This report published on Sunday, September 17, 2023 9:18:42 PM 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
Major defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Minor defect
Correction only involves a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Serviceable
Item or component is in serviceable condition
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
Occupied: No, but furnishings and stored items are present
Weather conditions: Cloudy
Temperature: Cool
Ground condition: Damp
Front of structure faces: West
Main entrance faces: West
Foundation type: Slab on grade
The following items are excluded from this inspection: Security system, Irrigation system, Shed
1) Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as paint, insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites: https://www.epa.gov/lead/protect-your-family-exposures-lead http://www.epa.gov http://www.cpsc.gov http://www.cdc.gov
2) Some wall and/or floor surfaces were obscured by furniture and/or stored items. Some areas couldn't be evaluated.
4) Inspector noticed what appears to be evidence of fungal growth such as mildew, mold, etc. was found at one or more areas. The clients should consult with a qualified Mold contractor for evaluation and removal if necessary. Fungal spores such as mold have been known to cause respiratory illnesses especially in those with respiratory allergies and can pose a risk to health. For More information go to: http://www.cdc.gov/mold/faqs.htm
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5) One or more outdoor electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all outdoor receptacles within six feet six inches of ground level have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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6) One or more gutters are missing and/or not installed. This can result in water accumulating around the structure's foundation or in crawl space. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splash blocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
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7) Dryer exhaust duct end cap is damaged and/or deteriorated. Its purpose is to prevent unconditioned air from entering the house, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and may pose a fire hazard. New vent cap(s) should be installed where necessary.
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8) Exterior 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
9) One or more sections of perimeter walls are excluded from this inspection due to lack of access from vegetation.
Roof Covering: Asphalt or fiberglass composition shingles
Estimated Age of Roof: 10 years
Gutter/Downspout Material:
10) Sealant around one or more vent pipes and flashing is damaged and/or deteriorated. These may result in leaks. A qualified roofing contractor should evaluate and repair as necessary.
Insulation Material: Fiberglass loose fill, Fiberglass roll or batt
Insulation Depth: 8"-14"
Insulation estimated R value: R-19 to R-38
11) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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12) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation. These areas are excluded from this inspection.
13) One or more garage vents are blocked by soil, debris, insulation, stored items, cabinets, panels and/or drywall. This restricts ventilation in the garage space and may result in increased levels of carbon monoxide off gases. Materials or items blocking vents should be removed and vent(s) should be free of any and all blockage to allow off gasses of vehicles to exit interior(s) as per building safety standards.
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14) The automatic door closing device (sprung hinges, etc.) on the garage-house door needs adjustment, repair or replacing. The door doesn't close and latch easily and/or completely via the force of the automatic closing device. This door is intended to prevent vehicle fumes from entering living spaces and to slow the spread of fire from the garage to living spaces. A qualified contractor should evaluate and make repairs as necessary.
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15) One or more garage electric receptacles appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all garage receptacles, except for one for use with a refrigerator or freezer, have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
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16) The garage-house door poses a fire risk because it does not appear to be fire-rated (metal or solid-core construction). A qualified contractor should replace this door with a fire-rated door.
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17) The infrared "photo eye" devices that trigger the vehicle door opener's auto-reverse feature are located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified contractor should relocate these devices so they're 4 to 6 inches from the floor.
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18) The wall-mounted control for the vehicle door opener is less than five feet off the floor, or within reach of children. This is a safety hazard, especially for children. Children should not be able to operate vehicle door openers. Controls for door openers should be relocated as necessary so they're at least 5 feet above floors and/or out of reach of children. For more information on garage door safety issues, visit: https://www.cpsc.gov/s3fs-public/garage.pdf
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19) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
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20) Lighting and/or fixtures did not respond to it's electrical light switch. Bulb(s) may simply need to be replaced or a qualified electrical contractor may need evaluate and make repairs as per building standards.
Primary service overload protection type: Circuit breakers
Service amperage (amps): 125
Service voltage (volts): 120/240
Location of main service panel: West side of residence
Service entrance conductor material: Copper
System ground: Cold water supply pipes
Main disconnect rating (amps): 125
Branch circuit wiring type: (BX) Armor clad
Solid strand aluminum branch circuit wiring present: No
21) This property has a Zinsco brand main service panels. These panels and their circuit breakers have a variety of problems including:
Bus bars made from aluminum that tend to oxidize and corrode
Breakers that don't trip under normal overload conditions
Breakers that appear to be tripped when they're not
These problems are a safety hazard due to the risk of fire. Recommend having a qualified electrician replace any Zinsco brand panels.
If the Zinsco panel is not replaced, then a qualified electrician should thoroughly evaluate the panel and components within and make repairs as necessary. Recommend installing smoke detectors above Zinsco panels.
22) The main service panel cover does not close securely. This is a safety hazard due to the risk of shock and potential water intrusion. Recommend a qualified electrical contractor evaluate and make repairs or replace cover as necessary per current building standards.
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23) The service entrance wires have loose points of attachment. For example, fasteners have become disconnected. This is a potential safety hazard. A qualified contractor or electrician should evaluate and make repairs as necessary.
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24) Exposed wiring and/or bus bars exist in the main service panel due to closure covers missing (slots where circuit breakers fit through the panel cover). This is a safety hazard due to the risk of shock. Closure covers should be installed where missing to eliminate exposed wiring, and by a qualified electrician if necessary.
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25) The electric service to this property appears to be rated at 125 amps, and may be inadequate for the client(s) needs. With today's modern demands, there are potential limitations with a "lower capacity" service. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
26) The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit: https://www.ncbi.nlm.nih.gov/pmc/articles/PMC3605550/
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27) Inspector identified what appears to be asbestos exhaust pipe(s). No immediate action is required but client may wish to have said material removed for personal safety satisfaction. Asbestos, which is a known carcinogen, and may pose a health hazard if disturbed, fibrous and airborne. However even if this material does contain asbestos, it may not pose a health hazard since it's not in a living space and it is intact. The client(s) may wish to have this material tested for asbestos by a qualified lab and/or consult with a qualified industrial hygienist or remediation specialist, and should definitely do so if they plan to remove it or disturb it through remodeling. For more information on asbestos use in homes, visit: https://www.epa.gov/asbestos
29) Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
Photo 29-1
30) Air handler filter should be checked monthly in the future and replaced or washed as necessary.
Location of main water shut-off valve: Front of residence
Location of main fuel shut-off: North side of residence
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Not visible
Waste pipe material: Not visible
33) Dryer gas line valve was not capped off at time of inspection. This is a safety hazard due to the risk of explosion due to valve being accidentally turned on. A qualified contractor and/or the gas utility company should evaluate and make repairs as soon as possible.
Photo 33-1
34) Additional images
Photo 34-1 Main water shut off and pressure regulator Photo 34-2 Water pressure 80 psi
Photo 34-3 Main fuel shut off, meter and earthquake gas shut off valve
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to terracotta flue tiles from freeze-thaw cycles
A qualified chimney service contractor should install screened cover where missing. Screens should have holes 1/4 inch or larger.
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36) Trip hazard exists at fireplace hearth due to bricks being raised above flooring. This could cause serious injury to persons with bare feet. Client(s) and their guests should be aware of this trip hazard. A qualified contractor should evaluate and make repairs as necessary.
37) Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Photo 37-1
38) One or more electric receptacles that appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Photo 38-1
39) Extension cord is being used as permanent wiring in for stove top. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
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40) Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Photo 40-1
41) The under-sink food disposal is blocked, jammed and/or inoperable. A qualified plumber or contractor should evaluate and repair or replace the food disposal as necessary.
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42) No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
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43) One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
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44) One or more light fixtures have missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
46) One or more open neutral, three-pronged grounding type receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary.
Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution.
Photo 46-1
47) One or more electric receptacles that appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Photo 47-1
48) One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.
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49) One or more sink stopper mechanisms need adjustment or repair. Stopper mechanisms should be made to open and close easily.
50) One or more electric receptacles and/or the boxes are installed and appear to be loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
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51) 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.
Photo 51-1
52) Some areas and items at this property were obscured by furniture and/or stored items. 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.
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REPORT CONCLUSION & WALK-THROUGH
CONCLUSION: We are proud of our service, and trust that you will be happy with the quality of our report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, and opened every window and door, or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We can not see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, basements may have water problems and systems may fail without warning. We can not predict future events. For these reasons, you should keep a comprehensive insurance policy current. This report was written exclusively for our Client. It is not transferable to other people. The report is only supplemental to a seller’s disclosure. Thank you for taking the time to read this report, and call us if you have any questions. We are always attempting to improve the quality of our service and our report.
PRE-CLOSING WALK-THROUGH: The walk-through prior to closing is the time for Client to inspect the property. Conditions can change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through. Any defect or problem discovered during the walk-through should be negotiated with the owner/seller of the property prior to closing. Purchasing the property with a known defect or problem releases THE INSPECTOR of all responsibility. Client assumes responsibility for all known defects after settlement. The following are recommendations for the pre-closing walk-through of your new house. Consider hiring a certified home inspector to assist you.
1. Check the heating and cooling system. Turn the thermostat to heat mode and turn the temperature setting up. Confirm that the heating system is running and making heat. Turn the thermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperature setting down. Confirm the condenser is spinning and the system is making cool air. The cooling system should not be checked if the temperature is below 60 degrees or if the temperature was freezing the night before the walk-through. And you should not operate a heat pump in the heating mode when it is over 75 degrees outside. 2. Operate all appliances. 3. Run water at all fixtures and flush toilets. Look for plumbing leaks. 4. Operate all exterior doors, windows and locks. 5. Test smoke and cordon monoxide detectors. 6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc. 7. Inspect areas that may have been restricted at the time of the inspection. 8. Ask seller questions about anything that was not covered during the home inspection. 9. Ask seller about prior infestation treatment and warranties that may be transferable. 10. Read the seller’s disclosure
