This report published on Thursday, October 11, 2018 9:36:44 PM PDT
Please understand that there are limitations to this inspection. Many components of the home are not visible during the inspection and very little historical information is provided in advance of the inspection. While we can reduce your risk of purchasing a home, we cannot eliminate it, nor can we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommend that you budget for unexpected repairs. On average, we have found that setting aside roughly one percent of the value of the home on an annual basis is sufficient to cover unexpected repairs.
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:
Poses a safety hazard
Recommend repairing or replacing
Recommend repair and/or maintenance
Correction likely involves only a minor expense
Recommend ongoing maintenance
Recommend evaluation by a specialist
Item or component is in satifactory condition
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Sunny
Temperature during inspection: Warm, 79° degrees
Ground condition: Dry
Recent weather: Sunny
Sq. footage.: 2758
Number of residential units inspected: 2
Age of main building: 2006 (11 years)
Source for main building age: Municipal records or property listing
Front of building faces: South
1) Hornet nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
2) Units 1 and/or 2 were occupied and/or contained furniture, stored items and/or debris. As a result, some areas were obscured, hidden or inaccessible. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
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.
Site profile: Level
Condition of driveways and parking areas: Satisfactory
Driveways and parking areas material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Open
Condition of decks, porches and/or balconies: Satisfactory
Deck, porch and/or balcony material: Concrete
Condition of stairs, handrails and guardrails: Satisfactory
Exterior stair material: Concrete
3) Heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.
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.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Vinyl. see comments below
Condition of foundations and footings: Satisfactory
Apparent foundation types: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem walls): Poured in place concrete
4) Some sections of the siding is damaged near the foundation.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Condition of floor substructure above: Satisfactory
Pier or support post material: Bearing wall
Beam material: Built-up wood
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below)
Vapor barrier present: Full
Condition of crawl space ventilation: Satisfactory
Ventilation type: with vents
Footing material: Oriented strand board
5) Some sections of under-floor insulation above the crawl space have fallen down and/or in unit 1. This may result in reduced energy efficiency. Recommend that a qualified person install or replace insulation as necessary.
6) The vapor barrier in some areas of the crawl space was loose or askew and/or in unit 1. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.
7) The crawl space was dry at time of inspection in unit 1& 2.
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. 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 performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Approx. age of roof.: 2006 (11 years)
Condition of exposed flashings: Satisfactory
Condition of gutters, downspouts and extensions: Satisfactory
8) Some composition shingles were missing and/or loose. Leaks can occur as a result. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
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.
10) Some sections of the roof tabs have been replaced on the south side. The south side appears to have excessive loss of granules.
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: Partially traversed
Roof structure type: Trusses
roof material: Oriented strand board
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Satisfactory
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Condition of doors between garages and dwelling units: Required repair, replacement and/or evaluation (see comments below)
Types of doors between garages and dwelling units: Metal, With visible fire-resistance rating
Condition of garage vehicle doors: Satisfactory
Types of garage vehicle doors: Sectional
Condition of automatic openers: Satisfactory
Mechanical auto-reverses operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage interiors: Satisfactory
Ventilation in garages: Exists
12) The door between the garage and unit(s) 1 didn't self-latch when closed via the self-closing device because of damage or deterioration to the door hardware. These doors prevent fire and fumes from spreading from the garage to interior living spaces. Self-closing devices keep the door closed for this purpose. Recommend that a qualified person repair as necessary.
13) Floors at unit(s) 1 and/or 2 were obscured by stored items and couldn't be fully evaluated.
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: Satisfactory
Primary service type: Underground
Typical number of service conductors: 3
Typical service voltage (volts): 120-240
Typical estimated service amperage: 200
Typical primary service overload protection type: Circuit breakers
Typical main disconnect rating (amps): 125
Typical system ground: Ground rod(s) in soil, Copper
Condition of main service panel(s): Satisfactory
Condition of sub-panel(s): Satisfactory
Typical location of main disconnect(s): At main disconnect panel(s) outside
Condition of branch circuit wiring: Satisfactory
Branch circuit wiring type: Non-metallic sheathed
Smoke alarms installed: Yes
Carbon monoxide alarms installed: No, recommend install
14) No carbon monoxide alarms were visible at unit(s) 1 and/or 2. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: http://www.reporthost.com/?COALRM
15) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit: http://www.reporthost.com/?SMKALRM
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
Typical location of main water shut-off(s): Crawl space
Condition of supply lines: Satisfactory
Typical supply pipe material: PEX plastic
Condition of drain pipes: Satisfactory
Drain pipe material: Plastic
Condition of waste lines: Satisfactory
Waste pipe material: Plastic
Vent pipe condition: Satisfactory
Vent pipe material: Plastic
Location of main fuel shut-off valve(s): At gas meter(s)
17) One yard drain pipe is damaged and missing a cap for unit 2.
18) Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. 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. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
19) The main water shutoff valves are located in the crawl space.
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 heaters: Satisfactory
Energy sources: Electricity
21) Water temperature taken in unit 1 & 2.
22) The estimated useful life for most water heaters is 8-12 years. The water heater at unit(s) 1 and/or 2 appeared to be near this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.
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).
Heating system type(s): Forced air, Furnace
Heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Satisfactory
Forced air heating system fuel types: Natural gas
Condition of furnace filters: Satisfactory
Typical location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Satisfactory
23) The insulation wraps for the furnace in unit 2 needs to be reattached.
24) The last service date of the gas or oil-fired forced air furnace at unit(s) 1 and/or 2 appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor 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. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.reporthost.com/?ANFURINSP
25) 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).
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.
Condition of counters: Satisfactory
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Satisfactory
Condition of under-sink food disposals: Satisfactory
Condition of dishwasher: Satisfactory
Condition of ranges, cooktops and/or wall ovens: Satisfactory
Range, cooktop, wall oven types: Electric
Condition of refrigerators: Satisfactory
Condition of built-in microwave ovens: N/A (none installed)
Condition of hot water dispensers: N/A (none installed)
Condition of trash compactors: N/A (none installed)
28) The kitchens in unit 1 & 2 were in working order at time of inspection.
29) The estimated useful life for most kitchen appliances is 10-15 years. One or more kitchen appliances appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements as needed in the near future.
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.
Condition of counters: Satisfactory
Condition of cabinets: Appeared serviceable
Condition of flooring: Satisfactory
Condition of sinks and related plumbing: Satisfactory
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Satisfactory
Condition of shower(s) and related plumbing: Satisfactory
Condition of ventilation systems: Satisfactory
30) The wall and ceiling needs repaired in the main bathroom upstairs in unit 1.
31) The toilet in the half bathroom in unit 2 was loose. Recommend that a qualified person repair as needed.
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: Satisfactory
Exterior door material: Fiberglass or vinyl, Sliding glass
Condition of interior doors: Satisfactory
Condition of windows and skylights: Satisfactory
Type(s) of windows: Vinyl, Multi-pane, Sliding, Fixed
Condition of walls and ceilings: Satisfactory
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
Condition of stairs, handrails and guardrails: Satisfactory
32) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas at unit(s) 1. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.reporthost.com/?ECC
Thank you for selecting our company. We appreciate the opportunity to be of service. Should you have any questions about the general condition of the house in the future, we would be happy to answer these. There is no fee for this telephone consulting. Our fees are based on a single visit to the property. If additional visits are required for any reason, additional fees may be assessed.