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All American Inspections

2753 Rosewood St 
Medford OR 97504-5174
Inspector: Tom Hinton
CCB# 214570

Property Inspection Report

Client(s):  Ester Bornstein
Property address:  432 SE Grandview Ave
Grants Pass OR 97527-5393
Inspection date:  Friday, August 2, 2019

This report published on Saturday, August 3, 2019 11:05:57 AM PDT

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:
Concern typeSafetyPoses a safety hazard
Concern typeRepair/ReplaceRecommend repairing or replacing
Concern typeRepair/MaintainRecommend repair and/or maintenance
Concern typeMaintainRecommend ongoing maintenance
Concern typeEvaluateRecommend evaluation by a specialist
Concern typeCommentFor your information

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
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings

View summary

General Information
Table of contents
Report number: 2030
Time started: 200
Time finished: 400
Present during inspection: Tenant, Realtor
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Inspection fee: 350
Payment method: Invoiced
Type of building: Single family, Manufactured home
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 35
Source for main building age: Inspector's estimate
Front of building faces: West
Main entrance faces: West
Occupied: Yes
1) Based on construction observed, additions to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
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Photo 1-1 
2) Alterations have been made to this manufactured home. In many cases, alterations such as additions or permanent attachment of exterior structures (decks, stairs, etc.) may negatively affect the value of the property. Also, depending on the alterations, additions may need to be removed or demolished for resale or when moving the home. Electrical and/or plumbing systems may need to be restored to their original condition and configuration. Warranties may be voided. The client should make every attempt to verify that permits were applied for and granted by local municipalities as needed for all alterations. For more information, visit:
https://www.reporthost.com/?MFGADDON
3) Many areas and items at this property were obscured by furniture and/or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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Photo 3-1 small barn too cluttered to inspect
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Photo 3-2 
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.
Site profile: Level, Moderate slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below), Near, at or beyond service life
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below), decomposing
Exterior stair material: Wood
4) One or more decks or porches were unstable due to missing or substandard bracing, or lack of attachment to main structure. This is a safety hazard since severe movement may cause the decks or porches to collapse. A qualified contractor should repair as necessary.
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Photo 4-1 cantilevered beams from deck
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Photo 4-2 
5) Ledger boards for one or more decks, balconies or porches appeared to be attached with nails only. This method of attachment is substandard and may result in such structures separating from the main building. This is a potential safety hazard. Modern standards call for ledger boards to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit:
https://www.reporthost.com/?LB
https://www.reporthost.com/?SD
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Photo 5-1 
6) One or more sets of stairs were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.
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Photo 6-1 Railins and much of the deck surface is beyond its useful life
7) Handrails at one or more flights of stairs were deteriorated. This is a safety hazard. Recommend that a qualified person repair as necessary.
8) Fasteners for the deck, porch or balcony joist hangers and/or support post brackets were missing. Approved fasteners such as Teco nails should be installed in every nail hole in such hardware. Recommend that a qualified person install approved fasteners where necessary.
9) One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend that a qualified person repair as necessary.
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Photo 9-1 loose and broken deck boards
Exterior and Foundation
Table 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
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below), paint and caulking
Apparent wall structure: Wood frame
Wall covering: Wood fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Not applicable, slab, manufactured or mobile home
10) sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.
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Photo 10-1 access point and repair area
11) Some nail heads at the composition wood siding were protruding from the wood, or had been nailed in so as to break the surface of the siding, and caulk was missing. Most manufacturers of composition wood siding specify that nail heads should be flush with the surface, and that the surface of the siding should not be broken. If broken, then caulk should be applied to the nail heads to prevent water penetration and subsequent deterioration of the siding. Recommend that a qualified person repair per the siding manufacturer's specifications.
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Photo 11-1 in many places the trim is deteriorating
12) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 12-1 
13) Trees were in contact with or were close to the building at one or more locations. Damage to the building can 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.
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Photo 13-1 
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Photo 13-2 
14) The paint or stain finish over much of the entire structure was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the entire building exterior per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
15) Caulk was in some areas. For example, around windows, at siding butt joints and/or at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
https://www.reporthost.com/?CAULK
16) No poured-in-place concrete footings were visible below the piers supporting this manufactured home. Settlement can occur as a result. Consult with a qualified contractor to determine options for installing footings per standard building practices.
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Photo 16-1 
Crawl Space
Table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Condition of floor substructure above: Not determined (inaccessible or obscured)
Pier or support post material: Concrete block
Beam material: Steel
Floor structure above: Not determined (inaccessible or obscured)
Condition of insulation underneath floor above: Not determined (inaccessible or obscured)
Insulation material underneath floor above: Not determined (inaccessible or obscured)
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
17) One or more were . Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 17-1 
18) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
19) Significant amounts of debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.
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Photo 19-1 
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Photo 19-2 
20) Nail heads were exposed at one or more shingles. More than just a few exposed nail heads may indicate a substandard roof installation. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
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Photo 20-1 
Attic and Roof Structure
Table 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: Not inspected because access was blocked
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below), spongy
Roof structure type: Not determined (inaccessible or obscured)
Ceiling structure: Not determined (inaccessible or obscured)
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured)
Ceiling insulation material: Not determined (inaccessible or obscured)
Approximate attic insulation R value (may vary in areas): Not determined (inaccessible or obscured)
Vermiculite insulation present: Not determined
Vapor retarder: Not determined (inaccessible or obscured)
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Open soffit vents
21) The roof decking was spongy, soft or springy in one or more areas when the inspector walked on those areas. This may be caused by deteriorated sheathing, damaged rafters or trusses, and/or otherwise substandard construction. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 21-1 
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Photo 21-2 deflexion
Garage or Carport
Table of contents
Limitations: The inspector cannot reasonably determine the integrity of all elements of limited fire resistance at residential construction or verify firewall ratings at multi unit construction. Requirements for ventilation in garages vary between municipalities.
Type: Attached, Carport
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Hollow core, Wood
Condition of garage floor: Appeared serviceable
22) Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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Photo 22-1 small crack in carport surface
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Photo 22-2 
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
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Not determined (components inaccessible or obscured)
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Bedroom
Location of sub-panel #D: Building exterior, water pressure tank
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: Not determined (inaccessible or obscured, or panels not opened)
Ground fault circuit interrupter (GFCI) protection present: No
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: No, recommend install
Carbon monoxide alarms installed: No, recommend install
23) One or more electric receptacles at the kitchen, bathroom(s), full bath and/or master bath had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
https://www.reporthost.com/?GFCI
24) Panel(s) #A were located in a closet. This is not an approved location for electric panels. Recommend that a qualified electrician move the panel(s) or make repairs per standard building practices.
25) Non-metallic sheathed wiring was installed at one or more locations, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
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Photo 25-1 Loose romex and extension cord powering light fixture
26) One or more boxes installed outside were not rated for exterior use. This is a potential shock and fire hazard. Recommend that a qualified electrician repair per standard building practices.
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Photo 26-1 exterior rated receptacle is open to elements and has gap
27) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
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Photo 27-1 
28) The inspector was unable to open and evaluate panel(s) #A because items were blocking access. The condition of these panel(s) is unknown and they are excluded from this inspection. Repairs may be needed. Recommend that a qualified person correct conditions, or that a qualified contractor make repairs if necessary so panels can be opened, and that a qualified person fully evaluate panel(s).
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Photo 28-1 inaccessible electrical panel
29) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
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Photo 29-1 
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Photo 29-2 
Plumbing / Fuel Systems
Table 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 shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: No
Sewage ejector pump installed: No
30) Polyvinyl chloride (PVC) piping was used for one or more hot water supply lines. This piping is not rated to withstand high temperatures and pressures commonly found in residential hot water systems. It is prone to failure with this use, and flooding or significant water damage can occur. It is also an indication that a qualified plumber did not install it. Other problems not readily visible may exist. Recommend that a qualified plumber evaluate and repair per standard building practices.
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Photo 30-1 
31)  This age of unit may be plumbed with polybutylene this type has been prroblematic and further evaluation is recommended
Water Heater
Table 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: Electricity
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Laundry room
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 123
32) The water heater did not have earthquake straps installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks may also occur in water-supply pipes or fittings. Recommend that a qualified person install earthquake straps per standard building practices.
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Photo 32-1 
33) The drain line assembly for the water heater's temperature-pressure relief valve appeared to be made from PVC plastic components. This material is not rated for high temperature and pressure and poses a safety hazard. A qualified plumber should repair per standard building practices. For example, by replacing the PVC components with copper or CPVC plastic components.
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Photo 33-1 pvc tpc piping
34) Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
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Photo 34-1 water heater power appears to come from fixture on other side of wall?
35) The hot water temperature was greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. If the water heater is powered by electricity, a qualified person should perform the adjustment, since covers that expose energized equipment normally need to be removed. For more information on scalding dangers, visit:
https://www.reporthost.com/?SCALD
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Photo 35-1 
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): Heat pump
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: does not show
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 35
Location of forced air furnace: Utility room
Forced air system capacity in BTUs or kilowatts: 55000
Condition of furnace filters: Required replacement
Location for forced air filter(s): Inside air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior, east
Type: Heat pump
Condition of controls: Appeared serviceable
Fireplaces, Stoves, Chimneys and Flues
Table 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.
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.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
36) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
https://www.reporthost.com/?ATB
37) The inspector was unable to determine if the dishwasher's drain line had a high loop or air gap (e.g. drain line not visible). A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. Recommend reviewing the dishwasher's installation instructions, consulting with the property owner and/or having a qualified contractor evaluate further to determine if a high loop and air gap are installed or needed. If not installed, and none is built into the dishwasher, then recommend that a qualified contractor install a high loop and air gap per standard building practices.
38) The sink had minor wear, blemishes or deterioration.
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Photo 38-1 
Bathrooms, Laundry and Sinks
Table 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: Full bath
Location #B: Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Required repair, replacement and/or evaluation (see comments below)
Bathroom and laundry ventilation type: Spot exhaust fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
39) One or more cabinets, drawers and/or cabinet doors at location(s) #A were . Recommend that a qualified person repair or replace as necessary.
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Photo 39-1 
40) Vinyl flooring in bathroom at location(s) #A and B was . Water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
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Photo 40-1 main bath linoleum is curled and the sub floor is showing damage
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Photo 40-2 gap at tub
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Photo 40-3 signs of damage from water
41) The exhaust fan at location(s) #A was inoperable. Moisture may accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified person clean, repair or replace fans as necessary.
Interior, Doors and Windows
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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. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. 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: Wood
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Metal
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Tiles
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
42) Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active leak. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 42-1 more ceiling staining
43) 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.
44) One or more walls . Recommend that a qualified person repair as necessary.
45) Vinyl, linoleum or marmoleum flooring in one or more areas was curling. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
Wood Destroying Organism Findings
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Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than 5 feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood-destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood-destroying organisms may infest, re-infest or become active at any time. No warranty is provided as part of this inspection.
Visible evidence of active wood-destroying insects: No
Visible evidence of active wood decay fungi: Yes
Visible evidence of past wood-destroying insects: No
Visible evidence of past wood decay fungi: Yes
Visible evidence of damage by wood-destroying insects: No
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood-destroying organisms: No
Location #A: back deck and supports


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Photo X-2 poor wiring
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Photo X-4 small barn
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Photo X-5 rafter tails on barn decaying
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Photo X-6 roof to barn shot
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Photo X-7 Abandoned electrical service
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Photo X-8 may be a little hard to see but the roof deck is very wavy (and spongy)
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Photo X-11 Aluminum windows with bad screens
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Photo X-14 decay (fungal) advancing
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Photo X-15 gas line w/o meter
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Photo X-16 Although water service supplied by city, pressurized holding tank used to improve pressure
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Photo X-17 filter
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Photo X-19 carport door with keyed deadbolt on both sides and no handle
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Photo X-20 same carport door with no glass
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Photo X-21 electrical service
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Photo X-23 concrete (carport) asphalt (driveway) interface
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Photo X-28 loose soffit board
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Photo X-36 air filters are well beyond replacement
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Photo X-38 staining in laundry room ceiling from prior roof leak (i was told it happened before the new roof)
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Photo X-39 ac is cold
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Photo X-40 many of the doors and jambs and their trim is deteriorated
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Photo X-42 
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Photo X-43 damage at MBR tub
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Photo X-45 code requires tempered glass in windows less than 9" from floor, greater than 9 square feet; top higher than 36" or within 36" of walk area. I could not ascertain if this was tempered.
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Photo X-50 loose vent in Master
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Photo X-51 This is a scuttle hole to attic area, I could not open this without damaging the door and trim
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Photo X-52 
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Photo X-53 manufacturers date (4/3/84)
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Photo X-54 200amp single pull, breaker at top
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Photo X-55 concrete base is about to be eroded
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Photo X-58 no moisture barrier but trailer is insulated and has a barrier indicated here
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