This report published on Friday, April 19, 2024 4:31:11 PM PDT
Dear Customer:
Thank you for choosing Cornerstone Inspection Services to perform the following inspection on the property you wish to purchase. This report is the exclusive property of Cornerstone Inspection Services 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 Cornerstone Inspection Services.
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. The 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.
No warranty, guarantee, or insurance by Cornerstone Inspection Services is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated.
The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.
You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, plumbers, engineers, or roofers.
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
Poses a safety hazard
Major defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
Repair/Maintain
Recommend repair and/or maintenance
Minor defect
Correction only involves a minor expense
Maintain
Recommend ongoing maintenance
Evaluate
Recommend evaluation by a specialist
Monitor
Recommend monitoring in the future
Comment
For your information
Damage
Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
Conducive conditions
Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)
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
Weather conditions: Clear
Temperature: Warm
Ground condition: Damp
Inspection fee: $357.00
Payment method: Cash
Type of building: Single family
Buildings inspected: Residential
Age of building(s): 1987
Source for building age: Property listing
Front of building faces: West
Main entrance faces: West
Occupied: No
1) Evidence of "light to moderate" rodent infestation was found in one or more areas, including attic. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.
Recommend following guidelines in the CDC's Clean Up, Trap Up, Seal Up article for eradicating rodents, cleaning up their waste and nesting materials, and preventing future infestations. While Hantavirus is believed to survive less than one week in droppings and urine, specific precautions should be taken during clean up. The client may wish to consult with a qualified, licensed pest control operator for eliminating the infestation. A qualified licensed abatement contractor or industrial hygienist could be contacted for clean up. If the infestation was minimal, clean up of rodent waste and nesting materials in non-living spaces (crawl spaces and attics) may not be necessary, or may be performed for aesthetic reasons only (odor and appearance). For more information, visit: http://www.cdc.gov/ncidod/diseases/hanta/hps/noframes/FAQ.htm http://www.cdc.gov/ncidod/diseases/hanta/hps_stc/stc_spot.htm
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2)
What Really Matters
by Nick Gromicko (Founder of InterNACHI)
Buying a home? The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, a checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All this, combined with the seller's disclosure and what you notice yourself, makes the experience even more overwhelming. What should you do?
Relax. Most of your inspection will be maintenance recommendations, life expectancies for various systems and components, and minor imperfections. These are useful to know about. However, the issues that really matter will fall into four categories:
1. major defects. An example of this would be a structural failure; 2. things that lead to major defects, such as a small roof-flashing leak, for example; 3. things that may hinder your ability to finance, legally occupy, or insure the home; and 4. safety hazards, such as an exposed, live buss bar at the electrical panel.
Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure, or nit-picky items.
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3) Now that you've had a home inspection, below are some useful links for Prospective Buyer(s):
Limitations: The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight.
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wood, Plastic
Site profile: Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Required repairs, replacement and/or evaluation (see comments below)
Sidewalk material: Poured in place concrete
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
4) One or more trip hazards were found in sidewalk and/or patio sections due to cracks, settlement, heaving and/or deterioration. A qualified contractor should evaluate and repair or replace sections as necessary to eliminate trip hazards.
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5) Trees were in contact with or were close to the building in one or more areas. Damage may result, especially during high winds. Vegetation can also act as a conduit for wood destroying insects. Vegetation should be pruned back and/or removed as necessary to prevent damage and infestation by wood destroying insects.
Limitations: The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
Condition of wall covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Stucco
Condition of foundation and footings: Appeared serviceable
Foundation type: Slab on grade
Foundation material: Poured in place concrete
Condition of concrete slab floor(s): Appeared serviceable
6) Rot or water damage was found at one or more sections of siding and/or fascia. A qualified person should evaluate and repair as necessary. All rotten wood should be replaced.
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7) Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified contractor should evaluate and make repairs and/or replace stucco siding as necessary.
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8) One or more exhaust duct end caps were dirty or stuck open. Their purpose is to prevent unconditioned air from entering the building, 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. A qualified person should evaluate and repair as necessary.
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9) Gaps existed at one or more areas around the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
(As viewed from the attic)
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10) Many concrete slab floor sections were obscured by flooring and couldn't be fully evaluated.
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; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. Only active leaks and evidence of past leaks observed during the inspection are reported on as part of this inspection. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice.
Condition of roof structure: Appeared serviceable
Roof type: Hipped
Age of roof surface(s): 1987
Source for building age: Property listing
Roof inspection method: Drone
Condition of metal and/or tile roof surface materials: Appeared serviceable
Metal, tile or panel roof surface material: Concrete tile
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: None
Gutter and downspout material: None
Gutter and downspout installation: None
Condition of attic: Appeared serviceable
Roof structure type: Trusses
Ceiling structure: Trusses
Ceiling insulation material: Fiberglass roll or batt
Vapor retarder: None
Roof ventilation: Appears serviceable
Condition of metal and/or tile roof surface materials: Required repair, replacement and/or evaluation (see comments below)
11) One or more exhaust fan ducts in the attic were not connected to a vent cap. This is a conducive condition for wood destroying organisms due to increased moisture levels in the attic from the exhaust air. A qualified person should evaluate and make permanent repairs as necessary and as per standard building practices, so all exhaust air is vented outside.
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12) Some concrete tiles were chipped. A qualified contractor should evaluate and repair as necessary.
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13) The ceiling insulation in some areas of the attic was uneven. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit: http://www.eere.energy.gov/consumer/tips/insulation.html
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14) No insulation or weatherstrip was installed at one or more attic access hatches. Recommend installing insulation and weatherstrip at hatches where missing for better energy efficiency. For more information, visit: http://www.reporthost.com/_docs/atticaccess.pdf
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15) One or more gutters and/or downspouts were missing. Water may accumulate around the building foundation as a result. A qualified person should repair as necessary.
16) One or more roof surface sections were designed so as to be much more likely to accumulate debris and/or snow. For example, where two slopes converge. Leaks may occur as a result. The client should monitor such areas for accumulated debris in the future and clean as necessary.
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17) Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying organisms since water may not flow easily off the roof, and may enter gaps in the roof surface. Leaks may occur as a result. Debris should be cleaned from the roof now and as necessary in the future.
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18) Roof inspection method: Drone
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19) All attic and roof structure sections more than 10 feet from the access hatch(es) were inaccessible due to possible damage to insulation, lack of permanent walkways and/or ducts or pipes blocking. These areas are excluded from the inspection.
Limitations: The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages varies between municipalities.
Type: Attached
Condition of garage: Required repair, replacement and/or evaluation (see comments below)
Type of garage: Solid core, Wood
Condition of garage vehicle door(s): Appeared serviceable
Garage vehicle door type: Sectional
Number of vehicle doors: 1
Condition of automatic opener(s): Required repair, replacement and/or evaluation (see comments below)
Condition of garage floor: Appeared serviceable
Condition of garage interior: Appeared serviceable
Garage ventilation: Exists
20) The self-closing device on the garage-dwelling door is missing. 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 person should evaluate and make repairs as necessary.
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21) The "photo eye" sensors that trigger one or more vehicle door opener's auto-reverse feature were located higher than 4 to 6 inches from the floor. This is a potential safety hazard. A qualified person should relocate sensors so they're 4 to 6 inches from the floor. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html http://www.ohdstl.com/safety.html
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22) Appliances such as the water heater and/or furnace were subject to damage from vehicles because no protective barrier was installed in front of them. A qualified contractor should install an adequate barrier as per standard building practices (steel post anchored in concrete, wood partition, etc.).
Limitations: The following items are not included in this inspection: generator systems, 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, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120
Service amperage (amps): 100
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Copper
Main disconnect rating (amps): 100
System ground: Copper
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Location of main service panel #A: Building exterior
Location of main disconnect: Third from the top
Branch circuit wiring type: Non-metallic sheathed
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Condition of smoke detectors: Appeared serviceable
Smoke detectors present: Yes
Carbon monoxide detectors present: Yes
23) Substandard wiring was found in the garage. For example, exposed wiring and/or exposed splices. This is a safety hazard. A qualified electrician should evaluate and repair as necessary and as per standard building practices.
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24) One or more electric receptacles at the laundry room, garage and/or exterior had no visible 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, repair as necessary. For more information, visit: http://www.mikeholt.com/documents/nec/pdf/GFCI_requirement_page2.pdf
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25) Energized equipment was exposed at panel #A due to one or more missing closure covers. This is a safety hazard due to the risk of shock. A qualified person should install closure covers where missing and as per standard building practices.
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26) One or more wall-mounted exterior light fixtures had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
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27) The legend for overcurrent protection devices (breakers or fuses) in panel #A was incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified electrician may be necessary.
Limitations: The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler 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 determining the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water shut: West
Water service: Public
Water pressure (psi): 60psi
Service pipe material: Copper
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Required repair, replacement and/or evaluation (see comments below)
Location of main fuel shut: North
28) One or more sections of gas supply piping and/or fittings were rusted. This is a potential safety hazard for gas leaks. A qualified contractor should evaluate and repair as necessary.
Maintenance is recommended
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29) One or more flexible gas supply connectors were routed through a metal cabinet. Standard building practices require that solid iron pipe be used where gas supply lines are routed through holes in metal cabinets. Continued vibration from this equipment may cause the edge of the metal cabinet to wear through the flexible connector, resulting in gas leaks. This is a safety hazard. A qualified heating and cooling contractor should evaluate and make repairs and/or modifications as necessary.
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30) One or more outside faucets were missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the building. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes. Recommend installing backflow prevention devices on all exterior hose bibs where missing. They are available at most home improvement stores and are easily installed.
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31) One or more outside faucets were leaking. For example, from the valve stem when turned on or from the spigot when turned off. A qualified plumber should evaluate and repair as necessary.
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32) The handles at one or more outside faucets were missing and/or loose. A qualified person should repair or replace as necessary.
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33) No drip leg was installed in the gas supply line at the furnace and/or water heater. Drip legs are intended to prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. A qualified contractor should install a drip leg as per standard building practices.
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34) The inspector did not determine the location of the water meter. Recommend that the client attempt to find the water meter by consulting with the property owner, searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
Limitations: The following items are not included in this inspection: solar water heating systems; circulation systems. 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.
Condition of water heater: Required repair, replacement and/or evaluation (see comments below)
Type: Tank
Estimated age: 1987
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: American
Model: GV2F433TN
Location of water heater: Garage
Condition of burners: Appeared serviceable
Condition of venting system: Required repair, replacement and/or evaluation (see comments below)
Condition of combustion air supply: Required repair, replacement and/or evaluation (see comments below)
35) Flue pipe sections or connections were loose. This is a safety hazard due to the risk of carbon monoxide poisoning. A qualified contractor should evaluate and repair as necessary.
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36) The upper air vent for the water heater was blocked. All gas appliances require adequate air (approximately one square inch per 1000 BTU) for combustion, dilution and ventilation. Standard building practices require that vents be installed at both the top and the bottom of closet enclosures, and be left open at all times. This is a potential safety hazard, and may result in combustion fumes entering living spaces. A qualified person should evaluate and repair as necessary and as per standard building practices, or remove blockages as necessary.
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37) One or more flexible connectors were used for the temperature-pressure relief valve drain line. Flex connectors can be bent or kinked so as to restrict the flow of the drain line and impair the operation of the valve. They typically are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion. Recommend that a qualified plumber repair per standard building practices. For example, by installing a drain line made of rigid copper or CPVC plastic pipe.
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38) The water heater's seismic straps or struts were substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard. Leaks may also occur in water supply pipes. A qualified person should evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.
(Recommend installing approved seismic hardware)
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39) This water heater was not fully evaluated because the the local water supply was not connected to the water heater. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
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40) The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future.
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 system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
Condition of heating system: Required repair, replacement and/or evaluation (see comments below)
Location of heating system: Closet
Heating type: Forced air
Fuel type: Natural gas
Manufacturer: Lennox
Model: G16Q3X-50-5
Condition of burners: Appeared serviceable
Condition of venting system: Appeared serviceable
Condition of combustion air supply: Appeared serviceable
Condition of controls: Appeared serviceable
Condition of air filters: Required repair, replacement and/or evaluation (see comments below)
Location of air filters: At base of air handler
41) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
42) The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
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43) One or more air supply ducts were damaged. Increased moisture levels in unconditioned spaces and higher energy costs may result. A qualified contractor should evaluate and make permanent repairs as necessary.
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44) One or more air filters were dirty and/or incorrectly sized. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; thermostat or temperature control accuracy and timed functions; cooling 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 cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
Condition of cooling system and/or heat pump: Near, at or beyond service life
Location: North
Type: Split system
Estimated age: 1987
Manufacturer: Lennox
Condition of distribution system: Appeared serviceable
Condition of controls: Appeared serviceable
46) The estimated useful life for most cooling systems and heat pumps is 10 to 15 years. This system appears to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
47) Supply air from the air conditioning or heat pump cooling system was too cool. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. Restricted air is likely the problem and may be caused by a dirty filter, improper ductwork, or a fan that is sized wrong, not working properly, or moving too slowly. A qualified contractor should evaluate and repair as necessary.
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48) The pad for the AC condenser was was not attached to the unit. This unit requires adequate support. The compressor may be damaged if this unit is tilted ten or more degrees. The pad should elevate the unit above the soil to prevent corrosion too. A qualified contractor should evaluate and repair as necessary.
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49) The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
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, nor 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.
Condition of fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Location #A: East
Fireplace type: Masonry
Fuel type: Natural gas
Condition of chimneys: Required repair, replacement and/or evaluation (see comments below)
Chimney type: Masonry, Stucco
51) The fireplace at location #A was equipped with a gas burner and had a damper that can be closed. This is a safety hazard due to the possibility of burner or pilot light exhaust gases entering living spaces. A qualified chimney service contractor should make repairs as necessary so the damper is made permanently open. Typically a bracket or bolt is installed for this purpose.
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52) The rain cap for the chimney flue at location #A was missing. They prevent the following:
Rainwater entering flues and mixing with combustion deposits, creating caustic chemicals which can corrode flues
Rainwater entering flues and causing damage to masonry from freeze-thaw cycles
A qualified person should install or replace rain caps, or make repairs where necessary.
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53) All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
Limitations: The following items are not included in this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; 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 such as dishwashers, garbage disposals, trash compactors, ovens, broilers, etc.
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of garbage disposal: Required repair, replacement and/or evaluation (see comments below)
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop: Appeared serviceable
Condition of built: Appeared serviceable
54) Substandard wiring was found for the garbage disposal. Wires were missing bushing(s). This is a potential safety hazard for shock. A qualified contractor should evaluate and repair as necessary.
Photo 54-1
55) All appliances pictured below appeared to be in serviceable condition.
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; bidets, 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: Hallway
Location #B: Primary/Master
Condition of counters: Appeared serviceable
Condition of cabinets: 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
Condition of laundry facilities: Appeared serviceable
Gas supply for laundry equipment present: Yes
240 volt receptacle for laundry equipment present: No
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies 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 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 of odors is not within the scope of this inspection.
Exterior door material: Wood, Sliding glass
Condition of interior doors: Appeared serviceable
Type of windows: Aluminum
Condition of windows: Required repair, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Acoustic spray
Condition of ceilings: Appeared serviceable
Flooring type or covering: Laminate, Tile
56) Fixtures such as door stops, towel bars and/or toilet paper holders are missing in one or more areas. Recommend having a qualified contractor install fixtures where missing.
Photo 56-1
57) Deadbolts on one or more exterior doors were difficult to operate. A qualified person should repair as necessary.
Photo 57-1 Photo 57-2
58) Screens in one or more windows were missing. A qualified person should repair or replace screens as necessary.
Photo 58-1
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.
This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors (InterNACHI). The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A complete copy of the STANDARDS OF PRACTICE we adhere to can be found at the following link: http://www.nachi.org/sop.htm
