This report published on Saturday, December 31, 2022 4:47:00 PM PST
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:
Poses a safety hazard
Recommend repairing or replacing
Recommend repair and/or maintenance
Recommend evaluation by a specialist
Correction likely involves only a minor expense
Recommend ongoing maintenance
Recommend monitoring in the future
Item or component is in operational condition
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Heavy rain
Temperature during inspection: Cold
Ground condition: Wet
Type of building: Multiplex
Buildings inspected: One house
Age of main building: 1925 (97 yrs)
Source for main building age: Municipal records or property listing
Front of building faces: East
Main entrance faces: East
Occupied: No, Furniture or stored items were present
Additions and modifications: Front porch, back deck, and basement stairs appear to have been rebuilt.
Source for additions and modifications: Property owner
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit: https://www.reporthost.com/?EPA https://www.reporthost.com/?CPSC https://www.reporthost.com/?CDC
2) Some areas and items at this property were obscured by furniture. 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.
3) General locations for homes utility shut-off valves, sewer drain clean-outs and main electric disconnects.
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: Moderate slope
Driveway material: Gravel
Sidewalk material: Poured in place concrete
Deck, patio, porch cover material and type: Open, Covered (Refer to Roof section)
Deck, porch and/or balcony material: Wood
Exterior stair material: Wood
4) Handrails at one or more flights of stairs were missing or were not graspable and posed a fall hazard. Handrails should be 1 1/4 - 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.
5) The ledger board at the main entry porch appeared to be attached with nails only to individual support posts. This method of attachment is substandard and may result in such structures separating from the main building. This is a potential safety hazard. Modern standards call for ledger boards to be installed with 1/2 inch lag screws or bolts into solid backing, and brackets such as Simpson Strong Tie DTT2 brackets and threaded rod, connecting interior and exterior joists. Recommend that a qualified contractor repair per standard building practices. For more information, visit: https://www.reporthost.com/?LB https://www.reporthost.com/?SD
6) Soil was in contact with or too close to wooden deck, porch or balcony substructure components. This is a conducive condition for wood-destroying organisms. Clearances to soil should be as follows:
12 inches below beams
18 inches below joists
6 inches below support post bases and other wood components
Pressure treated wood is typically rated for 25 year contact with soil so this is more of a minor concern, however the cut ends hidden below grade may not have been treated and can rot quickly. Support posts should be elevated above grade on concrete piers or footings, and be separated from the concrete by metal brackets or an impermeable membrane such as shingle scraps. For other components, soil should be graded and/or removed to maintain these clearances if possible. Otherwise, replacing non-treated wood with treated wood, or installing borate-based products such as Impel rods may help to prevent infestation and damage. For more information, visit: https://www.reporthost.com/?IMPEL
7) 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. No water was seen collecting in the crawl space behind these areas at the time of inspection. According to the owner, a drainage system was installed to manage the water run-off (such as a curtain drain or French drain). At a minimum, monitor these areas, and areas under the structure in the future for accumulated water. If water does accumulate, recommend grading soil so it slopes down and away from buildings with a slope of at least 1 inch per horizontal foot for at least 6 feet out from buildings.
8) No outbuildings or detached structures were evaluated. They are excluded from this inspection. All comments made about this structure in this report are considered complimentary.
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, from a ladder
Apparent wall structure: Wood frame
Wall covering: Cement fiber
Apparent foundation type: Crawl space, Finished basement, Post and pier
Foundation/stem wall material: Poured in place concrete, Post and pier construction, no stem wall, Insulating concrete form (ICF)
Footing material (under foundation stem wall): Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: None
9) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
10) The exterior siding of the home was made of cement fiber such as Hardie-Plank and appeared to be in good serviceable condition. This siding is great quality and long lasting, considered by many to be almost maintenance free. Annual evaluation of calking and paint is recommended and maintenance made as necessary.
11) Some above-grade foundation walls were obscured by siding and deck and most areas of the deck substructure were inaccessible due to limited space below. The inspector was unable to evaluate these areas. They are excluded from this inspection.
12) The inspector was unable to verify that anchor bolts or hold downs were installed, connecting the structure to the foundation. Such devices can be obscured by finished wall surfaces, sill plates, insulation, or other components. Foundation ties in the form of anchor bolts became common in the 1970s, and hold downs have become common in more recent years. The client may wish to have a qualified contractor evaluate further and install such seismic reinforcement if missing. Note that determining the number, spacing and/or adequacy of foundation ties is beyond the scope of this inspection.
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: Viewed from eaves on ladder
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Hipped, w/ dormers
Gutter and downspout material: Metal
Gutter and downspout installation: Full
13) Extensions such as splash blocks or drain pipes for one or more downspouts were missing and/or substandard. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
One or more downspouts or elbows were loose or detached. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
14) Two small sections of the roof edge were missing gutters. The surface area and estimated rainfall runoff amount appeared to be very minor, however during heavy rains, water may come in contact with the building exterior or accumulate around the building foundation as a result. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified contractor install roof drainage components where missing per standard building practices.
15) Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to roof configuration (steep or very high) and/or slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.
However, based on multiple views of the roof and gutters from the eaves, it appeared to be in good serviceable condition. No leaks or major defects were noted at the time of inspection.
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), Partially traversed, Not inspected because access was blocked
Location of attic access point #A: Hallway
Location of attic access point #B: Bedroom closet
Attic access points that were opened and viewed, traversed or partially traversed: A
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Vermiculite insulation present: None visible
Vapor retarder: Installed
Roof ventilation type: Box vents (roof jacks)
16) The facing on fiberglass batt insulation in the attic was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.
Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.
17) An attic access door was not insulated. Recommend installing insulation as necessary and per current standards at hatches or doors for better energy efficiency. For more information, visit: https://www.reporthost.com/?ATTACC
18) Attic access point in East bedroom closet was inaccessible because there was limited height in attic peak. These areas were not fully evaluated and are excluded from this inspection. Inspector was able to take a photo but the overall condition of these areas is unknown.
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.
Primary service type: Overhead
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: Cold water supply pipes, Copper
Condition of main service panel: Appeared serviceable
Location of main disconnect: Top bank of breakers in main service panel (split bus)
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Hard wired
19) Panel internal wiring concerns:
1) One or more circuit breakers in panel were "double tapped," where two or more wires were installed in the breaker's lug. Most breakers are designed for only one wire to be connected. This is a safety hazard since the lug bolt can tighten securely against one wire but leave other(s) loose. Arcing, sparks and fires can result. Recommend that a qualified electrician repair as necessary. For more information, visit: https://www.reporthost.com/?DBLTAP
2) One or more branch circuit wires in the panel appeared to be undersized for their circuit breaker or fuse. This is a potential fire hazard. Recommend that a qualified electrician repair as necessary.
3) One or more double pole circuit breakers at panel had only one wire connected to their terminals. Normally 2 hot wires on a circuit are used with a double pole breaker. When only 1 wire is used, and that circuit becomes overloaded, the circuit breaker may not trip. This is a potential safety hazard for fire and/or shock. A qualified electrician should repair per standard building practices.
20) One or more electric receptacles at the kitchen, master bath and/or laundry area had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:
Outdoors (since 1973)
Bathrooms (since 1975)
Garages (since 1978)
Kitchens (since 1987)
Crawl spaces and unfinished basements (since 1990)
21) One or more slots where circuit breakers are normally installed were open in panel. Energized equipment was exposed and is a shock hazard. Recommend that a qualified person install closure covers where missing.
22) Non-metallic sheathed wiring in the attic was routed on surfaces within 6 feet of one or more access hatches or doors, and was subject to damage. Wiring can be damaged when stored items are moved into or out of the attic. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.
23) One or more cover plates for switches, receptacles or junction boxes were missing or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.
24) 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 and on each level. For more information, visit: https://www.reporthost.com/?SMKALRM
25) "Knob and tube" wiring or related components such as porcelain insulators were found. This type of wiring was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.
The inspector did not find any energized knob and tube wiring during the inspection. However, this is no indication that all the knob and tube wiring has been abandoned. It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.
26) The legend for circuit breakers or fuses in panel(s) # was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.
One or more energized conductors in panel(s) # A B C D E had white, gray or green insulation. Insulation on energized conductors should be black or red in color to identify them as energized wires. Recommend that a qualified electrician re-identify wires per standard building practices. For example, by wrapping in black vinyl tape or marking with a black permanent marker.
27) A "split bus" panel was installed as a main service panel. On such panels there is no single main disconnect switch to turn the power off. Instead, all breakers labeled "main" or "sub-main" (usually those on the upper half of the panel) must be turned off to turn all power off. These panels are common, but are no longer installed. The client should familiarize themselves with the operation of this panel and the procedure for turning all the power off in the event of an emergency. Consult with an electrician if necessary. Please see any other comments in this report related to the panel's legend.
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
Water pressure (psi): 75 PSI
Location of main water meter: By street
Location of main water shut-off: Basement
Service pipe material: Not determined (inaccessible or obscured), Covered by finished basement walls
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Location of main fuel shut-off valve: At gas meter
28) One or more leaks were found in waste pipes or fittings. This appeared to be a very slow drip leak and not considered a major defect, however if left unrepaired, further damage to other building materials could result. A qualified plumber should evaluate and repair as necessary.
29) Insulation for one or more water supply pipes in the crawl space was missing and/or substandard. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.
30) One or more plumbing vent pipes terminated less than 6 inches above the roof surface below. Debris and/or snow can block vent pipe openings with such short pipes. Blocked vent pipes can cause sewer gases to enter living spaces. Recommend that a qualified person repair per standard building practices. For example, by extending pipe(s) to terminate at least 6 inches above the roof surface.
31) Water supply pressure was at about 75 PSI and is considered operational. Client should be aware that water pressures can increase in the future due to the municipality boosting pressure to supply more homes over time. Client should monitor these pressures every year or so. If pressures go above 80 PSI, client may need to install a Pressure Reducing Valve (PRV) on the main water service line. This is typically not a difficult or expensive repair but something the home owner should be aware of.
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.
Energy source: Natural gas
Estimated age: 2015 (7 yrs)
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Location of water heater: Basement
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 117 F
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
32) One section of the temperature-pressure relief valve drain line was made a of a flexible material and sloped upwards. Flex lines are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion This is a potential safety hazard due to the risk of explosion. Water and/or minerals can accumulate in the drain line after periodic discharges and impair the operation of the valve. Also, mineral deposits from accumulated water can accumulate on the valve and impair its operation. One of the "shark bite" compression fittings have already failed and were leaking when tested. A qualified plumber should repair per standard building practices, and so the drain line doesn't slope upwards. For example, by installing a drain line made of rigid copper or CPVC plastic pipe running to a catch pan with a water sensor alarm. (best for basement applications). For more information, visit: https://www.reporthost.com/?TPRVALVE
33) A water heater was installed in or over a finished living space or in an area where leaking can cause damage, and no catch pan or drain was installed. Catch pans and drains prevent water damage to finished interior spaces below if or when the water heater leaks or is drained. If concerned, consult with a qualified contractor about installing these. Note that drain lines for catch pans are usually installed below the floor level and are difficult at best to install in an existing home.
34) This water heater appears to be about 7 years old. To ensure a long life for your water heater, it is generally recommended to maintain water heater by draining a couple gallons of water from the tank at least twice annually to remove sediment from the bottom. Sacrificial anode rods and expansion tanks are also recommended to be replaced about every five years. For more information about maintaining your water heater check out this link: https://www.thisoldhouse.com/plumbing/21016402/how-to-maintain-a-water-heater
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): Furnace, Electric heaters
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: New (2022)
Condition of electric heaters (not forced air): Appeared serviceable
Electric heater type (not forced air): Baseboard
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2022 (new)
Forced air heating system manufacturer: American Standard
Forced air furnace model #: S8X1A040M3PSCAA
Location of forced air furnace: Crawl space
Forced air system capacity in BTUs or kilowatts: 40,000 BTU (Input)
Condition of furnace filters: Required replacement
Location for forced air filter(s): At end of air handler
Condition of forced air ducts and registers: Appeared serviceable
35) One or more sections of flex duct used for heating or cooling were sagging or had substandard support. Energy efficiency can be reduced due to restricted flow. Manufacturers typically recommend that flex duct be supported with the following guidelines:
Ducts should not sag more than 1/2 inch every foot between supports
Support straps should be spaced no farther apart than 5 feet
Support straps should be soft, webbed nylon and at least 1 1/2 inches wide
Recommend that a qualified person repair per the manufacturer's specifications.
One or more heating or cooling ducts were lying on the ground. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the ground and subject to damage from moisture. Recommend that a qualified HVAC contractor evaluate and make repairs as necessary so ducts are suspended per standard building practices and are not in contact with the ground.
36) One air supply register was installed in a substandard way and not flush with the floor. This impaired operability to allow register to open. Recommend that a qualified person repair as necessary so registers are securely attached and are flush with the surface on which they are installed.
37) Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).
38) The gas or oil-fired forced air furnace appeared to have been installed new within the last year and routine servicing is not needed at this point. However a qualified HVAC contractor should inspect, clean, and service this system, and make repairs if necessary annually in the future. For more information visit: https://www.reporthost.com/?ANFURINSP
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 chimney type: Masonry
39) The fireplace's firebox was significantly deteriorated. For example, loose, cracked, pitted or broken firebricks, gaps between bricks and/or missing mortar. Heat from the fireplace may penetrate the firebox. This is a potential fire hazard. Recommend that a qualified contractor repair as necessary. Until repairs are made we highly recommend not using fireplace for burning wood.
40) Gaps were found between the brick chimney and the building exterior. Recommend that a qualified person repair as necessary to prevent water, insect and/or vermin intrusion. For example, by installing or renewing caulk. Note that an approved material other than caulk should be used for gaps wider than 1/4 inch.
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: 3/4 bath, Master bath, first floor, south
Location #B: Full bath, first floor, north
Location #C: Laundry room/area, basement
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
41) The dryer hood is screened. Since lint collects on the screen, this creates a risk of a dryer fire. Screens of any type are disallowed on dryer hoods. I recommend screen removal, and any other repairs that might be necessary, with job to be completed by a qualified person or contractor.
42) The washing machine drain hose was to short or unable to securely sit inside the washer standpipe drain, and was at risk of popping out and flooding finished basement floor below. I recommend a qualified person install a U-shaped drain line hose hook to ensure washer hose sits inside drain properly.
43) All bathroom areas including sinks, faucets, drains, fans, toilets, bath and shower appeared in good serviceable condition.
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 sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Natural gas
Type of ventilation: Hood or built into microwave over range or cooktop, ducted to exterior
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
44) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit: https://www.reporthost.com/?ATB
45) All kitchen appliances and applicable areas appeared to be in good serviceable condition.
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. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Exterior door material: Fiberglass or vinyl
Type(s) of windows: Vinyl, Multi-pane
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Flooring type or covering: Vinyl, linoleum or marmoleum, Laminate, Tile
46) *Multiple concerns were noted at both the stair structures of this home. All concerns have been listed under one comment. Client should be aware that these defects are based on current building standards for stair systems, and may not represent the age of the structure or possibility for improvements to be made or changed with these stairs. These defects do not affect the structure of the stairs, so at a minimum, the client should be aware of these possible safety hazards, especially when children are present. Comments are in no particular order.*
1) Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
2) Risers for stairs at one or more locations were higher than 7 3/4 inches and posed a fall or trip hazard. Risers should be 7 3/4 inches or shorter. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
3) 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.
4) Handrails at one or more flights of stairs were not continuous or did not extend the full length of the stairs. This is a potential fall hazard. Handrails should be continuous for the entire length of the stairs.
5) 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.
6) 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.
7) The ceiling height over stairs at one or more locations was too low and poses a safety hazard, especially for tall people. Ceilings over stairs should be at least 6 feet 8 inches high. At a minimum, be aware of this hazard, especially when guests who are not familiar with the stairs are present.
We recommend that a qualified contractor repair/replace all concerns with stairs, handrails, guardrails, and other components as necessary and possible per standard building practices.
47) Two interior doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets. Also, it may be a good idea to install door stops where necessary to avoid wall damage.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Partially traversed
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists, 2x6 tongue and groove
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes, Full
Ventilation type: Unconditioned space, with vents
48) 1) Support post(s) were not positively secured to the beams above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. I recommend that a qualified general contractor repair per standard guidelines. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
2) One or more wooden support posts were resting on a concrete footing, pier or slab below and were in direct contact with the concrete. This can result in elevated levels of moisture in the wooden support post ends and is a conducive condition for wood-destroying organisms. Impervious membranes such as composition shingle scraps should be placed between posts and the concrete, or metal brackets should support the post bases. Even if posts are made of treated wood, the cut ends may not have been field-treated, leaving little or no preservative at the post center. Recommend that a qualified contractor repair per standard building practices. For example, by installing composition shingle scraps between the posts and the concrete below. Note that this may be a significant effort due to the need to lift the support posts.
49) The outdoor crawl space access hatches had a gap between the wall and top cover. Water and/or vermin can enter the crawl space. Recommend that a qualified person repair or replace hatches as necessary.
50) Under-floor insulation was falling down and/or missing in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
Thank you for choosing Vital Home Inspection. If you have any questions please feel free to contact me at any time.
Luke Holland (425)315-5967 Luke@vitalhomeinspection.com