View as PDF

View summary

Logo
alicantehomeinspections@gmail.com
(949) 283-5013
5075 Warner Ave Ste 207 
Huntington Beach CA 92649-4000
Inspector: Alan A. Alicante
InterNACHI Certified Inspector: #1411616
FAA Certified Remote Pilot: #3927142

Property Inspection Report

Client(s):  Sample Report - Condo
Property address:  12345 Condo Way
Huntington Beach, Ca 92649
Inspection date:  Tuesday, June 25, 2019

This report published on Sunday, December 6, 2020 7:12:32 AM PST

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.

Dear customer:

Thank you for choosing Alicante Home Inspections to perform the following inspection on the property you wish to purchase.
This report is the exclusive property of Alicante Home Inspections and the individual/s paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.

All findings should be made to Alicante Property Inspections.

This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.

We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off Walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.

While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.

If this property was unoccupied and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.

This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.


If you have any questions regarding this report, please feel free to call us.

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 safety hazard
Concern typeMajor DefectCorrection likely involves a significant expense
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeMonitorRecommend monitoring in the future
Concern typeServiceableItem or component is in serviceable condition
Concern typeCommentFor 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 https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Grounds
Exterior and Foundation
Attic and Roof Structure
Garage
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces and Chimneys
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows

View summary

General InformationTable of contents
Present during inspection: Client, Realtor
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Sunny, Dry (no rain)
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Payment method: Check
Type of building: Single family
Buildings inspected: Condo
Age of main building: 2004
Source for main building age: Online Property Listing
Occupied: No
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Waterproof coating or membrane
Condition of stairs, handrails and guardrails: Appeared serviceable
1) Recommend cleaning gutters.
Photo
Photo 1-1 
Photo
Photo 1-2 
2) General View of Grounds: Serviceable
Photo
Photo 2-1 
Photo
Photo 2-2 
Photo
Photo 2-3 
Photo
Photo 2-4 
Exterior and FoundationTable of contents
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.
Wall inspection method: Viewed from ground
Wall covering: Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete
3) Trees were in contact with or were close to the building at one or more locations. Damage to the building may occur, especially during high winds, or may have already occurred (see other comments in this report). Recommend that a qualified tree service contractor or certified arborist remove trees as necessary to prevent damage to the building exterior.
4) Exterior General Views:
Photo
Photo 4-1 
Photo
Photo 4-2 
Photo
Photo 4-3 
Photo
Photo 4-4 
5)  Upstairs balcony - Serviceable
Photo
Photo 5-1 
Photo
Photo 5-2 
Attic and Roof StructureTable of contents
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.
Attic inspection method: Viewed from hatch(es)
Condition of roof structure: Appeared serviceable
Condition of roof ventilation: Appeared serviceable
6) Attic access point(s) were inaccessible because the hatch was permanently fastened. These areas were not evaluated and are excluded from this inspection. The condition of these areas is unknown.

Recommend asking prior owner for key to unlock access panel.
Photo
Photo 6-1 
Photo
Photo 6-2 
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
7) The door between the garage and the house has been modified with a pet door, and is no longer fire-resistant. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit:
https://www.reporthost.com/?AGFR
Photo
Photo 7-1 
Photo
Photo 7-2 
8) Garage Views: The Garage was inspected and found to be in serviceable condition
Photo
Photo 8-1 
Photo
Photo 8-2 
Photo
Photo 8-3 
Photo
Photo 8-4 
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, stored items or child-protective caps 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 and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices 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.
Electric service condition: Appeared serviceable
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100
Condition of main service panel: Appeared serviceable
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Not determined
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
Smoke alarms installed: One or more not working
9) Carbon monoxide alarms were missing on one or more levels. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed in the vicinity of each sleeping area, on each level and in accordance with the manufacturer's recommendations. Recommend installing additional carbon monoxide alarms per these standards. For more information, visit:

https://buyersask.com/interior/carbon-monoxide-co-detectors/
Photo
Photo 9-1 
Photo
Photo 9-2 
Photo
Photo 9-3 
10) Light bulb out in bedroom ceiling fan.
Photo
Photo 10-1 
11) Electrical Views:
Photo
Photo 11-1 
Photo
Photo 11-2 
Photo
Photo 11-3 
Photo
Photo 11-4 
Photo
Photo 11-5 
Photo
Photo 11-6 
12)  Smoke Alarms - Serviceable
Photo
Photo 12-1 
Photo
Photo 12-2 
Photo
Photo 12-3 
Photo
Photo 12-4 
Photo
Photo 12-5 
Plumbing / Fuel SystemsTable of contents
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 determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Location of main water meter: By street
Location of main water shut-off: Building exterior
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Condition of waste lines: Appeared serviceable
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
13) Missing 4" brass cap on garage floor - Trip hazard
Photo
Photo 13-1 
Photo
Photo 13-2 
14) If this property was unoccupied and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.
15) General Plumbing Views:
Photo
Photo 15-1 Plumbing cleanout
Photo
Photo 15-2 Hot water shut off valve
Photo
Photo 15-3 house water shut off
Photo
Photo 15-4 Plumbing cleanout
Photo
Photo 15-5 Under sink views
Photo
Photo 15-6 Under sink views
Photo
Photo 15-7 Plumbing cleanout
Water HeaterTable of contents
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.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 46
Location of water heater: Garage
Hot water temperature tested: Yes
16) General Water Heater Views:
Photo
Photo 16-1 Hot water shut off valve
Photo
Photo 16-2 
Photo
Photo 16-3 
17) The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

MFG DATE: 10/2004 Water heater works as intended.
Photo
Photo 17-1 
Heating, Ventilation and Air Condition (HVAC)Table of contents
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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Condition of furnace filters: Appeared serviceable
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
18) The estimated useful life for most forced air furnaces is 15-20 years. This furnace "May" be near this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
19) One or more ceiling fans wobbled during operation. This is a potential safety hazard and may be caused by loose fasteners, blades, rod-fan body junction, the fan itself being loose, or bent, misaligned or unbalanced blades. Recommend that a qualified person repair as necessary. For more information, visit:
https://www.reporthost.com/?FANBAL
Photo
Photo 19-1 
20) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
Photo
Photo 20-1 
21) The furnace heating system was not fully evaluated because the access panel was locked. The estimated useful life for most forced air furnaces is 15-20 years. This furnace "May" be near this age and/or its useful lifespan. It's recommended to have a qualified HVAC contractor inspect, clean, and service this system on a annual basis. This will help insure the system stays running at its peak performance.
Photo
Photo 21-1 
22) General HVAC Views:
Photo
Photo 22-1 
Photo
Photo 22-2 
23) Hot & Cold Air Temp Readings - Serviceable
Photo
Photo 23-1 Room Temp
Photo
Photo 23-2 Cold air Temp
Photo
Photo 23-3 Hot Air Temp
Fireplaces and ChimneysTable of contents
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.
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: No
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Metal, with wood enclosure
Gas-fired flue type: B-vent
24) General View Fireplace & Chimney:
Photo
Photo 24-1 
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.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Under-sink food disposal, Microwave oven
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
25) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
Photo
Photo 25-1 
26) One or more filters for the cooktop exhaust fan were dirty. Recommend cleaning or replacing filters as necessary.
Photo
Photo 26-1 
Photo
Photo 26-2 
27)  Kitchen was inspected and found to be in serviceable condition.
Photo
Photo 27-1 
Photo
Photo 27-2 
Photo
Photo 27-3 
Photo
Photo 27-4 
Photo
Photo 27-5 
Photo
Photo 27-6 
Photo
Photo 27-7 
Photo
Photo 27-8 
Photo
Photo 27-9 
Bathrooms, Laundry and SinksTable of contents
Limitations: 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.
Location #A: Bathroom#A
Location #B: Bathroom#B
Location #C: Bathroom#C
Laundry Room:
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Not determined
28) One or more bathtub faucet handles were worn. Recommend that a qualified person repair or replace handles as necessary.
Photo
Photo 28-1 
29) Tub stopper repair or replace.
Photo
Photo 29-1 
30) The exhaust fan or fan cover at location(s) #B and C needed cleaning. Dirty or clogged fans can result in moisture accumulation and subsequent mold, bacteria or fungal growth. Recommend cleaning fan covers or fans now and as necessary in the future.
Photo
Photo 30-1 
Photo
Photo 30-2 
31) Bathroom toilet handle is a little sticky, but toilet still flushes okay.
Photo
Photo 31-1 
32) Bathroom/s was inspected and found to be in serviceable condition.
Photo
Photo 32-1 
Photo
Photo 32-2 
Photo
Photo 32-3 
Photo
Photo 32-4 
33)  Laundry area views - Serviceable
Photo
Photo 33-1 
Photo
Photo 33-2 
Interior, Doors and WindowsTable of contents
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.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Laminate
Condition of stairs, handrails and guardrails: Appeared serviceable
34) Glass in one or more interior doors was broken. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 34-1 Garage window
35) One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
Photo
Photo 35-1 upstairs bedroom
36) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.
Photo
Photo 36-1 
Photo
Photo 36-2 
37) Concrete slab floors were obscured by and couldn't be fully evaluated.
Photo
Photo 37-1 
38)  Interior Views: Serviceable
Photo
Photo 38-1 
Photo
Photo 38-2 
Photo
Photo 38-3 
Photo
Photo 38-4 
Photo
Photo 38-5 
Photo
Photo 38-6 
Photo
Photo 38-7 
Photo
Photo 38-8 
Photo
Photo 38-9 
Photo
Photo 38-10 
Photo
Photo 38-11 
Photo
Photo 38-12 
Photo
Photo 38-13 
39)  Prior patch was visible in the garage. Recommend asking owner about patches.
Photo
Photo 39-1 
Photo
Photo 39-2 

1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.

I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions.

II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.

III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.

1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm