Typically this is eight years but may be longer. The motor may need rebuilding or replacement in the near future.
Photo
Photo 101-1
CORROSION NOTED ON POOL PUMP
 


The links below connect you to a series of documents that will help you understand your home and how it works. These are in addition to links attached to specific items in the report.

Click on any link to read about that system.

ROOFING, FLASHINGS AND CHIMNEYS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_1_Roofing_2011.pdf

EXTERIOR -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_2_Exterior_2011.pdf

STRUCTURE -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_3_Structure_2011.pdf

ELECTRICAL -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_4_Electrical_2011.pdf

HEATING -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_5_Heating_2011.pdf

COOLING/HEAT PUMPS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_6_Cooling_2011.pdf

INSULATION -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_7_Insulation_2011.pdf

PLUMBING -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_8_Plumbing_2011.pdf

INTERIOR -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_9_Interior_2011.pdf

APPLIANCES -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_10_Appliances_2011.pdf

LIFE CYCLES and COSTS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf

ENVIRONMENTAL CONCERNS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_12_Supplementary_2011.pdf

HOME SET-UP AND MAINTENANCE -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

MORE ABOUT HOME INSPECTIONS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_14_Appendix_A_2011.pdf

FOLLOW-UP INSPECTION POLICY
Generally we discourage follow-up inspections for this reason:

QUALITY OF REPAIRS:
If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible.

Our fees for follow-up inspections are as follows:

* Re-inspection fees are billed at $75 per hour, minimum of 2 hours. Travel time to and from property is billed at this rate.

____________________________________________________________

ENERGY SAVING WEBSITES/TIPS:

Perhaps you never thought of your home as a likely place to save you a lot of money, but it is. Most homes are far from being energy-efficient. That means if you are using more energy than you have to, you are also paying higher monthly bills than necessary. By checking out the following energy saving web-sites, you will be able to gain some wise energy saving ideas that you will be able to put to use right away. You can do many of them yourself, others may require the services of a licensed contractor:

http://www.energystar.gov/
http://www.eere.energy.gov/buildings/building_america
http://www.aceee.org/consumerguide
http://www.efficientwindows.org

PLEASE READ CAREFULLY

All of our inspections require a signed inspection agreement signed by the client. If this agreement is not signed prior to your receiving the report, it is important to understand that we take no liability whatsoever for information contained in this report. Our legal responsibilities and liabilities are described within the inspection agreement and only apply once the agreement is signed and we have a copy in our office. THIS REPORT IS NOT VALID UNLESS SIGNATURE HOME SERVICES HAS SIGNED AGREEMENT ON FILE IN ITS OFFICE. All components designated for inspection in the NACHI Standards of Practice are inspected, except as may be noted in the “Limitations of Inspection” sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. This inspection is visual only. A representative sample of building components are viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of building components is performed. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

____________________________________________________________

SCOPE AND LIMITATIONS OF THIS INSPECTION

EXTERIOR 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.

GARAGE LIMITATIONS -
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.

ATTIC 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.

ELECTRICAL SERVICE 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 or stored items 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 detectors is not determined as part of this inspection. Upon taking occupancy, proper operating of smoke and carbon monoxide detectors should be verified and batteries should be changed. Smoke detectors 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.

WATER HEATER 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.

HEATING LIMITATIONS -
The following items are not included in this inspection: 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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.

COOLING LIMITATIONS -
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, thermostat or temperature control accuracy and timed functions, cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

PLUMBING AND LAUNDRY 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 determining the existence or condition of underground or above-ground fuel tanks.

FIREPLACE, WOOD STOVE AND CHIMNEY 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.

CRAWL SPACE LIMITATIONS -
Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so. The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

KITCHEN 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.

BATHROOM LIMITAITONS -
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.

INTERIOR 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.

ROOFING 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. 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 performed adequately or were leak-free.

SWIMMING POOL LIMITATIONS -
The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
_________________________________________________________________________________________________

INSPECTION AGREEMENT

BY ACCEPTANCE OF OUR INSPECTION REPORT YOU AGREE TO THE TERMS OF THIS AGREEMENT AND THE TERMS AND CONDITIONS OF THE CONTRACT

SCOPE OF THE INSPECTION / REPORT

Payment for services is due at the time of the inspection. Additional fees or surcharges may be applied for payments not collected at or prior to the date of inspection. There will be a $50 late payment fee for any payments received more than 7 days past the date of the inspection. An additional $100 will be applied at 14 days and collections will be pursued on any accounts not paid within 30 days. Late fees and collection charges are added to the original inspection fee. Once a home inspection has been scheduled you have 24 hours to cancel your appointment before the scheduled date and time for no charge. To avoid loss of revenue to Signature Home Services due to a canceled appointment, cancellations made less then 24 hours from date and time of scheduled appointment will be charged $150 cancellation fee payable by credit card and/or on receipt of invoice, no exceptions.

2. The Inspector will perform a visual inspection and prepare a written report of the apparent condition of the readily accessible installed systems and components of the property existing at the time of the inspection. Latent and concealed defects and deficiencies are excluded from the inspection.

3. The parties agree that the “Standards of Practice” (the “Standards”) shall define the standard of duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. A copy of the Standards is included with this report. If the state where the inspection is performed imposes more stringent standards or administrative rule, then those state standards shall define the standard of duty and the conditions, limitations and exclusions of the inspection.

4. The parties agree and understand the Inspector is not an insurer or guarantor against defects in the structure, items, components or systems inspected. INSPECTOR MAKES NO WARRANTY, EXPRESS OR IMPLIED, AS TO THE FITNESS FOR USE, CONDITION, PERFORMANCE OR ADEQUACY OF ANY INSPECTED STRUCTURE, ITEM, COMPONENT, OR SYSTEM.

5. If Client is married, Client represents that this obligation is a family obligation incurred in the interest of the family.

6. This Agreement, including the terms and conditions on the reverse side, represents the entire agreement between the parties and there are no other agreements either written or oral between them. This Agreement shall be amended only by written agreement signed by both parties. This Agreement shall be construed and enforced in accordance with the laws of the state where the inspection takes place, and if that state’s laws or regulations are more stringent than the forms of the agreement, the state law or rule shall govern. Client has read this entire Agreement and accepts and understands this Agreement as hereby acknowledged. Client acknowledges receipt of the standards of practice which applies.

7. The parties understand and agree that the Inspector and its employees and its agents assume no liability or responsibility for the costs of repairing or replacing any unreported defects or deficiencies either current or arising in the future or any property damage, consequential damage or bodily injury of any nature. If repairs or replacement is done without giving the Inspector the required notice, the Inspector will have no liability to the Client. The client further agrees that the Inspector is liable only up to the cost of the inspection. Your inspector may have an affiliation with a third party service provider ("TPSP") in order to offer you additional value-added services. By entering into this agreement you (a) authorize your inspector to provide your contact information (including telephone number) to the TPSP, (b) waive and release any restrictions that may prevent the TPSP from contracting you (including by telephone), and (c) authorize the TPSP to contact you (including by telephone) regarding special home alarm system offers.

8. Systems, items, and conditions which are not within the scope of the building inspection include, but are not limited to: radon, formaldehyde, lead paint, asbestos, toxic or flammable materials, molds, fungi, other environmental hazards; pest infestation; wood boring insects; security and fire protection systems; household appliances; humidifiers; paint, wallpaper and other treatments to windows, interior walls, ceilings and floors; recreational equipment or facilities; underground storage tanks, energy efficiency measurements; concealed or private secured systems; water wells; heating systems accessories; solar heating systems; sprinkling systems; water softener; central vacuum systems, telephone, intercom or cable TV systems; antennae, lightning arrestors, trees or plants; governing codes, ordinances, statutes and covenants and manufacturer specifications. Client understands that these systems, items and conditions are exempted from this inspection. Any general comments about these systems, items and conditions of the written report are informal only and DO NOT represent an inspection.

9. The Inspection and report are performed and prepared for the sole and exclusive use and possession of the Client. No other person or entity may rely on the report issued pursuant to this Agreement. In the event that any person, not a party to this Agreement, makes any claim against Inspector, its employees or agents, arising out of the services performed by Inspector under this Agreement, the Client agrees to indemnify, defend and hold harmless Inspector from any and all damages, expenses, costs and attorney fees arising from such a claim.

10. The Inspection will not include an appraisal of the value or a survey. The written report is not a compliance inspection or certification for past or present governmental codes or regulations of any kind.

11. In the event of a claim by the Client that an installed system or component of the premises which was inspected by the Inspector was not in the condition reported by the Inspector, the Client agrees to notify the Inspector at least 72 hours prior to repairing or replacing such system or component. The Client further agrees that the Inspector is liable only if there has been a complete failure to follow the standards adhered to in the report or State law. Furthermore, any legal action must be brought within sixty (60) days from the date of the inspection or will be deemed waived and forever barred. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the Inspector has its principal place of business. In the event that Client fails to prove any adverse claims against Inspector in a court of law, Client agrees to pay all legal costs, expenses and fees of Inspector in defending said claims.

12. This inspection does not determine whether the property is insurable.

13. CLIENT agrees to hold any and all real estate agents involved in the purchase of the property to be inspected harmless and keep them exonerated from all loss, damage, liability or expense occasioned or claimed by reasons of acts or neglects of the INSPECTOR or his employees or visitors or of independent contractors engaged or paid by INSPECTOR for the purpose of inspecting the subject home.

VACANT HOME CLAUSE (Please Read Carefully)

1. It is not the responsibility of the home inspector to insure or verify that the utilities (water, power and gas) are turned on and functioning. Upon arrival at the property the inspector assumes all utilities are on and mechanical systems and appliances are functioning.

2. For reasons of liability home inspectors do not turn on or open valves that are shut off. This includes all water shut off valves; gas valves and gas pilots for stoves, furnaces, fireplaces and water heaters. For liability reasons home inspectors to do not energize electrical panels, flip circuit breakers into the "on" position or plug in unplugged or disconnected electrical devices and appliances. If any or all utilities are shut off at the time of the inspection the inspector will proceed with the home inspection and exclude items that cannot be otherwise inspected.

3. The price or fee of the home inspection will not be reduced because of any or all utilities being shut down or turned off. If CLIENT requests a re-inspection after the aforementioned utilities are turned back on, the CLIENT will be subject to re-inspection fees. The re-inspection fee is $75/hour a with a 2 hour minimum.

ADDENDUM TO INSPECTION AGREEMENT

Any dispute, controversy, interpretations or claim including claims for, but not limited to, breach of contract, any form of negligence, fraud or misrepresentation arising out of, from or related to, this contract or arising out of, from or related to the inspection or inspection report shall be submitted to final and binding arbitration under the Rules and Procedures of the American Arbitration Association. Client agrees to and shall bear all filing fees required by the American Arbitration Association. The decision of the Arbitrator appointed hereunder shall be the final and binding judgment on the Award may be entered in any Court of competent jurisdiction.

YOU MUST PAY THE INSPECTION FEE BEFORE WE CAN DELIVER THE REPORT TO YOU.

CLIENT OR CLIENT'S REPRESENTATIVE HAS CAREFULLY READ THE FOREGOING, AGREES TO IT, AND ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.