Inspector's email: saiedcoastalinspections@gmail.com
Phone: (949) 444-8033
Inspector's phone: (949) 294-4905
Inspector: Saied Pourzand
Property Inspection Report
| Client(s): | Home Buyer |
| Property address: | 1234 Perfect Street Ocean, CA |
| Inspection date: | Wednesday, November 23, 2016 |
This report published on Wednesday, November 30, 2016 9:45:56 AM PST
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.
Best Wishes,
Saied Pourzand
California Architect
Licensed General Contractor
Certified Building Inspector
Inspector Introduction
Saied Pourzand is an InterNACHI Certified Inspector for existing and new residential & commercial buildings under ASHI or CREIA & ASTM standards; he holds a Bachelor degree in Architecture and Environmental Design from California Polytechnic State University San Luis Obispo with over 20 years of experience in the construction of educational, commercial and residential buildings; Licensed General Building Contractor (CSLB) specializing in residential constructions and renovations.
Saied has over 25 years cumulative experience in general building design and construction, educational projects (K12), residential and commercial property inspections. In addition, he is an active member of InterNACHI.
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 |
 | Future improvements | Recommended correction for future improvements |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Serviceable | Item or component is in serviceable condition |
 | Comment | For your information |
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp
Table of Contents
General informationExterior
Pool & Spa
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces and chimneys
Crawl space
Kitchen
Bathrooms
Interior rooms
General information
Report number: SampleReportSP
Inspector's name: Saied Pourzand
Structures inspected: Single Family Detached
Type of building: Single family
Age of building: 27
Property owner's name: Good Guys
Time started: 10:00 am
Time finished: 12:00 pm
Inspection Fee: $$$$$$
Payment method: Check
Present during inspection: Client(s), Realtor(s)
Occupied: No
Weather conditions: Clear
Temperature: Cool
Ground condition: Dry
Foundation type: Slab on grade, Crawlspace, Unfinished basement
The following items are excluded from this inspection: Security system, Irrigation system, Hot tub, Playground equipment, Low voltage outdoor lighting, Water filtration system, Water softener system, Built-in sound system, Intercom system, Fire suppression system
Note: This is a visual non invasive inspection that does not cover items that are not visible to the inspector at the time of inspection. This inspection is limited to the major components of the structure only. All components outside of the building envelope are excluded from this inspection unless noted otherwise. Please refer to the excluded items in this section of the report for an itemized list of items that are not covered in this inspection. Furthermore, this inspection is not meant to include cosmetic concerns, although they may be included in the report.
1)
This structure is in an overall good condition with no deferred maintenance issues or concerns, except as noted in this report.
Exterior
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete, Asphalt, Natural stone tiles
Sidewalk material: Poured in place concrete, Paving stones
Exterior door material: Solid core wood, Glass panel
Safety Recommendations: Add a hand rail to all exterior staircases with three or more risers
2)
Stairs are unsafe due to a non-standard configuration, such as too-high riser heights and/or too-narrow tread depths. Standard building practices call for riser heights not to exceed eight inches and tread depths to be at least nine inches but preferably 11 inches. Riser heights should not vary more than 3/8 inch on a flight of stairs. At a minimum, the client(s) should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Ideally a qualified contractor should repair or replace stairs so they conform to standard building practices.
 Photo 2-1 |
3)
One or more flights of stairs with more than two risers have no handrail installed. This is a safety hazard. Install graspable handrails that a hand can completely encircle for support per standard building practices.
 Photo 3-1 |
 Photo 3-2 |
 Photo 3-3 |
4)
Handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
 Photo 4-1 |
5)
Guard railing at patios do not have their top railing, which is a safety hazard. Install a top rail so there is no glass edge exposed as required by the Building Code.
 Photo 5-1 |
6)
Fascia boards are damaged or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
 Photo 6-1 |
 Photo 6-2 |
7)
Raised planter in the front yard can cause water intrusion into the structure, causing mold and mildew growth. Evaluate and monitor as necessary to prevent damage.
 Photo 7-1 |
8)
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains, causing water damage and mold and mildew growth. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
 Photo 8-1 |
 Photo 8-2 |
9)
Cracks were found in naural stone tile patio or sidewalk sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons
 Photo 9-1 |
 Photo 9-2 |
 Photo 9-3 |
10)
This structure's exterior components are in good overall condition with no major maintenance concerns, except as noted in this report.
 Photo 10-1 |
 Photo 10-2 |
11) Other comments and concerns.
 Photo 11-1 Broken vent at Crawl space access door
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 Photo 11-2 Corroded steel framing under entry staires
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 Photo 11-3 Grouts at main entry stairs are in need of maintenance, typical.
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 Photo 11-4 Grouts at main entry stairs are in need of maintenance, typical.
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 Photo 11-5 Grouts at main entry stairs are in need of maintenance, typical.
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 Photo 11-6 major crack at mid portion of stair wall and treads leading to back yard. Repair and maintain.
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 Photo 11-7 one or more Glass guardrail gaskets are in need of replacement or maintenance.
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 Photo 11-8 one or more Glass guardrail gaskets are in need of replacement or maintenance.
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 Photo 11-9 one or more Glass guardrail gaskets are in need of replacement or maintenance.
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 Photo 11-10 one or more Glass guardrail gaskets are in need of replacement or maintenance.
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 Photo 11-11 At one or more exterior wood finishes at main floor deck are in need of general maintenance.
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 Photo 11-12 Dented gutter in one side yard
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 Photo 11-13 At one or more exterior wood finishes at main floor deck are in need of general maintenance.
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12) Metal vent system, wood framed with stucco covering. The Chimney system appear t be in serviceable condition.
Pool & Spa
13)
Existing hot-tub was off, with low water level and as a result the Hot-tub was not inspected, nevertheless the insulated cover needs to be replaced for energy efficiency.
 Photo 13-1 |
 Photo 13-2 |
 Photo 13-3 |
Roof
Roof inspection method: Viewed from ground, Viewed from windows
Roof type: Gable, Cross gable
Roof covering: Clay tile
Estimated age of roof: 27
Gutter & downspout material: Galvanized steel
Roof ventilation: Adequate
14)
Because of the fragile nature of clay tile roof covering, the inspector did not traverse the roof and wasn't able to fully evaluate. Roof seems to be in serviceable condition viewed from the ground, and /or the windows. Attic space showed dry conditions with no signs of previous water damage visible.
 Photo 14-1 |
15)
We generally attempt to evaluate various roof types by walking on their surfaces. If we are unable or unwilling to do this for safety reason or possible physical damage to the roofing system, we will indicate the method used to evaluate the roof. Every type of roof surfaces will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and its maintenance. We can only offer an opinion of the general condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing finish roofing. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond thescope of this inspection. Even water stains on ceilings or on framing within attics does not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We also can not predict the finish roofing materials remaining life expectancy, or guarantee that it will not leak.
We recommend that you ask the occupants about the roof conditions, and that you either include comprehensive roof coverage in your home insurance policy, or obtain a roof certification from an established local roofing company. We do not inspect attached accessories including by not limited to solar systems, antennas, and lightning arrestors, and these are exempt from this inspection.
Garage
Safety Recommendations: Update all garage outlets to GFCI outlets, Ground all open outlets in this garage
16)
The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html
http://www.ohdstl.com/safety.html
17)
The garage door opener's keypad remote did not get evaluated and is beyond the scope of this inspection
18)
Update all garage outlets to GFCI outlets, Ground all open outlets in this garage.
 Photo 18-1 |
 Photo 18-2 |
 Photo 18-3 |
19)
The door separating the garage and the living spaces is in a good working condition. This is a fire rated partition that is meant to stop and slow the spread of fire from the garage to the living areas. This door has all the needed elements such as a self closing device, fully gasketed construction and a solid core material.
 Photo 19-1 |
 Photo 19-2 |
 Photo 19-3 |
20)
Garage vehicle door is in a good condition displaying no signs of stress and or excessive wear. This garage door has all needed components such as sides and bottom weather stripping, and functioned correctly at the time of inspection.
Attic
Inspection method: Viewed from hatch
Roof structure type: Rafters
Ceiling structure: Trusses, Ceiling beams
Insulation material: Fiberglass roll or batt
21)
Recessed "can" lights are installed in the ceiling below the attic. The inspector was unable to find a label or markings that indicated if these lights are designed to be in contact with insulation, and one or more lights are in contact with insulation. This is a possible fire hazard. Further evaluation should be performed, by a qualified contractor if necessary, to determine if these lights are rated for contact with insulation. If they aren't, or if their rating can't be determined, insulation should be moved, and wells or barriers should be installed or repaired as necessary to keep the insulation away from these lights.
22)
No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
 Photo 22-1 |
 Photo 22-2 |
23)
No recessed lights were visible from the attic access hatch, but all non IC rated recessed light fixtures should have barriers to prevent direct insulation contact to prevent damage or fire.
 Photo 23-1 |
 Photo 23-2 |
24)
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
 Photo 24-1 |
 Photo 24-2 |
 Photo 24-3 |
 Photo 24-4 |
25)
The attic area was viewed from the access hatch. Areas beyond the inspectors visual range in the attic space are not covered in this report. Intent of this inspection is to get a sense of the house's structural make-up and stability. This inspection is not a complete attic inspection and in the case that a complete visual inspection is necessary, your inspector will inform you.
Electric service
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service panel: Side Yard
Location of main disconnect: Middle
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 200
Safety Recommendations: Add arc fault circuit interrupter (AFCI) breakers in the main service panel for the bedroom circuits
Note: The inspection and evaluation of the electrical component of this structure if based on a visual inspection of these components only. The inspector can not verify or evaluate conditions that are not readily visible or located within the wall cavities of this structure.
26)
Several of the replacement breakers in the main panel are different brands than the panel manufacturer. The manufacturer requires that in order for the panel to be safe and function properly that their brand of breaker is required to be installed. -- Even though these circuit breakers are "UL approved," they are not approved to be use in panels of a different manufacturer.Replace non-matching breakers with breakers of the same brand as the panel manufacturer as necessary.
 Photo 26-1 |
27)
Labels for the breakers in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the labels as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
28)
There are no arc fault circuit interrupter (AFCI) breakers in the main service panel serving the bedrooms in this residence. AFCI standards were introduced in the 1999 NEC (National Electrical Code) and are required in new dwelling construction and when installing new circuits in an existing dwelling.
As per the NEC, existing circuits need not be updated with AFCI circuit breakers in most circumstances. Some localities however, may have regulations that insist on certain upgrades under specific conditions. Always check with the local authority having jurisdiction to determine local requirements.
 Photo 28-1 |
 Photo 28-2 |
29)
Other comments and concerns.
Water heater
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 50
Manufacturer: Bradford White
Note: Our inspection of major systems is limited to the normal operating functions of items listed. Independent evaluations including adequate sizing is not within the scope of this report. If such evaluation is required, we suggest contacting appropriate specialists.
30)
Other comments and concerns.
31)
Water heater is in serviceable condition, providing adequate hot water when tested, and displaying all essential components such as appropriate seismic straps, and drain lines for it's pressure relief valve.
 Photo 31-1 |
 Photo 31-2 |
 Photo 31-3 |
 Photo 31-4 |
Heating and cooling
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Flexible ducts
Filter location: In return air duct below furnace
Note: Our inspection of major systems is limited to the normal operating functions of items listed. Independent evaluations including the adequacy/inadequacy of heating and cooling systems (such as adequate sizing of the units, cracked heat exchangers, air conditioning pressure tests, etc.) water flow (such as gallons per minute), electrical amperage/voltage adequacies are not within the scope of this report. If such detailed information is required, we suggest contacting appropriate specialists. Furthermore, these units will not be checked for recall by the inspection company.
32)
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 32-1 |
 Photo 32-2 |
 Photo 32-3 Condenser unit is equipped with adequate electrical shut off switches
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33)
Air handler filter(s) should be replaced upon occupancy and should be checked monthly in the future and replaced as needed.
34)
The estimated useful life for most air conditioning compressors is 8 to 15 years. The inspector was unable to determine the age of the air conditioning compressor. The clients should be aware that this air conditioning compressor may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the air conditioning compressor's age (ask property owner or service technician), and budgeting for a replacement if necessary.
35)
Filters in this heating unit is new and it seems that it has been replaced recently.
36)
Condenser unit is equipped with an adequate electrical shut off switch.
 Photo 36-1 |
37)
A/C reached below 54 f in cooling mode or approximately 18 degrees lower than the ambient (room) temperature
 Photo 37-1 |
 Photo 37-2 |
38)
Heater reached over 100 f in heating mode
 Photo 38-1 |
39)
Furnace is in serviceable condition, providing adequate heat to the living areas when it's controls were operated.
 Photo 39-1 |
 Photo 39-2 |
 Photo 39-3 |
40)
Condensing unit is in serviceable condition, providing needed thermal exchange to supply the living areas with cool air, when it's controls were operated.
Plumbing and laundry
Water Pressure: 50 psi
Location of main water meter: Sidewalk
Location of main fuel shut-off: Garage wall
Visible fuel storage systems: No
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Water pressure regulator valve: 50 psi
Recommendations: Install a pressure regulator valve to maintain a constant safe pressure inside the structure's plumbing lines.
41)
This laundry area is in an overall good condition with no signs of deferred maintenance, and its components in a functioning state, except the proximity of the existing Water Heater relative to possible location of a Washer could be problematic for the clear space for maintenance and operation of water Heater may not be optimal. In addition, the client should be advised that either units could work in this layout with no needed modifications. However, the evaluation of the dryer's 240 volt electrical outlet is not within the scope of this inspection and the inspector can not verify current power or correct wiring of this outlet. Evaluate as necessary for proper functionality as necessary.
 Photo 41-1 |
42)
The evaluation of underground drain and waste piping and location and evaluation of any and all sump pumps are beyond the scope of this inspection. Drain lines can experience blockages due to debris, lack of proper slope, improper fittings, or other factors. It is recommended that the building sewer lines and all gravity pumps be evaluated by a qualified plumber if deemed necessary to determine if any repairs or modifications are needed.
43)
There is no seismic gas shut off valve installed on this gas line entering this structure. Seismic gas shut-off valves are designed to automatically shut off the supply of natural gas to a building during a major earthquake to prevent a fire or explosion from occurring due to the possible accumulation of gas in the building. Excess flow shut off valves are designed to automatically shut off when a significant gas leak or over pressure surge occurs downstream of the valve.
Currently the county of Orange does not require residential building to have this valve attached to their incoming gas lines. However other counties such as Los Angeles county require a seismic gas shut-off valve installed on designated buildings within their County.
Install one for a safe operations as needed.
 Photo 43-1 |
44)
Main Water Supply shut off Valve is located at the interior of northwest of garage.The main water supply piping and shut off valve appear to be in serviceable condition.
 Photo 44-1 |
45)
Neither the clothes washer nor the dryer were operated or evaluated. They are excluded from this inspection.
46)
This Laundry room only supports electric dryer units. The client should be advised that a gas dryer unit will not work in this laundry room layout without extensive modification, and where possible. However, the evaluation of the dryer's 240 volt electrical outlet is not within the scope of this inspection and the inspector can not verify current power or correct wiring of this outlet. Evaluate as necessary for proper functionality as necessary.
47)
Fire suppression system and its components did not get evaluated and are beyond the scope of this inspection.
48)
There is no fire suppression system installed or evaluated in this structure, and evaluation of any fire suppression system and its components are beyond the scope of this inspection.
Fireplaces and chimneys
Fireplace type: Masonry with metal liner
Chimney type: Masonry
Fuel Type: Gas Burning only
49)
There are no screen installed in this fireplace unit to catch flying ambers when wood is being burned. Flying ambers can burn into flooring causing damage or fire. Recommend installing retractable screens or glass panels to prevent risks of damage and fire to the structure.
 Photo 49-1 |
50)
Fireplace damper is hard to operate, but is operable. Recommend servicing the damper to function smoothly, allowing it to open and close with normal effort, and stay in either position securely.
 Photo 50-1 |
51)
Metal vent system, wood framed with stucco covering. The Chimney system appear to be in serviceable condition.
 Photo 51-1 |
 Photo 51-2 |
Crawl space
52)
The inspector could not determine if this structure is attached to its foundation with anchor bolts or not. Evaluate as necessary and connect the sill plates to the foundation walls with concrete expansion bolts as necessary for adequate connection.
 Photo 52-1 |
 Photo 52-2 |
 Photo 52-3 |
 Photo 52-4 |
53) Crawlspace was viewed from the access hatches and the basement. Areas beyond the inspectors visual range in the crawlspace are not covered in this report. Intent of this inspection is to get a sense of the house's structural make-up and stability. This inspection is not a complete crawlspace inspection and not all condition will be discovered during this physical inspection of this crawlspace area. Evaluate and conduct a crawlspace only inspection as necessary to determine a full study of this structure's make-up if needed.
54) No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
● The soil below the vapor barrier should be smooth and free from sharp objects. ● Seams should overlap a minimum of 12 inches. ● The vapor barrier should lap up onto the foundation side walls. Better building practices require that: ● Seams and protrusions should be sealed with a pressure sensitive tape. ● The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.
 Photo 54-1 |
 Photo 54-2 |
Kitchen
Note: Inspection of kitchen components is limited to built-in gas or electric appliances and plumbing systems, if power is supplied. These items are tested under normal operating conditions. Extensive evaluations, such as calibration of timers, heat settings and temperature probes on cooking appliances are not within the scope of this report. Note: Due to the inaccessibility of the dishwasher components, we can do no more than operate under normal operating procedures. Dishwashers can fail at any time due to their complexity. Our review is to determine if the system is free of leaks and excessive corrosion. Shutoff valves and angle stops under kitchen or bathroom sinks and toilets are not turned or tested during the inspection due to the possibility of leaking. We suggest all shutoff valves or angle stops be turned regularly to ensure free movement in case of emergency.
Safety Recommendations: Upgrade kitchen counter outlets to GFI outlets within 6' of the sink
55)
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 Photo 55-1 |
56)
A downdraft hood system is installed in this kitchen with no overhead range hood over the range or cooktop. Ventilation will be inadequate and moisture may accumulate indoors. Evaluate and consider replacing the downdraft system with an overhead unit if possible to adequately ventilate the range or cooktop to the outdoors.
 Photo 56-1 |
57)
The cook top was not operational.
 Photo 57-1 |
 Photo 57-2 |
58)
This kitchen is in an overall good condition, with no signs of deferred maintenance issues or major concerns, except as noted in this report.
 Photo 58-1 |
 Photo 58-2 |
 Photo 58-3 |
 Photo 58-4 |
Bathrooms
59)
Slow draining sinks at powder room and master bathroom. A qualified plumbing contractor should evaluate and make repairs as necessary.
 Photo 59-1 |
 Photo 59-2 |
60)
One or more Bath room faucets at master bathroom is hard to operate. The faucet knob does not turn. A qualified plumbing contractor should evaluate and make repairs as necessary.
 Photo 60-1 |
61)
The Water Closet flush system at master bathroom did not flush. A qualified plumbing contractor should evaluate and make repairs as necessary.
 Photo 61-1 |
62)
Bathrooms in this buildings are all in a good overall condition displaying proper plumbing connections, adequate ventilation, and necessary electrical components such as GFCI outlets close to the sink. There are no signs of deferred maintenance, excessive moisture, or other related issues of concern, except as noted in this report.
 Photo 62-1 |
 Photo 62-2 |
 Photo 62-3 |
 Photo 62-4 |
 Photo 62-5 |
Interior rooms
63)
One or more open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits. Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure and the presence of 2-pronged receptacles in some areas of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles. However the following appliances require grounding type receptacles:
- Computer hardware
- Refrigerators
- Freezers
- Air conditioners
- Clothes washers
- Clothes dryers
- Dishwashers
- Kitchen food waste disposers
- Information technology equipment
- Sump pumps
- Electrical aquarium equipment
- Hand-held motor-operated tools
- Stationary and fixed motor-operated tools
- Light industrial motor-operated tools
- Hedge clippers
- Lawn mowers
This list is not exhaustive. Grounded circuits and receptacles should be installed in locations where such appliances will be used.
 Photo 63-1 |
 Photo 63-2 |
 Photo 63-3 |
64)
A carbon monoxide detector is required on every floor of your home, including the basement. A detector should be located within 10 feet of each bedroom door and there should be one near or over any attached garage. Each detector should be replaced every five to six years.Proper placement of a carbon monoxide (CO) detector is important. If you are installing only one carbon monoxide detector, the Consumer Product Safety Commission (CPSC) recommends it be located near the sleeping area, where it can wake you if you are asleep. Additional detectors on every level and in every bedroom of a home provides extra protection against carbon monoxide poisoning.
Homeowners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.
65)
One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. 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.
 Photo 65-1 |
 Photo 65-2 |
66)
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit:http://www.cpsc.gov/cpscpub/pubs/5077.html
67)
This residence is equipped with all needed smoke detectors as required at all bedrooms, except at each hallways.
 Photo 67-1 |
 Photo 67-2 |
 Photo 67-3 |
68)
Screen(s) in one or more windows or sliding doors are torn or have holes in them. Screens should be replaced where necessary.
 Photo 68-1 |
 Photo 68-2 |
69)
Low voltage system such as alarm, security, timing, control devices and components are beyond the scope of this inspection. These system did not get evaluated and are exempt from this inspection. Evaluate for proper functionality and performance as necessary.
70)
Other comments and concerns.
 Photo 70-1 noted open ground outlet without cover plate in garage. remove, and replace.
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 Photo 70-2 broken window gasket
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 Photo 70-3 repair unfinished wall portion
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 Photo 70-4 repair unfinished wall portion.
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71)
Interior spaces in this building are in an overall good condition with no signs of deferred maintenance or other areas of concern, except as noted in this report.
72)
Upon occupancy, assure that there is a working smoke detector in every level, every bedroom, and all hallways leading to the bedrooms, located on the highest point on the ceiling. Furthermore, assure that there is a functional carbon monoxide detector on each level, located low on the wall for best detection. Replace all batteries in all detectors upon residency to assure proper protection and life safety.
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.