View as PDF

View summary

Logo

Clear-sighted Inspections

http://www.inspecthumboldt.com
mark@inspecthumboldt.com
(707) 280-8417
Inspector: Mark Friedrich

Property Inspection Report

Client(s):  John S.
Property address:  Trinidad, CA
Inspection date:  Monday, November 19, 2018

This report published on Tuesday, January 29, 2019 8:05:04 PM PST

Congratulations on buying your new home.

The process can be stressful, A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, environmental reports, and what the inspector himself says during the inspection. All this combined with the sellers disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?

Relax. Most of your inspection will be maintenance recommendations, life expectancy and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:
1. Major defects. An example of this would be significant structural failure.
2. things that may lead to major defects. A small water leak coming from a piece of roof flashing, for example.
3. things that may hinder your ability to finance, legally occupy, or insure the home. Structural damage caused by termite infestation, for example.
4. safety hazards. Such as lack of GFCI– Protection

Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during the inspection. Realize that sellers are under no obligation to repair everything mentioned in the report.

Keep this in perspective. Don't kill your deal over things that don't matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the sellers disclosure, or nit-picky items

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

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

Table of Contents

General Information
Grounds
Roof
Exterior
Garage or Carport
Interior, Doors and Windows
Kitchen
Bathroom
Bathroom, Guest Bedroom
Bathroom, Master
Laundry
Panels.
Electrical
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Attic and Roof Structure
Crawl Space and Foundation

View summary

General Information
Table of contents
Present during inspection: Client, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Type of building: Single family
Buildings inspected: One house, One detached garage, One shop
Occupied: No
Excluded in the inspection: Septic (beyond the scope of this inspection) http://inspecthumboldt.com/sop
1) - For a copy of the Standards of Practice for Clear-sighted Inspections please visit the link below. This very important document lists clearly what is and what is not included in this home inspection.

http://inspecthumboldt.com/sop
Site profile: Steep slope
Condition of driveway: Appeared serviceable
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
2) Safety, Repair/Maintain - Cracks, settlement and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards. for example by some combination of either/or grinding the high spot down and ramping the low spot up with patch material.
3) Repair/Maintain, Evaluate - The home sits on a slope. Downslope settlement was observed. Recommend taking steps to stabilize the house. For example, retaining walls and reducing erosion.
Photo
Photo 3-1 
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Estimated age of the roof covering material: Beyond lifespan 25-30 years old
Roof surface material: Asphalt or fiberglass composition shingles
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
4) Major defect, Repair/Replace, Evaluate - The roof surface was significantly deteriorated and appeared to be at or beyond its service life. It needs replacing now. This is a conducive condition for wood-destroying organisms. Consult with a qualified contractor to determine replacement options. Note that some structural repairs are often needed after old roof surfaces are removed and the structure becomes fully visible. Related roofing components such as flashings and vents should be replaced or installed as needed and per standard building practices.
Photo
Photo 4-1 
Photo
Photo 4-2 
5) Repair/Replace - One or more pipe flashings were split or cracked. Recommend sealing the cracks with a roofing compound now and replacing the flashings at an opportune time such as when the time comes that the shingles are replaced.
Photo
Photo 5-1 
6) Repair/Replace - Roof incomplete in some areas.
Photo
Photo 6-1 
7) Repair/Maintain - One or more roof flashings were corroded. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Photo
Photo 7-1 
8) Repair/Maintain - One or more gutters and/or downspouts were incomplete and/or damaged. 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.
9) Maintain - 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. Recommend cleaning debris from the roof surface now and as necessary in the future.
Photo
Photo 9-1 
10) - Grow she’d ridge 49’

Non chimney short ridge 24
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open
GFCI outlets present on the exterior?: Yes
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Wall inspection method: Viewed from ground
Condition of Exterior walls and Trim: Requires repair, replacement or evaluation
Apparent wall structure: Wood frame
Wall covering: Wood
11) Safety, Repair/Replace - Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
Photo
Photo 11-1 
12) Repair/Replace, Evaluate - Deterioration was found in decking boards and/or support posts at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary.
Photo
Photo 12-1 
13) Repair/Replace - Some sections of siding and/or trim were deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo
Photo 13-1 
Photo
Photo 13-2 
14) Repair/Maintain - Soil was in contact with or too close to untreated wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
  • 12 inches below beams
  • 18 inches below joists
  • 6 inches below support post bases and other wood components
Photo
Photo 14-1 
15) Repair/Maintain - Soil was in contact with or too close to siding, trim or structural wood. This is a conducive condition for deterioration. Recommend grading or removing soil as necessary to maintain an adequate clearance.
Photo
Photo 15-1 
16) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can retain moisture against the exterior after it rains. This is a conducive condition for deterioration. 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.
17) Maintain - The paint or stain finish in some areas 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 re-stain the building exterior where necessary and per standard building practices.
Photo
Photo 17-1 
Garage or Carport
Table of contents
Type: Detached
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 4 total
Condition of garage floor: Appeared serviceable
18) Major defect, Repair/Replace - Major cracks were observed in the large grow garage in back. This appears to be a significant structural concern. Recommend having a qualified contractor evaluate the slab foundation.
19) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
Photo
Photo 19-1 
Interior, Doors and Windows
Table of contents
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Glass panel
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Wood, Single-pane
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products
20) Major defect, Repair/Replace - Glass in all skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.
Photo
Photo 20-1 
21) Major defect, Repair/Replace - Structural damage was observed on the back deck of the main house. recommend repair or replacement.
Photo
Photo 21-1 
Photo
Photo 21-2 
Photo
Photo 21-3 
22) Repair/Replace, Minor defect - Missing trim was observed in one or more areas. Recommend replacing trim as needed.
Photo
Photo 22-1 
23) Repair/Replace - Deterioration from water was found at one or more exterior doors and/or door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

For example:
Photo
Photo 23-1 
Photo
Photo 23-2 
Photo
Photo 23-3 
24) Repair/Replace - One or more windows that were designed to open and close were stuck shut and/or difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.

For example:

Throughout the home
25) Repair/Maintain - One or more interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

For example:
Back bedroom
26) Minor defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product. If the client wishes, they may have a licensed contractor investigate further.
Photo
Photo 26-1 
27) - One or more doors rubbed the floor when opened; this can damage the floor covering material and also reduce air circulation needed to evenly distribute comfort heating. Recommend increasing the distance from the bottom of the door to the floor to about 1". For example, by trimming the bottom of the door and sealing the newly exposed edge.

For example:
Master bedroom
Photo
Photo 27-1 
Condition of counters: Appeared serviceable, Good
GFCI Present in the kitchen: Yes
Condition of cabinets: Appeared serviceable, Good
Condition of sinks and related plumbing: Appeared serviceable, Good
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: Natural gas
Condition of refrigerator: Appeared serviceable
Type of ventilation: hood ducted to exterior
Location: Full bath
Condition of counters: None
GFCI outlets present in the bathroom?: Yes
Condition of cabinets: None
Condition of flooring: Appeared serviceable, Good
Condition of sinks and related plumbing: Appeared serviceable, Good
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable, Fair
Condition of shower(s) and related plumbing: Appeared serviceable, Good
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: with individual ducts
28) Comment - The caulk or grout around the bathtub was discolored. The joint appeared water tight. This appears to be a cosmetic concern.
Photo
Photo 28-1 
Bathroom, Guest Bedroom
Table of contents
Location: Half bath
Condition of counters: None
GFCI outlets present in the bathroom?: Yes
Condition of cabinets: None
Condition of flooring: Appeared serviceable, Good
Condition of sinks and related plumbing: Appeared serviceable, Good
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Good, None
Condition of shower(s) and related plumbing: Good, None
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, with individual ducts
29) Repair/Replace, Evaluate - The toilet was loose where it attached to the floor. Recommend that a qualified contractor evaluate the floor and toilet and repair as necessary.
Bathroom, Master
Table of contents
Location: Full bath
Condition of counters: Appeared serviceable, Good
GFCI outlets present in the bathroom?: Yes
Condition of cabinets: Appeared serviceable, Good
Condition of flooring: Appeared serviceable, Good
Condition of sinks and related plumbing: Appeared serviceable, Good
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable, Good
Condition of shower(s) and related plumbing: Appeared serviceable, Good
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, with individual ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
Condition of cabinets: Appeared serviceable, Good
Condition of flooring: Appeared serviceable, Good
Condition of sinks and related plumbing: None
Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Overhead
Service voltage (volts): 120-240
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 100, Two service at 100 amp each
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub-panel(s): Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of main service panel #B: Building exterior
Location of sub-panel #C: Main house
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
30) Safety, Repair/Maintain - One or more slots where circuit breakers are normally installed were open in panel(s) #B. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing. For example, plastic clips can be purchased at the local hardware store and pressed into the opening.
Photo
Photo 30-1 
31) Safety - The electrical system was modified for a grow. The modifications were fairly well, done. Some work will be required to remove modifications if desired. Any modifications left intact should be looked at by an electrician.
Electrical
Table of contents
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: non-metallic sheathed
Solid strand aluminum branch circuit wiring present: None visible
32) Safety, Repair/Replace, Evaluate - The home was formerly wired with knob and tube wiring, The inspector did not find any energized knob and tube wiring during the inspection.
Photo
Photo 32-1 
33) Safety, Minor defect - Wires that were exposed and not properly terminated were seen in the attic and/or exterior. Recommend terminating the wires with wire nuts and placing them in a permanently mounted junction box with a cover plate.
Photo
Photo 33-1 
Photo
Photo 33-2 
Plumbing / Fuel Systems
Table of contents
Condition of service and main line: Appeared serviceable
Water service: Public
Condition of supply lines: Appeared serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic, Galvanized steel, Cast iron
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Above ground
Location of main fuel shut-off valve: At propane tank
Water Heater
Table of contents
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Estimated age: 2005
Drain pan installed beneath water heater: Yes
Location of water heater: Closet
Pressure/Temperature blow off valve installed: Yes
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
34) Minor defect, Comment - The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be at this age. I've seen water heaters last 30 years. Recommend budgeting for a replacement sometime in the future.
Heating, Ventilation and Air Condition (HVAC)
Table of contents
General heating system type(s): Forced air
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Propane
Location of forced air furnace: Crawl space
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Hallway, Ceiling
Condition of forced air ducts and registers: Required repair, replacement and/or evaluation (see comments below)
Condition of burners: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of controls: Appeared serviceable
35) Repair/Replace - One or more heating or cooling ducts in an unconditioned crawl space were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
36) Evaluate - The inspector could not get split unit to work. Recommend further evaluation.
Photo
Photo 36-1 
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.
Condition of wood-burning fireplaces, stoves: Appeared serviceable
Wood-burning fireplace type: Masonry
Wood-burning stove type: Freestanding
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
37) Repair/Replace - One or more masonry chimney crowns were worn. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
  • Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
  • Be sloped down from the flue a minimum of 3 inches of fall per foot of run
  • Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
  • Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
  • Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
Photo
Photo 37-1 
38) Repair/Maintain - Tree branches were observed that were too close to the chimney. Recommend trimming tree back to a safe distance.
Photo
Photo 38-1 
39) Evaluate - Chimney capped recommend servicing chimney before purchase and before using it.
Photo
Photo 39-1 
Attic and Roof Structure
Table of contents
Attic inspection method: Partially traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Cellulose loose fill
Approximate average depth of insulation: 6-10”
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Gable end vents
40) Repair/Maintain - One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.
Photo
Photo 40-1 
41) Minor defect - Minor rodent damage was observed.
Photo
Photo 41-1 
42) - The bathroom vent vented to the attic. The purpose of these vents are to get moisture out of the house. Recommend venting these to the outside through the roof or out the wall.
Photo
Photo 42-1 
Photo
Photo 42-2 
Crawl Space and Foundation
Table of contents
Crawl space inspection method: Traversed
Soil Condition: Dry
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: with vents
Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)
Apparent foundation type: Post and pier, Partial perimeter
Foundation/stem wall material: Poured in place concrete, Post and pier construction, no stem wall
43) Repair/Replace, Evaluate - One or more isolated footings or sections of footings or foundations were undermined. Soil has either eroded out from underneath or has been excavated too close to these areas. Standard building practices typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings and then slope down no more steeply than 45 degrees. Otherwise soil can collapse from beneath the footing(s). Recommend that a qualified contractor or engineer evaluate and determine what repairs if any should be made. If repairs are needed, a qualified contractor should make them.
Photo
Photo 43-1 
Photo
Photo 43-2 
44) Repair/Maintain - The vapor barrier in areas of the crawl space was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
45) Repair/Maintain - Under-floor insulation was missing in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
46) Evaluate - Sheet metal retaining wall under house. This is not ideal but appears to be holding. If the buyer wishes to do so they may have a specialist evaluate this area.
Photo
Photo 46-1 
47) - Foundation on grow house undermined
Photo
Photo 47-1 

This report is the property of Clear-sighted Inspections and our client. Clear-sighted inspections is not responsible for misinterpretations by 3rd parties. The report is not transferable. The inspection was performed according to Clear-sighted Inspections Standards of Practice, which is available prior to inspection.