DLS Home Inspections LLC

	Safety	Poses a risk of injury or death
	Major defect	Correction likely involves a significant expense
	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
	Serviceable	Item or component is in servicable condition
	Comment	For your information

Structural Pest Inspection Concerns
Items marked with the following icons relate to the structural pest inspection

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conducive conditions for wood destroying insects or organisms. (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Table of Contents
General information
Exterior
Roof
Garage
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Kitchen
Bathrooms
Interior rooms

		1) there is some minor cracking and small holes in stucco which should be patched to avoid penetration of water in the future Photo 5   hole in stucco at gate Photo 6   crack in stucco along header at right side of garage door Photo 7   hole in stucco on north side
		2) There ar seperations on some of the walls surrounding the yard and should be evaluated and sealed to prevent water damage penetration Photo 4   post separating from wall at Northeast side gate Photo 8   crack in divider wall Photo 9   crack in wall at back corner
		3) Paint is needed around back door and above garage door Photo 10   trim on door needs paint Photo 21   trim around garage door needs painting
		4) Minor cracks were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.

		5) One or more parapet wall top surfaces have cracks and should be sealed to prevent water intrusion. A qualified contractor should evaluate and repair as necessary. Photo 18   minor cracking on paraphet Photo 19   close up of minor cracking on paraphet
		6) A qualified roofing contractor should evaluate and apply a new roof coating as necessary in the future. Typically this is done every four to five years. Photo 15   Photo 16   roof above vaulted celing Photo 17   second view roof above vaulted celing Photo 20   Top clearance of vent stacks OK
		7) There are two skylights on the roof , these are not leaking and appear to be sealed but can be a source of leaks in the future ,you should monitor and call a contractor if you notice any water leaking to avoit future problems Photo 14   back roof with skylights
		8) VENTILATION Photo 11   ventilation opening

9) The garage door was evaluated and all saftey features worked at the time of the inspection.

		10) Service panel photos Photo 2   service feed w/meter Photo 22   electric service panel interior Photo 23   electric service panel interior close up Photo 24   service panel with legend
		11) Minor crack in garage floor Photo 26   minor crack in garage floor riser

		12) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
		13) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future. Photo 25   hot water heater and furnace

		14) The furnace did not respond when its controls were operated. This system was not fully evaluated. The client(s) should consult with the property owner(s) as to how it operates and have a qualified heating and cooling contractor evaluate and make repairs if necessary. The owners are repairing the electric igniter as per the Gas company and will call me to re evaluate when contractor is finished Photo 27   interior of furnace Photo 28   interior of furnace
		15) The furnace was shut off at the time of the inspection. For example, the gas supply was shut off, the pilot light was out, and/or the electric supply was turned off. As a result, the inspector was unable to fully evaluate this unit.
		16) Swamp cooler was not on at time of inspection and could not be evaluated Photo 13   covered swamp cooler (1 year old approx)

		17) Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.
		18) Gas meter at it's location Photo 3   gas meter

19) All apliances were on and tested and were working at time of inspection ,there were no leaks or problems at time of inspection. all cabinets and drawers were working

		20) One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. (The two bathroom outlets are reversed wired the GFCI for both bathrooms is located in the master bath and they are on the same circuit tested GFCI and both outlets are reversed and both are inactive when GFCI is tripped)
		21) Tile and/or grout around one or more bathtubs is damaged or deteriorated. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary. Photo 29   tile loose in hall bath Photo 30   hall bath Photo 31   trim around hall bath loose
		22) Broken toilet seat in master bathroom
		23) One or more shower drains are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary. The drain in the halway bathroom tub drains slowly
		24) counter top in master bath has a "burn mark" or discoloring at sink

		25) Inspector could not open back security door because there was no key available this door has a keyed deadbolt and can be a saftey hazzard in case door is needed for an emergency exit
		26) All celing fans,lights and doors checked out and were working at time of inspection also a representative number of windows and blinds were operated and were working at time of inspection.

Photo 12   front door and entry OK

What Your Inspection Report Covers


You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not.
It is simply a report on the general condition of the property at a given point in time.
Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning.
For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current.
If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect.
Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need.


My Promise to You
Choosing the right home inspector can be difficult. Unlike most professionals, you probably will not get to meet me until after you hire me. Furthermore, different inspectors have varying qualifications, equipment, experience, reporting methods, and yes, different pricing. One thing for sure is that a home inspection requires work, a lot of work. Ultimately a thorough inspection depends heavily on the individual inspectors own effort. If you honor me by permitting me to inspect your new home, I guarantee that I will give you my very best effort. This I promise you.

Dale L Staben