This report published on Thursday, October 17, 2019 7:38:58 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
Item was not functioning as designed or intended. Correction should be performed, and may require a professional, specialist, or other knowledgeable person.
Recommend routine attention and maintenance to keep item in proper working condition.
Recommend additional investigation, research, or review by a specialist and/or client
Report comment included for your information and consideration.
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
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. 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: Satisfactory
Apparent wall structure: Wood frame
Wall covering: Vinyl
Condition of foundation and footings: Satisfactory
Apparent foundation type: Daylight basement
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
3) Exhaust duct end caps were missing louvers. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Recommend that a qualified person repair or replace caps as necessary.
4) One section of siding needs slide back in to place at the rear of the house.
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 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. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Hall closet
Pier or support post material: Wood
Beam material: Built-up wood
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Satisfactory
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Satisfactory
Vapor barrier present: Yes
Condition of crawl space ventilation: Satisfactory
Ventilation type: with vents
5) The crawl space was dry at time of inspection. Crawl space insulation and duct work satisfactory. Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
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; 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.
Age of roof surface(s): 2005 (11 years)
Roof inspection method: Traversed
Condition of roof surface material: Servicable
Roof surface material: Architectural shingles
Roof type: Gable
Condition of exposed flashings: Satisfactory
Condition of gutters, downspouts and extensions: Servicable
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. 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.
Attic inspection method: Partially traversed
Location of attic access point #A: Hallway, second floor
Condition of roof structure: Servicable
Roof structure type: Trusses
roof material: Oriented strand board
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass loose fill
Approximate attic insulation R value (may vary in areas): R-38
Limitations: 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: Appears serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil, Copper
Condition of main service panel: Appears serviceable
Location of main disconnect: Breaker at bottom of main service panel
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Hard wired
9) One outlet in the bonus room above the garage has scorched marks and no power. Recommend that a qualified electrician evaluate and repair outlet.
10) The crawl space light bulb was broken. Recommend that a qualified person install light bulb.
11) The functionality of, power source for and placement of smoke alarms is not determined as part of this inspection. Smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, on each level and in attached garages. They have a limited lifespan and should be replaced every 10 years. Batteries in smoke alarms should be changed when taking occupancy and annually in the future. Carbon monoxide alarms should be installed near sleeping areas and on each level in homes with a fuel-burning appliance or attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM http://www.reporthost.com/?COALRM
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: Appears serviceable
Water service: Public
Location of main water meter: By sidewalk in front of house
Location of main water shut-off: Laundry room
Service pipe material: Plastic
Condition of supply lines: Appears serviceable
Supply pipe material: PEX plastic
Condition of drain pipes: Appears serviceable
Drain pipe material: Plastic
Condition of waste lines: Appears serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Vent pipe condition: Appears serviceable
Vent pipe material: Plastic
Location of main fuel shut-off valve: At gas meter
Location of main fuel shut-off valve: By furnace
13) Steel piping for the gas service located outside was corroded. A qualified person should prep and paint lines as necessary with a rust-preventative paint to prevent further corrosion.
14) This property was unoccupied and/or recently de-winterized, 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.
15) Main water shutoff valve is located in the front bedroom closet.
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: Appears servicable
Energy source: Natural gas
Capacity (in gallons): 75
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Serial number: BB5869153
Location of water heater: Garage
Hot water temperature tested: Yes
Condition of burners: Satisfactory
Condition of venting system: Satisfactory
Condition of combustion air supply: Satisfactory
16) The estimated useful life for most water heaters is 8-12 years. This water heater 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).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Condition of forced air heating/(cooling) system: Appears servicable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2005
Forced air furnace model #: FG6RK096C 16B
Forced air furnace serial number: FGD050606240
Location of forced air furnace: Garage
Forced air system capacity in BTUs or kilowatts: 76.800
Condition of furnace filters: Satisfactory
Location for forced air filter(s): At end of air handler
Cooling system and/or heat pump fuel type: Electric
Location: South side of the house.
Type: Packaged unit
Approximate tonnage: 3.0
Heat pump or air conditioner model number: FS3BA-036KA
Heat pump or air conditioner serial number: FSA051203449
17) The last service date of the forced air heating/cooling system 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 service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
18) Air filters for the heating and/or cooling 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: http://www.reporthost.com/?FLTRTPS
19) The insulation needs reattached above the furnace.
20) Pull chains were missing from two fans. One in the main level office and upstairs bedroom.
21) A passive system is typically installed at the time the house was constructed and has two elements: (1) a vent pipe extending from the sub-slab gravel up to above the roof or eave (2) a physical barrier (polyethylene membrane) between the soil and house foundation. In summary, the main difference between passive and active radon mitigation systems is that the passive system relies on natural pressure differentials and air currents instead of a fan (used with active radon mitigation systems) to draw radon up from below the home.
Per the Environmental Protection Agency, “Passive subslab suction is generally not as effective in reducing high radon levels as active subslab suction.” These systems will reduce radon levels but may not reduce the levels below the 4.0 pCi/L action level. Because of this, we recommend testing the home for radon gas. If the test result is 4.0 pCi/L or above, a qualified radon mitigation contractor can easily add a vent fan to an existing passive system to further reduce the radon level in the home
22) One ceiling fan appeared to be inoperable, or the inspector was unable to find normal controls with which to operate the fan(s). Recommend asking the property owner about their operation, and if necessary, that a qualified electrician evaluate and repair.
23) The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, dishwashers, refrigerators, freezers, ice makers, hot water dispensers and water filters; 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.
Location #A: Half bath, Laundry room/area, first floor
Location #B: Full bath, second floor, east
Location #C: Full bath, Master bath, SE
Condition of counters: Serviceable.
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Serviceable.
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Serviceable.
Condition of shower(s) and related plumbing: Serviceable.
Condition of ventilation systems: Satisfactory
Bathroom and laundry ventilation type: with individual ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
29) Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the sub-floor as a result. Recommend that a qualified contractor repair as necessary.
30) The toilet fill valve or float mechanism in the toilet at location(s) #C did not operate properly or was inoperable. Recommend that a qualified person repair as necessary.
31) The walls and door in the laundry room are damaged. 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: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Fiberglass or vinyl
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl, Multi-pane, Single-hung, Casement
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of concrete slab floor(s): Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile
Condition of stairs, handrails and guardrails: Satisfactory
32) Carpeting was damaged or deteriorated. Recommend that a qualified contractor replace as necessary.
33) The tiles were cracked, damaged and loose in the entry way and dinning room. Recommend that a qualified person repair as needed.
34) The lock mechanisms on the rear sliding glass door was inoperable. Recommend that a qualified person repair as necessary.
35) Lock mechanisms on two windows were loose. Recommend that a qualified person repair as necessary. The bathroom upstairs and the bonus room above the garage.
36) The front exterior doors had no deadbolt lock installed and relied solely on the entry lockset for security. Recommend installing locksets on exterior doors where missing for added security.
37) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.
38) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: 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.