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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): Fred Kruger
Property address: 1234 Elm Street
Anytown, USA 12345
Inspection date: 10/10/2010
This report published on Saturday, February 11, 2012 1:10:29 PM PST

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Dear Fred,

Signature Home Services is pleased to submit the enclosed report.
This report is a professional opinion based on a visual inspection of the accessible
components of the home. This report is not an exhaustive technical evaluation.
An evaluation of this nature would cost many times more.

Please understand that there are limitations to this inspection. Many
components of the home are not visible during the inspection and very little
historical information is provided in advance of the inspection. While we can
reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume
it. Even the most comprehensive inspection cannot be expected to reveal every
condition you may consider significant to ownership. In addition to those
improvements recommended in our report, we recommend that you budget for
unexpected repairs. On average, we have found that setting aside roughly one
percent of the value of the home on an annual basis is sufficient to cover
unexpected repairs.

Your attention is directed to your copy of the Inspection Agreement. It more
specifically explains the scope of the inspection and the limit of our liability
in performing this inspection. The Standards of Practice prohibits us from
making any repairs or referring any contractors.

We are not associated with any other party to the transaction of this property,
except as may be disclosed to you. The information provided in this report is
solely for your use. Signature Home Services will not release a copy of this
report without your written consent.

Thank you for selecting our company. We appreciate the opportunity to be of
service. Should you have any questions about the general condition of the house
in the future, we would be happy to answer these. There is no fee for this
telephone consulting. Our fees are based on a single visit to the property. If
additional visits are required for any reason, additional fees may be assessed.

Best Regards,


Scott Knudson
Signature Home Services
1-801-860-7268 - Utah
1-415-690-5537 - California
1-877-310-3723 - Fax
www.SignatureMORE.com

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

Please feel free to visit our repair cost estimate sheet at http://www.reporthost.com/windriver/RepairCostEstimate.pdf

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

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
Roof
Garage
Attic
Electric service
Water heater
Fireplaces, woodstoves and chimneys
Heating and cooling
Plumbing and laundry
Basement
Kitchen
Bathrooms
Interior rooms
 
General information Return to table of contents
Report number: 2500
Inspector's name: Scott Knudson
Type of building: Single family
Age of building: 1920
Time started: 1:00 pm
Time finished: 3:00 pm
Inspection Fee: $270
Payment method: Check
Present during inspection: Client(s), Property owner(s)
Occupied: Yes
Weather conditions: Rain
Temperature: Cool
Ground condition: Wet
Front of structure faces: South
Main entrance faces: South
Foundation type: Finished basement
The following items are excluded from this inspection: Security system, Irrigation system, Low voltage outdoor lighting, Water filtration system, Water softener system, Outbuildings Humidifier
1) Safety, Repair/Replace - 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) Safety, Comment - Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
  • The Environmental Protection Association (http://www.epa.gov)
  • The Consumer Products Safety Commission (http://www.cpsc.gov)
  • The Center for Disease Control (http://www.cdc.gov)
    3) Comment - Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated.

    Photo 28  
    Kitchen dining area

    Photo 31  
    Bedroom 1

    Photo 33  
    Bedroom 2

    Photo 34  
    Living area

    Photo 36  
    Formal dining area

    Photo 46  
    Basement storage area

    Photo 67  
    Basement family area

    Photo 48  
    Unfinished basement

    Photo 64  
    Bedroom 3
     
     
    Exterior Return to table of contents
    Footing material: Poured in place concrete
    Foundation material: Poured in place concrete
    Apparent wall structure: Wood frame, Brick
    Wall covering: Wood panels, Brick veneer
    Driveway material: Poured in place concrete
    Sidewalk material: Poured in place concrete, Paving stones, Brick
    Exterior door material: Solid core wood, Solid core steel, Glass panel
    4) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles (front porch) were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    5) Safety, Repair/Replace, Evaluate - One or more electric receptacles (west exterior) 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.

    Photo 9  
     

    6) Safety, Repair/Replace, Evaluate - One or more outdoor electric receptacles (front porch) 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 outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    7) Safety, Repair/Replace, Evaluate - Non-metallic sheathed wiring (west exterior and leading to garage) is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

    Photo 10  

    Photo 15  

    8) Safety, Repair/Replace, Evaluate - Wire splices (west exterior of house) 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 11  
     

    9) Safety, Minor Defect - One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

    Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:
    http://edis.ifas.ufl.edu/AE113

    Photo 17  
     

    10) Safety, Maintain - One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.

    Photo 19  
     

    11) Repair/Replace - 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.

    Photo 12  

    Photo 13  

    12) Repair/Maintain, Evaluate - One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation. 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. Such contractors may include:

  • Foundation repair contractors who may prescribe repairs, and will give cost estimates for prescribed repairs
  • Masonry contractors who repair and/or replace brick veneer
  • Geotechnical engineers who attempt to determine if settlement is ongoing, and what the cause of the settlement is
  • Structural engineers who determine if repairs are necessary, and prescribe those repairs

    At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including:
  • Hydraulic cement. Requires chiseling a channel in the crack to apply.
  • Resilient caulks (easy to apply).
  • Epoxy sealants (both a waterproof and structural repair).

    Photo 49  

    Photo 50  

    13) Repair/Maintain - 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.

    Photo 7  
     

    14) Maintain - The exterior finish in some areas is failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

    Photo 14  

    Photo 18  

    15) Evaluate - Minor cracks were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
     
    Roof Return to table of contents
    Roof inspection method: Traversed
    Roof type: Hipped
    Roof covering: Asphalt or fiberglass composition shingles
    Estimated age of roof: 10 to 15 years old
    Gutter & downspout material: Aluminum
    Roof ventilation: Adequate
    16) Repair/Replace, Monitor - One or more chimneys are wider than two feet and no cricket is installed. A cricket is a small peaked saddle on top of the basic roof and behind the chimney that sheds water off to the sides. Debris such as leaves, needles, moss, etc. is likely to accumulate above the chimney because of the wide chimney. Leaks may occur as a result. The client(s) should monitor this area for accumulated debris in the future. If debris is found to accumulate above the chimney, then a qualified contractor should install a cricket.

    Photo 21  

    Photo 22  

    17) 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.
    18) Maintain - Debris such as leaves, needles, seeds, etc. have accumulated on the roof. This is a conducive condition for wood destroying insects and organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.

    Photo 24  
     
     
    Garage Return to table of contents

    19) Safety, Repair/Replace, Evaluate - One or more garage electric receptacles 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 garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    20) 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 27  
     

    21) Comment - Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.

    Photo 25  
    Garage

    Photo 26  
    Garage 2
     
    Attic Return to table of contents
    Inspection method: Partially traversed
    Roof structure type: Rafters
    Ceiling structure: Ceiling beams
    Insulation material: Fiberglass roll or batt
    Insulation depth: 5 to 10 years old
    Insulation estimated R value: 32
    22) 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 73  
     

    23) 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.

    Photo 70  
    Attic
     
     
    Electric service Return to table of contents
    Primary service type: Overhead
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 100
    Service voltage (volts): 120/240
    Location of main service switch: East side of home
    Location of sub panels: Kitchen and Basement
    Location of main disconnect: Breaker at top of main service panel
    Service entrance conductor material: Aluminum
    System ground: Copper
    Main disconnect rating (amps): 100
    Branch circuit wiring type: Knob and tube, Copper
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    24) Safety, Repair/Replace, Evaluate - This property has "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

    Some energized knob and tube wiring was found during the inspection. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob and tube type, or to determine what percentage of the knob and tube wiring is energized vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

    Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

    Photo 71  

    Photo 72  

    Photo 74  
     

    25) Comment - Low voltage 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.
    26) Comment - The main service sub-panel cover (kitchen) couldn't be removed due to lack of access from stored items and/or debris. This panel wasn't fully evaluated.

    Photo 41  
     

    27) Comment - Electrical Photos.

    Photo 16  
    Service entry electrical panel

    Photo 42  
    Electrical sub-panel

    Photo 44  
    Electrical sub-panel view 2
     
     
    Water heater Return to table of contents
    Estimated age: 5 to 10 years old
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: Bradford White
    Model: MI40T6EN12
    Water temperature (degrees Fahrenheit): 115
    28) 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 62  
    Water heater
     

    29) Comment - The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
     
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Masonry
    Chimney type: Masonry
    30) Safety, Repair/Replace, Evaluate - One or more wood burning appliances such as fireplaces or woodstoves share a flue with a gas or oil-fueled appliance (water heater). Standard building practices require that such appliances have separate flues to ensure proper drafts and to prevent accidental ignition of unburned gases. This is a safety hazard. A qualified chimney service contractor should evaluate and make modifications as necessary.
    31) Safety, Repair/Replace - One or more chimney flues do not have a screened cover installed. Screened covers prevent the following:

  • Fire hazard from wood fire sparks and embers exiting flues
  • Wildlife (birds, rodents, raccoons, etc.) entering flues
  • Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
  • Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles

    A qualified chimney service contractor should install screened cover(s) where missing. Screens should have holes 1/4 inch or larger.

    Photo 23  
     

    32) Comment - All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

    Photo 35  
    Fireplace 1

    Photo 68  
    Basement fireplace
     
    Heating and cooling Return to table of contents
    Estimated age: Furnace - 10 to 15 years old, Evaporative cooler - 5 to 10 years old
    Primary heating system energy source: Natural gas
    Primary heat system type: Forced air, High efficiency
    Primary A/C energy source: Electric
    Primary Air conditioning type: Evaporative cooler
    Distribution system: Sheet metal ducts
    Manufacturer: Lennox
    Model: Furnace - G26Q3-75-5
    Filter location: At the base of the furnace
    Last service date: Unknown
    33) Safety, Repair/Replace, Evaluate - What appears to be asbestos is visible on some ductwork. It is significantly deteriorated in some areas, and if it is asbestos, it may pose a health hazard and require abatement. Recommend having this material tested at a qualified lab. If the material is found to contain asbestos, recommend consulting with a qualified asbestos abatement contractor or industrial hygienist. For information on asbestos hazards in the home, visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/453.html

    Photo 59  

    Photo 60  

    34) 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.

    Photo 61  
    Furnace
     

    35) Maintain - Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
    36) Maintain - Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
    37) Comment - The evaporative cooler was shut off at the time of the inspection. For example, the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit.

    Photo 20  
    Evaporative cooler
     
     
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 75
    Location of main water shut-off valve: South basement wall
    Location of main water meter: Front yard
    Location of main fuel shut-off: West side of home
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: Copper, Galvanized steel
    Vent pipe material: Plastic, Galvanized steel, Cast iron
    Drain pipe material: Plastic, Galvanized steel, Cast iron
    Waste pipe material: Plastic, Galvanized steel, Cast iron
    38) Safety, Comment - Copper water supply pipes in homes built prior to 1986 may be joined with solder that contains lead. Lead is a known health hazard, especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained about 50 percent lead. The client(s) should be aware of this, especially if children will be living in this structure. Evaluating for the presence of lead in this structure is not included in this inspection. The client(s) should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions such as these may be advised:

  • Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than six hours.
  • Install appropriate filters at points of use.
  • Use only cold water for cooking and drinking. Hot water dissolves lead more quickly than cold water.
  • Use bottled or distilled water.
  • Treat well water to make it less corrosive.
  • Have a qualified plumbing contractor replace supply pipes and/or plumbing components as necessary.

    For more information visit:
    http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
    http://www.epa.gov/safewater/lead/index.html
    39) 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 52  
     

    40) Comment - Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

    Photo 43  
    Laundry area
     

    41) Comment - Some, most, or all of the water supply pipes in this structure are made of galvanized steel. Based on the age of this structure, these pipes may be nearing or may have exceeded their estimated useful life of 40 to 60 years. Internal corrosion and rust can reduce the inside diameter of these pipes over time, resulting in reduced flow and eventually, leaks. The inspector performed a "functional flow test" during the inspection where multiple fixtures were run simultaneously, and found the flow to be adequate. For example, the shower flow didn't decrease substantially when the toilet was flushed. Despite this, and because of their apparent age, these pipes may need replacing at any time.
    42) Comment - Plumbing Photos.

    Photo 6  
    Main gas meter shut-off valve

    Photo 65  
    Main water shut-off valve
     
    Basement Return to table of contents
    Insulation material underneath floor above: Not visible
    Pier or support post material: Wood, Bearing wall
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    43) Safety, Repair/Replace, Evaluate - One or more joists are damaged due to non-standard or substandard notching and/or hole boring. Standard building practices specify the following limitations for notching and boring joists:

  • Notches should not be cut in the middle third of any joist
  • Notches should not be deeper than 1/6 of the joist depth
  • Notches should not be deeper than 1/4 of the joist depth at joist ends
  • Bored holes should not be closer than 2 inches to the edges of the joist
  • Bored holes should not be wider than 1/3 of the joist depth

    A qualified contractor should evaluate and repair as necessary.

    Photo 53  

    Photo 54  

    Photo 55  
     

    44) 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 58  
     

    45) 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  
     

    46) Repair/Replace, Evaluate - Wooden support posts are not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.

    Photo 51  
     
     
    Kitchen Return to table of contents

    47) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    Photo 40  

    Photo 29  
    Kitchen

    48) 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.

    Photo 30  
    Kitchen view 2
     
     
    Bathrooms Return to table of contents

    49) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles were found (main floor bathroom). This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    Photo 38  
     

    50) Safety, Repair/Replace, Evaluate - One or more ground fault circuit interrupter (GFCI) electric receptacles did not trip when tested with the inspector's test instrument. These devices should trip when tested with a test instrument in addition to tripping via the test buttons on the receptacles. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and repair as necessary.

    Photo 32  
    Bathroom 1
     

    51) Repair/Replace - One or more bathrooms (basement bathroom) 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.

    Photo 56  
    Basement bathroom

    Photo 57  
    Basement bathroom view 2

    52) Repair/Replace - No water was found to sink in basement storage area.

    Photo 47  
    Basement sink in storage area
     

    53) Repair/Maintain - Caulk is missing or deteriorated above one or more bathtubs (main floor bathroom), where the tub surround meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the wall structure.

    Photo 39  
     
     
    Interior rooms Return to table of contents

    54) Safety, Repair/Replace, Evaluate - One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

    55) 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 37  
     

    56) Safety, Maintain - 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

    57) Safety, Comment - This structure was built prior to 1979 and may contain lead paint. Laws were enacted in 1978 in the US preventing the use of lead paint in residential structures. Lead is a known safety hazard, especially to children but also to adults. The paint found in and around this structure appeared to be intact and may be encapsulated by more recent layers of paint that are not lead-based. Regardless, recommend following precautions as described in the following links to Consumer Products Safety Commission website articles regarding possible lead paint.

    What You Should Know About Lead Based Paint in Your Home: Safety Alert - CPSC Document #5054

    CPSC Warns About Hazards of "Do lt Yourself" Removal of Lead Based Paint: Safety Alert - CPSC Document #5055

    58) Repair/Replace, Evaluate - Seals between double-pane glass in one or more windows west basement) 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. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

    59) 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.
    60) Repair/Replace, Evaluate - Mold-like substance was noted near water heater.

    Photo 63  
     

    61) Repair/Replace - Glass in one or more windows (southwest basement) is broken. A qualified contractor should replace glass where necessary.

    Photo 69  
    Cracked window
     

    62) Repair/Replace - One or more interior doors are missing, damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

    Photo 66  
    Missing closet doors in basement bedroom
     

    63) Evaluate - One or more rooms (basement bathroom) that are considered living spaces appear to have no visible source of heat. The client(s) should consult with the property owner(s) regarding this, and if necessary, a qualified contractor should evaluate and install heat source(s) as necessary.
    64) Comment - 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.
    65) Comment - Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
    66) Comment - Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
     
    HOME MAINTENANCE CHECK LIST

    Monthly:

    1. Clean dishwasher filter(if provided), usually at lower spray arm.
    2. Purge garbage disposal by first filling kitchen sink with clean water, then turn on food disposer until water is drained through.
    3. Change/clean air conditioning return filters monthly. This will help keep your air cleaner and system running more efficiently. Clogged air filters will make your system operate longer than required, thereby increasing your monthly bills.
    4. Wash refrigerator/freezer interior walls and door liner with solution of 1 quart warm water: 2 tablespoons of baking soda, and wipe dry.
    5. Vacuum and clean all return air ducts/grills.
    6. Inspect lighting fixtures and replace blown light bulbs.
    7. Clean clothes drier lint traps and or ducts to reduce fire risk.
    8. Clean toaster oven crumb tray.

    Quarterly:

    1. Inspect exterior doors to ensure they are weather tight. Adjust or replace weather stripping as needed.
    2. Service doors(incl. garage doors) and drawers, clean and lubricate latches, hinges and guides.
    3. Inspect and repair exterior caulking around windows, doors, and siding.
    4. Replace/clean central heating system(furnace) filters.
    5. Re-tighten knobs on kitchen cabinets, don't overtighten.

    Semi-Annually:

    1. Have heating and air conditioning systems inspected and serviced by licensed contractor.
    2. Inspect and test smoke alarms and carbon monoxide detectors and replace back up batteries.
    3. Check (GFCI)ground fault interrupted circuits. Test if grounded and correct polarity.
    4. Inspect and maintain proper drainage around home. Clean gutters and down-pipes and ensure water is flowing away from your home.
    5. Inspect home for rodent droppings or other pests. Have home treated as needed.
    6. Test sump pump for reliable operation, especially before any rainy season.
    7. Wash fan housing and metal filter connected to range hood exhaust fans. These can be safely washed by placing them inside the dishwasher.
    8. Vacuum coils behind refrigerator/freezer to remove dust, this will improve efficiency of unit.
    9. Tap off a bucket of water from the hot water heater until it runs clean.

    Annually:

    1. Inspect and repair settling cracks (if necessary).
    2. Inspect and lubricate garage door tracks.
    3. Inspect exterior paint for cracking and wear. Repaint or seal as needed.
    4. Drain and refill water heater.
    5. Trip main breaker on electric panel.
    6. Inspect all electric cords and replace if necessary.
    7. Inspect attic for water damage, birds, and rodents.
    8. Inspect all electrical cords and replace if necessary.
    9. Inspect basement for moisture/mold and wood rot.
    10. Inspect attic for signs of roof leaks or water damage, bird nests, rodent or squirrel nests, and clean if necessary.
    11. Change water filters and have water softeners serviced.
    12. Inspect roof flashings, chimney caps, shingles(for mold and damage) and caulking for possible damage.
    13. Pressure wash deck, walkways and driveway.
    14. Reseal wood decks with preservative and inspect and secure nails that may be protruding out. Nails have a tendency to pop out after very cold weather conditions.
    15. Clean or replace oil filter(oil fired burner only).
    16. Inspect outside electrical service feeder for exposed bare wires and tree interference.
    17. Inspect basement/crawl space area for signs of termites and/or other wood-boring insects.
    18. Use hose to wash off dirt from coil and fan in heat pump/condenser locate outside of house.
    19. Inspect all hoses(and replace if necessary) connected to laundry washer unit.
    20. Clean and seal ceramic tile grout lines in bathrooms/toilets/kitchen.
    21. Check caulking at tub and shower, and replace if necessary.
    22. Wash and blow clean bathroom exhaust fan grill and fan blades.
    23. Wash windows(exterior and interior), screens, seals and ledges. Repair if necessary.
    24. Clean and lubricate sliding glass door tracks and window tracks.
    25. Check stucco joints around doors and windows.
    26. Inspect the dishwasher's motor motor spin seal, and replace if necessary.
    27. Inspect laundry washer water fill hoses for cracks, blisters, corroded fittings and leaks.
    28. Place beeswax or paraffin on built-in kitchen cabinets that have wooden guides.
    29. Inspect for creosote deposits in the fireplace flue liner, these are black or brown residue of combustion that collects on the inner surfaces. If the build up is more than 1/8 inch, remove it.
    30. Vacuum around the gas hot water heater(especially near furnace) to remove dirt and grime.

    Tips for clogged drains:

    Keeping the Drains Clear:
    1. By pouring a pot of hot water down the drain once a week will melt away any fat or grease that may have built up in the drain line or P-trap.
    2. If you have a clogged drain, just pour a 1/2 cup of baking soda and 1/2 cup of white vinegar down the drain. Cover the drain and let the mixture sit for a few minutes, then pour a pot of hot water down the drain. This will break down fats and also keep the drains smelling fresh.
    3. Every six months, keep your drains clean by using a copper sulfide or sodium hydroxide-based drain cleaner, or other recommended drain cleaner available from your local store.

    Other safety tips:

    Ensure that you know where the following items are located:
    1. Emergency contact telephone numbers.
    2. Fire extinguishers and water hose pipes.
    3. Heating gas/fuel main shutoff valve.
    4. Main electrical disconnect circuit breaker(breaker box/service panel).
    5. Main drain line clean-out.
    6. Main water shut off valve.
    7. All window and door exits.

    In addition to the above, carry out the following monthly safety checks:
    Some of these items may have already be included in the home maintenance list, but these monthly safety checks are advisable for safety reasons:
    1. Test ground fault circuit interrupter receptacles(GFCI's).
    2. Test smoke and carbon monoxide alarms, replace batteries if necessary.
    3. Inspect and lubricate (if necessary) all emergency exits, including windows and doors.
    4. Inspection of heating unit and water heater for visual integrity.

    Home appliance estimated life spans:

    1. Dishwasher water valves: 3-7 years
    2. Range and oven: 18-20 years
    3. Garbage disposal: 10 years
    4. Microwave: 10 years
    5. Refrigerator: 18-20 years
    6. Laundry washer: 14 years
    7. Laundry dryer: 14 years
    8. Refrigerator/Freezer: 18-20 years
    9. Central air conditioner system: 15 years
    10. Window mounted air conditioning system: 8 years
    11. Bathtub/Sink: 50 years
    12. Garage door opener: 10 years
    13. Laundry water fill hoses: 3-5 years
    14. Trash compactor: 10 years

    Energy saving web-sites:

    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.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

    This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:

    * Crawl space areas less than 18 inches in height
    * Attic spaces less than 5 feet in height
    * Spaces under outdoor decks less than 5 feet high

    Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.

    Items not Included

    1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;
    2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);
    3. Noise pollution or air quality in the area;
    4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
    5. Engineering level evaluations on any topic;
    6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);
    7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
    8. Any repairs which relate to some standard of interior decorating;
    9. Cracked heat exchangers or similar devices in furnaces;
    10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;
    11. Washers and dryers;
    12. Circuit breaker operation;
    13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;
    14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;
    15. Evaluations involving destructive testing;
    16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
    17. Design problems and adequacy or operational capacity, quality or suitability;
    18. Fireplace drafting;
    19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;
    20. Any evaluation which would involve scraping paint or other wall coverings;
    21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
    22. Legal description of property such as boundaries, egress/ingress, etc.;
    23. Quality of materials;
    24. Conformance with plan specifications or manufacturers specifications;
    25. Flood conditions or plains;
    26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis.

    As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for Signature Home Services to recommend any specific contractor.

    Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.

    Disclaimer
    In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
    THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.

    THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO SIGNATURE HOME SERVICES.