This report published on Thursday, February 9, 2023 12:35:25 AM PST
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
How to Read this Report
This report is organized by the property's functional areas. Within each functional area, descriptive information is listed first and is shown in bold type. Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
Safety
Poses a safety hazard
Major Defect
Correction likely involves a significant expense
Repair/Replace
Recommend repairing or replacing
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
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
Condition of sidewalks and/or patios: Appeared serviceable
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
1) One or more sets of guardrails were unstable and/or wobbly. A qualified contractor should repair as necessary. For example, by installing additional bracing or supports.
Photo 1-1 Photo 1-2
2) Fungal rot was found in decking boards at one or more decks or porches. Recommend that a qualified contractor evaluate and repair as necessary. All rotten wood should be replaced.
Photo 2-1 Photo 2-2
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Photo 2-5 Photo 2-6
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3) Fungal rot was found in stringers at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.
Photo 3-1 Photo 3-2
4) Wooden deck or porch surfaces were overdue for normal maintenance. Recommend that a qualified person clean and preserve as necessary. Where decks have been coated with a finish such as opaque stains or paint, it may be too difficult to strip the finish and apply anything but paint or opaque stain. Where transparent stain or penetrating oil has been applied in the past, recommend that a penetrating oil be used. For more information, visit: http://www.reporthost.com/?PENOIL http://www.reporthost.com/?DKMAIN
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. 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.
Roof inspection method: Viewed by drone
Condition of roof surface material: Near, at or beyond service life
Roof surface material: Asphalt or fiberglass composition shingles
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
5) The roof surface appeared to be near the end of its service life and will likely need replacing in the near future even if repairs are made now. Recommend discussing replacement options with a qualified contractor, and budgeting for a replacement roof surface in the near future. The client may also wish to consider having a qualified contractor attempt to issue a "5 year roof certificate."
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Photo 5-3
6) Extensions such as splash blocks or drain pipes for one or more downspouts were missing. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Photo 6-1 Photo 6-2
7) One or more gutters were corroded. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.
8) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit: http://www.reporthost.com/?MOSS
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Typical location of main water shut-off(s): Building exterior
Condition of supply lines: Appeared serviceable
Typical supply pipe material: Copper, PEX plastic
Condition of drain pipes: Appeared serviceable
Drain pipe material: Not determined (inaccessible or obscured)
Condition of waste lines: Appeared serviceable
Waste pipe material: Not determined (inaccessible or obscured)
Vent pipe condition: Appeared serviceable
Condition of fuel system: Appeared serviceable
Location of main fuel shut-off valve(s): At gas meter(s)
9) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:
Flush water taps or faucets. Do not drink water that has been sitting in the plumbing lines for more than 6 hours
Install appropriate filters at points of use
Use only cold water for cooking and drinking, as hot water dissolves lead more quickly than cold water
Use bottled or distilled water
Treat well water to make it less corrosive
Have a qualified plumber replace supply pipes and/or plumbing components as necessary
10) No sediment trap was installed in the gas supply line at the furnace at unit(s) 2, 3, 4, 5, 6 and/or water heater at unit(s) 5 and/or 6. Sediment traps prevent damage to gas-fired appliances by trapping oil, scale, water condensation and/or debris. Recommend that a qualified contractor install a sediment trap per standard building practices.
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heaters: Required repair, replacement and/or evaluation (see comments below)
Types: Tank
Energy sources: Electricity, Natural gas
Condition of burners: Appeared serviceable
Condition of venting systems: Appeared serviceable
11) No temperature-pressure relief valve drain line was installed on the water heater tank at unit(s) 5 and/or 6. This is a potential safety hazard due to the risk of explosion. A qualified plumber should install a temperature-pressure relief valve and drain line per standard building practices.
Photo 11-1 Photo 11-2
12) A flexible connectors was used (but disconnected at units 1, 2, 4) for the temperature-pressure relief valve drain line at unit(s) 1,2, 3 and/or 4. Flex connectors can be bent or kinked so as to restrict the flow of the drain line and impair the operation of the valve. They typically are not rated for the temperature and pressure of water being discharged (potentially 150 psi and 210 degrees F). Flex connectors used this way pose a potential safety hazard for explosion. Recommend that a qualified plumber repair per standard building practices. For example, by installing a drain line made of rigid copper or CPVC plastic pipe.
Photo 12-1 Photo 12-2
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Photo 12-5
13) The temperature-pressure relief valve drain line at unit(s) 2 was less than 3/4 inch in diameter. This is a potential safety hazard due to the risk of explosion from restricted flow. A qualified plumber should repair per standard building practices. For more information, visit: http://www.reporthost.com/?TPRVALVE
14) Water stains were found below or near the water heater at unit(s) 5 and/or 6. This may be a sign that the water heater is failing, or be a sign of a past leak. Consult with the property owner about this and review any disclosure statements. Depending on what information is available about the stains, a qualified plumber should evaluate and make repairs or replace the water heater as necessary.
15) A permanently installed insulated jacket was installed on the water heater at unit(s) 5. It obscured the manufacturer's information label and/or most of the water heater. The inspector was unable to fully evaluate the water heater.
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).
Heating system type(s): Forced air, Heat pump
Condition of forced air heating/(cooling) system: Required repair, replacement and/or evaluation (see comments below)
Forced air heating system fuel types: Electric, Natural gas
Condition of furnace filters: Required replacement
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Condition of controls: Appeared serviceable
16) The last service date of the gas or oil-fired forced air furnace at unit(s) 2, 3, 4, 5 and/or 6 appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor 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. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced. For more information visit: http://www.reporthost.com/?ANFURINSP
17) The estimated useful life for most forced air furnaces is 15-20 years. The inspector was unable to determine the age of the furnace at unit(s) 1 and/or 5. Be aware that this furnace may be near, at, or beyond its useful life and may need replacing or significant repairs at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
18) The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. At unit(s) 1 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.
19) The estimated useful life for most forced air furnaces is 15-20 years. The furnace at unit(s) 2, 3, 4 and/or 6 appeared to be beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.
20) The last service date of the forced air heating/cooling system at unit(s) 1 appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Condition of counters: Appeared serviceable
Condition of cabinets: Required repair, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
21) Countertops and/or backsplashes were damaged or deteriorated at unit(s) 1, 2, 3, 4, 5 and/or 6. Recommend repairing or replacing as necessary.
Photo 21-1
22) One or more cabinets, drawers and/or cabinet doors were damaged at unit(s) 4. Recommend that a qualified person repair or replace as necessary.
Photo 22-1
23) Water was leaking at the sink faucet base or handles at unit(s) 5. Recommend that a qualified plumber repair as necessary.
Photo 23-1 Photo 23-2
24) One or more sink drains were leaking at unit(s) 5. A qualified plumber should repair as necessary.
25) Ribbed, flexible drain pipe was used at the sink at unit(s) 5, & had sub-standard repairs. This type of drain pipe accumulates debris more easily than smooth wall pipe and is more likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.
Photo 25-1 Photo 25-2
26) Stains were found in the shelving or cabinets below the sink at unit(s) 1, 2, 3, 4, 5 and/or 6. Plumbing leaks may have occurred in the past. Consult with the property owner about this, and if necessary a qualified person evaluate and repair.
27) The sink had minor wear, blemishes or deterioration at unit(s) 6.
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.
Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood
Condition of interior doors: Required repair, replacement and/or evaluation (see comments below)
Condition of windows and skylights: Appeared serviceable
Condition of walls and ceilings: Required repairs, replacement and/or evaluation (see comments below)
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
28) One or more handrails had no returns installed at unit(s) 5 and/or 6, where ends of handrails turn and connect to adjacent walls so objects or clothing will not catch on the open ends. This is a safety hazard. Recommend that a qualified person install returns per standard building practices.
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29) One or more interior doors were deteriorated at unit(s) 1, 2, 3, 4, 5 and/or 6. Recommend that a qualified person replace or repair doors as necessary.
Photo 29-1 Photo 29-2
30) Vinyl, linoleum or marmoleum flooring in one or more areas was loose at unit(s) 2 and/or 4. If in a wet area, water can damage the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.
31) Carpeting in one or more areas was damaged or deteriorated at unit(s) 1, 2, 3, 4 and/or 6. Recommend that a qualified contractor replace as necessary.
Photo 31-1 Photo 31-2
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32) One or more interior doors wouldn't latch or were difficult to latch at unit(s) 3 and/or 5. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.
Photo 32-1 Photo 32-2
Photo 32-3
33) Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas at unit(s) 1, 2, 3, 4, 5 and/or 6. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity. They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons. For recurring cracks, consider using an elastic crack covering product: http://www.reporthost.com/?ECC
Photo 33-1 Photo 33-2
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IMPORTANT AGREEMENTS AND LIMITATIONS SPECIAL NOTE: THE FOLLOWING IS NOT INCLUDED IN THIS INSPECTION: 1. WATER OR AIR QUALITY 2. PRESENCE OF TOXIC OR CARCINOGENIC MATTER EMITTED FROM THE GROUND, BUILDING MATERIALS, IN WATER OR AIR SUPPLY OR FROM THE OPERATION OF ANY EQUIPMENT 3. ITEMS THAT ARE OBSTRUCTED, INACCESSIBLE OR NOT IN PLAIN VIEW. - The Client is hereby informed that structural and mechanical insurance is available for a nominal fee from insurance companies. Your real estate agent may be able to help you with obtaining structural or mechanical insurance coverage. The client understands that the Comments and Notations made on this report are subjective opinion of the inspector based on observations at the time of inspection. Therefore, the INSPECTOR desires it be clearly understood he offers NO WARRANTY concerning future operation or condition of any item inspected - OR - that all defects of such items were observed at the time of inspection and noted on the report. THEREFORE, the INSPECTOR does not imply that he warrants or guarantees any item regardless whether they were inspected or reported. 1. What We Do: a. All inspections are performed in accordance with Standards of Practice. The inspection is of conditions which are present and visible at the time of the inspection. All mechanical and electrical equipment, systems, and appliances are operated in normal modes and operating range at the time of the inspection. b. We shall observe, render an opinion and report which of the parts, components and systems are not functioning at the time of the inspection or are in need of repair and report on visible existing or recognized hazards. c. If you have questions, we will explain what we saw about the item. 2. What We Do Not Do: a. We do not make guarantees, warranties, representations, or insure the future performance or condition of any item. If you want a warranty, guarantee, or insurance policy, you must obtain it from a warranty or insurance company. Please remember that almost every item in any pre-owned home is in used condition and has ordinary wear and tear, and all houses will change and deteriorate in the future. WE DISCLAIM ALL OTHER WARRANTIES. b. We do not inspect any item which we cannot see in a normal inspection. For example, we do not move furniture, rugs, carpet, paintings, appliances or other furnishings in performing an inspection. We do not uncover buried pipes or items. We cannot see items covered by wallpaper, flooring or plants. Repairs or remodeling may hide evidence of prior damage or defects. We do suggest that you ask the seller about repairs that are covered up or any previous problems because we DO NOT report on past conditions that appear corrected. We do not inspect for latent defects, therefore, you should obtain a copy of the sellers disclosure statement. c. We do not inspect for building codes, soil analysis, adequacy of design, capacity, efficiency size, value, floor plain location, pollution, habitability, environmental hazards such as asbestos, UFFI, EMF, lead base paint, etc. Please remember older homes do not meet the same standards as newer homes, even though items in both may perform the function for which they are intended. d. We do not allow the inspector to change or add to these printed provisions in any way. e. We do not hold ourselves to be specialists for any particular item or engineers. We are a general real estate improvement inspection company. If we report an item is not performing its intended function, needs repair, or shows evidence of prior damage, we urge you to have that item examined by a specialist before purchasing the house. We do not and cannot give cost estimates to repair any item. 3. What You Must Do: a. If you have any complaints about our inspection, you must notify us in writing within seven days after you discovered any problem, and allow us to reinspect before changing the condition on the item, except in an emergency. b. If we report an item is in need of immediate repair, or is not performing its intended function or shows past damage and you intend to purchase the property anyway, you should first have the item re-inspected by a specialist in that field (i.e. foundation - structural engineer//plumbing - plumber). c. You agree that, to the extent allowed by law, any damages for breach of this contract or report are limited to the amount of the inspection fee only. d. If you sue on this inspection, but do not prevail, you agree to pay all our reasonable attorney's fees. e. You represent to us that (1) the inspector has not made any oral representations that are different from, or in addition to, what is written in this report, and (2) you agree to each provision of this report by relying on it any any way, whether or not you sign it. f. You shall not allow anyone else to use or rely on this report without prior written consent. THIS REPORT CANNOT AND DOES NOT REPRESENT THE OPERATION OR CONDITION OF ANY ITEM AFTER THE DATE AND TIME OF THIS INSPECTION. ALL WARRANTIES, EXPRESSED OR IMPLIED ARE DISCLAIMED.
