This report published on Wednesday, October 21, 2020 1:42:09 PM MDT
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.[/b] This report is conducted in accordance with NACHI guidelines and standards of practice. This report does not include inspections for Wood destroying insects or vermin, Molds, Narcotics, Radon, Lead Paint, Asbestos or other Hazardous Materials. This inspection does not include evaluation of soil composition. Expansive soils such as clays may affect foundations.
Note: To file a claim or receive the WDHI guarantee the client must follow the following procedure as outlined on line 6 of the service agreement attached at to bottom of the inspection report to wit "In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind."
Note: WDHI does not inspect to current building codes. Building codes are constantly changing and can vary by location. Most homes were constructed to the building codes at the time of construction and are not required to upgrade to current codes. WDHI will inspect to standard building practices and take into consideration the year built.
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 risk of injury. In extreme or unusual cases, may pose a risk of death.
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
FHA Concern
This item may be required to be repaired as a condition for an FHA Loan
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
Payment method: Credit Card, Payment made through office
Present during inspection: Client, Property owner(s), Realtor, Movers
Occupied: Yes
Weather conditions: Partly cloudy
Temperature: Hot
Ground condition: Dry
Front of structure faces: East
Main entrance faces: East
Foundation type: Slab on grade
The following items are excluded from this inspection: Low voltage outdoor lighting
Outside Temperature: 86°F
1) It appears that the carbon monoxide detector(s) are over 5 years old. Recommend replacing carbon monoxide detectors every 5 years or as per manufacturer recommendations.
Photo 1-1 Carbon monoxide alarm, hallway
2) Many wall and floor surfaces were obscured by large amounts of furniture and/or stored items. Many areas couldn't be evaluated. Furniture and/or stored items may conceal defects within the home that are not included in this report.
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.
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.
NAC 645D.580 Land grade and water drainage: Inspected
NAC 645D.580 Retaining walls: Inspected
NAC 645D.580 Driveways and walkways: Inspected
NAC 645D.580 Porches and patios: Inspected
NAC 645D. 550 Exterior wall components: Inspected
NAC 645D.550 Molding and trim: Inspected
NAC 645D.550 Windows and doors: Inspected
NAC 645D.550 Fireplaces, flues and chimneys: Inspected
Footing material: Not visible
Irrigation system: The irrigation/sprinkler system was tested in manual override only. Timed functions were not tested. System appears to be functional based on manual operation of valves and general appearance of landscape plants. Not all emitters were visible.
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Stucco
Driveway material: Poured in place concrete
Sidewalk and/or patios material: Poured in place concrete, Paving stones
Exterior door material: Solid core steel, Sliding glass, Glass panel
3) One or more outside faucets leak from the valve stem or anti-siphon device when turned on or from the spigot when turned off. Evaluate and repair or replace as necessary.
Photo 3-1 Front walkway
4) Minor damage or deterioration was noted in the exterior stucco siding. Recommend repairing these areas to prevent water intrusion and further deterioration.
Photo 4-1 Exterior, represents other areas
5) One or more leaks or defects were noted in the irrigation system. Recommend further evaluation by a specialist and remediate as necessary.
Photo 5-1 Irrigation, front yard Photo 5-2 North side of home, possible trip hazard
6) Minor cracks and/or loose block were found in the block walls. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent further deterioration. The client(s) should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
Photo 6-1 Perimeter wall, represents other areas
7) Soil is in contact with or less than four inches from the stucco siding. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least four inches of space between the stucco and the soil below.
Photo 7-1 Exterior, represents other areas
8) Minor cracks were noted in the stucco siding. Minor cracks in stucco are common and this home does not appear to have excessive stucco cracking/deterioration. If further deterioration or staining occurs this may be an indication that water is penetrating behind the stucco. Recommend monitoring these cracks in the future and if these cracks begin to stain, widen or become excessive a specialist should evaluate and repair, if necessary.
Limitations: There are many different roof types, and every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or to other prevalent weather conditions, and its maintenance. However, regardless of its design-life, every roof is only as good as the waterproof membrane beneath it, which is concealed and cannot be examined without removing the roof material, and this is equally true of almost all roofs. In fact, the material on most pitched roofs is not designed to be waterproof only water-resistant. There are two basic roof types, pitched and flat. Pitched roofs are the most common, and the most dependable. They are variously pitched, and typically finished with composition shingles that have a design life of twenty to twenty-five years, or concrete, composite, Spanish, or metal tiles that have a design-life of forty to fifty years, and gravel roofs that have a lesser pitch and a shorter design-life of ten to fifteen years. These roofs may be layered, or have one roof installed over another, which is a common practice but one that is never recommended because it reduces the design-life of the new roof by several years and requires a periodical service of the flashings. These are serviced with mastic, which eventually shrinks and cracks and provides a common point of leakage. However, among the pitched roofs, gravel ones are the least dependable, because the low pitch and the gravel prevent them from draining as readily as other roofs. For this reason, they must be conscientiously maintained. In this respect, the least dependable of all roofs are the flat ones, which are also called built-up ones. Some flat roofs are adequately sloped toward drains but many are not, and water simply ponds and will only be dispersed by evaporation. However, the most common cause of leakage results when roofs are not serviced or kept clean, and foliage and other debris blocks the drainage channels.What remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings, or on the framing within attics, will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. Consequently, only the installer can credibly guarantee that a roof will not leak, and they do. We cannot, and do not give any such guarantees. We will examine every roof, evaluate it, and even attempt to approximate its age, but we will not predict is remaining life expectancy, nor guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.
NAC 645D.560 Roof covering: Inspected
NAC 645D.560 Flashings: Inspected
NAC 645D.560 Roof Ventilation: Inspected
NAC 645D.560 Soffit and fascia: Inspected
NAC 645D.560 Skylights, accessories and penetrations: Not present
Roof inspection method: Traversed
Roof type: Cross gable
Roof covering: Concrete tile
Estimated age of roof: 19 years
Gutter & downspout material: None
Roof ventilation: Adequate
9) Some roofing tiles are cracked or broken. A qualified roofing contractor should evaluate and repair or replace tiles as necessary.
Photo 9-1 Roof
10) The roof underlayment material for concrete or clay tiles has a general life expectancy of 30-40 years. Due to the age of the roof, the underlayment may be ready for a routine maintenance inspection to verify the condition & integrity of the roof underlayment material especially if cracked, slipped or broken tiles are present. The client(s) should ask the seller for any known records regarding past or recent roof maintenance. If no maintenance has been conducted, we recommend a qualified roofing contractor conduct an inspection and evaluation
11) It appears that this roof is approaching 20 year old. Because of the age, we strongly recommend that you include comprehensive roof coverage in your home insurance policy, and that you obtain a comprehensive roof evaluation with a roof certification from an established local roofing company.
Limitations: The inspector cannot reasonably determine the integrity of all elements of limited fire resistance at residential construction or verify firewall ratings at multi unit construction. Requirements for ventilation in garages vary between municipalities.
12) The infared "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. Relocate these devices 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 or http://www.ohdstl.com/safety.html
Photo 12-1 Garage interior
13) The weatherstrip around the garage exterior entry door is missing, deteriorated and/or ineffective. Weatherstrip should be installed where missing and/or replaced where deteriorated or adjustments made to the door, jamb or lockset to obtain a tight seal.
Photo 13-1 Exterior garage entry
14) Stains and/or water damage was found in ceiling and/or wall areas. However, no elevated levels of moisture were found. The stain(s) or damage may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Photo 14-1 Garage interior
15) The vehicle door opener and all related safety items such as photo eyes and mechanical auto reverse were operational at time of inspection.
16) Much of the garage, including areas around the interior perimeter and in the center are excluded from this inspection due to lack of access from stored items.
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.
NAC 645D.520 Switches, receptacles and fixtures: Inspected
NAC 645D.520 Main panel and sub panels: Inspected
NAC 645D.520 Wiring and junction boxes: Inspected
Primary service type: Underground
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120/240
Location of main service switch: Southeast corner of home
Location of sub panels: Garage interior, pool equipment
Location of main disconnect: Southeast corner of home
17) The waterproof cover over one or more exterior electric receptacles is damaged or broken. This is a safety hazard due to the risk of shock and fire. Damaged covers should be replaced where necessary.
Photo 17-1 Front entry
18) One or more light fixtures are loose or installed in a substandard way. A qualified contractor or electrician should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.
Photo 18-1 Hallway
19) One or more electric receptacles/switches and/or the boxes they are installed in are 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.
Photo 19-1 Guest bedroom
20) One or more ground fault circuit interrupter (GFCI) electric receptacles are tripped and will not reset. A qualified electrician should evaluate and make repairs or replace as necessary.
Photo 20-1 Patio grill area
21) One or more light fixtures are damaged and/or deteriorated. A qualified electrician should evaluate and repair or replace light fixtures where necessary.
Photo 21-1 Patio
22) The legend for overcurrent protection devices (circuit breakers) in the main and/or subservice panel is missing, unreadable or incomplete.
Photo 22-1 Electrical subpanel, garage interior
23) One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). The light(s) may have sensors that allow the light to operate when darkness or movement is present. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Photo 23-1 Exterior, note the photocell circled in red may control exterior lighting
24) One or more light fixtures have missing or burnt out bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
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.
Estimated age: 7 years
Type: Tank
Energy source: Natural gas
Water heater operational at time of inspection: Yes
Capacity (in gallons): 40, 47, 50
Manufacturer: General Electric
Water temperature (degrees Fahrenheit): 141.2°F
25) The drain line for the temperature-pressure relief valve has been installed in a substandard manner; a "trap" exists in the drain line. This is a potential safety hazard. A qualified plumbing contractor should install a drain line as per standard building practices.
Photo 25-1 Water heater
26) The water heater's seismic straps or struts are substandard. For example, they may allow significant movement or use improper fasteners. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. Evaluate and either repair existing straps or install new straps or struts as necessary and as per standard building practices.
Photo 26-1 Water heater
27) 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 http://www.tap-water-burn.com/
28) The water heater has no catch pan installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.
Photo 28-1 Water heater
29) No drip leg is installed on the furnace or water heater gas supply line. Drip legs are intended to trap oil, scale, water condensation and/or debris from the gas supply lines before they reach and damage the furnace or water heater components. Recommend that a qualified contractor install a drip leg as per standard building practices.
Photo 29-1 Water heater
30) Water stains were found below the water heater, however no elevated levels of moisture were found at the time of inspection. Recommend monitoring this in the future, and if elevated moisture levels are found then a qualified plumbing contractor should evaluate and remediate as necessary.
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).
NAC 264D.530 Heating and distribution system: Inspected
Heating unit(s) operational at time of inspection: Yes
Air conditioner(s) operational at time of inspection: Yes
Number of heating units/systems: 2
Number of cooling units/systems: 2
Primary heating system energy source: Natural gas
Primary heat system type: Horizontal draft, Medium efficiency
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer: Tempstar, 2
Filter location: Return air duct in ceiling
Last service date: Unknown
31) The last service date of this system appears to be more than two years ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than two years ago, a qualified heating and cooling contractor should inspect, clean, service this system, and make repairs if necessary. This servicing should be performed every few years in the future, or as per the contractor's recommendations.
32) Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
33) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time. Recommend that client(s) consult with their real estate agent regarding a home warranty.
34) The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be at this age or older and may need replacing at any time. Recommend that client(s) consult with their real estate agent regarding a home warranty.
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.
NAC 645D.510 Hot and cold water systems: Inspected
NAC 645D.510 Waste and drain systems: Inspected
NAC 645D.510 Vent systems: Inspected
NAC 645D.510 Gas lines: Inspected
Water pressure (psi): Unable to test
Location of main water shut-off valve: Garage
Location of main water meter: Street
Location of main fuel shut-off: Southeast corner of home
Visible fuel storage systems: N/A
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic
Waste pipe material: Not visible
35) One or more leaks were found at water supply lines on the patio. A qualified plumber should repair as necessary.
Photo 35-1 Patio
36) The clothes washer(s) and dryer(s) if tested were on a short cycle only. They are not completely evaluate. There may be functions that do not operate or function properly.
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.
NAC645D.490 Dishwasher: Inspected
NAC645D.490 Refrigerator: Inspected
NAC 645D.490 Ventilation and range hood: Inspected
NAC 645D.490 Microwave oven: Inspected
NAC 645D.490 Range, cook top and oven: Inspected
NAC 645D.490 Garbage disposal: Inspected
NAC 645D. 490 Trash Compactor: Not present
37) Water damage and/or stains were found in the kitchen sink cabinet, however no active leaks were found at the time of inspection. Recommend monitoring this in the future and if leaks are found then a qualified plumbing contractor should evaluate and repair or replace components as necessary.
Photo 37-1 Kitchen sink
38) Unless noted above, all the installed appliances in the kitchen were tested for operation. All of the functions of each appliances were not tested as this is impractical so there may be functions and features that are not operational.
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection.
NAC645D.480 Walls, ceilings and floors: Inspected
NAC645D.480 Steps, stairways, balconies and railings: Not present
NAC 645D.480 Doors and Windows: Inspected
NAC645D.480 Counters and cabinets: Inspected
NAC 645D.570 Structural systems -foundation, floors, walls, columns, ceilings, and roof: Inspected
NAC 645D.500 Kitchen, bathroom and laundry venting: Inspected
39) One or more ceiling fans are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain at least seven foot clearance below.
Photo 39-1 Formal dining area, also note the chandelier is missing one of more crystal pieces
40) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may be older than 10 years old. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit this article: NFPA urges replacing home smoke alarms after 10 years.
41) One or more windows extend to within 18 inches of the floor and do not appear to be made of tempered glass. If the glass is not tempered, then this is a potential safety hazard. Typically a label is etched into the corner of tempered glass panes to indicate that they are tempered. The inspector was unable to find such labels. Recommend consulting with the property owner(s) and/or have a glass specialist evaluate to determine if glass is tempered and make repairs as necessary. If it cannot be determined that the glass is tempered, then a qualified contractor should either replace glass as necessary with tempered glass and as per standard building practices, or install protective devices as necessary, such as wooden bars.
Photo 41-1 Guest bedroom
42) Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
43) Screen(s) in one or more windows are missing. The client(s) should ask the property owner(s) about this. Screens are often removed for window cleaning and they may be stored somewhere. If not, then recommend installing screens where missing.
44) One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. Evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
45) The weatherstrip around an exterior entry door is missing, deteriorated and/or ineffective. Weatherstrip should be installed where missing and/or replaced where deteriorated or adjustments made to the door, jamb or lockset to obtain a tight seal.
Photo 45-1 Front door
46) Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made so that windows lock and unlock easily.
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.
Bathtub(s) and shower(s) operational at time of inspection: Yes
Sinks and faucets operational at time of inspection: Yes
Toilet(s) operational at time of inspection: Yes
Jetted tub operational at time of inspection: None
47) One or more toilets are loose. Although no moisture in the flooring around the toilet was detected, a qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Photo 47-1 Guest bathroom
48) A shower head leaks at its handle or at its base when turned on. Evaluate and repair or replace the shower head as necessary.
Photo 48-1 Master bathroom
49) One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Photo 49-1 Master bathroom
50) Caulk is missing or deteriorated along the base of one or more bathtubs, where flooring meets the tub. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to the floor structure.
Photo 50-1 Guest bathrooms
51) Water damage and/or stains were found in one or more bathroom sink cabinets, however no active leaks were found at the time of inspection. Recommend monitoring this in the future and if leaks are found then a qualified plumbing contractor should evaluate and repair or replace components as necessary.
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.
Fireplace type: Metal prefabricated, 2
Fireplace operational at time of inspection: Yes, No, Master bedroom(no), living area(yes)
Chimney type: Metal
52) The gas fireplace did not respond when the controls were operated. This may be due to any number of reasons. As a result, this appliance was not fully evaluated. Recommend consulting with the property owner(s) as to how the fireplace operates, and/or having a gas appliance contractor evaluate and repair, if necessary.
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.
NAC 645D.500 Insulation and Vapor Barriers: Inspected
NAC 645D.500 Ventilation of attic: Inspected
Inspection method: Viewed from hatch
Roof structure type: Trusses
Ceiling structure: Trusses
Insulation material: Mineral wool roll or batt, Cellulose loose fill
Insulation depth: 10-12 inches
53) Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.
Limitations: The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.
Water level: Full
Tips for pool safety: For more information about pool safety please visit: www.poolsafely.gov
Condition of fences and gates: Appeared serviceable
Fence and gate material: Wrought iron
Condition of body: Appeared serviceable
Body type: Below ground ~
Body material: Plaster-Gunite
Condition of deck: Appeared serviceable
Deck material: Concrete
Condition of coping: Appeared serviceable
Coping material: Tile
Condition of pumps, lines and valves: Appeared serviceable
Water is refilled through: Valve
Types of pumps installed: Circulation
Line material: PVC
Condition of heater and related equipment: Appeared serviceable
Heater energy source: Solar
Condition of filter and related equipment: Appeared serviceable
Filter type: Cartridge
Filter air relief valve installed: Yes
Filter pressure gauge installed: Yes
Condition of skimmers: Appeared serviceable
Condition of electrical equipment: Appeared serviceable
Location of electrical disconnect: In sub-panel at equipment
Type of wiring: Nonmetallic sheathed (Romex), Rigid conduit
54) No switch was found for one or more underwater lights. As a result, the light(s) were not fully evaluated. A missing switch may indicate that a circuit breaker is being used for an on/off switch. This is substandard and poses a safety hazard due to the risk of shock. Efforts should be made (consult with property owner, have electrician evaluate, etc.) to determine if underwater lights are controlled by switches. If they're not, then a qualified electrician should install switches as per standard building practices.
55) Picture of solar equipment on the roof
Photo 55-1
By using this report in any way the client agrees with the following terms and conditions :
WDHI (Hereinafter INSPECTOR) and the undersigned (hereinafter CLIENT), collectively referred to herein as "the parties". The Parties Understand and Voluntarily Agree as follows:
1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written inspection report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the seller's disclosure. 2. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance to the current Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm. CLIENT understands that these standards contain certain limitations, exceptions, and exclusions. 3. The inspection and report are performed and prepared for the use of CLIENT, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repair persons, and other interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by third parties. INSPECTOR'S inspection of the property and the accompanying report are in no way intended to be a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. Any and all warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded by this Agreement.
4. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorney's fees and expenses and payments arising out of or related to the INSPECTOR'S negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the stated fee.
5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing or noted here: ______________________________________________________________________________________________________________________.
6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind. 7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims. 8. If any court declares any provision of this Agreement invalid or unenforceable, the remaining provisions will remain in effect. This Agreement represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR. No change or modification shall be enforceable against any party unless such change or modification is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees. CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection. 9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay all legal and time expenses incurred in collecting due payments, including attorney's fees, if any. If CLIENT is a corporation, LLC, or similar entity, the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity. CLIENT HAS CAREFULLY READ THE FOREGOING, AGREES TO IT, AND ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.
Thank you for allowing WDHI to perform your home inspection. Please call with any questions or concerns.
