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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

 

Preliminary Inspection Report

Client(s):  John Doe
Property address:  1234 Elm Street
Newport Beach CA 92663
Inspection date:  Sunday, December 13, 2015

This report published on Friday, December 18, 2015 9:22:36 PM PST

Introduction:

The following report is Signature Home Inspection’s findings regarding our limited preliminary inspection. Within this report will be any concerns identified by Signature Home Inspection with respect to elevated moisture, signs of water damage, visible mold, and areas where mold growth is possible due to past moisture intrusion events. If any sampling was conducted during our preliminary inspection, those results will be listed in this report as well as any recommendations for removal, if necessary.

Summary of Inspection:

The following is a description of the areas of concern that were identified during our preliminary inspection. This report is not meant to replace any recommendations, information or sample results that are in the remaining portions of the report and should not be used by anyone to make opinions or conduct remediation or work of any kind. If any recommendations for removal are present they can be found in the recommendations section of this report. If samples were collected, detailed results can be found in the attachment of this report or via links inside your email.
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 typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
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
Grounds and Building Exterior
Foundation, Basement and/or Crawl Space
Roof / Attic
HVAC
Interior Rooms
Attachments
AbramowitzAgreement.pdf
EPAmoldguide.pdf
MoldReport1823WestBay.pdf


General Information
Return to table of contents

Report number: 950
Time started: 3:00 pm
Time finished: 4:30 pm
Inspector: Scott Knudson
Present during inspection: Property owner, Tenant
Client present for discussion at end of inspection: Yes
Weather conditions: Partly cloudy
Outdoor temperature (degrees Fahrenheit): 62
Outdoor relative humidity (percent): 60%
Indoor temperature (degrees Fahrenheit): 70
Ground condition: Damp
Inspection fee: $375.00
Payment method: Invoiced
Type of building: Apartment
Buildings inspected: Main floor apartment
Number of residential units inspected: 1
Spaces below grade: Crawl space
Site profile: Level
Number of stories: 2
Age of building(s): 1972
Source for building age: Online
Front of building faces: North
Main entrance faces: North
Occupied: Yes

Grounds and Building Exterior
Return to table of contents

Conditions were found that are conducive to increased moisture levels: Yes

1) Conducive conditions One or more gutters are missing. 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 install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.

2) Conducive conditions Soil was in contact with or less than six inches from siding and/or trim. This may increase moisture in and around the building. 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.

Foundation, Basement and/or Crawl Space
Return to table of contents

Conditions were found that are conducive to increased moisture levels: No

3) Conducive conditions No insulation was installed under the floor above the crawl space. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

4) Conducive conditions No vapor barrier was installed in the crawl space. This may increase moisture in the building due to water evaporating from the soil and entering the building. A qualified person should install a vapor barrier as per standard building practices.

Roof / Attic
Return to table of contents

Conditions were found that are conducive to increased moisture levels: No

5) Conducive conditions Some downspout extensions were missing. This may increase moisture in the building due to water infiltration. A qualified person should repair as necessary.
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Photo 5-1
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Photo 5-2

HVAC
Return to table of contents

Conditions were found that are conducive to increased moisture levels: Yes

6) One or more air filters were dirty. Indoor air quality may be reduced as a result. Filters should be replaced or washed as necessary. Filters should be checked monthly and maintained as necessary in the future.
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Photo 6-1
HVAC FILTER
 

Interior Rooms
Return to table of contents

Conditions were found that are conducive to increased moisture levels: Yes

7) Microbial growths were found at one or more locations. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist. For more information, visit:
http://www.reporthost.com/?MOLDCDC
http://www.reporthost.com/?MOLDEPA
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Photo 7-1
BELOW KITCHEN SINK
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Photo 7-2
BATHROOM CEILING
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Photo 7-3
BATHROOM
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Photo 7-4
BATHROOM
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Photo 7-5
BATHROOM
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Photo 7-6
BATHROOM
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Photo 7-7
BASE OF WATER HEATER
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Photo 7-8
TOP OF WATER HEATER
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Photo 7-9
GARAGE WALL
 

8) Conducive conditions Toilets in one more bathrooms were loose. This may increase moisture in the building. A qualified contractor should remove the toilet(s) for further evaluation and repair as necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
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Photo 8-1
LOOSE TOILET NOTED
 

9) Conducive conditions One or more leaks were found in plumbing supply lines in kitchen(s) and/or bathroom(s). This may increase moisture in the building. A qualified contractor should repair as necessary.
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Photo 9-1
LEAK NOTED BELOW KITCHEN SINK
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Photo 9-2
GARAGE WALL

10) Conducive conditions Substandard repairs and/or installation were found at one or more sink drains in kitchen(s) and/or bathroom(s). This may increase moisture in the building. A qualified contractor should repair as necessary.
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Photo 10-1
LOOSE KITCHEN FAUCET
 

11) Conducive conditions Leaks were found at one or more shower doors or enclosures. This may increase moisture in the building. A qualified person should repair as necessary.
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Photo 11-1
BATHROOM
 

12) Conducive conditions One or more bathrooms with a shower didn't have an exhaust fan installed. This will significantly increase moisture in the building. 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.

13) Conducive conditions The caulk around one or more showers was deteriorated. This may increase moisture in the building. A qualified person should repair as necessary.
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Photo 13-1
BATHROOM
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BATHROOM

14) Conducive conditions One or more exhaust fans were significantly dirty. This may increase moisture in the building. Exhaust fans should be cleaned as needed now and in the future.
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Photo 14-1
BATHROOM FAN
 

15) Condensation and/or mildew was found around many windows. This is typically caused by high levels of moisture indoors coming in contact with cold, exterior surfaces, and can be controlled by heating and ventilation. Recommend the following:
  • Keep multiple windows slightly open in different parts of the house to allow ventilation.
  • Keep bathroom doors closed when showering.
  • Use exhaust fans when showering and cooking.
  • Use heavy curtains to cover and insulate windows.
  • Avoid hanging wet clothes indoors to dry.
  • Use dehumidifiers.
  • Replace single-pane windows (if installed) with multi-pane windows.
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Photo 15-1
WINDOW FRAMES
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Photo 15-2
WINDOWS
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Photo 15-3
WINDOWS
 


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 $100 per hour, minimum of 2 hours. Travel time to and from property is billed at this rate.

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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

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