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Specquest LLC Home Inspection

http://www.specquestpro.com
specquest@icloud.com
(707) 408-4234

Confidential Property Inspection Report

Prepared for:

Client(s):  Valuable Customer
Property address:  123 New Home Way
My Town, USA 12345
Inspection date:  Thursday, January 10, 2019

This report published on Saturday, March 2, 2019 12:40:33 PM PST

This report is the exclusive property of Specquest LLC Home Inspection and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

This report has been produced in accordance with our signed contract (pre-inspection agreement) and is subject to the terms and conditions agreed upon therein. All printed comments and the opinions expressed herein are those of Specquest LLC.

State of CaliforniaInterNACHI click to verifyAmerican Society of Home Inspectors#259854

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 safety hazard
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
ServiceableItem or component is in serviceable condition
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 https://www.reporthost.com/glossary.asp

Table of Contents

General Information
Grounds
Exterior and Foundation
Roof
Garage or Carport
Electric
Water Heater
Plumbing / Fuel Systems
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Attic and Interior Roof Structure
Crawl Space

View summary
Attachments
SampleCoverLetter.pdf

General Information
Table of contents
Present during inspection: Client, Real Estate Sales Representative
Represented By:
Weather conditions during inspection: Dry (no rain), Sunny
Ground condition: Damp/wet
Recent weather: Dry (no rain), Sunny
Payment method: Check
Type of building: Single family
Age of main building: 30 Years
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: No
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.
Condition of fences and gates: Required repairs, replacement and/or evaluation (see comments below)
Fence and gate material: Wood
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel, Unpaved, dirt
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones, Gravel
Condition of deck, patio and/or porch covers: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches, balconies and-or Patios: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
1) Safety, Repair/Replace - Flashing appeared to be missing from above one or more deck or porch ledger boards, or could not be verified. Missing flashing at this location can cause moisture to accumulate between the ledger boards and the building. Fungal rot may occur in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event. This is a potential safety hazard. Recommend that a qualified contractor install flashing above ledger boards per standard building practices.
2) Repair/Replace, Evaluate - Fungal rot was found in decking boards and/or support posts at one or more decks or porches. Conducive conditions for this such as wood-soil contact should be corrected. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
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Photo 2-1 
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Photo 2-2 
3) Repair/Replace - One or more deck or porch beams were not positively secured to the support posts below. Deck or porch beams are commonly connected to support posts by "toenailing," which is inadequate. Decks and porches are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber to connect posts and beams.
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Photo 3-1 
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Photo 3-2 
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Photo 3-3 
4) Repair/Replace - Fasteners for the deck, porch or balcony support post brackets and/or tie plates were missing. Approved fasteners such as Teco nails should be installed in every nail hole in such hardware. Recommend that a qualified person install approved fasteners where necessary.
5) Repair/Maintain, Evaluate - A hot tub was installed. Hot tubs, related equipment and supply hookups are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Regular maintenance is required, and safety issues may exist. Recommend that a qualified specialist evaluate and, if needed, maintain or repair.
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Photo 5-1 
6) Repair/Maintain, Monitor - Significant amounts of standing water or evidence of past accumulated water were found at one or more locations in the yard or landscaped areas, and no drain was visible. If evidence of past water was found (e.g. silt accumulation or staining), monitor these areas in the future during periods of heavy rain. If standing water exists, recommend that a qualified person repair as necessary. For example, installing one or more drains, or grading soil.
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Photo 6-1 Bottom of deck stairs
7) Repair/Maintain - One or more Fence posts were damaged or deteriorated and need repair.
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Photo 7-1 
8) Repair/Maintain - Wooden support posts for the deck or porch were resting directly on concrete piers or footings below. Water may wick up into the support post ends and result in elevated levels of moisture in the wooden support post ends. This is a conducive condition for wood-destroying organisms. Support posts should rest in metal brackets above concrete piers or footings, or should be separated from the concrete below by impervious membranes such as composition shingle scraps. 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.
9) Maintain - Wooden deck or porch surfaces, railings and/or built-in seating were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used.
10) Evaluate - One or more deck members were loose and in need of repair. Suggest a licensed contractor to evaluate whole structure further and make necessary repairs.
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Photo 10-1 
11) Monitor - The soil or grading sloped down towards building perimeters in one or more areas. This can result in water accumulating around building foundations or underneath buildings. At a minimum, monitor 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. If yard drains exist, keep them clear during periods of rain.
12) Comment - No outbuildings or detached structures were evaluated. They are excluded from this inspection.
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Photo 12-1 
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Photo 12-2 
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Photo 12-3 
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Photo 12-4 
13) Comment - Some areas of the deck substructure were inaccessible due to limited space below. These areas couldn't be evaluated and are excluded from the inspection.
14) Comment - For more information regarding the stair standards in California go to this site: https://www.dir.ca.gov/title8/3231.html
15) - An apparent support post was missing below a cantilever section of one of the rooms. It is beyond the scope of the inspector to determine the size or need of such supports. Comments are only included as a courtesy.
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Photo 15-1 
Exterior and Foundation
Table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space, Concrete garage slab
Foundation/stem wall material: Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed
16) Repair/Replace - Fungal rot was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected (e.g. wood-soil contact, reverse perimeter slope). Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.
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Photo 16-1 Back patio, right of main door
17) Repair/Maintain - "Honeycombing" was found in one or more sections of the concrete foundation. This occurs when aggregate and sand in the concrete mixture bunches into clusters and fails to mix with the cement paste. This can be caused because the concrete mix was too stiff, by inadequate consolidation (insufficient use of a mechanical concrete vibrator) and/or pouring the concrete from too high of an elevation. In many cases honeycombing is only a cosmetic issue, but it does make concrete susceptible to water infiltration. Where honeycombing is accessible, recommend that a qualified person fill voids with an approved material such as hydraulic cement or non-shrinking grout.

The client should be aware that when honeycombing is visible, it may also exist in hidden areas. Honeycombing can result in mold growth in absorbent flooring materials (e.g. carpeting and mortar joints), and can cause rigid flooring materials to warp and buckle.
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Photo 17-1 Left side of home
18) Maintain - Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
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Photo 18-1 
19) Comment - Some exterior wall sections were obscured by vegetation and couldn't be fully evaluated. They are excluded from 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 due to height or roofing material. 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) 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.
Estimated Age of roof surface(s): 30 Years
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Concrete tile
Roof type: Gable, Gambrel
Condition of exposed flashings: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Appeared serviceable, Limited evaluation due to little or no rainfall during and prior to the inspection
Gutter and downspout material: Metal
Gutter and downspout installation: Full
20) Repair/Replace - Kick-out flashing was missing at one or more locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor install kickout flashings where missing and per standard building practices.
21) Repair/Replace - Extensions such as splash blocks or drain pipes for one or more downspouts were missing. 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.
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Photo 21-1 
22) Repair/Maintain - The junction of two or more roof planes intersecting at the downslope is frequently called a valley. Debris/moss was accumulated in one or more valleys and this is conducive to leaks under the roof shingles/tiles because water does not flow freely to the gutters or drainage system and may collect under the shingles/tiles causing roof sheathing damage. Suggest a qualified roofing contractor evaluate and clean out as necessary which may require the removal of tiles before cleaning. For more information:

http://www.homeadviceguide.com/unblocking-a-roof-valley-repair-cost/
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Photo 22-1 
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Photo 22-2 
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Photo 22-3 
23) Repair/Maintain - Gaps were found in or around roof soffits and can allow birds or vermin to enter the attic. Recommend that a qualified person repair as necessary to eliminate gaps.
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Photo 23-1 Above garage
24) Repair/Maintain - Some concrete roof ridge tiles had gaps. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles, add sealant or make repairs as necessary.
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Photo 24-1 
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Photo 24-2 
25) Repair/Maintain - One or more roof flashings were corroded. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
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Photo 25-1 
26) Repair/Maintain - One or more rubber or neoprene pipe flashings were loose or lifting or unsecure. Leaks can result from windblown rain. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary to prevent leaks. For example, by nailing flashings down and sealing as necessary.
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Photo 26-1 
27) Maintain, Monitor - One or more roof surface sections were designed so as to be prone to accumulating debris. For example, where a steeper slope met a shallow slope. Accumulated debris in these areas can result in leaks. At a minimum, monitor such areas for accumulated debris in the future and clean as necessary. Consult with a qualified contractor to determine what repairs or modifications may be possible to prevent leaks.
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Photo 27-1 
28) Maintain - Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
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Photo 28-1 
29) Maintain - Moss was growing on the roof. As a result, shingles or tiles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically.
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Photo 29-1 
30) Maintain - Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
31) Comment - Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile) and/or roof configuration (steep or very high), the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface. Suggest contacting a licensed professional roof inspection company.

Upper section of roof omitted.
32) - Some concrete roof tiles were missing and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.
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Photo 32-1 
Garage or Carport
Table of contents
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities.
Type: Attached
Condition of door between garage and house: Appeared serviceable
Type of door between garage and house: Solid core, Wood
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Metal
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
33) Safety, Repair/Replace - The door between the garage and the house has been modified with a pet door, and is no longer fire-resistant. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood, steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices.

Door off bathroom
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Photo 33-1 
34) Safety, Repair/Maintain - The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary. Bathroom door.
35) Safety, Repair/Maintain - One or more garage vehicle doors had an automatic opener installed, and the manual lock mechanism on the door hadn't been permanently disabled. The automatic opener can be damaged, or injury can occur if the automatic door opener is operated with the manual lock engaged. A qualified person should disable or remove the lock mechanism per standard building practices.
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Photo 35-1 
36) Safety, Repair/Maintain - The wall-mounted control for one or more automatic garage vehicle door openers was less than 5 feet off the floor, or within reach of children. This is a safety hazard. Children should not be able to operate automatic garage vehicle door openers. A qualified person should relocate controls for door openers so they are at least 5 feet above floors and/or out of reach of children.
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Photo 36-1 Approximately 42”
37) Safety, Repair/Maintain - The step(s) installed below the door between the garage and the house were substandard. This is a fall or trip hazard. A qualified person should repair as necessary.

No railing and varying riser height
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Photo 37-1 
38) Comment - One or more automatic door openers were not plugged in or had no power. The inspector was unable to fully evaluate the automatic opener(s).
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Photo 38-1 
39) Comment - Minor cracks were found in the concrete slab floor. These are common and appeared to be only a cosmetic issue.
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Photo 39-1 
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 100
System ground: Cold water supply pipes
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Building exterior
Location of sub-panel #C: Garage
Location of sub-panel #D: Bedroom, Closet
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Solid strand aluminum branch circuit wiring present: None visible
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: No
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: Yes, but not tested
Smoke alarm power source(s): Battery
40) Safety, Repair/Replace, Evaluate - Panel(s) #AC Unit used older style, "Edison" base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Recommend that a qualified electrician evaluate this panel and the wiring to determine if damage has occurred, and repair or replace components and/or wiring as necessary.
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Photo 40-1 Disconnect for AC unit
41) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the kitchen, garage and/or exterior 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)
  • Wet bar sinks (since 1993)
  • Laundry and utility sinks (since 2005)
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Photo 41-1 All exterior outlets
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Photo 41-2 Garage
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Photo 41-3 Kitchen
42) Safety, Repair/Replace, Evaluate - One or more electric receptacles at the bedroom(s), kitchen, family room, dining room and/or laundry area had no visible arc fault circuit interrupter (AFCI) protection, or the inspector was unable to determine if AFCI protection was present. This is a potential safety hazard. Recommend that a qualified electrician evaluate and install AFCI protection if necessary and per standard building practices. General guidelines for AFCI-protected receptacles include the following locations:
  • Bedrooms (since 1999)
  • Kitchens, laundry areas, family rooms, dining rooms, living rooms, parlors, libraries, dens and recreation rooms, sunrooms, closets and hallways (since 2014)
43) Safety, Repair/Replace - Panel(s) #D were located in a closet. This is not an approved location for electric panels. Recommend that a qualified electrician move the panel(s) or make repairs per standard building practices.
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Photo 43-1 Front bedroom
44) Safety, Repair/Replace - One or more circuit breakers in panel(s) #AC Unit Disconnect 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.
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Photo 44-1 AC disconnect
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Photo 44-2 
45) Safety, Repair/Replace - 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 hatches are lifted and set aside, when stored items are moved into or out of the attic, etc. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair per standard building practices.
46) Safety, Repair/Replace - Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
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Photo 46-1 
47) Safety, Repair/Replace - One or more receptacles were broken, damaged or not properly attached. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.
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Photo 47-1 Front bedroom closet
48) Safety, Repair/Replace - A 3-slot receptacle was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.
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Photo 48-1 
49) Safety, Repair/Replace - Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.
50) Safety, Repair/Replace - One or more cover plates installed outside were loose and/or missing components. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

Spa controls
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Photo 50-1 
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Photo 50-2 Cover is loose and has gaps
51) Safety, Repair/Replace - Smoke alarms were missing from one or more bedrooms. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.
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Photo 51-1 Back right bedroom
52) Safety, Repair/Maintain - One or more bushings were missing or loose from where wires enter holes in panel(s) #C. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install or repair bushings where necessary.
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Photo 52-1 
53) Safety, Repair/Maintain - One or more wires inside panel(s) #D were loose, and were not terminated. This poses a safety hazard for shock and/or fire. Recommend that a qualified electrician remove any abandoned wiring or repair as necessary. For example, by trimming wires to length and installing wire nuts.
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Photo 53-1 
54) Safety, Repair/Maintain - 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.
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Photo 54-1 Garage
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Photo 54-2 Garage ceiling
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Photo 54-3 Above stove
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Photo 54-4 Back right bedroom
55) Safety, Repair/Maintain - Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. 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.
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Photo 55-1 
56) Safety, Comment - Light fixtures with fully or partially exposed fluorescent bulbs were installed in one or more closets. This is a safety hazard. Recommend that protective sleeves be installed on such bulbs to prevent breakage.
57) Repair/Replace - The inspector was unable to open and evaluate panel(s) #C because . These panel(s) are excluded from this inspection. Recommend that repairs, modifications and/or cleanup should be made as necessary so panels can be opened and fully evaluated.
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Photo 57-1 
58) Repair/Replace - One or more receptacles had a prong from a plug broken off in a slot, or slot(s) were clogged with foreign objects. Recommend that a qualified electrician replace such receptacles as necessary.
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Photo 58-1 Master bedroom back corner near closet
59) Repair/Replace - One or more globes or covers for light fixtures were missing or damaged. Recommend replacing as necessary to avoid exposed bulbs. With closet lighting or where flammable stored objects are near light fixtures, missing or broken covers can be a fire hazard. Master closet area
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Photo 59-1 Master closet area
60) Repair/Maintain, Evaluate - The legend for circuit breakers or fuses in panel(s) #C and D 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.
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Photo 60-1 
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Photo 60-2 
61) Evaluate - A photovoltaic solar energy system was installed. Evaluating these systems is beyond the scope of a home inspection. Its condition is unknown, and it is excluded from this inspection. Recommend that a qualified electrician review this system and make repairs if necessary.
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Photo 61-1 
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Photo 61-2 
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Photo 61-3 
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Photo 61-4 
62) Evaluate - The electric service to this property appeared to be rated at substantially less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.
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Photo 62-1 
63) Evaluate - One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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Photo 63-1 
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Photo 63-2 
64) - Main Service Panel (Show for reference only)
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Photo 64-1 
65) - Electrical sub-panel C (shown for reference only)
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Photo 65-1 
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Photo 65-2 
66) - Electrical sub-Panel D (shown for reference only)
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Photo 66-1 
67) - Septic breaker and controls (shown for reference only)
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Photo 67-1 
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Photo 67-2 
68) - The panel D is equipped with breakers manufactured by a company other than the panel manufacturer. Panel manufactures typically warn the use of other types of breakers "voids the warranty, may void the UL listing, and could result in personal property loss and personal injury." An evaluation by a licensed electrical contractor of the acceptability of the breakers is recommended.
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Photo 68-1 “Eaton” brand panel
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Photo 68-2 
Water Heater
Table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Appeared serviceable
Type: Tank
Energy source: Natural gas
Estimated age: 4 Years
Capacity (in gallons): 40
Temperature-pressure relief valve installed: Yes
Manufacturer: Bradford White
Model number: URG240T6N
Serial number: MF36371549
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 118F
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
69) Comment - Based on the capacity of the water heater, the number of bedrooms in this structure and the number of occupants expected to live in this structure, this water heater may be undersized. Consult with a qualified plumber or water heater distributor for more information, and may wish to upgrade the size of the water heater.
70) - Water Temperature (Shown for reference only)
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Photo 70-1 Kitchen sink
Plumbing / Fuel Systems
Table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Water service: Private well
Water pressure (psi): 44 PSI
Location of main water shut-off: Not determined (obscured, inaccessible or none found)
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, Galvanized steel
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic, Brass
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Building exterior, Under kitchen sink
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve: At gas meter
71) Safety, Repair/Replace, Evaluate - One or more sections of gas supply piping and/or fittings were corroded. This is a potential explosion and/or fire hazard. Recommend that a qualified contractor evaluate and repair or replace as necessary.
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Photo 71-1 Spa heater
72) Safety, Repair/Maintain - One or more propane or natural gas supply terminations were unused (no appliance connected) and no cap was installed on the gas shut-off valve(s). Gas can flow directly out of the termination with the shut-off valve is opened. This is a potential fire hazard. Recommend that a qualified person install caps where missing per standard building practices.
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Photo 72-1 Dryer connection
73) Safety, Minor Defect - One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.
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Photo 73-1 
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Photo 73-2 
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Photo 73-3 
74) Repair/Replace, Evaluate - Water was discolored when bathtubs or sinks were filled, or when showers were operated. This can be caused by water stagnating in water supply pipes, rust accumulating in pipes or in the water heater, or sediment being present in the water supply. Recommend flushing the water supply piping and the water heater. If that fails to resolve the issue, then have a qualified plumber evaluate and repair as necessary.
75) Repair/Replace, Evaluate - Low flow was found at one or more showers when multiple fixtures were operated at the same time. Water supply pipes may be clogged or corroded, filters may be clogged or need new cartridges, or fixtures may be clogged. Recommend that a qualified plumber evaluate and repair as necessary.
76) Repair/Replace - No sediment trap was installed in the gas supply line at the furnace. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.
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Photo 76-1 
77) Repair/Maintain, Evaluate - Based on visible equipment or information provided to the inspector, this property appeared to have a yard irrigation (sprinkler) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.
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Photo 77-1 
78) Maintain, Evaluate - Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:
  • Consult with the property owner about this system's maintenance and repair history
  • Review any documentation available for this system
  • Review inspection and maintenance requirements for this system
  • That a qualified specialist evaluate, perform maintenance and make repairs if necessary
79) Evaluate - Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:
  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference
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Photo 79-1 Pressure tank and valve room - Locked
80) Evaluate - A water filtration system was installed on the premises. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Filter cartridges typically need replacing periodically. Cleaning and other maintenance may also be needed. Recommend consulting with the property owner about this system to determine its condition, required maintenance, age, expected remaining life, etc.
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Photo 80-1 
81) Serviceable, Comment - Main Water Shut-off (Shown for reference only)
82) Comment - There are several options for equipping the gas meter shut-off with a tool that is at easy access in the case of emergency. Here is just one example of a wrench that can be attached to the gas meter pipe for easy access: http://www.quakehold.com/emergency-services-emergency-management-emergency-preparedness/manual-earthquake-wrench-3.gif
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Photo 82-1 
83) - Water Pressure at Hose Bib (Shown for reference only)
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Photo 83-1 44 PSI
84) - Sewer/drain Clean-out(s) (Shown for reference only)
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Photo 84-1 Next to garage exterior door
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Photo 84-2 Right side of house
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Photo 84-3 Under kitchen sink
85) - Main Gas Meter (Shown for reference only)
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Photo 85-1 
Heating, Ventilation and Air Condition (HVAC)
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 or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 4 Years
Forced air heating system manufacturer: Bryant
Forced air furnace model #: 310JAV066135
Forced air furnace serial number: 1506A22020
Location of forced air furnace: Garage
Forced air system capacity in BTUs or kilowatts: 132,000
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of forced air ducts and registers: Appeared serviceable
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Type of combustion air supply: Vent(s) to exterior
Condition of cooling system and/or heat pump: Not determined
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: Building exterior
Type: Split system
Estimated age of heat pump or air conditioning unit: 13 years
Approximate tonnage: 3-1/2
Heat pump or air conditioner model number: 113ANA060-A
Heat pump or air conditioner serial number: 2506E04450
Condition of controls: Appeared serviceable
86) Safety, Repair/Maintain, Evaluate - The last service date of the gas or oil-fired forced air furnace appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced.
87) Major Defect, Comment - The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be at this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
88) Repair/Replace - One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic, basement or garage) were not insulated, or the insulation was damaged or deteriorated. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts. Recommend that a qualified person repair per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.
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Photo 88-1 Above blower unit on furnace
89) Repair/Maintain - 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.
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Photo 89-1 
90) Maintain - 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).
91) Comment - The outdoor air temperature was below 65 degrees Fahrenheit during the inspection. Air conditioning systems can be damaged if operated during such low temperatures. Because of this, the inspector was unable to operate and fully evaluate the cooling system.
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Photo 91-1 
92) - Evidence of Working Heat
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Photo 92-1 
Fireplaces, Stoves, Chimneys and Flues
Table of contents
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: Appeared serviceable
Wood-burning fireplace type: Metal pre-fab
Wood-burning stove type: Freestanding
Fan or blower installed in wood-burning fireplace or stove: No
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Metal
93) Safety, Repair/Maintain, Evaluate - One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
https://www.reporthost.com/?CSIA
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Photo 93-1 
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Photo 93-2 
94) Repair/Maintain - The gasket for the wood stove door was deteriorated, damaged or missing. The door may leak and efficiency can be reduced. Recommend that a qualified person replace the gasket.
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Photo 94-1 
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.
Permanently installed kitchen appliances present during inspection: Oven, Cooktop, Dishwasher, Under-sink food disposal
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Range, cooktop or oven type: Natural gas, Electric
Type of ventilation: Wall or ceiling mounted fan
95) Safety, Repair/Replace - The oven door handle was loose. Recommend that a qualified person repair or replace as necessary.

The door itself was malfunctioning
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Photo 95-1 
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Photo 95-2 
96) Repair/Replace, Evaluate - The exhaust fan over the range recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles not being installed, or problems with duct work. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.
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Photo 96-1 
97) Repair/Replace - 1 cooktop burner(s) were inoperable. Recommend that a qualified person repair as necessary.
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Photo 97-1 
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Photo 97-2 
98) Repair/Maintain - Water was leaking at the sink faucet base or handles. Recommend that a qualified plumber repair as necessary.
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Photo 98-1 
99) Minor Defect - The oven light was inoperable. Recommend replacing bulb or that repairs are made, if necessary, by a qualified person.
100) Comment - The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher, cooktop and/or oven) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.
Bathrooms, Laundry and Sinks
Table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, Master bath, #1 - Left side of home
Location #B: Full bath, Master bath, #2 - Right side of home
Location #C: Full bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
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: Windows
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: Yes
101) Safety, Maintain - The clothes dryer exhaust duct appeared to need cleaning. Significant amounts of lint build-up were visible and may reduce air flow. This is a fire hazard. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service. For more information, visit:
https://www.reporthost.com/?DRYER
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Photo 101-1 
102) Repair/Replace - Vinyl flooring in the bathroom at location(s) #A and B was loose and/or curling. Water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
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Photo 102-1 
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Photo 102-2 
103) Repair/Replace - The toilet at location(s) #A, B and C appeared to be old, and may use excessive amounts of water. Modern low-flush toilets use only 1.6 gallons (6 liters) of water per flush, where as many pre-1980 toilets use 7 or 6 gallons per flush (GPF). Consider having a qualified plumber replace old toilets as necessary with modern, good quality toilets for better water conservation.
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Photo 103-1 
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Photo 103-2 
104) Repair/Replace - The shower head at location(s) #A was missing. Recommend that a qualified person repair as necessary.
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Photo 104-1 
105) Repair/Replace - The bathroom with a shower or bathtub at location(s) #A, B and C didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Even if the bathroom has a window that opens, it may not provide adequate ventilation, especially during cold weather when windows are closed or when wind blows air into the bathroom. Recommend that a qualified contractor install exhaust fans per standard building practices where missing in bathrooms with showers or bathtubs.
106) Repair/Replace - The laundry room didn't have an exhaust fan installed. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend that a qualified contractor install an exhaust fan per standard building practices.
107) Repair/Maintain - Caulk around the base of the toilet at location(s) #B and C was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
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Photo 107-1 
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Photo 107-2 
108) Repair/Maintain - Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #C. Water may enter the wall structure behind the bathtub. Recommend that a qualified person repair as necessary to eliminate the gap. For example, by installing or replacing caulk if the gap is small enough. For larger gaps, a shorter spout nipple or an escutcheon plate can be installed.
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Photo 108-1 
Interior, Doors and Windows
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; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Metal, Multi-pane
Condition of walls and ceilings: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable, Required repairs, replacement and/or evaluation (see comments below)
109) Safety, Repair/Replace - Openings at stair risers were greater than 4 inches. This is a potential safety hazard for children (e.g. falling through, getting stuck in gaps). Recommend that a qualified contractor repair per standard building practices. For example, by enclosing stair risers.
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Photo 109-1 
110) Repair/Replace, Evaluate - Condensation or staining was visible between multi-pane glass in one or more . This usually indicates that the seal between the panes of glass has failed or that the desiccant material that absorbs moisture is saturated. As a result, the view through the window may be obscured, the window's R-value will be reduced, and accumulated condensation may leak into the wall structure below. Recommend that a qualified contractor evaluate and repair windows as necessary. Usually, this means replacing the glass in window frames.

Be aware that evidence of failed seals or desiccant may be more or less visible depending on the temperature, humidity, sunlight, etc. Windows or glass-paneled doors other than those that the inspector identified may also have failed seals and need glass replaced. It is beyond the scope of this inspection to identify every window with failed seals or desiccant.
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Photo 110-1 Loft area
111) Repair/Replace, Evaluate - Stains and elevated levels of moisture were found in one or more ceiling areas. The stains appear to be due to an active roof leak. Recommend that a qualified contractor evaluate and repair as necessary.
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Photo 111-1 Master bedroom ceiling
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Photo 111-2 
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Photo 111-3 
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Photo 111-4 Master bedroom wall
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Photo 111-5 Dining room ceiling
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Photo 111-6 
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Photo 111-7 
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Photo 111-8 Front bedroom ceiling
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Photo 111-9 
112) Repair/Replace, Evaluate - Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, or too few support posts. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor. In kitchen.
113) Repair/Replace - One or more exterior doors were sticking. Recommend that a qualified person repair as necessary.

Bottom sweep significantly rubbed on threshold
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Photo 113-1 
114) Repair/Replace - Some interior door hardware (locksets and/or Strike plate) were missing. Recommend that a qualified person repair or replace as necessary.
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Photo 114-1 Back right bathroom door
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Photo 114-2 Front bedroom door
115) Repair/Replace - One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.
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Photo 115-1 Master bedroom
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Photo 115-2 Master bedroom patio door
116) Repair/Maintain - Weatherstripping around one or more exterior doors was damaged. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
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Photo 116-1 Front bedroom entrance
117) Repair/Maintain - One or more 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.
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Photo 117-1 Back right bathroom door
118) Minor Defect - Floor guides were missing or not attached at one or more sliding closet doors.
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Photo 118-1 Front bedroom closet
119) Minor Defect - Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product:
https://www.reporthost.com/?ECC
120) Comment - For more information regarding the stair standards in California go to this site: https://www.dir.ca.gov/title8/3231.html
Attic and Interior Roof Structure
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. 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) 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), Traversed
Location of attic access point #A: second floor, Unfinished attic
Location of attic access point #B: Master bedroom closet, first floor, Left side
Location of attic access point #C: Master bedroom closet, first floor, Right side
Attic access points that were opened and viewed, traversed or partially traversed: A, B, C
Condition of roof structure: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-30
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents, Open soffit vents, Mechanical vents with powered fan
121) Repair/Replace, Evaluate - The roof structure was substandard when compared with current building standards. For example, collar ties were missing. This may result in the roof structure spreading or sagging. Recommend that a qualified contractor evaluate and repair if necessary.
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Photo 121-1 
122) Repair/Replace, Evaluate - The roof structure in the attic was wet, and/or dripping water was found at one or more locations. There appeared to be one or more active leaks in the roof. Recommend that a qualified contractor evaluate and repair as necessary. Above staining visible in bedroom on left.
123) Repair/Maintain - One or more attic access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency.
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Photo 123-1 
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Photo 123-2 
124) Repair/Maintain - One or more attic or roof vent screens were missing, deteriorated or substandard. Recommend that a qualified person replace or repair screens as necessary to prevent birds or vermin from entering the attic.
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Photo 124-1 Above garage
125) Comment - All attic areas and roof structures more than 6 feet from attic access point(s) #B and C were inaccessible due to limited height. These areas were not evaluated and are excluded from the inspection.
126) - Attic Access Hatch/Door (Shown for reference only)
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Photo 126-1 
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Photo 126-2 
Crawl Space
Table of contents
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) 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: Viewed from hatch(es)
Location of crawl space access point #A: Master bedroom closet
Location of crawl space access point #B: Bedroom closet
Crawl space access points that were opened and viewed, traversed or partially traversed: A, B
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Solid wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Not applicable, none installed
Vapor barrier present: None visible
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
127) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion or accumulation 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 organisms and should not be present in the crawl space. Recommend that the client review any disclosure statements available and ask the property owner 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, then recommend that a qualified contractor who specializes in drainage issues 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.
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Photo 127-1 
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Photo 127-2 
128) Repair/Replace - One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.
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Photo 128-1 
129) Repair/Replace - No vapor barrier was installed in the crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.
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Photo 129-1 
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Photo 129-2 
130) Repair/Replace - One or more crawl space vent screens were clogged with debris or paint. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. Screens should be cleaned or replaced with 1/8-inch to 1/4-inch wire mesh as necessary.
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Photo 130-1 
131) Repair/Maintain - Under-floor insulation was falling down in some areas. This may result in reduced energy efficiency. Recommend that a qualified person repair or replace insulation as necessary.
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Photo 131-1 
132) Repair/Maintain - The screens for one or more crawl space vents were loose. Vermin or pets can enter the crawl space and nest, die and/or leave feces and urine. Vermin often damage under-floor insulation too. Recommend that a qualified person install or replace screens where necessary using 1/8-inch to 1/4-inch wire mesh.
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Photo 132-1 
133) Monitor - Minor amounts of standing water were found at one or more locations in the crawl space. Some minor seasonal water accumulation can be normal. However significant amounts of Water may evaporate and enter the structure above causing high levels of moisture in the structure. This can be a conducive condition for wood-destroying organisms. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater or underground springs. Recommend monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report). Also, review any disclosure statements available and ask the property owner about past accumulation of water in the crawl space.

If standing water persists or increases in amount, recommend that a qualified contractor who specializes in drainage issues evaluate and repair as necessary. Typically such repairs include:
  • Repairing, installing or improving underground footing and/or curtain drains
  • Applying waterproof coatings to foundation walls
  • Digging trenches in the crawl space to collect or divert water
  • Installing sump pumps
134) - Access Door/Hatch/Opening (Shown for reference only)
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Photo 134-1 
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Photo 134-2 


International Association of Certified Home Inspectors American Society of Home Inspectors

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