View summary

look1st@sbcglobal.net

(530) 864-6809 · (530) 877-2000

FAX: (530) 877-2000

490 Boquest Blvd
Paradise CA 95969-4515

Inspector: Steven Waterman

NACHI #06092992

Sample Fixer

Client(s):	CW & AT
Property address:	Chico, Ca. 95926
Inspection date:	Friday, August 31, 2018

This report published on Friday, October 19, 2018 4:22:19 PM PDT

NOTE:
The findings and recommendations contained in this report are based on the newest and most up to date construction and safety standards in the industry. Some deficiencies may not have been recognized as such at the time the structure was built or remodeled. Other deficiencies are aimed at energy efficiency or air quality, and are not required building restrictions or practices.
Look 1st Inspections LLC is not a specialist in code compliance or zoning restrictions, and no part of the report should be considered as required repair and/or replacement.

This report will be available for viewing for 120 days from date of publication. For viewing after 120 days please contact Look 1st Inspections LLC.

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 risk of injury or death
	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
	Energy Efficiency	Correction will likely save on energy costs
	Comment	For your information
	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	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

General Information
Grounds
Exterior / Foundation
Roof / Attic
Garage / Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating
Cooling / Heat Pump
Kitchen
Bathrooms / Laundry / Sinks
Interior Rooms / Areas

View summary

General Information

Table of contents

Report number: 2228

Time started: 9:00 am

Time finished: 1:40 pm

Client present for discussion at end of inspection: No

Weather conditions: Clear

Temperature: Warm

Ground condition: Dry

Type of building: Single family, Detached garage

Age of building(s): 108 years

Source for building age: Property listing

Front of building faces: East

Occupied: No

Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

Grounds

Table of contents

Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.

Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)

Fence and gate material: Wood

Site profile: Level

Condition of driveway: Appeared serviceable

Driveway material: Poured in place concrete

Condition of sidewalks and/or patios: Appeared serviceable

Sidewalk material: Poured in place concrete

Deck, patio, porch cover material and type: Covered (Refer to Roof section)

Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)

Condition of guardrails: Required repairs, replacement and/or evaluation (see comments below)

Deck, porch and/or balcony material: Wood

Condition of exterior stairs: Required repairs, replacement and/or evaluation (see comments below)

Condition of handrails: Required repairs, replacement and/or evaluation (see comments below)

Exterior stair material: Wood

Exterior stairs were substandard. A qualified person should evaluate and repair or replace as necessary.

NOTE: Stringers should have hangers or support posts at top.

Guardrails in one or more areas were loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.

Handrails at one or more flights of stairs were loose. This is a safety hazard. A qualified person should repair or replace as necessary and as per standard building practices.

Trees were in contact with or were close to the building in one or more areas. Some damage had 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.

Rot or water damage was found at one or more decks, porches or balconies in decking boards and/or joists. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Rot or water damage was found at one or more sets of exterior stairs in treads. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

Fences were damaged or deteriorated in some areas. A qualified person should repair or replace sections as necessary.

Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.

10)

One or more fence gates were damaged and/or deteriorated. A qualified person should repair as necessary.

11)

Some fence sections were obscured by vegetation and couldn't be fully evaluated.

12)

Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or driveway sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

Exterior / Foundation

Table of contents

Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)

Apparent wall structure: Wood frame

Wall covering: Wood, Wood fiber, Stucco

Condition of foundation and footings: Required repairs, replacement and/or evaluation (see comments below)

Foundation type: Unfinished basement, Crawlspace

Foundation material: Poured in place concrete

Condition of floor substructure: Required repairs, replacement and/or evaluation (see comments below)

Pier or support post material: Wood, Bearing wall

Beam material: Solid wood

Floor structure: Solid wood joists

Condition of crawl space: Required repair and/or evaluation (see comments below)

Crawl space inspection method: Traversed

Insulation material underneath floor above: None visible

Ventilation: Appears serviceable

Vapor barrier present: No

Condition of the basement: Appeared serviceable

13)

Rot or water damage was found at one or more sections of siding and/or trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

14)

Rot or water damage was found at one or more sections of the floor substructure, including floor decking and/or joists. A qualified contractor should evaluate and repair as necessary. All rotten wood should be replaced.

15)

Some sections of siding and/or trim were damaged, deteriorated and/or loose. A qualified person should evaluate and repair, replace or install as necessary.

16)

The floor substructure was damaged and/or substandard in one or more areas. A qualified contractor should evaluate and repair as necessary, and as per standard building practices.

17)

Soil was in contact with or too close to wooden sills and/or basement panels. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

12 inches between beams and the soil below
18 inches between joists and the soil below
6 inches between support post bases and the soil below
Not in contact with any wood

Efforts should be made, such as grading and/or removing soil, to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.ewoodcare.com/products/borates_preserve/impel_rods.html

18)

Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.

19)

Soil was 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.

20)

Caulk was missing, deteriorated and/or substandard around windows, at siding-trim junctions and/or at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

21)

One or more cracks were found in the foundation. These don't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitoring them in the future. Numerous products exist to seal such cracks including hydraulic cement, resilient caulks and epoxy sealants.

22)

Scrap wood and/or Cardboard was found in the crawl space. All cellulose-based debris or stored items should be removed to avoid attracting wood destroying insects.

23)

Some crawl space vent screens were missing. Animals such as vermin or pets may enter the crawl space and nest, die and/or leave feces and urine. A qualified person should replace damaged or deteriorated screens where necessary using screen material such as "hardware cloth" with 1/4 inch minimum gaps.

24)

The exterior finish in many areas was failing. A qualified contractor should prep (pressure wash, scrape, sand, prime caulk, etc.) and repaint or restain areas as needed and as per standard building practices.

25)

No insulation was installed under the floor in the crawl space. A qualified contractor should install insulation for better energy efficiency and as per standard building practices with an R rating recommended for this area. For more information, visit:
http://www.eere.energy.gov/consumer/tips/insulation.html

26)

Evidence of past infestation of wood destroying insects was found in the crawl space in the form of galleries and/or mud tubes with visible wood damage. This infestation appeared to involve subterranean termites.

Roof / Attic

Table of contents

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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.

Condition of roof structure: Appeared serviceable

Roof type: Gable, Flat or low slope

Roof inspection method: Traversed

Condition of shingle and/or shake roof surface materials: Required repair, replacement and/or evaluation (see comments below)

Roof surface material: Asphalt or fiberglass composition shingles

Apparent number of layers of roof surface material: One

Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)

Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)

Gutter and downspout material: Metal, Plastic

Condition of attic: Required repair and/or evaluation (see comments below)

Attic inspection method: Traversed

Roof structure type: Rafters

Ceiling insulation material: Fiberglass loose fill

Ceiling insulation depth: 16"

Ceiling insulation rating: R40

Vapor retarder: None visible

Roof ventilation: Appears serviceable

27)

Roof repairs were needed because some composition shingles had the following conditions: damage. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

28)

Some roof flashings were missing and/or substandard. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.

29)

One or more exhaust fan ducts in the attic were not connected to a vent cap. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.

30)

The attic exhaust fan was inoperable during the inspection. The client should consult with the property owner as to how it operates, or have a qualified contractor evaluate and repair if necessary.

31)

Some downspouts were loose. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.

32)

One or more end caps were missing on gutters. Water may accumulate around the building's foundation as a result. A qualified person should install end caps where missing.

33)

Moss was 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:
http://bryophytes.science.oregonstate.edu/page24.htm

34)

Shingles or shakes were installed on one or more roof sections with a slope less than 3/12 (three inches rise for every 12 inches run). Most manufacturers won't warranty shingles if used on a roof with a slope less than 3/12. At a minimum, the client should consult with a qualified roofing contractor regarding this and monitor these roof section(s) and interior spaces below for leaks in the future. Ideally, or if leaks occur, a qualified roofing contractor should replace the roof surface with materials intended for low slopes such as a "torch down" roof.

35)

One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.

36)

Some sections of the composition shingle roof surface flashings were substandard in installation. It's likely that these roof areas won't perform as well or have as long a service life had they been installed by a qualified contractor. When repairs are made or when surfaces are replaced, a qualified contractor should perform the work.

Garage / Carport

Table of contents

Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.

Type: Detached

Condition of detached garage or carport structure: Required repair, replacement and/or evaluation (see comments below)

Condition of garage vehicle door(s): Appeared serviceable

Garage vehicle door type: Sliding

Number of vehicle doors: 1

Condition of garage floor: Appeared serviceable

Condition of garage interior: Appeared serviceable

Garage ventilation: Exists

37)

Rot or water damage was found in one or more sections of the carport including joists, siding and/or trim. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

38)

The detached garage or carport structure was damaged and/or deteriorated. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.

39)

40)

Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.

Electric

Table of contents

Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.

Electric service condition: Appeared serviceable

Primary service type: Overhead

Number of service conductors: 3

Service voltage (volts): 120/240

Service amperage (amps): 200

Primary service overload protection type: Circuit breakers

Main disconnect rating (amps): Not applicable, no single main disconnect

System ground: Cold water supply pipes

Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)

Condition of sub: Required repair, replacement and/or evaluation (see comments below)

Location of main service panel #A: Building exterior, NE corner

Location of sub panel #B: Front porch

Branch circuit wiring type: Nonmetallic sheathed, Knob and tube, Fabric NMC

Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)

Condition of smoke detectors: Appeared serviceable

Smoke detectors present: Yes

Carbon monoxide detectors present: Yes

41)

Neutral and equipment ground conductors were combined at sub panel # B. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.

42)

Some open ground, three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.

Grounding type receptacles began being required in residential structures during the 1960s. Based on the age of this structure, an acceptable repair may be to simply replace the ungrounded 3-pronged receptacles with 2-pronged receptacles.

43)

This property had "knob and tube" wiring, which was commonly installed prior to 1950. It is ungrounded, and considered unsafe by today's standards. Over time, the wire's insulation may 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.

Some energized knob and tube wiring was found during the inspection. 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 vs. abandoned. A qualified electrician should evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Recommend that the client(s) consult with their insurance carrier regarding this.

44)

receptacles were scorched. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair or replace as necessary.

45)

Energized equipment was exposed at panel #B due to missing knockouts. This is a safety hazard due to the risk of shock. A qualified person should repair as necessary.

46)

One or more screws used to secure the dead front to panel #A were pointed. This is a safety hazard for shock since the screw(s) may cut through the wire insulation and cause a short circuit. Long and/or pointed crews should be replaced as necessary with the correct screws. A qualified person should repair as necessary, such as moving conductors inside the panel, so screws don't come in contact with the conductors.

47)

Some cover plates on junction and/or switch boxes were missing. 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. A qualified person should repair as necessary.

48)

Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.

49)

This property had one or more Zinsco brand main service or sub panels (panel #A). These panels and their circuit breakers have a variety of problems including:

Bus bars made from aluminum that tend to oxidize and corrode
Breakers that don't trip under normal overload conditions
Breakers that appear to be tripped when they're not

These problems are a potential safety hazard due to the risk of fire. Client(s) may wish to consider having a qualified electrician replace any and all Zinsco brand panels.

If the Zinsco panel(s) are not replaced, then a qualified electrician should thoroughly evaluate the panel(s) and components within and make repairs as necessary.

For more information, visit:
http://www.inspect-ny.com/electric/Zinsco.htm

50)

One or more electric receptacles at the following "wet" locations appeared to have no ground fault circuit interrupter (GFCI) protection: kitchen, bathroom(s) and/or garage. This is a safety hazard due to the risk of shock. Recommend having a qualified electrician evaluate to determine if GFCI protection exists, and if not, repair as necessary. For more information, visit:
http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf

51)

The legend for overcurrent protection devices (breakers or fuses) in panel #A and B was substandard. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.

52)

The service drop wires were in contact with trees or vegetation. The utility company should prune or remove trees as necessary to prevent straining or abrading the service drop wires.

53)

Some bulbs in light fixtures were missing and/or inoperable. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.

Plumbing / Fuel Systems

Table of contents

Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.

Condition of service and main line: Appeared serviceable

Location of main water meter: NW corner of lot by street

Location of main water shut: Basement

Water service: Public

Service pipe material: Galvanized steel

Condition of supply lines: Appeared serviceable

Supply pipe material: Copper, Galvanized steel

Condition of waste lines: Appeared serviceable

Waste pipe material: Plastic, Galvanized steel, Cast iron

Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)

Location of main fuel shut: SE corner

54)

One or more flexible gas supply connectors were routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.

55)

One or more outside faucets were 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 building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.

Client(s) may wish to consider 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: http://edis.ifas.ufl.edu/BODY_AE079

Water Heater

Table of contents

Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.

Condition of water heater: Required repair, replacement and/or evaluation (see comments below)

Type: Tank

Estimated age: Not determined

Energy source: Natural gas

Capacity (in gallons): 40

Manufacturer: American

Model: ESG41 / ser #A1664259

Location of water heater: Basement

Condition of burners: Required repair, replacement and/or evaluation (see comments below)

Condition of venting system: Appeared serviceable

Condition of combustion air supply: Appeared serviceable

56)

The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.

57)

No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

58)

Active leaks were found at the supply pipes or fittings. A qualified plumber should evaluate and repair or replace as necessary.

59)

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 client 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.

60)

The following conditions were found in the burner chamber: rust and/or deterioration. A qualified contractor should evaluate and repair if/as necessary.

Heating

Table of contents

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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.

Condition of heating system: Appeared serviceable

Location of heating system: Basement

Heating type: Forced air

Fuel type: Natural gas

Approximate BTUs: 95,000 input

Manufacturer: Coleman

Model: 2880C766 / ser #118828634

Condition of burners: Appeared serviceable

Condition of venting system: Required repair, replacement and/or evaluation (see comments below)

Condition of combustion air supply: Appeared serviceable

Condition of distribution system: Required repair, replacement and/or evaluation (see comments below)

Distribution system: Ducts and registers

Condition of controls: Appeared serviceable

Condition of air filters: Required repair, replacement and/or evaluation (see comments below)

Location of air filters: Behind return air grill

61)

The metal flue cap was missing. Standard building practices require that metal flues terminate with a bird and weatherproof cap. A qualified person should evaluate and install, repair or replace cap(s) as necessary.

62)

Some of the insulation on distribution pipes in the crawl space was damaged, deteriorated and/or loose. A qualified person should evaluate and replace or repair as necessary for better energy efficiency.

63)

Air filters were missing at one or more locations. As a result, unfiltered air will flow through the system, and equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.

64)

The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be beyond this age and may need replacing or significant repairs at any time.

Cooling / Heat Pump

Table of contents

Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

Condition of cooling system and/or heat pump: Appeared serviceable

Type: Evaporative (Swamp) Cooler

Estimated age: 9 years

Condition of controls: Appeared serviceable

65)

There was a wall mount AC unit present, it appeared to be serviceable.

Kitchen

Table of contents

Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.

Condition of counters: Appeared serviceable

Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)

Condition of sinks and related plumbing: Appeared serviceable

Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below)

Range, cooktop type: Electric

Condition of refrigerator: Appeared serviceable

66)

The range can tip forward, and no anti-tip bracket appeared to be installed. This is a safety hazard since the range may 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. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit http://www.hgtv.com/hgtv/remodeling/article/0,1797,HGTV_3659_2017492,00.html

67)

The cooktop exhaust fan was missing. A qualified person should evaluate and repair or replace as necessary.

68)

Shelving or other components were missing from one or more cabinets. Missing shelving and/or components should be replaced, and by a qualified contractor if necessary.

69)

Hardware such as hinges, latches or pulls were loose and/or missing at one or more cabinets. A qualified person should repair as necessary.

70)

Handles or drawer pulls were missing at some cabinets. Recommend installing handles and/or pulls as necessary.

71)

The refrigerator ice maker was in the "off" position. The inspector was unable to evaluate this component.

Bathrooms / Laundry / Sinks

Table of contents

Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Front

Location #B: Rear

Condition of counters: Required repair, replacement and/or evaluation (see comments below)

Condition of cabinets: Appeared serviceable

Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)

Condition of toilets: Appeared serviceable

Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)

Condition of shower(s) and related plumbing: Appeared serviceable

Condition of ventilation systems: Appeared serviceable

Condition of laundry facilities: Required repair, replacement and/or evaluation (see comments below)

Gas supply for laundry equipment present: Yes

240 volt receptacle for laundry equipment present: Yes

72)

Moisture damage was found in wall areas by the bathtub at location #A. A qualified person should evaluate and repair as necessary.

73)

No clothes dryer exhaust duct was installed. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A rigid or semi-rigid metal exhaust duct should be installed as per standard building practices, and by a qualified contractor if necessary. For information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

74)

The clothes dryer exhaust duct terminated in the crawl space. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Damage to building components may result. A qualified person should install, repair or replace as necessary so the duct terminates outdoors, as per standard building practices. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

75)

Caulk was missing at the counter backsplash at location #A and B. A qualified person should repair as necessary.

76)

The sink drain stopper mechanism at location #B was inoperable. A qualified person should repair or replace as necessary.

77)

Cabinet surfaces, drawers and/or doors showed wear at location #A and B.

Interior Rooms / Areas

Table of contents

Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.

Exterior door material: Wood, Fiberglass or vinyl

Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)

Condition of interior doors: Appeared serviceable

Type of windows: Aluminum, Vinyl, Wood

Condition of windows: Required repair, replacement and/or evaluation (see comments below)

Wall type or covering: Drywall

Condition of walls: Appeared serviceable

Ceiling type or covering: Drywall

Condition of ceilings: Required repairs, replacement and/or evaluation (see comments below)

Flooring type or covering: Carpet, Vinyl, Wood

Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)

78)

Rot or water damage was found at one or more exterior doors. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.

79)

Trim or jambs around one or more exterior doors was damaged. A qualified person should repair, replace or install as necessary.

80)

The weatherstrip around one or more exterior doors was deteriorated and/or missing. A qualified person should repair or replace as necessary.

81)

Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.

82)

Vinyl flooring was loose, damaged and/or water stained in some areas. A qualified person should repair or replace as necessary.

83)

Carpeting in some areas was stained, damaged and/or deteriorated. A qualified contractor should replace as necessary

84)

Some interior door hardware, including locksets were deteriorated and/or loose. A qualified person should repair or replace as necessary.

85)

Minor cracks and/or holes were found in walls and ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

86)

One or more exterior doors had minor and/or moderate deterioration. A qualified person should repair or replace as necessary.

87)

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.

NOTE: May be from interior moisture.

88)

Some windows used single-pane glass. Single-pane windows are one of the largest sources of heat loss in winter and heat gain in the summer due to their low insulating ability and high air leakage rates. They're estimated to be responsible for 25 to 50 percent of the energy used to heat and cool homes. The client should consider replacing single-pane windows with new, multi-pane windows.

89)

Screens in some windows were missing.

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.Look First Inspections requires an inspection agreement to be signed by Client prior to performing an inspection. If you were not present at the inspection and did not sign the Inspection Agreement you, by accepting, paying for, and/or using the inspection report you acknowledge and agree to be bound by the terms and conditions of the inspection agreement and further agree that the Inspection Agreement will form part of the inspection report.

Sample Fixer

NOTE:

Look 1st Inspections LLC is not a specialist in code compliance or zoning restrictions, and no part of the report should be considered as required repair and/or replacement.

Table of Contents