This report published on Wednesday, June 17, 2020 9:40:10 AM PDT
Dear customer:
Thank you for choosing AREA Inspections to perform the following inspection on the property you wish to purchase. This report is the exclusive property of AREA Inspection and the individual/s paying for the inspection fee and report. Use of this report by any unauthorized persons is prohibited.
All findings should be made to AREA Inspections.
This report represents our professional opinion of the condition of the inspected elements of the subject property, determine during a limited time inspection. This inspection was performed, where applicable, in a manner consistent with the standards of the home inspection industry, terms and conditions of the inspection agreement and limitations noted in the inspection agreement. Information contained herein was prepared exclusively for the named client and their authorized representatives.
We have inspected the subject property and must report to you exactly what we found. Because of the age, design and location of the home, we might find some hairline cracks on driveways or walls, see paint peeling off Walls, cracks on tiles, chipped bathtubs or some cracks over windows and doors. These are normal and cosmetic conditions.
While due care was exercised in the performance of this inspection, the company makes no representations or guarantees with respect to latent deficiencies or future conditions as part of the inspection or this report. This report is valid only for a period of thirty (30) days from the date of the inspection. This report, including any attachments, should be reviewed in its entirety. Any questions about the inspection or report should be resolved prior to title transfer.
This inspection report was prepared in a format specifically for the individual/s paying for the inspections fee and report and such transfer does not cover all potential areas of concern a third party may have. This report is transferable only with the consent of the individual/s paying for inspections fee and report and such transfer does not imply any warranty or guarantee regarding the report by inspection firm.
If you have any questions regarding this report, please feel free to call us.
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 Concern
Poses a risk of injury
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor Defect
Correction likely involves only a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
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
Client present for discussion at end of inspection: No
Weather conditions during inspection: Dry (no rain), Sunny
Temperature during inspection: Warm
Ground condition: Dry
Recent weather: Dry (no rain), Sunny
Overnight temperature: Cool
Inspection fee: $350.00
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Number of residential units inspected: 1
Age of main building: 2003
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: Yes, Furniture or stored items were present
1) This property has an SCE transformer easement on the grounds, Recommend reviewing any and all disclosures regarding such easements, You may contact your local SCE utility company for any information regarding the safety concerns. You should examine carefully the balance between safety issues and building aesthetics in your consideration of this home.
Photo 1-1
2) Evidence of rodent infestation was found in the form of feces and/or traps in the Exterior Bar-B-Quer. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles: http://www.reporthost.com/?SEALUP http://www.reporthost.com/?TRAPUP http://www.reporthost.com/?CLEANUP
Photo 2-1 Photo 2-2
3) Many 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.
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: Appeared serviceable
Fence and gate material: Wrought iron, Masonry
Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete, Pavers
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
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)
4) At the time of inspection it appears one or more components at the barbecue elements were inoperable, corroded and or damaged. Recommend a qualified person fully evaluate and make repairs as necessary.
Photo 4-1 The sink faucet was loose. Photo 4-2 The rotisserie elements were inoperable.
Photo 4-3 Photo 4-4 Pilot ignition was inoperable.
5) Fungal rot was found in beams and/or lattice boards at one or more structures covering decks, patios and/or porches. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.
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: Stucco
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Concrete garage slab
Foundation/stem wall material: Poured in place concrete, Concrete slab on grade
Footing material (under foundation stem wall): Poured in place concrete, Concrete slab
Anchor bolts or hold downs for seismic reinforcement: Not determined (inaccessible or obscured)
6) 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 6-1
7) 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 7-1 Photo 7-2
8) Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture may enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco may become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.
Photo 8-1
9) 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 9-1
10) Soil was in contact with or less than 4 inches from brick, stone or faux stone veneer. For most residential installations of this type of veneer, this is a conducive condition for wood-destroying organisms. Weep holes may be covered. Condensed water behind the veneer may not be able to escape, and moisture can accumulate in the wood structure behind. Recommend grading and/or removing soil as necessary to maintain a 4-inch clearance.
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. 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 performed adequately or were leak-free.
Roof inspection method: Viewed from eaves on ladder, Viewed from ground with binoculars
Condition of roof surface material: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Concrete tile
Roof type: Gable
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Appeared serviceable
Gutter and downspout material: Metal
Gutter and downspout installation: Full
11) One or more roof surface sections were designed so as to be prone to accumulating debris and/or snow. For example, where two slopes converged. 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.
Photo 11-1
12) At the time of inspection it appears the lower roof area above the garage was bowed. This can be caused by many reasons, such as past settlement, loose sheathing or substandard installation. Recommend having a qualified roofer fully evaluate and/or prescribe repairs if necessary.
Photo 12-1
13) At the time of inspection it appears the roof was in serviceable condition except as noted
Photo 13-1 Photo 13-2
Photo 13-3 Photo 13-4
Photo 13-5 Photo 13-6
Photo 13-7 Photo 13-8
Photo 13-9 Photo 13-10
Photo 13-11 Photo 13-12
Photo 13-13 Photo 13-14
Photo 13-15 Photo 13-16
14) Some roof surfaces were obscured by solar panels and couldn't be evaluated. Only a cursory evaluation of the covered areas was performed during the inspection any comments made regarding these items are made as a courtesy only. For a full evaluation, the client should hire a qualified roofer. These areas 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; 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: Viewed from hatch(es), Partially traversed
Location of attic access point #A: Garage
Location of attic access point #B: Bedroom closet, second floor
Attic access points that were opened and viewed, traversed or partially traversed: B
Condition of roof structure: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
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): Not determined (inaccessible or obscured)
Vermiculite insulation present: None visible
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Box vents (roof jacks), Gable end vents
15) At the time of inspection it appears the attic was in serviceable condition except as noted.
Photo 15-1 Photo 15-2
Photo 15-3 Photo 15-4
Photo 15-5 Photo 15-6
Photo 15-7 Photo 15-8
Photo 15-9 Photo 15-10
Photo 15-11 Photo 15-12
16) Attic access point(s) #A were inaccessible because stored items were blocking and/or hatch was missing hardware such as turn locks.. These areas were not evaluated and are excluded from this inspection.
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
Service voltage (volts): 120-240
Estimated service amperage: 200
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Location of main disconnect: At main disconnect panel outside
Condition of branch circuit wiring: Serviceable, Required repair, replacement and/or evaluation (see comments below)
Ground fault circuit interrupter (GFCI) protection present: No
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
20) One or more ground fault circuit interrupter (GFCI) receptacles (outlets) wouldn't trip and/or wouldn't reset at the exterior. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.
Photo 20-1 Photo 20-2
Photo 20-3 Photo 20-4
21) One or more electric receptacles (outlets) at the exterior and/or under barbecue 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)
22) One or more electric receptacles (outlets) 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 22-1 Kitchen island.
23) One or more standard exterior electric receptacles (outlets) were being used for appliances or systems that were constantly in use. This is a safety hazard for shock since water can reach receptacle slots. Recommend that a qualified person install "while in use" receptacle covers as necessary. For more information, visit: http://www.reporthost.com/?INUSECVR
Photo 23-1
24) One or more ground fault circuit interrupter (GFCI) receptacles or circuit breakers were defective. Because of this, the inspector was unable to determine if all electric receptacles that should be protected by GFCI devices, were protected. After defective GFCI devices have been replaced or repaired, recommend that a qualified electrician verify that receptacles throughout the house have GFCI protection per standard building practices, and make repairs if necessary.
25) One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
Photo 25-1 Photo 25-2
26) A photovoltaic solar energy system was installed. Evaluating these systems is beyond the scope of this 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.
Photo 26-1 Photo 26-2
27) At the time of inspection it appears the electrical panels were on and in serviceable condition except as noted.
Photo 27-1 Photo 27-2
Photo 27-3 Photo 27-4
Photo 27-5
28) Low-voltage interior intercom system was found during the inspection. This is a specialty system, the clients may wish to have a qualified person fully evaluate if necessary, the client should hire a qualified technician or electrician.
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): 60
Location of main water meter: By street
Location of main water shut-off: Garage
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic, Cast iron
Location(s) of plumbing clean-outs: Building exterior
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: Above ground
Location of main fuel shut-off valve: At gas meter, At building exterior
29) 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.
Photo 29-1
30) 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.
Photo 30-1 Recommend repairing loose wiring as necessary and as per standard building practices. Photo 30-2
31) 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. For more information, visit: http://www.reporthost.com/?WTRFLTR
Photo 31-1
32) A fire suppression 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. These systems normally require periodic inspection by a specialist to ensure correct operation. For example, checking for possible backflow contamination of the potable water system, or correct operation of valves and gauges. Recommend that a qualified specialist inspect this system in accordance with National Fire Prevention Association (NFPA) 25 standards.
Photo 32-1
33) At the time of inspection it appears the water and gas was on and in serviceable condition except as noted.
Photo 33-1 Photo 33-2
Photo 33-3 Photo 33-4
Photo 33-5 Photo 33-6
Photo 33-7
34) What appeared to be the main water shut-off valve was inaccessible due to stored items or furniture. This is an inconvenience at best, and may prevent the water from being turned off in a timely manner in the event of a plumbing emergency. Consider removing stored items and in the future keeping such areas free and clear of furniture and or stored items. Shut off valve plumbing components have been excluded from this report due to inaccessible areas.
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, Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Energy source: Natural gas
Estimated age: Not determined
Capacity (in gallons): Not determined (label obscure or inaccessible)
Temperature-pressure relief valve installed: Yes
Manufacturer: Not determined (label obscure or inaccessible)
Model number: Not Visible
Location of water heater: Garage
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 110
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
35) At the time of inspection it appears the water heater was on and in serviceable condition except as noted.
Photo 35-1 Photo 35-2
Photo 35-3
36) A permanently installed insulated jacket was installed on the water heater. It obscured the manufacturer's information label and/or most of the water heater. The inspector was unable to fully evaluate the water heater.
Photo 36-1
37) A circulating pump was installed for the hot water supply. It is intended to make hot water immediately available when faucets are turned on. Timers are typically integrated with these pumps, and should be configured so water circulates only at desired times for better energy efficiency. The client should familiarize themselves with the timer's operation and configure it as needed. Note that this is a specialty item and excluded from this inspection. The inspector did not determine if it was serviceable or operable.
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, Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel type: Natural gas
Estimated age of forced air furnace: 2000
Forced air heating system manufacturer: Lennox
Forced air furnace model #: G40UH60C110X05
Location of forced air furnace: Attic
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At end of air handler, 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: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Cooling system and/or heat pump fuel type: Electric
Location: Exterior E/Side
Type: Split system
Estimated age: Not Determined
Manufacturer: Lennox
Heat pump or air conditioner model number: 10ACC06023002 /10ACC06023002
38) The air handler's primary condensate drain line was leaking. Condensate drain water may accumulate, leak and cause water damage to surrounding areas. Recommend that a qualified HVAC contractor repair as necessary.
Photo 38-1 Photo 38-2
39) The cooling fins at the air handler evaporator coils were damaged. Recommend that a qualified HVAC contractor repair fins as necessary.
Photo 39-1 Photo 39-2
Photo 39-3 Photo 39-4
40) Insulation on the heat pump or air conditioning condensing unit's refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. Recommend that a qualified person replace or install insulation as necessary.
Photo 40-1 Photo 40-2
Photo 40-3
41) The cooling fins at the heat pump or air conditioning condensing unit were dirty. Energy efficiency can be reduced as a result. Recommend that a qualified person clean fins as necessary.
Photo 41-1 Photo 41-2
42) At the time of inspection it appears the Furnace & A/C was in serviceable condition except as noted.
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 gas-fired fireplaces or stoves: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
Gas fireplace or stove type: Metal pre-fab fireplace
Fan or blower installed in gas-fired fireplace or stove: No
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Stucco, with wood enclosure
Gas-fired flue type: B-vent
43) A fireplace was equipped with a gas burner and the chimney damper could close. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. Modifications should be made to prevent the damper from ever closing to prevent this. A qualified contractor should repair per standard building practices so the damper cannot close.
Photo 43-1
44) At the time of inspection it appears the fireplaces was in serviceable condition except as noted.
Photo 44-1 Photo 44-2
Photo 44-3 Photo 44-4
Photo 44-5 The fireplace was operated by remote control at the master bedroom, the remote was unavailable at the time of inspection, recommend asking the owners about such remotes. Photo 44-6
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 cabinets: Appeared serviceable, Required repair, replacement and/or evaluation (see comments below)
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
Range, cooktop or oven type: Natural gas
Type of ventilation: Wall or ceiling mounted fan
Condition of refrigerator: Appeared serviceable
Condition of built-in microwave oven: Appeared serviceable
Condition of hot water dispenser: N/A (none installed)
Condition of trash compactor: N/A (none installed)
45) One or more cabinets, drawers and/or cabinet doors were deteriorated. Recommend that a qualified person repair or replace as necessary.
Photo 45-1
46) Stains were found in the shelving or cabinets below the sink. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.
Photo 46-1 Photo 46-2
47) At the time of inspection it appears the available kitchen appliances were in serviceable condition except as noted.
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: Half bath, first floor
Location #B: Full bath, first floor, shower only.
Location #C: Full bath, second floor
Location #D: Full bath, second floor
Location #E: Full bath, Master bath, second floor
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, Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Windows, Spot exhaust fans, with individual ducts
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
48) The clothes dryer was equipped with a vinyl or mylar, accordion-type, flexible exhaust duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. They can trap lint and are susceptible to kinks or crushing, which can greatly reduce the air flow and cause overheating. Recommend that such ducts be replaced with a rigid or corrugated semi-rigid metal duct, and by a qualified contractor if necessary. For more information, visit: http://www.reporthost.com/?DRYER
Photo 48-1 Photo 48-2
49) The shower door handle at location(s) #E was loose. Recommend that a qualified person repair as necessary.
Photo 49-1
50) The washers nor dryers were operated or evaluated therefore they have been excluded from this report. Drains to the catch pan are excluded from this report.
Photo 50-1 Photo 50-2 Catch pan installed under washer and dryer recommend ceiling grout if necessary to improve waterproofing.
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, Sliding glass
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Vinyl, Metal, Sliding
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
Condition of concrete slab floor(s): Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Appeared serviceable
51) Fixtures such as Closet mirror doors were damaged. Recommend that a qualified person repair or replace as necessary.
Photo 51-1 Photo 51-2
52) Patches or evidence of prior repairs were found in one or more walls or ceilings. Recommend asking the property owner about the repairs (e.g. why necessary, whether prior leaks have occurred).
53) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.
Photo 53-1 First floor bedroom. Photo 53-2
Photo 53-3 First floor living room. Photo 53-4
1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process.
I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions.
II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.
III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it. 1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.
1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm
