This report published on Saturday, April 25, 2026 7:18:01 AM PDT
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a safety hazard
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at https://www.reporthost.com/glossary.asp
Client present for discussion at end of inspection: Yes
Inspector: Chris Elder
Weather conditions during inspection: Dry (no rain)
Temperature during inspection: Cool
Ground condition: Dry
Recent weather: Dry (no rain)
Overnight temperature: Cool
Inspection fee: 761.60
Payment method: Credit card
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2025
Source for main building age: Municipal records or property listing
Front of building faces: North
Main entrance faces: North
Occupied: No, Furniture or stored items were present
1) One or more hornet, bee or wasp nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
Photo 1-1
2) Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
Photo 2-1
3) The client should be aware that a break-in period occurs during the first year or two after a building is constructed. Some amount of settlement and shrinkage is inevitable as temperature and humidity varies during the seasons. Systems may need adjustment or repair after experiencing constant, prolonged and/or heavy usage. Overall performance of the building exterior has not yet been tested by a wide variety of weather conditions.
Also, it is beyond the scope of this inspection to determine if all permits have been approved or signed off. Consult with the builder and/or municipality to determine if all necessary permits have been approved.
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level, Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Paving stones
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Appeared serviceable
Condition of stairs, handrails and guardrails: Appeared serviceable
Exterior stair material: Wood, Metal
4) One or more back deck pavers unstable due to missing or substandard bracing, or lack of attachment to sub structure. This is a safety hazard since severe movement may cause a person to trip or fall. A qualified contractor should repair as necessary.
Photo 4-1 Photo 4-2
Photo 4-3
5) One or more sets of stairs were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.
Photo 5-1 Photo 5-2
Photo 5-3
6) Guardrails at one or more locations with drop-offs higher than 30 inches were loose and/or missing components, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
Photo 6-1 Photo 6-2
7) All areas of the deck substructure were inaccessible due to permanently installed skirting. These areas couldn't be evaluated and are excluded from the inspection.
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Wall inspection method: Viewed from ground
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Cement fiber, Stone or faux stone veneer
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed
8) The masonry (brick or stone) veneer was deteriorated or damaged in some areas. Where cracks or openings are exposed, water may enter the wall structure causing mold, fungal growth and structural damage. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by repointing mortar or replacing broken or missing masonry.
Photo 8-1
9) Some sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.
Photo 9-1
10) One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
Photo 10-1
11) Soil was in contact with or less than 6 inches from siding or trim. Regardless of what material is used for siding, it should not be in contact with the soil. If made of wood, siding or trim will eventually rot. For other materials, ground or surface water can infiltrate siding or trim and cause damage to the wall structure. Wood-destroying insects are likely to infest and damage the wall structure. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.
Photo 11-1
12) Clearances between the cement fiber siding and surfaces below were too small. Moisture may penetrate and damage the siding as a result, and the manufacturer's warranty may be voided. Normally, minimum clearances below the bottom of cement fiber siding and trim include:
6 inches to the finished grade below
2 inches to paths, steps, driveways or deck surfaces below
2 inches to roof surfaces below
1/4 inch to horizontal flashing below, with no caulk applied
Recommend that a qualified contractor repair per the siding/trim manufacturer's specifications. For more information, visit: https://www.reporthost.com/?HARDIPLANK
Photo 12-1
13) Snap ties, which are the metal ties that held the foundation forms together when the concrete was poured, have not been removed. The exposed ends of snap ties should be broken off and removed after the concrete cures. This usually causes some concrete around the ties to break loose, and the resultant void is generally filled with hydraulic cement or a non-shrinking grout. When snap ties are left in place, they rust and can allow water to seep through the foundation. Concrete exposed to rust can degrade. Recommend that a qualified person remove snap ties and patch holes with approved materials as necessary and per standard building practices.
Photo 13-1 Photo 13-2
14) Several gaps were found in siding or trim. Vermin, insects or water may enter the structure. For siding butt joints, a waterproof tape is to be installed at all joints to prevent water intrusion. Or having the butt joints caulked.Recommend that a qualified person repair as necessary.
Photo 14-1 Photo 14-2
Photo 14-3 Photo 14-4
Photo 14-5
15) 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.
Photo 15-1
16) The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning or incomplete). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.
Photo 16-1 Photo 16-2
Photo 16-3 Photo 16-4
Photo 16-5
17) Concrete or masonry porches were installed so as to be in contact with siding or trim. Even if a membrane or flashing is installed between them, rain water, condensation and/or water from garden hoses may accumulate at these locations. Wood framing behind the siding or trim may also get wet. This can be a conducive condition for wood destroying organisms. Siding and trim should be installed with a minimum clearance of 1-2 inches between it and concrete or masonry below regardless of what material is used for the siding/trim. At a minimum, monitor these areas for signs of water intrusion, rot or infestation by wood destroying insects in the future. If concerned, or if signs of moisture intrusion are found in the future, have a qualified contractor repair as necessary and per standard building practices.
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.
The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.
Crawl space inspection method: Traversed
Location of crawl space access point #A: Building exterior
Crawl space access points that were opened and viewed, traversed or partially traversed: A
Condition of floor substructure above: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure above: Engineered wood joists
Condition of insulation underneath floor above: Appeared serviceable
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes
Condition of crawl space ventilation: Appeared serviceable
Ventilation type: Unconditioned space
18) One or more indoor crawl space 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 and to prevent dust or odor-laden air from the crawl space entering living spaces.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
Age of roof surface(s): 1+
Roof inspection method: Traversed
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
19) Some and/or One composition shingles were loose and/or damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessary. For example, by replacing shingles.
A shingle in the valley appears to be incorrectly layered and debris may collect/catch at this location. This is a conducive condition for water wicking up under the shingles if not monitored or repaired.
Photo 19-1 Photo 19-2
Photo 19-3
20) One or more gutter corners had an areas where substandard sealant was applied. Water and debris may accumulate in them rather than draining through the downspouts. This can cause gutters to overflow, especially when debris such as leaves or needles has accumulated in them. Rainwater can come in contact with the building exterior or accumulate around the foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by correcting the sealant in gutter corners.
Photo 20-1 Photo 20-2
21) One or more roof flashings were Minorly damaged. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
Scratches were found in numerous areas of the valley and roof flashings. It appears that attempts were made in some areas to seal the scratches. Where paint has been scratched off, rust can form and ultimately deterioration over time, which can lead to leaks. At the very least, proper sealant in these areas of concern, with monitoring for future wear.
Photo 21-1 Photo 21-2
Photo 21-3 Photo 21-4
Photo 21-5
22) One or more downspouts terminated above a roof surface, and rainwater from the downspouts washes over the roof surface below. This is a common configuration, but in some cases large quantities of rainwater can damage shingles by removing granules and reduce the life of the roof surface. Consider installing extensions to route the rainwater directly to the closest gutter below to prevent such damage.
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Traversed
Location of attic access point #A: Garage
Location of attic access point #B: Master bedroom closet
Attic access points that were opened and viewed, traversed or partially traversed: A, B
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 loose fill
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents
Attic exhaust fan condition: Appeared serviceable
23) The ceiling insulation in one or more areas of the attic was compacted or uneven and/or missing. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-38).
This area was the n the attic aces in the garage. Where typically insulation is not required above garages. There was insulation throughout the rest of this attic space. Suggest checking with builder on Insulation requirements and adding insulation as needed.
There was also condensed insulation found in the attic access from the Master bedroom closet.
Limitations: The inspector cannot reasonably determine the integrity of all elements of limited fire resistance at residential construction or verify firewall ratings at multi unit construction. 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: Wood
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of garage vehicle door(s): Appeared serviceable
Type of garage vehicle door: Sectional
Number of vehicle doors: 2
Condition of automatic opener(s): Appeared serviceable
Mechanical auto-reverse operable (reverses when meeting reasonable resistance during closing): Yes
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
Condition of main service panel: Appeared serviceable
Location of main service panel #A: Garage
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: EV charger
Smoke alarms installed: Installed and appear to be functioning properly at this time, Installed, but one or more could not be tested
Carbon monoxide alarms installed: Not installed or fewer installed than recommended
24) One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Photo 24-1 Photo 24-2
Photo 24-3
25) No electric receptacle was installed at the kitchen island. At least one GFCI-protected receptacle should be installed at islands with counter tops longer than 12 inches to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.
Wiring in crawlspace labeled “island” was found, but it was not connected.
Photo 25-1 Photo 25-2
Photo 25-3
26) One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.
Some newer light fixtures include a waterproof gasket that is concealed within the fixture and exterior caulk is not needed. It is beyond the scope of the inspection to remove and inspect for this. Suggest confirming with builder, lighting fixture manufacturer or install caulk where needed.
Photo 26-1 Photo 26-2
27) No permanently installed carbon monoxide alarms were found. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit: https://www.reporthost.com/?COALRM
28) Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
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: Public
Water pressure (psi): 72
Location of main water meter: By street
Location of main water shut-off: Garage
Service pipe material: Not determined (inaccessible or obscured), Wrapped in insulation. Suspect HDPE based on age of house
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Location(s) of plumbing clean-outs: Crawl space
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Sump pump installed: None visible
Sewage ejector pump installed: None visible
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Below ground
Location of main fuel shut-off valve: At gas meter
29) Multiple flexible connectors were installed in series in one or more gas supply lines. Only one flexible connector should be used between rigid piping and appliances. Recommend that a qualified contractor repair per standard building practices. For example, by installing a longer, single flexible connector, or by extending rigid piping.
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.
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, Heat pump
General heating distribution type(s): Ducts and registers
Last service date of primary heat source: ?
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 2025
Forced air heating system manufacturer: Hisense
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 cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Location of heat pump or air conditioning unit: east
Type: Split system
Estimated age of heat pump or air conditioning unit: 2024
Approximate tonnage: 2 tons
Manufacturer of cooling system and/or heat pump: Hisense
Heat pump or air conditioner model number: AUH-24UX3SDH2
Heat pump or air conditioner serial number: LAB2408531
Condition of controls: Appeared serviceable
Condition of whole house fan: Appeared serviceable
30) Drywall dust, and construction debris such as drywall dust and/or sawdust was found behind or below heating or cooling air supply registers. Drywall dust in particular can reduce the life of heating and cooling equipment if left to circulate. At a minimum, recommend vacuuming ducts at each register. Consider having a qualified contractor clean the ducts.
Photo 30-1 Photo 30-2
31) The air handler's primary condensate drain line was routed so it drains close the foundation. Significant amounts of water can be produced by this system and can cause water infiltration. In extreme cases the wet soil may not adequately support the foundation. Recommend repairing as necessary so condensate water drains well away from the foundation. For example, by installing a splash block or tying into stormwater drainage system.
Photo 31-1
32) 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.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of ranges, cooktops and/or ovens: Appeared serviceable
Range, cooktop, oven type: Electric
Type of ventilation: Hood or built into microwave over range or cooktop
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
33) The flow from the sink's hot and/or cold water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.
Photo 33-1
34) The hot and cold water supplies appeared to be reversed at the laundry room sink. Typically, cold water is controlled by the right faucet handle and hot by the left. For mixing faucets, cold is typically supplied with the handle to the right and hot when when the handle is to the left, or as indicated by the faucet's markings. Or at a minimum, Hot control to the back of the wall and cold towards the person operating the sink. At a minimum this is an inconvenience, but can result in accidental scalding. Recommend that a qualified plumber repair as necessary.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: 3/4 bath, first floor
Location #B: Full bath, second floor
Location #C: Full bath, Master bath
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: with individual ducts
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
35) A significant amount of water came out of the bathtub spout when the shower at location(s) #B was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. Recommend that a qualified plumber repair or replace components as necessary.
There is a few variables. But when the finger valve was selected for certain functions, secondary functions also operated at the same time.
Photo 35-1 Photo 35-2
Photo 35-3
36) Caulk was missing around the base of the bathtub spout, or there was a gap behind it, at location(s) #A and B. 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.
Photo 36-1 Photo 36-2
Photo 36-3 Photo 36-4
37) Gaps, no caulk, or substandard caulking were found between the bathtub and the floor at location(s) #C. Water may penetrate these areas and cause damage. Recommend that a qualified person re-caulk or install caulking as necessary.
Photo 37-1
38) Water leaked from gaps at the shower door at location(s) #A and B when the shower was operated. Recommend that a qualified person repair as necessary.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Glass panel, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Type(s) of windows: Vinyl
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Laminate
Condition of stairs, handrails and guardrails: Appeared serviceable
39) One or more entry doors wouldn't latch when closed. This is a security concern if no deadbolt is installed. A qualified person should repair as necessary.
Photo 39-1
40) One or more windows that were designed to open and close were difficult to open and close. Recommend that a qualified person repair windows as necessary so they open and close easily.
Grout granules from the Masonry veneer siding are stuck in the NE bedroom windows making it very difficult to open and close and is damaging the material. Suggest qualified contractor to remove, clean and inspect window casings for damage and replace if necessary.
Photo 40-1 Photo 40-2
41) Substandard installation of Marble fireplace covering was found. Gaps between the wall and marble are noticeable and is a cosmetic defect. Suggest a qualified contractor seal the joint between wall and marble on both sides for aesthetics.
Photo 41-1 Photo 41-2
42) Weatherstripping around one or more exterior doors was damaged and/or loose. Water may enter the building, or energy efficiency may be reduced. Recommend that a qualified person repair or replace weatherstripping as necessary.
Master bedroom exterior deck access door
Photo 42-1 Photo 42-2
43) All exterior doors didn't have a screen door.
44) No window screens were installed. Windows may not provide ventilation during months when insects are active.
Thank you for choosing us for your inspection needs!
One or more hornet, bee or wasp nests were found at the building exterior. These can pose a safety hazard. A qualified person should remove nests or exterminate as necessary.
Some areas and items at this property were obscured by furniture. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.
One or more back deck pavers unstable due to missing or substandard bracing, or lack of attachment to sub structure. This is a safety hazard since severe movement may cause a person to trip or fall. A qualified contractor should repair as necessary.
Guardrails at one or more locations with drop-offs higher than 30 inches were loose and/or missing components, and pose a fall hazard. Recommend that a qualified person repair guardrails as necessary.
One or more windows or doors were installed with no "drip cap" or "Z" flashings installed above them. Better building practices call for such flashings, which greatly reduce the chance of leaks above windows and doors. Without this flashing, caulk and paint must be maintained or water can enter the wall structure and cause rot and possible structural damage. Depending on the exposure (e.g. roof overhang, height of exterior wall, direction of prevailing rain) this may or may not be an issue. The client should monitor these areas in the future and maintain caulk and paint as necessary. Consult with a qualified contractor about installing flashings where needed, and per standard building practices. Note that when trim or siding is removed to install flashing, damaged wood may be found and additional repairs may be needed.
Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.
