This report published on Thursday, October 11, 2018 9:38:42 PM PST
Thank you for using Best To Inspect Inc. for your inspection needs. I appreciate your business.
The following written report is prepared for the sole, confidential and exclusive use of the client(s) named above. It is designed to highlight major and significant defects observed on the day of the inspection, not minor or cosmetic ones (although these will be noted when observed as a courtesy). The report is intended as a general guide to help you evaluate the home. Read your entire Home Inspection Report before purchasing the property, paying close attention to all items noted on the report and to any exclusions and limitations listed. Any items noted that require further evaluation, any items not accessible or able to be located during the inspection and any items listed under the Visual Obstructions and Exclusions section should be investigated or evaluated before you purchase the home. I recommend that any needed repairs be made by a licensed, qualified contractor.
Your Home Inspection Report represents my good-faith opinions on the subjects listed within on the day of the inspection - no guarantee or warranty is either expressed or implied. Hidden or concealed defects are not included in this report. This report is not an insurance policy. Please be sure to read the entire report thoroughly and call promptly with any questions or concerns. This report shall supersede any written or verbal communication and comments made prior to providing the written report.
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a risk of injury or death
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Comment
For your information
Damage
Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Type of building: Single family
Age of building(s): 56 Years
Source for building age: Property listing
Front of building faces: North
Occupied: Yes
1) Structures built prior to 1980 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 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: http://www.epa.gov http://www.cpsc.gov http://www.cdc.gov
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
The following items are excluded from this inspection: Invisible fencing
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood, Chain link
Condition of retaining walls: Appeared serviceable
Retaining wall material: Block
Site profile: Level, Moderate slope
Condition of driveway: Required repair, replacement and/or evaluation (see comments below)
Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)
Condition of handrails: Appeared serviceable
Exterior stair material: Concrete, with tile
4) One or more trip hazards were found in the driveway due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace driveway sections as necessary to eliminate trip hazards.
Photo 4-1 Trip hazard at the driveway area
5) Evidence of poor and no drainage was found in one or more sections of the yard and/or walkways. No drains were visible in these areas. A qualified person should evaluate and make repairs as necessary to prevent water from accumulating in the future. For example, installing drains and drain lines.
Photo 5-1 Uneven front yard needs drainage and leveling
Photo 5-2 Incorrect grading and no visible drains on the side of the house
Photo 5-3 No visible drainage around front of house
Photo 5-4
6) Steps have settled significantly at the top by the street. Top stairs are uneven/sloping forward. A qualified contractor should evaluate and repair or replace as necessary.
Photo 6-1 Missing tiles at the exterior stairs
Photo 6-2 The top of the exterior stairs is pulling away and uneven
7) Fences were loose or deteriorated in some areas (Fence at the street area was loose and wood fence is leaning at alley area). A qualified person should repair or replace sections as necessary.
Photo 7-1 Leaning fence
8) One or more fence gates were difficult to open and close. A qualified person should repair as necessary.
Back gate at alley due to fence leaning
Photo 8-1 The wood fence and gate need to be repaired at the back of the house
9) No visible problems noted for front retaining wall. Recommend some type of foilage on the large dirt hill at the front of the house.
Photo 9-1 Dirt hillside needs foliage on it
Photo 9-2 Retaining wall
10) Many fence sections were obscured by vegetation and couldn't be fully evaluated.
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Stucco, Brick veneer
Condition of foundation and footings: Appeared serviceable
Foundation type: Slab on grade
Foundation material: Poured in place concrete
12) Rot or water damage was found at one or more sections of fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
Around the garage
Photo 12-1 Dryrot at the fascia boards
13) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding(around the garage). A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
Photo 13-1 Damaged stucco at the garage
Photo 13-2
Photo 13-3 Damaged stucco at the garage
14) Soil was to high above the weep screed. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.
Photo 14-1 The soil is too high at the front of the house
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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Gable
Age of roof surface(s): 15 Years
Source for building age: Inspector's estimate
Roof inspection method: Traversed
Condition of shingle and/or shake roof surface materials: Appeared serviceable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Plastic
Gutter and downspout installation: Partial
Condition of attic: Appeared serviceable
Attic inspection method: Partially traversed
Roof structure type: Rafters
Ceiling structure: Ceiling beams
Ceiling insulation material: Mineral wool loose fill
Ceiling insulation depth: 4"
Roof ventilation: Appears serviceable
17) Roof repairs were needed because many composition shingles had the following conditions: granules worn away and/or deterioration. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
Roof material is worn on the South side of the house
Photo 17-1 Roof
Photo 17-2 The roof is showing signs of deterioration
Photo 17-3 Roof
18) Water was leaking behind one or more sections of gutters. Water may accumulate around the building's foundation as a result, or the edge of the roof structure may become damaged by rot or water. A qualified person should evaluate and repair as necessary.
19) Some gutters and/or downspouts were missing, loose and/or substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.
Photo 19-1 Loose gutters and not installed correctly
20) All attic and roof structure sections more than 6 and/or 8 feet from the access hatch(es) were inaccessible due to possible damage to insulation, lack of permanent walkways and/or ducts or pipes blocking. These areas are excluded from the inspection.
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 200
System ground: Unable to determine
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of main disconnect: Breaker at top of main service panel, At main disconnect panel outside
Branch circuit wiring type: Nonmetallic sheathed
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Condition of smoke detectors: Required repair, replacement and/or evaluation (see comments below)
Smoke detectors present: Yes, No
Carbon monoxide detectors present: Yes
24) One or more wires in panel #A appeared to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.
Photo 24-1 Inside the electrical panel
Photo 24-2 Wiring to small going to a few breakers inside the panel
Photo 24-3 To small of wiring
25) Some wiring was loose, unsupported, or inadequately supported. Standard building practices require non-metallic sheathed wiring to be trimmed to length, attached to runners or to solid backing with fasteners at intervals of 4-1/2 ft. or less. Fasteners should be installed within 12 inches of all enclosures. A qualified, licensed electrician should evaluate and repair as necessary. For example, trim wire to length and/or install staples as needed.
Photo 25-1 Loose wiring in the garage
Photo 25-2 Loose wiring in the garage
Photo 25-3
26) One or more electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored(Inside the closet by the front entry door). Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
27) One electric receptacles had 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.
Left side of the kitchen sink
28) One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit: http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
Outlets on the right and left side of the kitchen sink should be connected to the GFCI outlet
29) Wire splices were 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 29-1 Wire splices below the kitchen sink
30) Smoke detectors were missing from bedrooms. Additional smoke detectors should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, in each bedroom, and one each level of the building. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Missing in the master bedroom
31) Some cover plates on junction boxes were missing. 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. A qualified person should repair as necessary.
In the garage, attic and below the main electrical panel
Photo 31-1 Open junction box below the main panel
Photo 31-2 Open junction box in the garage
Photo 31-3 Open junction box in the attic
32) One or more wall-mounted exterior light fixtures had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
Photo 32-1 Caulking needed at the exterior lights
33) Due to the age of the home and the wiring being used, Cloth Sheathing. Wiring should be evaluated by a licensed electrician.
Older versions of this cable were sheathed in cloth or asbestos. Asbestos sheathed cable poses a serious health risk and is directly linked to cancer. Cloth sheathed cable may not contain heat properly, and may pose a threat by exposing surrounding areas to excessive heat. Cloth sheathed cable can become brittle over time and crack. This would expose the bare wire and become a huge fire risk in your home. Both asbestos sheathed cable and cloth sheathed cable are seldom properly grounded.
Photo 33-1 Cloth wiring visible inside the panel
34) Some electric receptacles were not evaluated because of furniture and/or stored items.
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Required repair, replacement and/or evaluation (see comments below)
Location of main water meter: By the curb
Location of main water shut: By the water softner
Water service: Public
Water pressure (psi): 112 PSI
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Galvanized steel
Condition of fuel system: Appeared serviceable
Location of main fuel shut: Side of the house
36) One or more waste line clean out caps were missing. This is a safety hazard because sewer gases may vent into the structure. A qualified plumber should repair or replace as necessary.
Photo 36-1 Missing cleanout cap on the backside of the kitchen
37) The water supply pressure was greater than 80 psi(There is a regulator installed at the front of the house). Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Typically the pressure cannot be regulated at the water meter. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. If one exists, then it should be adjusted for lower pressures.
Photo 37-1 Water pressure is too high
38) One or more outside faucets were leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
39) No drip leg was installed in the gas supply line at the furnace. Drip legs are intended to prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. A qualified contractor should install a drip leg as per standard building practices.
40) A water softener system was installed on the premises. No evaluation of this system was performed during the inspection. The client should consult with the seller on this system to determine its condition, required maintenance, age and expected remaining life, etc.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Appeared serviceable
Type: Tank
Estimated age: 1 Year
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Reliance
Location of water heater: Exterior closet
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
42) The water heater enclosure door or hardware was damaged and/or deteriorated. Recommend that a qualified person evaluate and repair or replace as necessary.
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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Appeared serviceable
Location of heating system: Closet
Heating type: Forced air
Fuel type: Natural gas
Approximate BTUs: 110,000
Manufacturer: Payne
Last service date: Unknown
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of distribution system: Appeared serviceable
Distribution system: Ducts and registers
Condition of controls: Appeared serviceable
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
Location of air filters: At base of air handler
44) One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Required repair, replacement and/or evaluation (see comments below)
Location: Backyard
Type: Split system
Estimated age: 27 Years
Approximate tonnage: 3 Ton
46) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be beyond 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.
Photo 46-1 AC unit
47) The AC unit wasn't fully evaluated due to the condensate line being disconnected. There was evidence of moisture and water damage around the heater and inside the return air plenum. recommend evaluation and repairs by a licensed contractor.
Photo 47-1 Heater
Photo 47-2 The condensate line wasn’t connected at the time of the inspection
Photo 47-3 Wet material around the heater and damaged material
48) Insulation for the outside condensing unit's refrigerant lines was missing and/or deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.
Photo 48-1 Missing insulation on the refrigerant line
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, nor 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.
Condition of fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Location #A: Living room
Fireplace type: Masonry
Fuel type: Wood, Natural gas
Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
Chimney type: Masonry
49) The hearth at location #A was missing. This is a potential fire hazard. A qualified person should evaluate and install, repair or replace as necessary and as per standard building practices.
Photo 49-1 Fireplace
Photo 49-2 Missing the hearth at the fireplace
50) The spark screen for the chimney flue opening at location #A was missing. Screens prevent the following:
Fire hazard from wood fire sparks and embers exiting flues
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Appeared serviceable
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below)
Condition of range, cooktop: Appeared serviceable
Range, cooktop type: Electric
53) The dishwasher drain line was not configured with a "high loop" or "air gap". 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. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The client should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.
Also, no "air gap" was installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client should consult with a qualified contractor to determine if an air gap should be installed.
Photo 53-1 The dishwasher drain line isn’t installed correctly
54) Water damage was found in the shelving or cabinet components below one or more sinks. A qualified contractor should evaluate and make repairs as necessary.
Photo 54-1 Water damage below the kitchen sink
55) Caulk was missing where counters meet backsplashes. A qualified person should repair as necessary.
Photo 55-1 Caulking needed at the backsplash
56) The dishwasher wasn't securely attached to the counter above. Fasteners were missing. A qualified person should repair as necessary.
57) Moderate and/or Major corrosion was found on the dishwasher's racks.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Hallway
Location #B: Master bedroom
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 toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
59) The following conditions were found in flooring at the base of the toilet at location #B: water stains, elevated moisture levels, soft and/or water-damaged. A qualified contractor should remove toilet(s) where necessary for further evaluation and repairs. The floor structure and flooring material below may need repair or replacement. Adequate time should be allowed for enclosed, wet floor structures to dry out after repairs are made and before floor cavities are closed off to prevent mold growth.
Photo 59-1
Photo 59-2 The flooring around the master bathroom toilet was wet and extremely soft
60) Minor and/or Moderate deterioration or damage was found in the tiled shower enclosure, including cracked . A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.
Photo 60-1 Cracked tiles inside the master bathroom shower area
61) The sink at location #B drained slowly. A qualified person should evaluate and repair as necessary.
Photo 61-1 Master bathroom
62) The shower diverter valve at location #A was inoperable. A qualified plumber should evaluate and repair or replace as necessary.
63) Caulk and/or Grout was deteriorated and/or substandard around the shower floor, walls and/or fixtures at location #B . A qualified person should repair as necessary.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Metal, Sliding glass
Condition of exterior entry doors: Appeared serviceable
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Type of windows: Vinyl, Sliding
Condition of windows: Appeared serviceable
Wall type or covering: Drywall, Paneling, Wallpaper, Wood
Ceiling type or covering: Drywall, Acoustic spray
Condition of ceilings: Appeared serviceable
Flooring type or covering: Wood
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
65) Some ceiling areas in this structure had possibly installed prior to 1980. This material may contain asbestos, which is a known carcinogen and poses a health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials have been known to be used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.
In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit: http://www.cpsc.gov/CPSCPUB/PUBS/453.html
Inside closets and bedrooms
66) The front door's doorbell appeared to be inoperable. A qualified person should evaluate and repair as necessary.
67) Some interior doors wouldn't latch. A qualified person should evaluate and repair as necessary.
Bedroom doors,master closet door won't latch and missing closet doors
68) Wood flooring was wet throughout the hallway, master bedroom entrance and family room by the hallway. Wet wall material was also detected inside the hallway heater closet and around the return air grille.
A musty odor was observed inside the heater closet and return air plenum. Odors present in an area may be an indication of a water intrusion problem or the presence of mold growth.
Mold remediation is recommended in all areas of moisture intrusion. For all areas recommended for remediation, asbestos and lead paint testing is recommended per Federal, State, and/or Local guidelines.
We also recommend, Performing post-remediation clearance inspection and testing by a certified microbial inspector; Post remediation clearance is not included in the initial inspection and testing performed on the aforementioned property. Additional inspection and per sample fees will apply.
Photo 68-1 Evidence of moisture below the wood flooring before the hallway
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Plaster-Gunite ~
Condition of deck: Required repairs, replacement and/or evaluation (see comments below)
Deck material: Tile
Condition of coping: Required repairs, replacement and/or evaluation (see comments below)
Coping material: Concrete
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Valve
Types of pumps installed: Circulation
Line material: PVC
Condition of filter and related equipment: Appeared serviceable
Filter type: Cartridge
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Filter pressure at time of inspection (psi): 18 PSI
Condition of skimmers: Appeared serviceable
Condition of electrical equipment: Required repair, replacement and/or evaluation (see comments below)
Location of electrical disconnect: In main service panel
Type of wiring: Rigid conduit
69) Bonding was missing at one or more pumps in or near the water. This is a safety hazard due to the risk of shock. Standard building practices require that all metal equipment around a pool or spa be bonded with a #8 bare copper wire. A qualified electrician should evaluate and repair as necessary.
Photo 69-1 Pool equipment
70) No removable cover was installed for the pool. Recommend that one be installed to maintain water quality and for safety purposes.
71) This municipality has no established barrier requirements for privately owned pools and spas. Regardless, the client should be aware of the associated drowning hazards. For pool and spa barrier safety guidelines, visit: http://www.cpsc.gov/CPSCPUB/PUBS/Pool.pdf
Photo 71-1 No fence around the pool area
72) The decking had significant cracks, settlement, heaving and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace sections as necessary.
Photo 72-1 Damaged tiles around the pool deck
Photo 72-2 Broken/damaged tiles around the pool area
73) Drainage from the decking is substandard and may result in surface water draining around the house and garage and or ponding. Decking should slope a minimum of one inch in six feet of distance. A qualified contractor should evaluate and repair as necessary.
Photo 73-1
Photo 73-2 Backyard
Photo 73-3 Tile/decking around the pool slopes toward the garage and house
74) One or more underwater lights were inoperable. Bulb(s) may be burned out or repairs may be needed. A qualified person should evaluate and repair as necessary.
76) The reading at the cartridge filter's pressure gauge was relatively high. Cartridge filters should be cleaned when the pressure gauge reads 8 lbs or more above the clean, starting pressure (after cleaning or replacing cartridge). A qualified person should clean or replace cartridge(s) as necessary, and make repairs if necessary.
This inspection meets or exceeds the Standards of Practice for the InterNational Association of Certified Home Inspectors (NACHI). It is intended as a general guide to help you make an evaluation as to the overall condition of the home. It is not intended to place a value on the home nor make any representation as to the advisability of purchase. It is not a guarantee or warranty. It is not an insurance policy.
The report reflects the opinion of the inspector(s), based upon visual impressions of conditions that existed at the time of inspection. The inspection is not intended to be technically exhaustive or to imply that every component in the home was inspected. No disassembly of equipment, opening of walls, moving of furniture or stored items was performed or is allowed by state requirements. All components which were concealed or obscured from observation at the time of inspection (including those concealed by clutter and stored items) are necessarily excluded from the report. Unless noted otherwise the house exterior was inspected from the ground. Only a representative sampling of parts and components (windows, electrical outlets, roof shingles, exterior wall trim and cladding, etc.) were examined and are within the scope of this inspection. Unless noted otherwise roofs and roofing materials are inspected from the ground with binoculars, from the roof edge when possible or from windows overlooking the roof.
Environmental hazards are not within the scope of the inspection and are excluded from the report. Any hazards noticed while performing the building inspection will be listed in the "Possible Environmental Hazards" section for your convenience so you can have them further investigated by an expert. These hazards include but are not limited to radon gas, carbon monoxide, lead and lead paint, buried storage tanks, asbestos, vermiculite, urea formaldehyde, and mold. Also excluded from the report are heating system heat exchangers, pools, hot tubs, spas, fountains, exterior lighting, water wells, zoning ordinances, intercoms, playground equipment, sports courts, elevators, outbuildings, septic tanks and sewage systems, water treatment equipment, security systems, sprinkler systems (both fire and lawn), bridges (over culverts, streams, ponds, etc.), generators, greenhouses, and central vacuum systems. Condo common areas are excluded. This is not an inspection for insects (including wood destroying), rodents birds, or other infestations. Reinspections or additional testing is not included and will incur an additional fee if needed. No warranty or guaranty of the home or components is implied by Coastal Home Inspections.
This inspection report is not a compliance inspection for any government codes or regulations, nor as a property or land survey. The types of water supply (public supply or private well) and waste disposal (public sewer or private septic system) cannot be accurately determined by a home inspection and were not part of your home examination. I recommend you check with your local City or other source of building records / permits to verify your type of system before purchase.
SCOPE OF INSPECTION: The scope of the inspection and report is a limited visual inspection of the general systems and componets of the home to identify any system or component listed in the report which may be in need of immediate major repair. The inspection will be preformed in compliance with the California Real Estate Inspection association's standards of practice, a copy of which is available upon request. The scope of the inspection is limited to the items listed within the report pages.
OUTSIDE THE SCOPE OF THE INSPECTION: Any area which is not exposed to view, is concealed, or is inaccessible because of soils, walls, floors, carpets, ceilings, furnishing, or any other thing is not included in this inspection. The inspection does not include any destructive testing or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. 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.
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 Best To Inspect.
