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Jeffery Construction & Building Inspection

14053 Jasmine Loop 
Penn Valley CA 95946-9116
Inspector: Frazier Jeffery


Sample report for Mr and Mrs Smith
Client(s): Mr and Mrs Smith
Property address: 12345 Your Street
Your Town, USA
Inspection date: 2/20/2012
This report published on Monday, February 27, 2012 10:34:47 AM PST

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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:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor 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

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Fireplaces, woodstoves and chimneys
Crawl space
Interior rooms
General information Return to table of contents
Report number: 2152012
Inspector's name: F Jeffery
Structures inspected: Residence and attached 2 car garage and back art studio
Type of building: Single family
Age of building: 1984
Property owner's name: Sample report
Time started: 9:00
Time finished: 12:00
Inspection Fee: N/A
Payment method: N/A
Present during inspection: Property owner(s), Builder
Occupied: Yes
Weather conditions: Clear
Temperature: Cold
Ground condition: Damp
Front of structure faces: West
Main entrance faces: West
Foundation type: Crawlspace
The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, Sea wall, Outbuildings
1) This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit
2) Some wall, floor and/or ceiling surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
Exterior Return to table of contents
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Wood panels, Wood shingles
Driveway material: Poured in place concrete
Exterior door material: Solid core wood
3) One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed. For more information, visit:

Photo 4  
recommend anti siphon on outside hose bib

4) Trees and/or shrubs are in contact with the roof edge(s) in one or more areas. Some damage has occurred. A qualified contractor should evaluate and make repairs as necessary. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.

Photo 7  
tree has damaged roof flashing

5) Gutters in one or more areas are significantly rusted or corroded. Leaks may result. A qualified contractor should evaluate and replace gutters where necessary.
6) Rot was found in one or more areas on back deck steps boards. A qualified contractor should evaluate and make repairs as necessary, replacing all rotten wood.

Photo 8  

7) Soil is in contact with or less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between the siding and trim and the soil below.

Photo 10  
Roof Return to table of contents
Roof inspection method: Traversed
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: Re roofed second laye rapprox 1995
Gutter & downspout material: Galvanized steel
Roof ventilation: Adequate
8) This asphalt or fiberglass composition roof surface has two or more layers of roofing materials. When this roof is replaced, recommend a complete "tear off", where all existing layers of roofing are removed before installing new roofing materials. For 20-year rated composition shingles, additional layers of material reduce the new roof material's lifespan as follows:

  • 16-20 years - First roof
  • 12-16 years - Second layer on existing roof

    Removing existing roofing materials will significantly increase the cost of the next roof.
    9) Moss is growing on the roof. As a result, shingles may lift or be damaged. Leaks may result and/or the roof surface may fail prematurely. This is a conducive condition for wood destroying insects and organisms. Efforts should be taken to kill the moss during its growing season (wet months). Typically zinc-based chemicals are used for this, and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:

    Photo 3  
    moss on composition shingles

    10) Trees are overhanging roof and are within 10 feet of roof vertically. This is a conducive condition for wood destroying insects and organisms since organic debris such as leaves or needles are more likely to accumulate on the roof surface. Accumulated debris may cause water to enter gaps in the roof surface and leak into attic and/or interior spaces. Trees should be pruned so they are at least 10 feet above roof, or don't overhang the roof.
    11) Water solar panel on roof has been abandoned. May be possible to reconnect at a future date if additional systems are restored such as attic hot water heater,etc.
    Garage Return to table of contents

    12) Cover plate(s) are broken at one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be replaced where necessary.
    13) The control button or panel for operating the vehicle door opener is loose. Buttons or control panels should be securely attached to wall surfaces.
    14) Most areas inside the garage, including the perimeter, areas in the center, and one or more vehicle doors were obscured by stored items and/or debris and couldn't be fully evaluated.
    15)   Exposed electrical romex below 7 ft. at garage/protection recommended.

    Photo 6  
    Romex electrical wiring in garage below 7 ft needs protection
    Attic Return to table of contents
    Inspection method: Partially traversedcathedral ceiling area not inspected
    Roof structure type: Trusses
    Ceiling structure: Trusses
    Insulation material: Fiberglass loose fill, Fiberglass roll or batt
    Insulation depth: approx 10 inches
    Insulation estimated R value: R 30
    16) Ceiling insulation is uneven in some areas. This is likely due to someone having walked on or through the insulation. Recommend installing additional insulation where necessary to restore the original R rating.
    17) No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
    18) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.
    19)   FYI Attic Whole House Fan is installed and operates properly. These contribute to energy savings.
    Electric service Return to table of contents
    Primary service type: Underground
    Primary service overload protection type: Circuit breakers
    Service amperage (amps): 200
    Service voltage (volts): 120/240
    Location of main service switch: left side of garage
    Location of sub panels: none noted
    Location of main disconnect: Top bank of breakers in main service panel (split bus)
    Service entrance conductor material: Copper
    System ground: Rebar
    Main disconnect rating (amps): 200
    Branch circuit wiring type: Non-metallic sheathed
    Solid strand aluminum branch circuit wiring present: No
    Smoke detectors present: Yes
    20) Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.
    21) The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

    Photo 2  
    Recommend proper labeling of main electrical breakers and closing empty breaker opening with blank

    22)   Furnishings prevent the testing of all outlets and switches
    Water heater Return to table of contents
    Estimated age: unknown
    Type: Tank
    Energy source: Propane
    Capacity (in gallons): 50
    Manufacturer: State
    23) Scorch marks are visible on the water heater cabinet above the combustion chamber opening. This may be a sign of improper venting, an improperly positioned burner, or other problems. A qualified plumber should evaluate and repair if necessary.
    24) No drip leg is installed on the water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the water heater components. A qualified contractor should install a drip leg as per standard building practices.
    25) The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The clients should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.
    26) A permanently installed insulated jacket is installed on the water heater. It obscures the manufacturer's information label and most of the water heater. The inspector was unable to fully evaluate the water heater.
    Heating and cooling Return to table of contents
    Estimated age: 2000
    Primary heating system energy source: Propane gas
    Primary heat system type: Forced air
    Primary A/C energy source: Electric
    Primary Air conditioning type: combination
    Distribution system: Flexible ducts
    Manufacturer: Lennox
    Model: GCS29X-048100 2PA
    Filter location: Behind return air grill
    Last service date: 1/10/2012
    27) No drip leg is installed on the furnace gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or boiler components. A qualified contractor should install a drip leg as per standard building practices.

    Photo 9  
    Plumbing and laundry Return to table of contents
    Water pressure (psi): 55
    Location of main water shut-off valve: front
    Location of main water meter: street
    Location of main fuel shut-off: at tank
    Visible fuel storage systems: propane tank at front yard
    Water service: Public
    Service pipe material: Not visible
    Supply pipe material: pvc
    Vent pipe material: PlasticABS
    Drain pipe material: PlasticABS
    Waste pipe material: PlasticABS
    Fireplaces, woodstoves and chimneys Return to table of contents
    Fireplace type: Metal prefabricatedvented gas fireplace heater
    Chimney type: Metal
    Crawl space Return to table of contents
    Inspection method: Traversed
    Insulation material underneath floor above: Fiberglass roll or batt
    Pier or support post material: Wood
    Beam material: Solid wood
    Floor structure above: Solid wood joists
    28) Evidence of prior water intrusion was found in one or more sections of the crawl space. For example, sediment stains on the vapor barrier or foundation, and/or efflorescence on the foundation. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the crawl space. The crawl space should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in crawl spaces include:

  • Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
  • Improving perimeter grading
  • Repairing, installing or improving underground footing and/or curtain drains

    Ideally, water should not enter crawl spaces, but if water must be controlled after it enters the crawl space, then typical repairs include installing trenches, gravity drains and/or sump pump(s) in the crawl space.
    29)   HVAC air supply ducting have deteriorated vapor barrier wrapping

    Photo 1  
    Deteriorated vapor wrap on air ducting
    Kitchen Return to table of contents

    30) One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
    New electrical standards now call for ALL electrical outlets to be GFCI protected as as safety upgrade.

    31) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary. Specifically the oven and cook top
    Bathrooms Return to table of contents

    32)   Master bathroom ceiling fan is inoperable. Recommend replacing due to apparent age
    Interior rooms Return to table of contents

    33) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:

    34) An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit Additional CO2 detector recommended.
    35) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
    36) Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

    Photo 5  
    Recommend additional "constant use cover " for weather protection

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