Some pictures were purposely obscured or removed for this sample report
Inspection date:
Thursday, October 17, 2019
This report published on Tuesday, January 7, 2020 5:46:38 PM MST
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.
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:
Safety
Poses a safety hazard
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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: 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: Steep slope
Condition of driveway: Appeared serviceable
Driveway material: Asphalt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Open & Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood & Stone
1) The asphalt driveway surface had cracks and was developing alligator cracking too. This can allow water penetration causing further damage. The asphalt driveway would benefit from resealing. Recommend that a qualified asphalt contractor be contacted to reseal the driveway. For more information, visit: http://www.reporthost.com/?RAD
Photo 1-1 Photo 1-2
Photo 1-3 Photo 1-4
2) The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor the basement areas in the future for accumulated water. If water does accumulate, recommend contacting a qualified foundation contractor for further evaluation. It may require excavating and installing french drains around the base of the foundation footings to move the water from around the foundation.
Photo 2-1 Photo 2-2
3) This property was accessed by a private road shared with nearby properties. Shared private roads are excluded from this inspection. Comments in this report related to them are made as a courtesy only and are not meant to be a substitute for a evaluation by a specialist if repairs are needed. Recommend that the client review the recorded agreements, HOA and or covenants regarding the private road, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the driveway.
4) Minor deterioration (e.g. cracks, holes, settlement, heaving) was found in the driveway, but no trip hazards were found. The client may wish to have repairs made for cosmetic reasons.
Photo 4-1
5) Surrounding grounds, driveway, sidewalk, patio, deck and covers.
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: Log, Cinder block
Wall covering: Log, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Footing material (under foundation stem wall): Poured in place concrete
6) The masonry (brick or stone) veneer or mortar had minor cracking. Where cracks or openings are exposed, water can enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
Photo 6-1 Photo 6-2
Photo 6-3
7) Many of logs were split and/or cracked. Although this is common in log homes, water or vermin can penetrate the logs easily and cause damage. Recommend that a qualified log building contractor properly caulk and seal the cracks and splits as deemed necessary.
Photo 7-1
8) One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.
Photo 8-1
9) Trim at the base of the front cover columns was damaged. Recommend a qualified person repair as necessary.
Photo 9-1 Photo 9-2
10) There was one or more missing eave vent covers. This can allow insects or vermin into the eave areas. Recommend a qualified person replace covers.
Photo 10-1
11) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
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 also excluded from this inspection. Note that 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 basement in the future. Access to the basement 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 does not determine the adequacy of basement floor or stairwell drains, or determine if such drains are clear or clogged.
Note that all basement areas should be checked periodically for water intrusion, plumbing leaks and pest activity.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of floor substructure above: Appeared serviceable
Support material: Bearing and concrete block walls
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Not applicable, none installed
14) Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
Photo 14-1
15) One or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
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: 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 and Shed
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
17) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified roofing contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate."
Photo 17-1 Photo 17-2
Photo 17-3 Photo 17-4
18) Composition shingles were installed on a slope with less than 3/12 (3 inches rise for every 12 inches run). Such low-slope shingle installations are prone to leaks due to the slow rate at which water runs off the shingles. Roof decking can also be prone to sagging, and the roof structure may have a reduced load capacity for snow. Most shingle manufacturers won't warranty shingles if installed on a roof with a slope less than 3/12. Consult with a qualified roofing contractor regarding this and monitor these roof area(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, recommend that a qualified contractor repair per standard building practices. Such repairs may involve installing a new roof surface approved for low slopes.
Photo 18-1 Photo 18-2
19) Many composition shingles were worn, cracked, broken, missing, damaged and/or had major granular loss. This is a sign that the roof shingles may be at or beyond their life expectancy. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. As, stated above, recommend that a qualified roofing contractor further evaluate and repair as necessary.
Photo 19-1 Photo 19-2
Photo 19-3 Photo 19-4 Hairline cracks in shingles
Photo 19-5 All the grey areas are where major granular loss occurred. Photo 19-6
Photo 19-7 Hairline cracks over the roof surface.
20) Loose roof sheathing and uneven roof surfaces in some areas under the shingles. Water leaks can occur because of this. Recommend contacting a qualified roofing or building contractor to repair as necessary.
Photo 20-1 Photo 20-2
21) Nail heads were exposed at one or more shingles. Water leaks can occur because of this. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.
Photo 21-1 Photo 21-2
Photo 21-3
22) 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.
Photo 22-1 Photo 22-2
23) Stains were found on one or more gutters or downspouts, that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
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)
Condition of roof structure: Required repair, replacement and/or evaluation (see comments below)
Roof structure type: Log
Ceiling structure: Log and Wood
Condition of insulation in attic (ceiling, skylight chase, etc.): Not determined (inaccessible or obscured)
Vapor retarder: Not determined (inaccessible or obscured)
25) One or more roof logs were cut, damaged or modified. The roof structure may have been weakened as a result. Logs shouldn't be cut or modified by builders or homeowners. Repairs may involve restoring the logs or properly installing rafters to their original condition or configuration. Recommend that a licensed structural engineer evaluate and prescribe repairs as necessary. A qualified contractor should perform repairs per the engineer's specifications.
Photo 25-1
26) Access door in wall of upstairs bd. closet
Photo 26-1
27) No other accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. When a home is occupied, such access points may be obscured by stored items or furnishings. Home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached, under house
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
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
28) The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices. For more information, visit: http://www.reporthost.com/?AGFR
Photo 28-1
29) One or more gaps were found in the attached garage walls or ceilings. 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/or installing fire-resistant wall covering (e.g. Type X drywall). For more information, visit: http://www.reporthost.com/?AGFR
Photo 29-1 Photo 29-2 Between the beam and the sheetroock ceiling, was caulked, not sheetrock mud or fire taped.
Photo 29-3
30) The post & beam in the garage was toe nailed together only, it was missing an approved attachment/connection bracket. If the ground were to shake or a vehicle were to strike the post, it could easily be dislodged, weakening the support beam above. Recommend a qualified person install an approved connection bracket.
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: 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: Not determined, not readily apparent
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Basement
Location of main disconnect: Breaker at top of main service panel
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
32) Non-metallic sheathed wiring was installed at several locations in the basement area, and was subject to damage such as on easily accessible wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it, resulting in exposed, energized wires. Also, copper conductors can break after being repeatedly moved or bent. This is a potential shock or fire hazard. Recommend that a qualified electrician repair per standard building practices. For example, by installing protective conduit or re-routing wires through walls or ceilings.
Photo 32-1 Photo 32-2
Photo 32-3 Photo 32-4
Photo 32-5 Photo 32-6
Photo 32-7 Photo 32-8
Photo 32-9
33) One or more receptacles were installed directly above electric baseboard heaters. This was a common practice in the past, but insulation on appliance cords in contact with the heater(s) can be damaged by heaters. This is a shock and fire hazard. Recommend that a qualified electrician make repairs or modifications as necessary. For example, by converting receptacles to junction boxes, moving receptacles and/or moving baseboard heaters.
Photo 33-1
34) One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit: http://www.reporthost.com/?SMKALRM
Photo 34-1 Photo 34-2
35) Smoke alarms were missing from one or more bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit: http://www.reporthost.com/?SMKALRM
36) One or more electric receptacles appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated or GFCI/AFCI protection may need to be reset to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Photo 36-1
37) One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard.
Photo 37-1 Photo 37-2
Photo 37-3
38) The inspector does not verify that the legend for circuit breakers in panel(s) #A is accurate, complete, legible or may be confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend that a qualified person verify the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
Photo 38-1
39) One or more circuit breakers in panel(s) #A were in the off position. Consult with the property owner to determine why breakers were tripped or off, and that a qualified electrician evaluate and repair if necessary. Note that the inspector does not operate circuit breakers.
Photo 39-1 The Legend had this breaker marked as Kitchen. The refrig.,stove/oven & microwave in the kitchen were not on, no power.
40) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
Photo 40-1 Photo 40-2 Upstairs bd. closet
41) Electric meter base pedestal and service panel
Photo 41-1 Photo 41-2 200 amp shut off breaker along with other breakers
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: Private well
Water pressure (psi): 47 psi
Location of main water shut-off: Basement, In mechanical room
Visible fuel storage systems: Above ground, propane tank
Location of main fuel shut-off valve: At propane tank, and at regulator on the side of the house
42) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) 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. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
Consult with the property owner about this system's maintenance and repair history
Review any documentation available for this system
Review inspection and maintenance requirements for this system
That a qualified specialist evaluate, perform maintenance and make repairs if necessary
43) Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies 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. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
That a qualified well contractor fully evaluate the well, including a pump/flow test
That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
Document the current well capacity and water quality for future reference
44) A water softener 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. Water softeners typically work by removing unwanted minerals (e.g. calcium, magnesium) from the water supply. They prevent build-up of scale inside water supply pipes, improve lathering while washing, and prevent spots on dishes. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc. For more information, visit: http://www.reporthost.com/?WTRSFT http://www.reporthost.com/?HRDWTR
Photo 44-1
45) 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: http://www.reporthost.com/?WTRFLTR
Photo 45-1
46) Plumbing
Photo 46-1 Photo 46-2
Photo 46-3 Photo 46-4
Photo 46-5 Water 47 psi, the normal range is 40 to 60 psi Photo 46-6
Photo 46-7 Photo 46-8
Photo 46-9 Photo 46-10 Main water shut off in basement behind and beside 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: Tank
Energy source: Electricity
Estimated age: 5 yrs
Capacity (in gallons): 50
Location of water heater: Mechanical room, Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 110.1
48) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.
Photo 48-1
49) Wiring for the water heater's power supply was exposed and subject to damage. Standard building practices call for non-metallic sheathed wiring to be protected with BX armored conduit to prevent damage. This is a potential safety hazard for shock. Recommend that a qualified contractor repair per standard building practices.
Photo 49-1
50) Water heater
Photo 50-1 Photo 50-2 Manuf. 7/2014 approx. 5 yrs old. The average life expectancy for a water heater is 8 to 12 yrs.
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, Electric heaters, Wood-burning fireplace and 2 wood stoves
General heating distribution type(s): Ducts and registers
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Wall mounted fan-assisted and baseboard heaters
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Propane
Estimated age of forced air furnace: 1 yr
Location of forced air furnace: Mechanical room, Basement
Forced air system capacity in BTUs or kilowatts: Max Input 80,000, Max. Output 76,000
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At end of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Type of combustion air supply: Intake duct, Vent(s) to exterior
Condition of venting system: Appeared serviceable
Condition of controls: Appeared serviceable
51) The last service date of the gas forced air furnace appeared to be approx. 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
Photo 51-1
52) An electronic air filter was installed. For home buyers, recommend checking filters upon taking occupancy. Check filters monthly in the future. Guidelines vary depending on the manufacturer, but when the filters are dirty, the following steps should normally be performed:
Turn off filter and wait 30 seconds before pulling off cover
Note direction arrow on cells is oriented and positions of pre-filters and cells
Remove cells and pre-filters
Clean pre-filters with a vacuum cleaner and brush attachment
Wash cells in a dishwasher, in a tub or with a garden hose
Be careful not to break ionizing wires or bend collector plates
Use only soaps that are safe for aluminum (e.g. dishwasher soap)
When using a dishwasher, support cells with 4 glasses, and don't use the drying cycle
When using a bathtub, soak cells for 15-20 minutes and then agitate them
Let cells air-dry
Reinstall cells and filters in the correct position and orientation and turn filter back on
Note that how often filters need cleaning depends on how the system is configured (e.g. always on versus "auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season). For more information, visit: http://www.reporthost.com/?EAFM
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 wood-burning fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Wood-burning fireplace type: Masonry with metal liner
Wood-burning stove type: Freestanding
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry, Metal
55) One or more solid fuel-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all solid fuel-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at: http://www.reporthost.com/?CSIA
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56) Screws were missing from one or more single-wall metal stove pipe joints. This is a safety hazard due to the risk of the pipe coming apart. Three screws should be installed at each joint, at the flue collar and at chimney ends. Recommend that a qualified person repair per standard building practices.
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57) One or more masonry chimney crowns were cracked, missing and/or deteriorated. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:
Be constructed using either precast concrete slabs, cast-in-place steel reinforced concrete, solid stone, or metal
Be sloped down from the flue a minimum of 3 inches of fall per foot of run
Extend a minimum of 2 1/2 inches beyond the face of the chimney on all sides
Not directly contact the flue liner (if installed), with the gap filled with flexible caulk
Have flashing installed between the bottom of the crown and the top of the brick chimney
Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.
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58) Firebricks lining the wood stove were cracked, broken or missing. Recommend that a qualified person replace firebricks as necessary.
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: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: N/A (none installed)
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Required evaluation (see comments below)
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Required evaluation (see comments below)
Condition of built-in microwave oven: Required evaluation (see comments below)
60) The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
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61) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.
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62) The electric or breaker was turned off for the stove/oven, refrigerator and microwave oven. The inspector does not turn on breakers in the off position. Therefore these appliances are excluded from the report. Any information or recommendations are a courtesy to the Client. Recommend that the Client verify with the current owner that all the mentioned appliances are functioning properly before any contractual deadlines.
Photo 62-1 Photo 62-2 Oven panel, off
Photo 62-3 Microwave panel, off Photo 62-4 Refrig. off
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: Full bath, first floor
Location #B: 3/4 bath, second floor
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: Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
64) The hot and/or cold water supply flow for the sink at location(s) #A was low.. Recommend that a qualified plumber evaluate and repair as necessary.
Photo 64-1
65) The hot and/or cold water supply flow for the bathtub at location(s) #A was low. Recommend that a qualified plumber evaluate and repair as necessary.
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66) Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #A. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
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67) Gaps, no caulk, or substandard caulking were found between the shower enclosure and the walls at location(s) #A and B. Water can penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
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68) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes at location(s) #A & #B. Water can penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing or replacing caulk.
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69) The jetted tub in bathroom #A did not function with the normal controls for the inspector. Recommend asking the current owner about this issue.
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, Glass panel, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Multi-pane, Double-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Log/Wood and Drywall
Ceiling type or covering: Wood
Condition of flooring: Appeared serviceable
Flooring type or covering: Wood or wood products, Tile, Cork
Condition of stairs, handrails and guardrails: Appeared serviceable
71) Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.
Photo 71-1
72) Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. At a minimum, the client should be aware of this hazard. Recommend that a qualified contractor repair or replace guardrails per standard building practices.
Photo 72-1 Photo 72-2
73) One or more handrails had no returns installed, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
Photo 73-1 Photo 73-2
74) Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the sub-floor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering and the access to the underside of the sub-floor. Recommend that a qualified contractor evaluate and repair as necessary. For more information, visit: http://www.reporthost.com/?SQUEAK
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75) Tile, stone and/or grout in the flooring in one or more areas had loose or cracked tiles. If in a wet area, water can damage the sub-floor. Recommend that a qualified contractor repair as necessary.
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76) One or more interior doors were missing. Recommend that a qualified person replace or repair doors as necessary.
Note; there was a door stored in the basement area.
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77) Some interior door hardware (hinges) were inoperable and/or wouldn't latch. Recommend that a qualified person repair or replace as necessary.
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78) Cracks/splits in the logs and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks/splits are common in log homes, are often caused by logs drying & shrinkage, and can be more or less noticeable depending on aging and changes in humidity. They did not appear to be a structural concern, but the client may wish to seal or caulk these for aesthetic reasons.
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79) Glass/film in one or more sliding glass doors was scratched. This is mainly an aesthetic issue, although the Client may wish to have the glass replaced or repaired.
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80) One or more hinged 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.
81) Screens were missing from several windows. These windows may not provide ventilation during months when insects are active. Recommend having a qualified person replace missing screens.
Note; there were several screens stacked in the basement area.
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82) Interior
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Scope of the Inspection:
The scope of the inspection is strictly limited as set forth in the Pre-Inspection Agreement. The parties understand and agree BEFORE any inspection takes place that the inspection will be of readily accessible areas of the building to be inspected and is limited to visual observations of apparent conditions existing at the time of the inspection only. Latent and concealed defects and deficiencies, including but not limited to, basement flooring, basement seepage and roof leakage, inaccessible attic spaces do to a verity of reasons, are Excluded from the inspection. The parties agree in advance that the American Society of Home Inspectors (ASHI) Standards of Practice, most current edition, shall define the standard duty and the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. Refer to the signed Pre-Inspection Agreement for further limitations, exclusions and liabilities.
You are encouraged to read the entire report, not just summery sections. The whole and complete report is all pertinent information in the inspection. Please read and carefully consider all the information comprised in the Final Report.
I sincerely hope that the information in this report is useful and helpful to you, in giving a more in depth awareness of the current condition of the property that has just been inspected.
Again, Thank-You for choosing HHI-Hews Home Inspection, its been a pleasure serving you.
