Cornerstone Building Analysis


Email: lalo2838@yahoo.com
Inspector's email: lalo2838@yahoo.com
Phone: (562) 587-8511
Inspector's phone: (562) 587-8511
14461 E. Oak Canyon Dr. 
Hacienda Heights, Ca. 91745
Inspector: Edward Rodriguez , Jr.
Certified member of InterNACHI #NACHI11012201

  

Property Inspection Report
Client(s): Mrs. Prospect Buyer
Property address: 5615 & 5617 S. Duplex Ct.
Los Angeles, Ca. 90000
Inspection date: 7/26/2012
This report published on Friday, January 25, 2013 9:53:14 PM PST

View report summary

Dear Customer:

Thank you for choosing Cornerstone Building Analysis to perform the following inspection on the property you wish to purchase. This report is the exclusive property of Cornerstone Building Analysis and the individual(s) paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.

All findings should be made to Cornerstone Building Analysis.

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

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

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

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

No warranty, guarantee, or insurance by Cornerstone Building Analysis is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated.

The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.

You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.

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

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
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 
MonitorRecommend monitoring in the future 
ServiceableItem or component is in serviceable condition 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions 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 http://www.reporthost.com/glossary.asp

Table of Contents
General information
Exterior
Roof
Attic-(Unit-5615)
Electric service-(Units-5615 & 5617)
Water heater-(Unit-5615)
Heating and cooling-(Unit-5615)
Plumbing and laundry-(Units-5615 & 5617)
Kitchen-(Unit-5615)
Bathrooms-(Unit-5615)
Interior rooms-(Unit-5615)
Water heater-(Unit-5617)
Heating and cooling-(Unit-5617
Kitchen-(Unit-5617)
Bathrooms-(Unit-5617)
Interior rooms-(Unit-5617)
 
General information Return to table of contents
Report number: 5615561790011
Inspector's name: Edward Rodriguez, RHI
Structures inspected: Residential
Type of building: Single Family
Age of building: 2006
Property owner's name: Prospect Buyer(s)
Time started: 10:00am
Time finished: 1:00pm
Inspection Fee: $250.00
Payment method: Invoiced
Occupied: No
Weather conditions: Clear
Temperature: Warm
Ground condition: Dry
Front of structure faces: East
Main entrance faces: East
Foundation type: Slab on grade
1)  

What Really Matters



by Nick Gromicko (Founder of InterNACHI)

Buying a property? 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, a checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All this, combined with the seller's 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 expectancies for various systems and components, and minor imperfections. These are useful to know about. However, the issues that really matter will fall into four categories:

1. major defects. An example of this would be a structural failure;
2. things that lead to major defects, such as a small roof-flashing leak, for example;
3. things that may hinder your ability to finance, legally occupy, or insure the home; and
4. safety hazards, such as an exposed, live buss bar at the electrical panel.

Anything in these categories should be addressed. 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 an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.

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Exterior Return to table of contents
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.
In addition, the following items are not included in this inspection: 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.

Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel
2) One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

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3) One or more wall-mounted exterior light fixtures have 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.

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4) Rot was found in one or more areas on fascia boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

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5) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.

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6) Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.

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7) Minor cracks were found in the driveway. 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.

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8) Minor cracks were found in one or more sidewalk or patio 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.

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Roof Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; 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 that 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.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Roof type: Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Gutter & downspout material: None
Roof ventilation: Adequate
9) At the time of inspection there appeared to be dips or uneven roof surfaces on one or more areas of the roof. Recommend having a qualified roofing contractor evaluate and/or repair if necessary.

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10) One or more "rubber boot" flashings are lifting at the base or are improperly installed so that water or vermin intrusion may occur. A qualified contractor should make repairs as necessary, such as permanently fastening down the lifted edge(s), or reinstalling flashings.

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11) One or more "rubber boot" flashings are damaged or deteriorated and/or require maintenance (reapplying asphalt or tar sealant) and may result in leaks. A qualified contractor should replace and/or maintain flashings where necessary.

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12) Two sections of roof surfaces are sloped towards each other. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.

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13)

Roofing material appears to be in serviceable condition.


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14) Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof. Recommend having a qualified roofing contractor for further evaluation.

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15) Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars

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Attic-(Unit-5615) Return to table of contents

16) No accessible attic spaces were found or inspected at this property.
 
Electric service-(Units-5615 & 5617) Return to table of contents
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.
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: North/West for both units
Location of sub panels: In the hallway for both units
Location of main disconnect: (5617 on top) & (5615 on the bottom)
Service entrance conductor material: Copper
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100 each
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
Smoke detectors present: Yes
17) One or more arc fault circuit breakers may be recalled, based on their having a blue test button. This may be a safety hazard for shock and fire. A qualified electrician should evaluate and replace circuit breakers if necessary.

Both units


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  • Location of sub panels: In the hallway for both units

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  • Location of sub panels: In the hallway for both units
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    18) Location of main disconnect: (5617 on top) & (5615 on the bottom)

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    Water heater-(Unit-5615) Return to table of contents
    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.
    Estimated age: 2006
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: U.S. Craftmaster
    19) A water heater is installed over finished living spaces and has no catch pan drain installed. Recommend having a qualified contractor install a catch pan drain (routed so as to drain outside) to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

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    20) The water heater appears to be in serviceable condition.

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  • Hot water temperature at the time of inspection
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    Heating and cooling-(Unit-5615) Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating 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.
    In addition, the following items are not included in this inspection: 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.

    Primary heating system energy source: Natural gas
    Primary heat system type: Gravity
    Primary A/C energy source: N/A
    Primary Air conditioning type: N/A
    Distribution system: N/A
    Manufacturer: Williams
    21) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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    22) The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

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    Plumbing and laundry-(Units-5615 & 5617) Return to table of contents
    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, 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 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.
    Water pressure (psi): 80psi
    Location of main water shut-off valve: North
    Location of main water meter: East
    Location of main fuel shut-off: East
    Water service: Public
    Service pipe material: Copper
    Supply pipe material: Copper
    Vent pipe material: Plastic
    Drain pipe material: Plastic
    Waste pipe material: Plastic
    23)

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  • Water pressure (psi): 80psi

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  • Location of main water shut-off valve: North

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  • Location of main fuel shut-off: East (Unit-5615)

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  • Location of main fuel shut-off: East (Unit-5617)

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  • Location of main water meter: East
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    Kitchen-(Unit-5615) Return to table of contents
    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.
    24) One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

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    25) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

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    26) Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.

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    27) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

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    28) The enamel coating on one or more sinks is damaged and/or deteriorated. For example, chipped or worn, and/or rust on some exposed steel. However, no leaks were found due to the deterioration. The client(s) should evaluate to determine if the sinks should be replaced.

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    Bathrooms-(Unit-5615) Return to table of contents
    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. 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.
    29) One or more electric receptacles have 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.

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    30) 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. 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.

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    31) One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.

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    32) One or more toilet tanks are loose and leaking. A qualified contractor should evaluate and/or repair as necessary, securely anchoring the tank to the bowl to prevent movement and leaking.

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    33) Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

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    34) The "flapper valve" in one or more toilets have substandard components. A qualified plumber should evaluate and repair or replace components as necessary.

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    35) The shower diverter valve for one or more bathtub faucets is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.

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    36) One or more medicine cabinets are loose, damaged and or deteriorated. Recommend having a qualified contractor evaluate and/or repair or replace as necessary.

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    37) Stains and/or damage were found in one or more ceiling areas. The stain(s) or damage may be due to past plumbing leaks. Recommend having a qualified contractor perform an invasive evaluation and repair as necessary.

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    38) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

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    39) Caulk is missing or deteriorated around the base of one or more bathtub spouts and/or escutcheons. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.

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    40) Caulk is missing and/or deteriorated where countertops meet backsplashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.

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    Interior rooms-(Unit-5615) Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; 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.
    41) 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.

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    42) One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

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    43) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

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    44) One or more electric receptacles are broken or damaged. This is a safety hazard due to the risk of fire and shock. A qualified electrician should replace them as necessary.

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  • Ground prong broken inside

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    45) One or more open ground, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.

    Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.

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    46) One or more interior doors have a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.

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    47) Batteries in all the smoke or C/O alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing.
    48) The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.

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    49) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
    50) Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.
    51) One or more interior doors are damaged and/or deteriorated and should be repaired or replaced by a qualified contractor.

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    52) One or more sliding closet doors are damaged and/or deteriorated. A qualified contractor should replace door(s) as necessary.

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    53) Carpeting in one or more rooms is soiled, damaged and/or deteriorated. Recommend replacing carpeting where necessary.

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    54) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.

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    55) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

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    56) Deterioration or unfinished areas were found in walls or ceilings in one or more areas. The client(s) may wish to repair these areas for aesthetic reasons.

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    Water heater-(Unit-5617) Return to table of contents
    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.
    Estimated age: 2006
    Type: Tank
    Energy source: Natural gas
    Capacity (in gallons): 40
    Manufacturer: U.S. Craftmaster
    57) Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

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    58) A water heater is installed over finished living spaces and has no catch pan drain installed. Recommend having a qualified contractor install a catch pan drain (routed so as to drain outside) to prevent water damage to finished interior spaces below if/when the water heater develops a leak or is drained.

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    59) The water heater was turned off at the time of the inspection. For example, circuit breaker turned off, gas supply turned off or pilot light turned off. The inspector was unable to fully evaluate the water heater.

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    Heating and cooling-(Unit-5617 Return to table of contents
    Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating 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.
    In addition, the following items are not included in this inspection: 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.

    Primary heating system energy source: Natural gas
    Primary heat system type: Gravity
    Primary A/C energy source: N/A
    Primary Air conditioning type: N/A
    Distribution system: N/A
    60) The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit:
    http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

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    61) The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary.

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    Kitchen-(Unit-5617) Return to table of contents
    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.
    62) One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. This is a safety hazard due to the risk of fire and/or shock. A qualified electrician should evaluate and make repairs as necessary.

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    63) One or more electric receptacles appear to have no power. Recommend asking the property owner(s) about this. Switches may need to be operated to make some receptacles energized. If necessary, a qualified electrician should evaluate and make repairs as necessary.

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    64) One or more faucet handles are loose or missing and should be repaired or replaced as necessary.

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    65) Recommend cleaning and sealing grout in countertops now and in the future as necessary to prevent staining and to improve waterproofing.

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    Bathrooms-(Unit-5617) Return to table of contents
    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. 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.
    66) Tile and/or grout in one or more showers is damaged and/or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.

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    67) One or more toilets "run" after being flushed, where water leaks from the tank into the bowl. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.

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    68) One or more medicine cabinets are loose, damaged and or deteriorated. Recommend having a qualified contractor evaluate and/or repair or replace as necessary.

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    69) The shower diverter valve for one or more bathtub faucets is defective. A significant amount of water comes out of the bathtub spout when the shower is turned on. Water will be wasted as a result. A qualified plumber should evaluate and replace components or make repairs as necessary.

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    70) One or more sink stopper mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.

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    71) The shower door handle(s) are loose and/or missing. Repairs should be made as necessary, and by a qualified contractor if necessary, such as tightening or replacing handles.

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    72) Caulk is missing or deteriorated around the base of one or more bathtub spouts and/or escutcheons. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.

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    73) Recommend cleaning and sealing grout in tile or stone flooring now and in the future as necessary to prevent staining and to improve waterproofing.

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    Interior rooms-(Unit-5617) Return to table of contents
    Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; 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.
    74) Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.

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    75) One or more interior doors have a keyed lockset or deadbolt installed. This is a safety hazard for small children in the event that they lock themselves in the room, do not know how to unlock the door, and the key is not available. Keyed locksets and/or deadbolts should be replaced as necessary with "privacy" locksets that don't require a key.

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    76) Batteries in all the smoke or C/O alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing.
    77) Deterioration or damage were found in window sills in one or more areas. Recommend having a qualified contractor evaluate and/or repair as necessary.

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    78) The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.

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    79) Carpeting in one or more rooms is soiled, damaged and/or significantly deteriorated. Recommend replacing carpeting where necessary.

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    80) Fixtures such as door stops, towel bars and/or toilet paper holders are missing, damaged and/or deteriorated in one or more areas. Recommend having a qualified contractor install fixtures where missing and replace or repair fixtures as necessary.

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

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

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

    III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.
    1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

    1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
  • This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors (InterNACHI). The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm