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Flat Fee Home Inspections

http://www.flatfeehomeinspections.com
flatfeehomeinspections@gmail.com
(844) 342-3344
5075 Warner Ave # 207 
Huntington Beach CA 92649-4000
Inspector: Alan A

Property Inspection Report

Client(s):  Sample Report - Single Family Residence
Property address:  12345 Single Family Residence
Huntington Beach CA, 92649
Inspection date:  Saturday, September 21, 2019

This report published on Thursday, October 24, 2019 8:15:16 AM PDT

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

Dear customer:

Thank you for choosing Flat Fee Home Inspections to perform the following inspection on the property you wish to purchase.
This report is the exclusive property of Flat Fee Home Inspections 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 Flat Fee Home Inspections.

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.

If this property was unoccupied and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.

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.


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

General Information
Present during inspection: Client, Realtor, Property owner
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Sunny, Dry (no rain)
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Type of building: Single family
Buildings inspected: One house
Age of main building: 1964
Source for main building age: Online Property Listing
Occupied: Yes
Present during inspection: Client, Realtor
Inspector:: Alan A.
Inspection fee: 300.00
Payment method: Check
Source for additions and modifications:
Alan A. Alicante:
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:

https://buyersask.com/interior/asbestos/identifying-asbestos-in-a-home/
2) Substandard construction was observed on the atrium cover. This work may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
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Photo 2-1 Atrium cover is not properly installed, recommend that a licensed contractor intall per standard codes.
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Photo 2-3 Joists supporting atrium cover rest directly on roofing shingles and are not correctly supported.
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Photo 2-4 Joists are rotted at the ends.
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Grounds
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wrought iron
Condition of retaining walls: Appeared serviceable
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Condition of decks, porches and/or balconies: Appeared serviceable
3) Uneven stepping stones located in the front entryway could result in a potential trip hazard. Recommend that a qualified contractor make modifications as necessary to mitigate risk.
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4) Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.
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Photo 4-1 Water could be coming from overflow of sprinklers in combination with leak at pool pump motor. Adjust sprinklers and check for leaks at pump.
5) General View of Grounds:
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Exterior and Foundation
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Stucco, Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete
6) Wood rot/termite damage was found at some sections of exterior siding, trim, and/or soffits. Conducive conditions for rot should be corrected. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
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Photo 6-6 Joists supporting atrium cover rest directly on roofing shingles and are not correctly supported.
7) Stains were found at one or more soffit areas, but no elevated moisture levels were found and the wood appeared to be in good condition. Based on the inspector's findings, these stains may be from past leaks. Monitor these areas in the future. If moisture is observed, recommend that a qualified contractor evaluate and repair as necessary.
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8) General Exterior Views:
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Roof
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Roof inspection method: Scanned roof using aerial drone with HD camera
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
9) Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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10) General Roof Views: The composition roof was inspected and found to be in serviceable condition.
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11) Solar panel views: Appeared serviceable
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Attic and Roof Structure
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Location of attic: Garage and laundry room
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill
Condition of roof ventilation: Appeared serviceable
Roof ventilation type:
12) The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
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13) Open alarm or CCTV box in attic. Recommend closing lid.
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14) All attic areas and roof structures more than 6 feet from attic access point(s) were inaccessible due to lack of permanent walkways and/or ducts or pipes blocking. These areas were not evaluated and are excluded from the inspection.
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15)  General Attic Views: The attic and roof structure were inspected and appeared to be in serviceable condition.
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Garage
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
16) One or more holes and/or areas with missing or substandard surface materials were found in the attached garage ceiling and attic space that connects to the attic space above the interior of the house. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and installing a fire-resistant wall covering (e.g. Type X drywall) in the attic to divide both spaces. For more information, visit:
https://www.reporthost.com/?AGFR
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Photo 16-1 Attic wall that leads to house has a breached fire wall.
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Photo 16-2 Holes in garage ceiling is cosmetic only
17) The door knob for the garage side door was loose. Recommend tightening it.
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18) Some floor and wall areas were obscured by stored items and couldn't be fully evaluated.
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19) Garage Views: The Garage was inspected and found to be in serviceable condition
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Electric
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Overhead
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Main disconnect rating (amps): 200
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Building exterior
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Smoke alarms installed: Missing from one or more required areas
Carbon monoxide alarms installed: No, recommend install
Smoke alarms installed: One or more not working
20) One or more electric receptacles at the kitchen, garage, and exterior had no visible ground fault circuit interrupter (GFCI) protection. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
  • Outdoors (since 1973)
  • Bathrooms (since 1975)
  • Garages (since 1978)
  • Kitchens (since 1987)
  • Crawl spaces and unfinished basements (since 1990)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
For more information, visit:
https://buyersask.com/electrical/outlets-gfci/gfci-outlets/
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Photo 20-1 Exterior:
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Photo 20-2 Garage:
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Photo 20-4 Kitchen island:
21) Based on the age of this structure and the yellowed appearance of one or more existing smoke alarms, the alarm(s) may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
https://www.reporthost.com/?SMKALRMLS
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22) Smoke/carbon monoxide alarms were missing from the hallway leading to the bedrooms. Smoke/CO alarms should be installed as necessary so a functioning alarm exists in the hallway outside the direct vicinity of the bedrooms.
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23) One or more electric receptacles were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and tension on wires. This is a potential shock and fire hazard. Recommend that a qualified electrician repair as necessary.
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Photo 23-1 Garage outlet:
24) Some covers for light fixtures were missing. Recommend replacing as necessary to avoid exposed bulbs. With attic lighting or where flammable stored objects are near light fixtures, missing covers can be a fire hazard.
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25) A photovoltaic solar energy system was installed. Evaluating these systems is beyond the scope of a home inspection. Its condition is unknown, and it is excluded from this inspection. Recommend that a qualified electrician review this system and make repairs if necessary.
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26) General Electrical Views:
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Photo 26-1 Functional GFCI protected outlets in kitchen:
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Photo 26-3 Functional GFCI protected outlets in bathrooms:
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27)  Smoke detector views:
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Plumbing / Fuel Systems
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 62psi
Location of main water meter: By street
Location of main water shut-off: Building exterior
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Condition of waste lines: Appeared serviceable
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Appeared serviceable
Type of irrigation system supply source: Public
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
Supply pipe material: Copper
28) Highly recommend installing an earthquake valve although this may not be a requirement. The earthquake valve or seismic valve is an automatic way to shut off the low pressure regulated gas supply to a structure during a major earthquake
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29) PEX piping is highly susceptible to damage by sunlight. If exposed to sunlight, the molecular structure can disintegrate. This causes the piping to become brittle and/or rupture. PEX installations require a covered environment. Recommend that a licensed plumber repair per standard building practice.

https://www.sharkbite.com/resources/faqs/pex-faqs
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30) If this property was unoccupied and the plumbing system has not been in continuous operation recently. It's possible for plumbing leaks to exist but not be apparent. Leaks can be small and take time to become visible. The inspector normally operates all accessible and operable plumbing fixtures, but this limited inspection may not reveal small leaks that only become visible after constant use of the plumbing system. After taking occupancy, monitor the plumbing system for leaks that may become apparent. Areas below the house should be evaluated after plumbing has been operated to check for leaks. Any problems that are found should be repaired by a qualified plumber.
31) A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit:
https://www.reporthost.com/?WTRFLTR
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32)  General Plumbing Views: Serviceable
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Photo 32-1 Water pressure: 62psi
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Photo 32-2 Main water shutoff:
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Photo 32-4 Under sink views
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Water Heater
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tankless
Energy source: Natural gas
Temperature-pressure relief valve installed: Yes
Location of water heater:
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 121F
33) One or more tankless water heaters were observed at this property. It is beyond the scope of this inspection to determine the adequacy of this system since demand varies significantly with water usage. For example, with simultaneous showers while washing clothes or dishes, etc. During such usage, tankless water heaters may not keep up with demand. This inspection includes a limited evaluation of the water heater to determine the following:
  • Does it supply hot water?
  • Is the water pressure adequate for the unit (typically minimum 30-50 psi)?
  • Is combustion air and the venting system serviceable?
  • Is the wiring for the electric supply safe?
  • Is a temperature-pressure relief valve and drain line installed?
Any concerns observed related to the above items are noted in this report.
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Photo 33-2 Hot water temperature:
Heating, Ventilation and Air Condition (HVAC)
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): 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: Natural gas
Condition of furnace filters: Required replacement
Condition of forced air ducts and registers: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Condition of controls: Appeared serviceable
Condition of furnace filters: Appeared serviceable
34) Possible asbestos wrap was found on ducts for the heating system. It was significantly deteriorated in some areas. Asbestos may pose a health hazard when airborne. If this is asbestos, it may pose a health hazard and require abatement. Recommend that this material be tested by a qualified specialist. If the material is found to contain asbestos, the client should consult with a qualified asbestos abatement specialist or industrial hygienist. For information on asbestos hazards in the home, visit:
https://www.reporthost.com/?AITH

Note that evaluating for the presence of asbestos is beyond the scope of this inspection. Any mention in this report of these materials is made as a courtesy only, and is meant to refer the client to a specialist.
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Photo 34-1 This location was just above the attic hatch in the laundry room.
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Photo 34-3 This looks like leftover from the original ducting. Could be asbestos.
35) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
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36) Air filters for the HVAC system were missing at one or more locations where they should have been installed. Indoor air quality will be reduced as a result. Recommend installing good quality filters at intended locations (e.g. in or at the air handler, behind return air grills). Filters should be sized correctly to minimize air gaps. Many types of filters are available. Recommend installing pleated filters or better rather than the cheapest disposable kind. For more information, visit:
https://www.reporthost.com/?FLTRTPS
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37) General HVAC Views:
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38) Hot & Cold Air Temp Readings
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Photo 38-1 Ambient return air temperature:
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Photo 38-2 Cold air temperatures:
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Photo 38-4 Hot air temperatures:
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Fireplaces and Chimneys
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 gas-fired fireplaces or stoves: Appeared serviceable
Condition of chimneys and flues: Appeared serviceable
Chimney type: Masonry
Gas-fired flue type: Masonry with metal liner
39) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.
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40) One or more fireplaces equipped with a gas burner has a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.

https://buyersask.com/furnaces-acs-fireplaces/fireplace/damper-not-fixed-in-an-open-position/
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41) General Fireplace and Chimney Views:
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Kitchen
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Oven, Cooktop, Dishwasher, Under-sink food disposal, Microwave oven, Trash compactor
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Natural gas
Type of ventilation: Wall or ceiling mounted fan
Condition of built-in microwave oven: Appeared serviceable
Condition of trash compactor: Required repair, replacement and/or evaluation (see comments below)
42) The trash compactor was inoperable when tested. Furthermore the door was loose on the top right corner. Recommend that a qualified person repair or replace the compactor as necessary.
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Photo 42-1 Inoperable when tested:
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Photo 42-2 Loose door:
43) No exhaust hood, ceiling or wall-mounted exhaust fan or downdraft exhaust system was found for the cooktop or range. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cooktop is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor install a venting system per standard building practices.
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44) General Kitchen Views:
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Photo 44-1 Dishwasher tested and functional:
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Photo 44-2 Oven functional:
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Photo 44-3 Beverage refrigerator functional:
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Bathrooms, Laundry and Sinks
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Master bathroom
Location #B: Hallway bathroom
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans
Gas supply for laundry equipment present: Yes
45) The sink in bathroom #B drained slowly. Recommend clearing drain with a house hold drain cleaner and/or having a qualified plumber repair if necessary.
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46) Caulk around the base of the toilet at locations #A and #B was missing. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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47) The sink faucet in bathroom #B was loose. Recommend tightening set screw.
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48) General Bathroom Views: The bathrooms were inspected and appeared to be in excellent condition with minor cosmetic wear and tear.
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Interior, Doors and Windows
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Sliding
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Laminate, Tile
49) Some ceilings in this structure had "popcorn" ceiling texture possibly installed prior to the mid-1980s. This material may contain asbestos, which is a known health hazard. Laws were passed in the United States in 1978 prohibiting use of asbestos in residential structures, but stocks of existing materials were used for some time thereafter. The client may wish to have this ceiling material tested by a qualified lab to determine if it does contain asbestos.

In most cases, when the material is intact and in good condition, keeping it encapsulated with paint and not disturbing it may reduce or effectively eliminate the health hazard. If the client wishes to remove the material, or plans to disturb it through remodeling, they should have it tested by a qualified lab and/or consult with a qualified industrial hygienist or asbestos abatement specialist. For more information, visit:
https://www.reporthost.com/?AITH
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50) Some interior doors were rubbing on the floor, sticking in the door jamb and/or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting hardware such as hinges, strike plates, and/or trimming doors if necessary.
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Photo 50-1 Doors bind in the jambs:
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Photo 50-3 Base of doors rubbing on flooring:
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Photo 50-5 Loose hinges:
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Photo 50-7 Strike plate protruding, needs adjustment:
51) A bifold closet door in the master bedroom was off its track. Recommend that a qualified person repair as necessary.
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52) Pulls were missing from some interior storage cabinets. Were operation is difficult, recommend installing handles/pulls.
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53) This ceiling appears to have patched in the past. Recommend asking owner about reason for patch work.
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54)  General Interior Views:
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Swimming Pool
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Plaster-Gunite ~
Condition of deck: Appeared serviceable
Deck material: Concrete
Condition of coping: Appeared serviceable
Coping material: Concrete
Types of pumps installed: Circulation
Line material: PVC
Condition of heater and related equipment: Appeared serviceable
Heater energy source: Natural gas
Condition of filter and related equipment: Appeared serviceable
Filter type: Diatomaceous earth
Condition of skimmers: Appeared serviceable
Condition of electrical equipment: Appeared serviceable
Location of electrical disconnect: In sub-panel at equipment
55) The pool pump appeared to have a leak. A qualified person should evaluate and repair or replace valves or components as necessary.
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56) The plaster surface of the body had some moderate wear marks in some areas, but appeared to be in serviceable condition. Concrete pools or spas should be re-plastered every 10 to 15 years. For more information, visit:
https://www.reporthost.com/?POOLPLASTER
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57)  Pool and Spa was inspected and found to be in serviceable condition
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Additional Resources
58) Additional Resources

CA PUBLIC RESOURCES CODE
25401.7. At the time a single-family residential dwelling is sold, a buyer or seller may request a home inspection, as defined in subdivision (a) of Section 7195 of the Business and Professions Code, and a home inspector, as defined in subdivision (d) of Section 7195 of the Business and Professions Code, shall provide, contact information for one or more of the following entities that provide home energy information: (a) A nonprofit organization. (b) A provider to the residential dwelling of electrical service, or gas service, or both. (c) A government agency, including, but not limited to, the commission.

UTILITY BILL, REBATES AND OTHER ASSISTANCE

Online Consumer and Business Conservation Rebate Database: www.consumerenergycenter.org
California Department of Consumer Affairs: www.dca.ca.gov/energy-challenge.htm
California Energy Commission, for information on utility bill assistance programs: 800-772-3300 or www.consumerenergycenter.org
California Public Utilities Commission Consumer Affairs Branch, for information on baseline and other optional rates and bill assistance programs: 800-649-7570 or www.cpuc.ca.gov
California Energy Alternative Rates (CARE): Call your local utility company for information and applications.
CONCLUSION
We are proud of our service and trust you will be happy with the quality of your report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, opened every window and door or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We cannot see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems and systems may fail without warning. We cannot predict future events. For those reasons, you should keep a comprehensive insurance policy current.
This report was written exclusively for our Client. It is not transferable to other people. The report is only supplemental to a seller’s disclosure.
Thank you for taking the time to read this report and call us if you have any questions. We are always attempting to improve quality of our service and our report.


PRE-CLOSING WALK-THROUGH
The walk-through prior to closing is the time for Client to inspect the property. Conditions can change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through.
Any defect of problem discovered the walk-through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases SIGNATURE HOME INSPECTION of all responsibility. Client assumes responsibility for all known defects after settlement.
The following are recommendations for the pre-closing walk-through your new house. Consider hiring a Certified Master Inspector to assist you.
1. Check the heating and cooling system. Turn the thermostat to heat mode and turn the temperature setting up. Confirm that the heating system is running and making heat. Turn the thermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperature setting down. Confirm the condenser is spinning and the system is making cool air. The cooling system should not be checked if the temperature is below 60 degrees. You should not operate a heat pump in the heating mode when it is over 75 degrees outside.
2. Operate all appliances.
3. Run water at all fixtures and flush toilets.
4. Operate all exterior doors, windows and locks.
5. Test smoke and carbon monoxide detectors.
6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.
7. Inspect areas that may have been restricted at the time of the inspection.
8. Ask seller questions about anything that was not covered during the home inspection.
9. Ask seller about prior infestation treatment and warranties that may be transferable.
10. Read seller’s disclosure.






The links below connect you to a series of documents that will help you understand your home and how it works. These are in addition to links attached to specific items in the report.
Click on any link to read about that system.
ROOFING, FLASHINGS AND CHIMNEYS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_1_Roofing_2011.pdf
EXTERIOR -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_2_Exterior_2011.pdf
STRUCTURE -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_3_Structure_2011.pdf
ELECTRICAL -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_4_Electrical_2011.pdf
HEATING -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_5_Heating_2011.pdf
COOLING/HEAT PUMPS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_6_Cooling_2011.pdf
INSULATION -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_7_Insulation_2011.pdf
PLUMBING -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_8_Plumbing_2011.pdf
INTERIOR -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_9_Interior_2011.pdf
APPLIANCES -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_10_Appliances_2011.pdf
LIFE CYCLES and COSTS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_11_Life_Cycles_2011.pdf
ENVIRONMENTAL CONCERNS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_12_Supplementary_2011.pdf
HOME SET-UP AND MAINTENANCE -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_13_Maintenance_2011.pdf

MORE ABOUT HOME INSPECTIONS -
http://www.discoverhorizon.com/hrb/PDFS_2011/HRB_14_Appendix_A_2011.pdf
FOLLOW-UP INSPECTION POLICY
Generally we discourage follow-up inspections for this reason:

QUALITY OF REPAIRS:

If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible.
Our fees for follow-up inspections are as follows:

* Re-inspection fees are billed at $100 per hour, minimum of 2 hours. Travel time to and from property is billed at this rate.

ENERGY SAVING WEBSITES/TIPS:
Perhaps you never thought of your home as a likely place to save you a lot of money, but it is. Most homes are far from being energy-efficient. That means if you are using more energy than you have to, you are also paying higher monthly bills than necessary. By checking out the following energy saving web-sites, you will be able to gain some wise energy saving ideas that you will be able to put to use right away. You can do many of them yourself, others may require the services of a licensed contractor:

http://www.energystar.gov/
http://www.eere.energy.gov/buildings/building_america
http://www.aceee.org/consumerguide
http://www.efficientwindows.org


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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.
A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm