Summary
Unofficial version!

1)  To view the summary. Click on the link in the upper left hand corner or under table contents.

2)  The residential dwelling unit appeared to be part of a complex that is managed and maintained by a "Home Owners" or "Condo" association. This inspection is limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected. The current condition of "Common Elements" are excluded from this inspection. Such elements include, but are not limited to:

• The building site condition, structural stability, drainage systems and insulation
• All exterior surfaces, materials and structure
• All roof surfaces, materials and structure
• All attic spaces
• The building foundation, floor substructure and all spaces below, such as basements and/or crawl spaces
• All stairs, landings, porches, hallways, walks and balconies, elevators, utility metering, parking stalls/ports
• All decks, patios, pools, spas, recreational areas/equipment
• All common areas on the property

Any comments regarding these items in this report have been made as a courtesy only. Consult with the Home Owner's or Condo Association regarding these items.

3)  One duct was loose and needs to be secured above the kitchen.

6)  The house does not meet current standards. Smoke alarms were over 10 years old.

Current safety standards recommend smoke alarms should be installed in each bedroom, in hallways leading to bedrooms, and on each level. 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

8)  One fire sprinkler heads was loose and needs to be secured or reset above the elevator. Recommend that a qualified person evaluate and repair as needed.

9)  A fire suppression 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.

15)  Furnace and A/C were functioning at time of inspection.

The inspector was unable to determine the last service date for the HVAC system. Ask the property owner when it was last serviced. 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, 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.

The filter should be changed upon move in. How often a filter should be changed depends on environmental factors (ie pets, smoking, dust, etc) but a general rule of thumb is every 3 months. Adjust time according to observation.

The estimated useful life for most forced air furnaces is 15-20 years, A/C condensing units is 10-15 years. This furnace and A/C condensing unit appeared to be near this age and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the future.

For more information visit:
http://www.reporthost.com/?ANFURINSP

16)  The serviceman's switch that controls power to the furnace was not clearly labeled. Recommend permanently labeling this switch to avoid confusion and unintentional loss of power if the switch is mistaken for a light switch.

18)  No high loop or air gap was visible for the dishwasher drain. A high loop is created by routing the drain line up to the bottom surface of the counter top above and securely fastening it to that surface. An air gap is a device that makes the drain line non-continuous. Both of these prevent waste-water backflow from entering the dishwasher, and possibly flooding out of the dishwasher if/when a siphon occurs. Some newer dishwashers have these devices built in. The client should try to determine if these devices are built in to this brand and model of dishwasher (e.g. review installation instructions). If not, or if this cannot be determined, then recommend that a qualified person install a high loop and air gap per standard building practices.

20)  The jetting system for the bathtub was leaking. Recommend that a qualified contractor evaluate and repair as necessary.

21)  Fill valve/ball cock was leaking at toilet at location(s) #A . As leak is within tank, no adverse conditions were observed. This does indicate fill valve will need replacing in the future. These can be obtained at most home improvement stores.

25)  Condensation or staining was visible between multi-pane glass in many windows. This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.

The half bathroom, closet and living room