K.D.Milton's Home Inspections

Inspector: Kenneth Milton
Inspector's email: kdmhi@verizon.net
Inspector's phone: (951) 966-3520

Home Inspection Report by K.D. Milton's Home Inspections

Client(s):	Mr. & Mrs. American
Property address:	1234 Anywhere Dr. American City USA
Inspection date:	Thursday, June 28, 2018

This report published on Monday, October 15, 2018 7:03:37 AM PDT

K.D. Milton's Home Inspection

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 or 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
	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

General information
Exterior
Electric service
Roof
Garage
Water Heater
Heating and cooling
Attic
Interior Kitchen
Interior Bathrooms
Interior rooms
Crawl space

View summary

General information

Table of contents

Structures inspected: House

Report number: 11111111

Time started: 3:30 PM

Time finished: 6:30 PM

Inspection Fee: 0

Payment method: Cash

Present during inspection: Buyer, Realtor

Occupied: No

Age of building: 118 years

Type of building: Single family

Stories: 1

Weather conditions: Clear

Temperature: Warm

Ground condition: Dry

Main entrance faces: North

Water Source: Public

Sewage Disposal: Public

Foundation type: Crawlspace

Utilities Status: All utilities on

Area: City

The following items are excluded from this inspection: Private sewage disposal system, Security system, Irrigation system, Swimming pool, Hot tub, Private well, Shed, Playground equipment, Sauna, Low voltage outdoor lighting, Central vacuum system, Water filtration system, Water softener system, Built-in sound system, Intercom system, Generator system, Sport court, PV Solar Systems

This property is in need of some small to moderate repair, and maintenance.
Each of these items that will be in this report will likely require further evaluation and repair by a handyman or licensed tradespeople. Obtain competitive estimates for these items. Other minor items are also noted in the following report and should receive eventual attention. Any negotiated repairs should be made before final settlement of the transactions/home.

To date, CPSC has received more than 2000 reports from 32 states, the District of
Columbia and Puerto Rico from consumers and homeowners concerned about problem
drywall in their homes.
Homeowners who believe they may have problem drywall should immediately report to
CPSC by calling 800-638-2772 or logging on to www.CPSC.gov. Hearing- or speechchallenged
individuals may access the phone number through TTY by calling the toll-free
Federal Relay Service at 800-877-8339.
Federal and state health experts suggest these steps to improve indoor air quality and to
reduce exposure to substances that can cause health concerns:
o Open windows as much as possible to let in fresh air.
o Keep the temperature inside homes at the lowest comfortable setting.
o Run the air conditioner or dehumidifier.
o Also, spend as much time outdoors in fresh air as possible.
o Do not smoke, and especially do not smoke indoors. Cigarette smoke contains,
among other contaminants, formaldehyde.
To read the technical research reports or for more information, log on to
https://www.google.com/search?q=chinese+drywall&rlz

Due to the age of the house and/or the mature foliage the client should ask the current owners if they have had any issues with the main drain and supply lines. If so, a qualified licensed plumber should evaluate and repair as necessary. If not, homes with these types of issues may need this maintenance in the near future.

As of January 1st 2017 the California Civil code 1101.3-1101.4 states that a home needs to have water-conserving plumbing fixtures. It is beyond the scope of a home inspection to test every faucet and toilet for this if it is not easily visible. Recommend having the current owners disclose if the homes water fixtures and toilets are water conserving. For more information: http://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV§ionNum=1101.4

Based on non standard construction observed, additions and/or modifications to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. The client should consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.

This report is the exclusive property of the Inspection Company and the client whose name appears herewith, and its use by any unauthorized persons is prohibited. If the report is released by its owner, Milton's Home Inspections is released of all liability for the inspection.

Structures built prior to 1980 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

To find recalled items such as toys,appliances or anything that the CPSC(Consumer Product Safety Commission) considers dangerous please click here: https://www.cpsc.gov

For more information of CO detectors: https://www.google.com/search?q=CO+detectors&rlz

10)

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, evaporator coolers, weather 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.

11)

Molds produce tiny spores to reproduce. Mold spores waft through the indoor and outdoor air continually. When mold spores land on a damp spot indoors, they may begin growing and digesting whatever they are growing on in order to survive. There are molds that can grow on wood, paper, carpet, and foods. When moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed. There is no way to determine if there is mold and if it is a health concern without testing. Recommend asking the current owners if there are any disclosure of water damaged or leaks. If needed a mold test should be performed. Miltons Home Inspections does not test for mold.

Exterior

Table of contents

Apparent wall structure: Wood frame

Trim: Wood

Wall covering: Stucco

Sidewalk material: Poured in place concrete

Exterior door material: Solid core wood

Water pressure (psi): 60 psi

Gas Main Location: East side of structure

Water Main Location: North side of structure

Water main Line Material: Unable to see pipes

12)

One or more waste line clean out caps had a bad seal. This is a safety hazard because sewer gases may vent into the structure. A qualified licensed handyman/plumber should repair or replace as necessary.

13)

One or more outside faucets leak. For example, from the valve stem when turned on or from the spigot when turned off. A qualified licensed handyman/plumber should evaluate and repair as necessary.

14)

Cracks, deterioration and/or damage were found in one or more areas of the stucco siding. A qualified licensed handyman or a contractor should evaluate and make repairs and/or replace stucco siding as necessary.

15)

Fences and/or gates are damaged and/or deteriorated in some areas. A qualified licensed handyman or a contractor should evaluate and make repairs or replace sections as necessary.

16)

One or more crawlspace vents are at/below grade with no well to prevent rainwater from entering. Recommend installing wells at below grade crawlspace vents.

17)

Damage noted. Trim appears to be cracking/deteriorating. Recommend having a qualified licensed handyman/contractor replace and paint with a quality exterior paint.

18)

What appears to be a small hole(s) in the exterior/interior wall needs to be repaired to prevent moisture, small rodents and insects from entering into structure. Recommend having a qualified licensed handyman evaluate and repair.

19)

The main water shut-off valve was in contact with the soil below. Corrosion is more likely to occur as a result. Soil should be graded, or modifications made as necessary so the valve is not in contact with the soil below.

20)

One or more outside faucets are missing a backflow device. 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 house. 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 bibbs where missing. They are available at most home improvement stores and are easily installed.

For more information, visit:https://www.google.com/search?q=backflow+prevention+device&rlz

21)

One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.

22)

Trees and/or shrubs are in contact with or are close to the roof edge(s) in one or more areas. Damage to the roof 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.

23)

Soil was in contact with or too close to wooden sill. This is a conducive condition for wood destroying insects and organisms. Standard building practices require the following clearances to soil below:

12 inches between beams and the soil below
18 inches between joists and the soil below
6 inches between support post bases and the soil below
Not in contact with any wood

Soil should be graded and/or removed to maintain these clearances. If this is not practical, then installing borate based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.google.com/search?q=impel+rods

24)

One or more crawl space vents are below grade with inadequate wells. This can lead to water entering and accumulating in the crawl space, and is a conducive condition for wood destroying insects and organisms. Recommend repairing or replacing inadequate wells at below-grade crawl space vents.

25)

The water pressure is at or less than 80 psi and more than 40 psi. Pressure over 80 psi may void warranties for some appliances. For more information: https://www.youtube.com/watch?v=lNAAzs4C-lQ

26)

Gas meter is serviceable. Recommend monitoring in the future. If there appears to be a smell coming from the main call the local utility company to have a technician evaluate and repair.

27)

Gate appears serviceable. There gate was locked and it could not be opened.

28)

Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. It is important to maintain a property, including painting or sealing walkways, decks, and other hard surfaces, and it is particularly important to keep the house walls sealed, which provide the only barrier against deterioration. Unsealed cracks around windows, doors, and thresholds can permit moisture intrusion, which is the principle cause of the deterioration of any surface. Unfortunately, the evidence of such intrusion may only be obvious when it is raining. We have discovered leaking windows while it was raining that may not have been apparent otherwise. Regardless, there are many styles of windows but only two basic types, single and dual-glazed. Dual-glazed windows are superior, because they provide a thermal as well as an acoustical barrier. However, the hermetic seals on these windows can fail at any time, and cause condensation to form between the panes. Unfortunately, this is not always apparent, which is why we disclaim an evaluation of hermetic seals. Nevertheless, in accordance with industry standards, we test a representative number of unobstructed windows, and ensure that at least one window in every bedroom is operable and facilitates an emergency exit.

Electric service

Table of contents

Primary service type: Overhead

Primary service overload protection type: Circuit breakers

Service amperage (amps): N/A

Service voltage (volts): 120/240

Location of main disconnect: No single main disconnect, use all breakers in main service panel

Service entrance conductor material: Copper

Branch circuit wiring type: Copper

Solid strand aluminum branch circuit wiring present: No

29)

Based on the size of the rating of the main service panel, the size of the service conductor wires, and/or the rating of the main disconnect device, it appears that the main service panel is undersized. This is a potential fire hazard. A qualified electrician should evaluate and repair if necessary.

30)

One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This could be a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified handyman/electrician should evaluate and repair as necessary.

31)

One or more conductors passed through a panel without terminating at an overcurrent protection device such as a circuit breaker or fuse. Standard building practices prohibit this practice. Recommend having a qualified electrician evaluate and determine if this installation is acceptable, and make repairs if necessary.

32)

Branch circuit wiring installed in buildings built prior to the mid 1980s is typically rated for a maximum temperature of only 60 degrees Centigrade. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950 may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Centigrade. Connecting older, 60 degree-rated wiring to such newer fixtures is a potential safety hazard due to the risk of fire. Repairs for such conditions often involve replacing the last few feet of wiring to newer fixtures with new 90 degree-rated wire. This often requires installing a junction box to join the old and new wiring.

It is beyond the scope of this inspection to determine if such incompatible components are installed, or to determine the extent to which they're installed. Based on the age of this building, the client should be aware that this safety hazard may be present in this building. Recommend consulting with the property owner to determine if and when newer fixtures were installed, and/or to have a qualified electrician evaluate and repair as per standard building practices.

33)

The legend for overcurrent protection devices (breakers or fuses) in the main service panel is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate. Evaluation by a qualified handyman/electrician may be necessary.

34)

There is no room for expansion on this buss. Any additional power that may be needed may involve adding a sub-panel . Any additional breakers should be installed by a qualified electrician.

35)

Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished we will obviously not be able to test each one.

Roof

Table of contents

Roof inspection method: Traversed

Roof type: Gable, Flat

Roof covering: Asphalt or fiberglass composition shingles

Estimated age of roof: 20 years

Condition of roof structure: Needs maintenance

Gutter & downspout material: Galvanized steel

Roof ventilation: Unable to determine

36)

One or more downspout extensions are missing and/or ineffective. Recommend installing extensions such as splashblocks or a drain line where missing, or repairing where necessary so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

37)

Roof repairs may be needed because some and/or many composition shingles had the following conditions: missing shingles and/or granules worn away. Leaks may occur as a result. A qualified licensed handyman/contractor should evaluate and repair as necessary. There does not appear to be problem at the time of the inspection. Recommend monitoring and if needed have a qualified licensed handyman/contractor evaluate and repair.

38)

Roof repairs were needed in some sections of the flat or low slope roof due to the following conditions: cracking. Leaks may occur as a result. A qualified licensed handyman/contractor should evaluate and repair as necessary. There does not appear to be problem at the time of the inspection. Recommend monitoring and if needed have a qualified licensed handyman/contractor evaluate and repair.

39)

Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.

40)

Debris such as leaves, needles, seeds, etc. had accumulated on the roof. This is a conducive condition for wood destroying insects and 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.

41)

42)

There are a wide variety of composition shingle roofs, which are comprised of asphalt or fiberglass materials impregnated with mineral granules that are designed to deflect the deteriorating ultra-violet rays of the sun. The commonest of these roofs are warranted by manufacturers to last from twenty to twenty-five years, and are typically guaranteed against leaks by the installer for three to five years. The actual life of the roof will vary, depending on a number of interrelated factors besides the quality of the material and the method of installation. However, the first indication of significant wear is apparent when the granules begin to separate and leave pockmarks or dark spots. This is referred to as primary decomposition, which means that the roof is in decline, and therefore susceptible to leakage. This typically begins with the hip and ridge shingles and to the field shingles on the south facing side. This does not mean that the roof needs to be replaced, but that it should be monitored more regularly and serviced when necessary. Regular maintenance will certainly extend the life of any roof, and will usually avert most leaks that only become evident after they have caused other damage.

43)

The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection.

Garage

Table of contents

Gas supply for laundry equipment present: Yes

240 volt receptacle for laundry equipment present: No

44)

Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

45)

The garage vehicle door is damaged or deteriorated. A qualified licensed handyman/contractor should evaluate and repair or replace the door as necessary.

46)

The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified licensed handyman/contractor if necessary.

47)

One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified licensed handyman/plumber should evaluate and repair as necessary.

48)

Non-metallic sheathed wiring is unsupported or inadequately supported. This type of wiring should be attached to runners or to solid backing with fasteners at intervals of 4 1/2 ft. or less. If there is work to be done in the garage then a qualified licensed handyman/electrician should evaluate and repair as necessary.

49)

There are hoses attached to an existing washer. There is no way to tell if these valves will leak once the hoses are removed. There was no leaking during the inspection. Recommend asking the current owners, if possible, if there have been any problems with the valves. Once the client(s) move into the home the valves should be checked for leaks.

50)

Stains were found in one or more ceiling/wall areas. However, no elevated levels of moisture were found. The stains may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this if possible, and monitoring the stained area(s) in the future. If elevated moisture is found in the future, a qualified licensed handyman/contractor should evaluate and repair as necessary.

Water Heater

Table of contents

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: Near, at or beyond service life

Type: Tank

Estimated age: 25 years

Energy source: Natural gas

Capacity (in gallons): 30

Manufacturer: Reliance

Location of water heater: Garage

Water temperature (degrees Fahrenheit): 100 degrees

Condition of burners: Appeared serviceable

Condition of venting system: Required repair, replacement and/or evaluation (see comments below)

51)

Combustible materials were too close to the flue pipe. This is a fire hazard. Combustible materials should be moved well away from the flue or repairs made by a qualified licensed handyman/contractor as necessary. Standard building practices typically require the following clearances:

Minimum one inch from "B" vent for gas-fueled burner
Minimum two inches from double wall pipe for oil or gas-fueled burner
Minimum 18 inches from single wall pipe with no draft hood for oil or gas-fueled burner
Minimum 9 inches from single wall pipe with a draft hood for oil-fueled burner
Minimum 6 inches from single wall pipe with a draft hood for gas-fueled burner

52)

No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. A qualified licensed handyman/plumber should install a drain line as per standard building practices. For example, extending to 6 inches from the floor, or routed so as to drain outside.

53)

There appears to be dryer lint on and around the water heater. Lint is highly flammable. Recommend cleaning the lint from on and around the water heater to prevent a fire. The lint may have come from a faulty dryer vent hose. Recommend evaluating the hose to prevent lint from collecting again.

54)

No water supply shut-off valve was visible for the water heater. A shut-off valve allows the supply to the water heater to be turned off when the water heater needs repair or replacement, while allowing the remainder of the plumbing system to be operable (toilets, sinks, etc.). Recommend having a qualified licensed handyman/plumbing contractor determine if a water supply shut-off valve exists, and install one if it is missing.

55)

Rumbling or gurgling noises were heard from the water heater. This can be caused by air in the tank, or by pockets of hot water in sediment. Recommend that a qualified person flush the tank. If necessary a qualified plumber should evaluate and repair or replace the water heater.

56)

When you move into a house or apartment that has been vacant, hydrogen gas may have built up in hot water lines, which could cause an explosion. The same is true when you return home from a vacation or open up a vacation home that has been shut. Run the hot water from any faucet for at least five minutes to purge the water line. For more information please go to:
http://www.elcosh.org/docs/d0400/d000435/d000435.html

57)

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.

58)

If hot water temperature becomes greater than 120 degrees Fahrenheit it is recommended to adjust thermostat so water temperature doesn't exceed 120 degrees to avoid scalding danger. For more information on scalding dangers, visit https://www.cpsc.gov/

59)

To test a T&P valve is simple. On the T&P Valve there is a small handle that lifts a pin in the center of the valve. Before testing make sure you are in a safe position where you will not be struck by the hot water discharge, and that you know how to shut off the water supply to the water heater. You don't have to turn it off but you need to know how to do it as the valve when tested may not reseat properly causing water to leak. If this occurs you will need to be able to shut off the water until the valve can be replaced. All you need to do for the test is lift the handle so the valve opens then release it so it closes. If the valve is frozen so it does not open or, does not close it should be replaced ASAP. Sometimes the valve may not set properly after testing. Try opening it and allowing it to slam shut several times. If this works the valve is okay. If it doesn't it should be replaced. This test does not ruin a valve. If the valve fails the test it was already bad and was not offering the protection you need. Regular testing may actually increase the life of the valve. Test the valve a minimum of once a year.

60)

Water quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the water heater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. There are a wide variety of residential water heaters that range in capacity from fifteen to one hundred gallons. They can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and many eventually leak. So it is always wise to have them installed over a drain pan plumbed to the exterior. Also, it is prudent to flush them annually to remove minerals that include the calcium chloride bi-product of many water softening systems. The water temperature should be set at a minimum of 110 degrees Fahrenheit to kill microbes and a maximum of 140 degrees to prevent scalding. Also, water heaters can be dangerous if they are not seismically secured and equipped with either a pressure/temperature relief valve and discharge pipe plumbed to the exterior, or a Watts 210 gas shut-off valve.

Heating and cooling

Table of contents

Estimated age: N/A

Primary heating system energy source: Natural gas

Heating type: Forced air

Primary A/C energy source: Electric

Primary Air conditioning type: Combo unit on roof

Distribution system: Flexible ducts

Manufacturer: Lennox

Filter location: Behind return air grill

Last service date: N/A

Condition of controls: Appeared serviceable

61)

Because of the age and/or condition of this furnace, recommend that a qualified licensed handyman/heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.

62)

Small amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified licensed handyman/contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html

63)

The last service date of this system appears to be more than one year 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 one year ago, a qualified licensed handyman/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

64)

Supply air from the air conditioning system was not cool enough. It should be 14 to 20 degrees Fahrenheit cooler than at the return duct(s), or current room temperature. This may be caused by refrigerant loss, dirty coils, a failing compressor, an oversized fan, or a deficient return air system. A qualified licensed handyman/heating and cooling contractor should evaluate and repair as necessary. For more information on electrical savings: https://www.google.com/search?q=sce+shut+down+box&rlz

65)

No filter is visible for the heating/cooling system. As a result, unfiltered air will flow through the system, and the heating/cooling equipment life and the indoor air quality may be reduced. Correctly sized filter(s) should be installed. If necessary, guides or retaining devices should be installed or repaired so filter(s) are securely anchored and gaps around edges are minimized.

66)

The trap in the air handler's condensate drain line was missing. Standard building practices require a U-shaped trap to be installed to prevent cool air from escaping from the drain line. A qualified licensed handyman/contractor should evaluate and repair as necessary. For more information: http://cfacservice.com/residential-services/drain-lines/

67)

The estimated useful life for forced air furnaces is 15 to 20 years. This furnace appears to be at this age or older and may need servicing or replacing at any time. Recommend having a qualified licensed handyman/HVAC professional evaluate.

68)

The estimated useful life for air conditioning compressors is 8 to 15 years. This A/C unit appears to be approaching this age and may need servicing or replacing. Recommend having a qualified licensed handyman/HVAC professional evaluate

69)

The estimated useful life for most heat pumps/furnaces and air conditioning condensing units is 10-15 years. The inspector was unable to determine the age of this unit. Be aware that it may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the age (ask property owner or service technician), and budgeting for a replacement if necessary.

70)

The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector.
NOTE: Asbestos materials have been commonly used in heating systems.
Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection. Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy.

Attic

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Inspection method: Traversed

Roof structure type: Rafters

Ceiling structure: Ceiling beams

Insulation material: Fiberglass loose fill

71)

Exposed wiring due to splices not being contained in one or more junction box(es). Recommend having a qualified handyman/electrician evaluate and install junction boxes with cover plates where needed to contain wiring splices.

72)

Thermal insulation was in contact with "knob-and-tube" electrical wiring. Many municipalities prohibit this practice for the following reasons:

Thermal insulation traps the heat created by current, and may cause the wiring insulation to degrade and fail.
Knob and tube wiring is easily damaged. Because wiring is hidden by insulation, someone moving around in an attic may damage the wiring because they can't see it.

Some municipalities do allow thermal insulation to be installed in contact with knob and tube wiring. But in most cases where allowed, the wiring is required to be inspected by a state-licensed electrician prior to installing the insulation, with written documentation. Also, a notice may be required to be posted in the attic warning of hidden wiring.

Recommend consulting with the property owner(s) about the insulation being in contact with the wiring. If no records are available that verify an evaluation by a licensed electrician prior to the insulation's installation, insulation should be moved or removed as necessary, and a qualified licensed handyman/electrician should evaluate the wiring and make repairs if necessary. If the local municipality doesn't allow it, this insulation should be moved or removed as necessary by a qualified person.

73)

One or more indoor attic access hatch covers or doors were missing, damaged and/or substandard. When located indoors, conditioned air can enter the attic. Energy efficiency can be reduced, moisture can form in the attic, attic air laden with insulation fibers can enter living spaces, and/or pets can enter the attic . This is also a fire hazard as attic access hatch covers and doors are meant to stop or slow the spread of fire into the attic. A qualified person should replace, install or repair hatches or doors as necessary and per standard building practices. Each access point should be insulated and sealed with weatherstripping. For more information, visit:
http://www.reporthost.com/?ATTACC

74)

Knob and tube wiring posed a safety hazard for fire or shock in one or more areas due to the following conditions: substandard modifications. This is a potential safety hazard for fire and shock. A qualified electrician should evaluate and repair as necessary.

75)

The ceiling insulation's R rating may be less than what's recommended for this area. Recommend having a qualified licensed handyman/contractor evaluate and if needed install additional insulation as per standard building practices for better energy efficiency.

76)

Non-metallic sheathed wiring is unsupported or inadequately supported. This type of wiring should be attached to runners or to solid backing with fasteners at intervals of 4 1/2 ft. or less. If there is work to be done in the attic then a qualified licensed handyman/electrician should evaluate and repair as necessary.

77)

Some attic space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking and/or stored items. These areas are excluded from this inspection.

78)

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 leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified handyman/contractor should evaluate and repair as necessary.

79)

No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.

80)

No weatherstrip is installed around the attic access hatch. Recommend installing weatherstrip around hatch to prevent heated interior air from entering attic.

Interior Kitchen

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81)

One or more open ground, three-pronged grounding type receptacles were found. This could be a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate and make repairs as necessary.

Grounding type receptacles were first required in residential structures during the 1960s. Based on the age of this structure and/or the absence of 2-pronged receptacles, repairs should be made by correcting wiring circuits as necessary so all receptacles are grounded as per standard building practices. Replacement of three-pronged receptacles with 2-pronged receptacles is not an acceptable solution. For more information: http://www.thecircuitdetective.com/tree.htm

82)

One or more electric receptacles have reverse-polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate and make repairs as necessary. For more information: https://inspectapedia.com/electric/Electrical_Outlet_Reversed_Polarity.php

83)

One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified licensed handyman/electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.

84)

The range will be able to/can tip forward. No anti-tip bracket appears to be installed or it is not working properly. The range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit https://www.google.com/webhp?sourceid=chrome-instant&rlz=1C1LOQA_enUS686US686&ion=1&espv=2&ie=UTF-8#q=anti-tip%20bracket%20for%20stove

85)

The dishwasher was malfunctioning and/or noisy or vibrated excessively. A qualified licensed handyman/person should evaluate and repair or replace as necessary.

86)

The under-sink food disposal is noisy. A qualified licensed handyman/plumber or contractor should evaluate and repair or replace the food disposal as necessary.

87)

No exhaust hood or fan was installed over the cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified licensed handyman/contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.

88)

The water supply valves for the sink at one or more locations look to be the old/original valves. Valves may be near or beyond their service life. Recommend monitoring and if needed a qualified licensed handyman/plumber should evaluate and repair or replace as necessary.

89)

One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend having appliances evaluated by an appliance professional.

90)

The sink faucets appear(s) to be serviceable. The inspector ran the water and there were no noticeable problems. The installation appears to be to building standards. Recommend monitoring in the future.

91)

The kitchen sink(s) appear to be serviceable. There were no noticeable leaks or cracks in the basin(s). The finish was not stained or scratched. The installation appears to be to building standards. Recommend monitoring in the future.

92)

The kitchen sink(s) drain(s) appear to be serviceable. There were no noticeable leaks or cracks in the drain lines(s). The installation appears to be to building standards. Recommend monitoring in the future.

93)

Water stains and/or minor water damage was found in the shelving or cabinet components below the sink. The client(s) should evaluate and consider having repairs made.

94)

The kitchen counters appear to be serviceable. The inspector check for cracks/breaks in the counter tops and there were no noticeable problems. The installation appears to be to building standards.

95)

The kitchen floor appears to be serviceable. The inspector checked for cracks/breaks/moisture stains and there were no noticeable problems. The installation appears to be to building standards.

96)

The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Interior Bathrooms

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97)

98)

One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified licensed handyman/contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

99)

One or more faucet handles are loose or missing and should be repaired or replaced as necessary.

100)

Caulk is missing or deteriorated around the base of one or more bathtub spouts. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.

101)

The electrical circuits appear to be serviceable. The inspector randomly check throughout the bathroom(s) and there were no noticeable problems. The installation appears to be to building standards. Recommend monitoring in the future.

102)

The bathroom(s) sink appear to be serviceable. There were no noticeable problems. The installation appears to be to building standards.

103)

The toilet(s) appear to be serviceable. The inspector flushed the toilets several times and there were no noticeable problems. The installation appears to be to building standards. Recommend monitoring in the future to prevent leaks from entering the sub-floor or sub-walls.

104)

Interior rooms

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105)

106)

An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit https://www.google.com/search?q=no+smoke+alarms&rlz

107)

Relatively few electric receptacles are installed in one or more interior rooms. This can result in "octopus" wiring with extension cords, which is a fire hazard. A qualified licensed handyman/electrician should evaluate and install additional receptacles as necessary and as per standard building practices.

108)

109)

The sash spring mechanisms in some windows were broken or loose. A qualified licensed handyman/contractor or service technician should evaluate and make repairs as necessary so the window operate as intended (open easily, stay open without support, close easily, etc.). For more information, visit http://www.youtube.com/watch?v=-TAjm4X8ubI

110)

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.

111)

Floors in one or more areas are not level. Significant repairs may be needed to make floors level, such as repairs to the foundation. A qualified licensed handyman/contractor should evaluate and make repairs as necessary.

112)

Wood flooring in one or more areas is worn, damaged and/or cupping. Recommend having a qualified licensed handyman/contractor evaluate and refinish wood flooring as necessary.

113)

Squeaking or creaking noises occur when walking on one or more sections of flooring. This is usually caused by substandard construction practices where the subfloor decking is not adequately fastened to the framing below. For example, not enough glue was used and/or nails were used rather than screws. In most cases, this is only an annoyance rather than a structural problem. Various solutions such as Squeeeeek No More and Counter Snap fasteners exist to correct this. Repairs to eliminate the squeaks or creaks may be more or less difficult depending on the floor covering, and the access to the underside of the sub-floor. Recommend having a qualified licensed handyman/contractor evaluate and repair as necessary.

114)

Glass in some windows was cracked or broken. A qualified licensed handyman/contractor should replace glass where necessary.

115)

Screen(s) in one or more windows are torn or have holes in them. Screens should be replaced where necessary.

116)

One or more doors dragged on the carpet below and were difficult to open and close. Recommend that a qualified person repair as necessary. For example, by trimming bottoms of doors.

117)

118)

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified licensed handyman/electrician may be necessary.

119)

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.reporthost.com/?SMKALRM

120)

Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

121)

Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

122)

Crawl space

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Inspection method: Partially traversed

Insulation material underneath floor above: None visible

Pier or support post material: Wood

Beam material: Solid wood

Vapor barrier present: No

123)

One or more pier or foundation footings are undermined, where soil has either eroded out from underneath, or has been excavated too close to the footing. Structural engineers typically require undisturbed soil to extend at least a foot horizontally out from the edge of footings, and then slope down no more steeply than 45 degrees. Otherwise soil may collapse from beneath the footing(s). A qualified structural engineer should evaluate and determine what repairs if any should be made. If repairs are prescribed, then a qualified contractor should perform them in accordance with the engineer's recommendations.

124)

The crawl space access hatch was substandard and/or fit poorly. A qualified person should repair, replace or install as necessary to prevent water and vermin intrusion and the possibility of falling in.

125)

Based on the appearance and/or reported age of the foundation (or sections of the foundation), it may not be reinforced. Foundations without modern reinforcement such as metal "rebar" are prone to failure during earthquakes. Typically, concrete foundations built prior to the 1930s, or brick foundations built with "header" courses, are not reinforced. Consult with a qualified engineer to determine if the foundation should be replaced or repaired.

126)

A hydraulic jack and/or extra support posts appear to have been added since the original construction based on the inspector's observations. Such posts may have been added to reduce bounce or sag in floors above. Consult with the property owner about this, or that a qualified contractor evaluate and make permanent repairs per standard building practices if necessary.

127)

There is an active leak in the crawlspace. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the crawl space. Recommend having a qualified handyman/plumber evaluate and repair.

128)

One or more minor cracks (1/8 inch or less) were found in the foundation. These didn't appear to be a structural concern, but recommend sealing them to prevent water infiltration and monitor them in the future. Numerous products exist to seal such cracks including hydraulic cement, non-shrinking grout, resilient caulks and epoxy sealants.

129)

No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified handyman/contractor should install a vapor barrier. Standard building practices require the following:

The soil below the vapor barrier should be smooth and free from sharp objects.
Seams should overlap a minimum of 12 inches.
The vapor barrier should lap up onto the foundation side walls.

Seams and protrusions should be sealed with a pressure sensitive tape.
The vapor barrier should be caulked and attached tightly to the foundation side walls. For example, with furring strips and masonry nails.

130)

No insulation is installed under the floor in the crawl space. Recommend that a qualified handyman/contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.

131)

Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.

132) Stains were found in one or more crawlspace areas. However, no elevated levels of moisture were found. The stain(s) may be due to past plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified licensed handyman/contractor should evaluate and repair as necessary.

REPORT LIMITATIONS

This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.

Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.

We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with tradespeople or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

K.D.Milton's Home Inspections

Home Inspection Report by K.D. Milton's Home Inspections

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