Website: http://www.SignatureMORE.com Email: signaturehw@gmail.com Phone: (888) 860-2688 FAX: (877) 310-4267 PO Box 390081  Mountain View CA 94039-0081 Inspector: Scott Knudson NACHI ID NUMBER: NACHI09070813

       

Home Inspection Report
Client(s):	Joe Smith
Property address:	1234 Elm Street Anytown, USA
Inspection date:	Tuesday, August 04, 2009

This report published on Saturday, February 11, 2012 1:06:47 PM PST

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

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

Safety	Poses a risk of injury or death
Repair/Replace	Recommend repairing or replacing
Repair/Maintain	Recommend repair and/or maintenance
Minor Defect	Correction likely involves only a minor expense
Maintain	Recommend ongoing maintenance
Evaluate	Recommend evaluation by a specialist
Monitor	Recommend monitoring in the future
Comment	For your information

Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Photo 10   Trip hazard located near garage vehicle door.

Photo 15   Rear steps are wobbly and should be painted or stained to improve lifespan.

Photo 9   Handrail recommended on steps with 3 or more risers.

Photo 12   East gate needs repair for normal operation.

Photo 20   Recommend improving grade of slope around home in various locations.

Photo 11   Downspout extensions recommended.

Photo 18   Hose bib missing handle on Southwest corner of home.

Photo 14   Recommend cutting back trees from home.

Photo 17   Recommend cutting back trees from home.

Photo 21   Recommend cutting back trees from home.

11) Maintain - Recommend cleaning rear steps and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:

Cabot Decking Stain and PTW Stain

Olympic Water Repellent Deck Stain

Thompson's House and Deck Stain

Wolman PTW Deck Stain

Akzo Sikkens Cetol DEK

Benjamin Moore Moorwood Clear Wood Finish

DAP Woodlife Premium

Olympic Natural Look Protector Plus

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12) Evaluate - One or more light fixtures (rear garage entry and front entry) 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.

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13) Comment - 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.

Roof	Return to table of contents

Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 20 to 25 years old
Gutter & downspout material: Aluminum
Roof ventilation: Adequate

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14) Repair/Replace - One or more "rubber boot" flashings are damaged or deteriorated and may result in leaks or vermin intrusion. A qualified contractor should replace flashings where necessary.

Photo 23   Rubber boot flashing around plumbing vents on roof are cracking and should be repaired to avoid roof leaks.

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15) Maintain - 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 22   Gutters need cleaning.

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16) Maintain - 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.

Photo 7   Recommend cutting back trees from home.

Garage

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17) Safety, Repair/Replace, Evaluate - 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.

Photo 25   Garage firewall has been breached.

Photo 26   Garage firewall is negated due to deteriorating seams.

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18) Safety, Repair/Replace, Evaluate - The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is 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.

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19) Safety, Repair/Replace, Evaluate - The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

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20) Safety, Repair/Replace - No infrared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit:
http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html

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21) Safety, Repair/Replace - One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. A qualified contractor should install graspable handrails that your hand can completely encircle at stairs where missing, and as per standard building practices.

Photo 24   Handrail recommended on steps with 3 or more risers.

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22) Repair/Replace - 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.

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23) Comment - The interior perimeter of the garage is excluded from this inspection due to lack of access from stored items.

Attic

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Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Cellulose loose fill
Insulation depth: 10 to 15 inches
Insulation estimated R value: 35

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24) Comment - 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.

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25) Comment - No recommendations.

Photo 46   Attic.

Electric service

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Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: South side of home
Location of sub panels: South exterior
Location of main disconnect: Middle
Service entrance conductor material: Copper
System ground: Cold water supply pipes, Copper
Main disconnect rating (amps): 100
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes

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26) Comment - No recommendations.

Photo 16   Main eletrical panel on South side of home.

Water heater

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Estimated age: 0 to 5 years old
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Rheem
Model: 22V40-36F1
Water temperature (degrees Fahrenheit): 105

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27) Safety, Repair/Replace - The water heater does not have seismic straps or struts installed. 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 install seismic straps or struts as necessary and as per standard building practices.

Photo 35   Water heater.

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28) Safety, Repair/Replace - No drain line is installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

Photo 38   Extension tube missing on water heater.

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29) Repair/Maintain - Drafter hood should be better secured to unit and recommend replacing gas line with flexible gas line.

Photo 37   Recommend updating gas connection to a flexible gas connection.

Photo 40   Water heater draft hood should be better secured to unit.

Heating and cooling

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Estimated age: 20 to 25 years old
Primary heating system energy source: Natural gas
Primary heat system type: Forced air, Standard efficiency
Primary A/C energy source: N/A
Primary Air conditioning type: N/A
Distribution system: Sheet metal ducts
Manufacturer: Whirlpool
Model: NUGG075DF01
Filter location: At the base of the furnace
Last service date: Unknown

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30) Repair/Maintain, Evaluate - 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.

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

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

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33) Evaluate - The furnace or boiler flame(s) "roll out" of the combustion chamber. This is a fire hazard due to the possibility of excessive heat damaging heating components, controls and wiring. A qualified heating and cooling contractor should evaluate and repair as necessary.

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34) Monitor, Comment - The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.

Photo 36   Furnace.

Plumbing and laundry

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Water pressure (psi): 75
Location of main water shut-off valve: Front wall of Basement
Location of main water meter: Unknown
Location of main fuel shut-off: West side of home
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic

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35) Repair/Replace, Evaluate - Pin holes and/or corrosion were visible on one or more areas of copper water supply pipes. This most often occurs with acid water with a pH of less than 6.5. Leaks may result because of this. A qualified plumber should evaluate and replace water supply components as necessary. The client(s) should consult with a qualified plumber regarding the possibility of acidic water, and what solutions may be available to neutralize the pH.

Photo 39   Minor corrosion noted on supply piping near main water shut off.

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36) Repair/Replace - 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 41   Laundry room.

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37) Evaluate - The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.

Basement

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Insulation material underneath floor above: None visible
Pier or support post material: Wood, Bearing wall
Beam material: Solid wood
Floor structure above: Solid wood joists

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38) Safety, Repair/Replace, Evaluate - Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.

Photo 32   Abandoned wiring noted in basement.

Photo 33   Junction box in basement needs cover.

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39) Safety, Minor Defect - 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 45   Outlets in basement bedroom need covers.

Kitchen

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40) Safety, Repair/Replace, Evaluate - One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

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41) Safety, Repair/Replace, Evaluate - One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

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42) Comment - 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 42   Kitchen.

Bathrooms

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43) Repair/Replace, Evaluate - One or more sink drains (master bathroom) 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 30   Sink waste pipe leaks in master bathroom.

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44) Repair/Replace - One or more bathrooms with a shower do 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.

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45) Repair/Replace - One or more bathtub drains (upstairs hallway bathroom) are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.

Interior rooms

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46) Safety, Repair/Replace, Evaluate - One or more electric receptacles (bedrooms) have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

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47) Safety, Repair/Replace - 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.google.com/search?q=old+smoke+alarms

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48) Repair/Replace, Evaluate - 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.

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49) Repair/Replace, Evaluate - The lock mechanisms on one or more sliding glass doors are inoperable and/or difficult to operate. A qualified contractor should evaluate and repair as necessary.

Photo 28   Rear sliding door locked needs repair.

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50) Repair/Replace, Evaluate - Seals between double-pane glass in one or more sliding glass doors appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.

The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Glass doors or windows other than those that the inspector identified may also have failed seals and need glass replaced too.

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51) Repair/Replace - Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.

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52) Evaluate - One or more light fixtures (stairway) 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.

Photo 8   Window well covers recommended for safety and to keep water and debris out.	Photo 19   Window well covers recommended for safety and to keep water and debris out.
Photo 27   Garage.	Photo 29   Restricted access to gas meter shut off. Recommend improving access.
Photo 31   Older thermostat. Recommend updating to digital set back thermostat for improved energy savings.	Photo 34   Floors cracks common in basements noted.
Photo 43   Master bathroom.	Photo 44   Main floor hallway bathroom.

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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 WIND RIVER PROPERTY LLC HAS SIGNED AGREEMENT ON FILE IN ITS OFFICE. All components designated for inspection in the ASHI 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.