This report published on Wednesday, October 4, 2023 8:40:51 AM 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.
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:
Repair Recommended
Item was not functioning as designed or intended. Correction should be performed, and may require a professional, specialist, or other knowledgeable person.
Maintenance Reminder
Recommend routine attention and maintenance to keep item in proper working condition.
Investigate Further
Recommend additional investigation, research, or review by a specialist and/or client
Informational Comment
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
Client present for discussion at end of inspection: Yes
Inspector: Timber
Weather conditions during inspection: Cloudy
Temperature during inspection: Warm
Sq. footage.: 1583
Age of main building: 2019
Source for main building age: Municipal records or property listing
Occupied: Yes, Furniture or stored items were present
1) To view the summary. Click on the link in the upper left hand corner or under table contents.
2) Some areas and items at this property were obscured by furniture and stored items. 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.
Fence and gate material: vinyl
Retaining wall material: Concrete
Site profile: Minor slope
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
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
Apparent wall structure: Wood frame
Wall covering: Cement fiber, Stone or faux stone veneer
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
3) One siding piece was cracked. Recommend that a qualified person repair as necessary.
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4) Minor cracks and spalling was found in the driveway, but no trip hazards were found. Spalling is common in our area due to deicers. Client should monitor and consider sealing cracks. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
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: Master bedroom closet
Sub-floor material: Oriented strand board
Pier or support post material: Bearing wall
Beam material: Built-up wood
Floor structure above: Engineered wood joists
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes, Full
Ventilation type: with vents
5) One heating and cooling duct was off in the crawl space and needs to be reattached. Recommend that a qualified person repair as needed.
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6) The crawl space was dry at time of inspection. Crawl space insulation and duct work satisfactory. Note that all crawlspace areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Please note, plumbing traps near vents can freeze if house is unoccupied during cold weather. Insulating traps can minimize this risk.
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.
Roof inspection method: Traversed
Roof surface material: Architectural shingles
Roof type: Gable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
7) Rubber pipe flashings was split or cracked for the furnace vent. Leaks can occur as a result. Recommend that a qualified person repair or replace flashings where necessary.
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8) Architectural roofing has an average life expectancy between 25 to 35 years depending on the weather conditions and attic ventilation.
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: Traversed
Location of attic access point #A: Bedroom
Roof structure type: Trusses
roof material: Oriented strand board
Ceiling structure: Trusses
Ceiling insulation material: Mineral wool loose fill
Approximate attic insulation R value (may vary in areas): R-49
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.
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: Copper, Not determined, not readily apparent
Location of main service panel #A: Garage
Location of main disconnect: Breaker at bottom of main service panel
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
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.
Water service: Public
Location of main water meter: By sidewalk in front of house
Location of main water shut-off: In hall closet
Service pipe material: Plastic
Supply pipe material: PEX plastic
Drain pipe material: Plastic
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior
Vent pipe material: Plastic
Location of main fuel shut-off valve: At gas meter
Location of main fuel shut-off valve: By furnace
13) Water pressure taken at the house measured 52-54 PSI. Typical residential water pressure is 40 to 80 PSI.
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14) One sewer clean out was noted at the front of the house.
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15) Main water shutoff valve is located in the hall closet.
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16) The gas meter shutoff valve was located at the side of the house.
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, Gas fireplace or stove
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: Unknown
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2019
Forced air heating system manufacturer: Goodman
Location of forced air furnace: Garage, Mechanical room
Location for forced air filter(s): At top of air handler
Type of combustion air supply: Vent(s) to exterior
Cooling system and/or heat pump fuel type: Electric
Type: Split system
Estimated age of heat pump or air conditioning unit: 2019
Manufacturer of cooling system and/or heat pump: Goodman
18) 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, for warranty purposes recommend that a qualified HVAC contractor inspect, clean, and service this system. For safety and warranty 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.
19) A passive radon system was found at the property. 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.
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
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.
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: Yes
Gas-fired flue type: Direct vent
20) The glass front on the gas fireplace had a hazy film. This is typically a mineral residue left from water vapor as the gas burns. It may be possible to clean this fogging by removing the glass from the fireplace and using a gas appliance ceramic glass cleaner, available through gas fireplace and stove distributors and installers. Ammonia-based products, such as common glass cleaners, should not be used since they can cause damage or etching to the glass, or make the haze permanent. It may be possible for a homeowner to remove the glass for cleaning, if the instructions for the fireplace are available and if the homeowner is experienced in such repairs. Consult with a qualified specialist for more information, or to have them do the cleaning.
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21) Gas fireplace and blower were functional at time of inspection.
Recommend that the client review all available documentation for gas-fired fireplaces and stoves. Depending on how they are operated (for routine heating versus ambiance), such appliances may need servicing annually or every few years. Consult with the property owner and/or a qualified specialist to determine if service is needed now. Any needed repairs noted in this report should be brought to the attention of the specialist when it's serviced. For more information visit: http://www.reporthost.com/?ANGFINSP
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.
Condition of sinks and related plumbing: Serviceable.
Condition of under-sink food disposal: Appears serviceable
Condition of dishwasher: Appears serviceable.
Range, cooktop or oven type: Electric
Type of ventilation: Wall or ceiling mounted fan, ducted to exterior
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Serviceable.
22) Inspector performs a limited function test of appliances and runs dishwasher for short cycle. Deficiencies at time of inspection are noted above if present.
Inspector removed dishwasher toe kick and no leaks were observed at time of inspection.
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: Laundry room/area
Location #B: Full bath
Location #C: 3/4 bath, Master bath
Condition of counters: Serviceable.
Condition of cabinets: Appeared serviceable
Condition of flooring: Satisfactory
Condition of sinks and related plumbing: Serviceable.
Condition of toilets: Serviceable.
Condition of bathtubs and related plumbing: Serviceable.
Condition of shower(s) and related plumbing: Serviceable.
Condition of ventilation systems: Satisfactory
Gas supply for laundry equipment present: Not determined
240 volt receptacle for laundry equipment present: Yes
23) No access or only limited access was available to the back of the clothes washer and dryer, and to utility hook-ups located behind the appliances. The inspector normally attempts to determine the presence of a gas vs. electric power supply, the configuration of the stand pipe, whether the dryer exhaust duct is serviceable, etc. Because of the lack of access, the inspector was unable to fully evaluate and/or describe the hook-ups and appliances.
Recommend clearing dryer duct of lint upon move in and periodically in the future to reduce fire hazard. Dryer vent should be as straight and short as possible to minimize lint collection.
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24) Inspector ran water in the sink(s) and bathtub(s). Ran shower water and flushed toilet(s). No leaks were noted at time of inspection.
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.
Exterior door material: Metal, Fiberglass or vinyl, Sliding glass
Type(s) of windows: Vinyl, Multi-pane, Sliding, Single-hung, Fixed
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Satisfactory
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum
25) One window in the side bedroom had a minor blemish.
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.
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This report is not a guaranty or warranty. Anything can fail at any time. This inspection report is only reporting on the conditions as observed at the time of the inspection, and is not intended to be considered as a guaranty or warranty, expressed or implied, of the adequacy of, or performance of, systems or structures, or their component parts, or of their remaining life expectancy or usefulness. Systems, equipment and components can, and do, fail—randomly and without prior warning.
Please review your pre-inspection agreement 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.
