Tru-Quest Home Inspection

Transcription

1 Cover Page Property Inspection Report xxxxxxxxxxxxx, xxxxxxxxx CA, 913xx Inspection prepared for: xxxxxx xxxxxx Agent: xxxxxxxxxxxxx xxxxxxxxxxxxx - Inspection Date: 6/21/2010 Time: 12:00 Age: 1953 Size: 1230 Weather: Dry Inspector: Gregory Hayes License #NACHI Granada Hills, CA, Phone: hayesgreg2000@yahoo.com tru-questhomeinspection.com

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not explain all the issues. All repairs must be done by a licensed &bonded trade or profession. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Interior Areas Page 5 Item: 7 Ceiling Condition Check for asbestos. Bedrooms Page 7 Item: 4 Electrical 2-prong outlets in the master and and north west bedrooms. The bedrooms contained outdated, ungrounded 2-prong electrical outlets. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing condition to meet generally-accepted current standards. Page 7 Item: 6 Smoke Detectors The smoke detectors did not operate in the south west bedroom. Page 7 Item: 9 Ceiling Condition Recommend having the acoustic ceiling checked for asbestos. Bathroom Page 8 Item: 6 Electrical Open ground noted in the hallway bathroom. Page 9 Item: 7 GFCI GFCI in the hallway bathroom will not work properly with a open ground. Laundry Page 15 Item: 5 GFCI GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. Heat/AC Page 16 Item: 1 Heater Condition No response noted. This is an older wall heater. Recommend upgrading. Garage Page 23 Item: 5 GFCI Recommend installing GFCIs in garage. Electrical Page 27 Item: 4 Cable Feeds Wires are touching trees, recommend review by the local utility company for repair as necessary. Attic Page 31 Item: 5 Duct Work Both bath fans vent into the attic. These fans need to be vented outdoors. Recommend running flex line to the louver vents. Page 32 Item: 6 Electrical Electrical Box Covers missing which is a potential shock or electrocution hazard. Foundation Page 1 of 42

3 Page 35 Item: 1 Foundation Walls 3 cracks noted in foundation. I was not able to see if cracks ran all the way through due to patios. I recommend having cracks evaluated by a qualified contractor. Page 36 Item: 9 Foundation Electrical Open junction boxes were observed. Whenever an electric wire is cut and reconnected, the 'splice' should be encased in a covered junction box to prevent shocks and separation of the splice. Grounds Page 38 Item: 4 Gate Condition Wooden fence on the east side of structure has reached the end of its useful life. Recommend replacing. Page 2 of 42

4 Inspection Details 1. Attendance In Attendance: Client present 2. Home Type Home Type: Single Family Home 3. Occupancy Occupancy: Vacant The utilities were on at the time of inspection. Page 3 of 42

5 Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Closets The linen closet has a broken hinge. 2. Door Bell 3. Doors 4. Electrical 5. Smoke Detectors The linen closet has a broken hinge. The doorbell did not operate when tested. Recommend checking the door bell button, chime & transformer & replace or repair as needed. Single door entryway. All of the grounded receptacles, were tested and found to be wired correctly. Low battery in hallway noted. 6. Window Condition Materials: Aluminum framed sliding window noted. Missing screens observed. Page 4 of 42

6 7. Ceiling Condition 8. Patio Doors 9. Screen Doors broken latch noted Materials: There are acoustic ceilings noted. Check for asbestos. The sliding patio door was functional during the inspection. Screen material is missing. 10. Wall Condition Screen material is missing. Materials: Plaster walls noted. Page 5 of 42

7 Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations Locations: Master North West South West 2. Closets 3. Doors The closets are in serviceable condition. Door in the south west bedroom will not close properly. Recommend having a handy man repair. Hinges need replacing. 4. Electrical will not close properly loose and worn out hinge 2-prong outlets in the master and and north west bedrooms. The bedrooms contained outdated, ungrounded 2-prong electrical outlets. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing condition to meet generally-accepted current standards. Page 6 of 42

8 5. Floor Condition 2-prong outlet Flooring Types: Carpet is noted. 2-prong outlet 6. Smoke Detectors 7. Wall Condition 8. Window Condition 9. Ceiling Condition The smoke detectors did not operate in the south west bedroom. Materials: Plaster walls noted. Materials: Aluminum framed sliding window noted. Missing screens observed. Broken latch in the north west bedroom. Materials: There are acoustic ceilings noted. Cracked ceilings noted in the south east bedroom. Could not determine why ceiling is cracked due to lack of room between rafters and joists. Recommend having the acoustic ceiling checked for asbestos. Page 7 of 42

9 Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations Locations: Master Bathroom Hallway Bathroom 2. Cabinets 3. Ceiling Condition 4. Counters 5. Doors 6. Electrical No deficiencies observed. Materials: There are plaster ceilings noted. Solid Surface tops noted. No discrepancies noted. Door binds in jamb in the hallway bathroom. Open ground noted in the hallway bathroom. 7. GFCI Open ground noted in the hallway bathroom. GFCI in the hallway bathroom will not work properly with a open ground. Page 8 of 42

10 8. Exhaust Fan 9. Floor Condition 10. Showers The bath fans operated. Recommend cleaning. Materials: Ceramic tile is noted. **SHOWER FAUCET** Faucets are missing screws that hold them in place in the hallway bath. **SHOWER DOORS** Bottom track is loose, suggest securing and resealing to prevent leakage in the hallway bath. Faucets are missing screws that hold them in place in the hallway bath. 11. Bath Tubs Bottom track is loose, suggest securing and resealing to prevent leakage in the hallway bath. Tub Stopper is inoperable in the master bath. Caulking is recommended at the base of tub in the master bath. Page 9 of 42

11 12. Sinks Caulking is recommended at the base of tub in the master bath. Stopper is inoperable in the master bath. 13. Toilets Stopper is inoperable in the master bath. Toilet loose and may need re-anchoring in the hallway bath. Page 10 of 42

12 14. Window Condition Toilet loose and may need re-anchoring in the hallway bath. Page 11 of 42

13 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Missing drawers noted. 2. Counters 3. Dishwasher 4. Doors 5. Garbage Disposal 6. Cook top condition 7. Oven & Range Solid Surface tops noted. operated Missing drawers noted. No major system safety or function concerns noted at time of inspection. Operated - appeared functional at time of inspection. Gas cook top noted. Did not test, installation is incomplete. Oven: gas burners Page 12 of 42

14 8. Sinks Recommend caulking around sink. 9. Vent Condition Recommend caulking around sink. Materials: Exterior Vented 10. Window Condition 11. Floor Condition exterior vent noted Materials: Aluminum framed sliding window noted. Bay type window noted. Missing screen observed. Materials: Ceramic tile is noted. Page 13 of 42

15 12. Ceiling Condition 13. Electrical 14. GFCI 15. Wall Condition Materials: There are plaster ceilings noted. No major system safety or function concerns noted at time of inspection. GFCI in place and operational Materials: Plaster walls noted. Page 14 of 42

16 1. Locations 2. Cabinets 3. Dryer Vent 4. Electrical 5. GFCI 6. Gas Valves 7. Floor Condition 8. Plumbing 9. Wall Condition 10. Ceiling Condition Locations: Rear of kitchen Laundry No deficiencies observed. In place. Found to be wired correctly. GFCI protected receptacles may not have been required when the house was built. We suggest buyer consider upgrading with GFCI's at all receptacles near water sources. none Materials: Ceramic tile is noted. In place. Materials: Plaster walls noted. Materials: There are plaster ceilings noted. Page 15 of 42

17 Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: Location: Living room/hallway Materials: Gas wall heater No response noted. This is an older wall heater. Recommend upgrading. No response noted. This is an older wall heater. Recommend upgrading. gas valve noted loose from wall Page 16 of 42

18 2. Thermostats Location: Hallway Analog, non-programmable type. No response. No response. Page 17 of 42

19 1. Base 2. Combusion Water Heater The water heater base is functional. The combustion chamber appears to in functional condition. 3. Venting 4. Water Heater Condition Heater Type: gas Location: The heater is located in the laundry room. Tank appears to be in satisfactory condition -- no concerns. Recommend installing pan at bottom of heater. laundry room pan needed Page 18 of 42

20 5. TPRV Recommend installing longer extention pipe 6 inches away from bottom. 6. Number Of Gallons 40 gallons extention pipe needed 7. Gas Valve 8. Plumbing functional Materials: copper No deficiencies observed at the visible portions of the supply piping. water turn off valve Page 19 of 42

21 9. Strapping The water heater is strapped. Page 20 of 42

22 1. Roof Condition Garage Materials: Asphalt shingles noted. Some shingles damaged. Recommend having damaged shingles repaired by a qualified roofer. 2. Floor Condition 3. Rafters & Ceiling Materials: Bare concrete floors noted. Common cracks noted. Some shingles damaged. Recommend having damaged shingles repaired by a qualified roofer. in fair condition Page 21 of 42

23 4. Electrical Outlet cover plate missing. Switch cover plate missing. All of grounded receptacles, were tested and found to be wired correctly. Missing cover on j-box. Outside light fixture is loose. Outside light fixture is loose. Panel cover screw(s) missing. Switch cover plate missing. Outlet cover plate missing. Page 22 of 42

24 5. GFCI Volt 7. Exterior Door Missing cover on j-box. Recommend installing GFCIs in garage. There are no 240 volt outlets visible in this room. Side door is nailed shut. Main exterior door is in fair condition. 8. Fire Door Side door is nailed shut. Page 23 of 42

25 9. Garage Door Condition Materials: Roll-up door noted. No deficiencies observed. 10. Garage Door Parts The garage door appeared functional during the inspection. 11. Garage Opener Status The garage door opener is functional, safety features are built in. 12. Garage Door's Reverse Status Eye beam system present and operating. Page 24 of 42

26 1. Electrical Panel Electrical Location: Main Location: West side of structure. Location: Sub Panel Location: Inside of garage. Panel cover screw(s) missing. Open breaker panel slot(s) at panel box cover. Open breaker panel slot(s) at panel box cover. Panel cover screw(s) missing. recommend relabeling breakers 2. Main Amp Breaker "100 amp house" "40 amp garage" Open breaker panel slot(s) at panel box cover. Page 25 of 42

27 "100 amp house" "40 amp garage" 3. Breakers in off position 0 4. Cable Feeds 0 There is an overhead service drop noted. Wires are touching trees, recommend review by the local utility company for repair as necessary. Page 26 of 42

28 Wires are touching trees, recommend review by the local utility company for repair as necessary. 5. Breakers Materials: Copper armor sheathed cable noted. All of the circuit breakers appeared serviceable. There is an overhead service drop noted. Page 27 of 42

29 1. Roof Condition Roof Materials: Asphalt shingles noted. Minor shingle damage visible, recommend having a qualified roofer evaluate and repair. Think about upgrading in 2 to 3 years. Recommend trimming branches away from roof. Minor shingle damage visible, recommend having a qualified roofer evaluate and repair. Think about upgrading in 2 to 3 years. 2. Flashing Recommend trimming branches away from roof. 3. Vent Caps fair condition Page 28 of 42

30 4. Gutter in place No gutters or downspouts. Full installation recommended to keep water away from structure. Water can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water away. Page 29 of 42

31 1. Access 2. Structure 3. Ventilation Attic Location: Master bedroom closet. Missing access cover noted. This is a limited inspection of the attic due to the amount of room between rafters and joists. I was able to see some sign of past leaking in the south east corner of attic. Under eave soffit inlet vents noted. Gable louver vents noted. Turbine Vents noted. Turbine Vents noted. Gable louver vents noted. Gable louver vents noted. Page 30 of 42

32 4. Vent Screens 5. Duct Work Vent screens noted as functional. Possible asbestos materials observed. The materials appeared to be in serviceable condition at the time of inspection. Asbestos materials are considered safe by the EPA if they are not disturbed, torn, ripped, or damaged. No torn, ripped, or damaged materials were observed. If client has any concerns regarding asbestos materials, an asbestos testing lab should be consulted for further review to ensure safety." Wall heater vent" Both bath fans vent into the attic. These fans need to be vented outdoors. Recommend running flex line to the louver vents. Possible asbestos materials observed. The materials appeared to be in serviceable condition at the time of inspection. Asbestos materials are considered safe by the EPA if they are not disturbed, torn, ripped, or damaged. No torn, ripped, or damaged materials were observed. If client has any concerns regarding asbestos materials, an asbestos testing lab should be consulted for further review to ensure safety." Wall heater vent" 6. Electrical Both bath fans vent into the attic. These fans need to be vented outdoors. Recommend running flex line to the louver vents. Some not accessible due to insullation. Electrical Box Covers missing which is a potential shock or electrocution hazard. Page 31 of 42

33 open j-boxes open j-boxes 7. Insulation Condition Materials: Fiberglass batts with kraft paper facing noted. Blown in fiberglass insulation noted. Depth: Insulation averages about 6-8 inches in depth sparse in some areas Insulation was installed inbetween rafters. Some of it has come loose and needs to be put back. Page 32 of 42

34 1. Window Condition 2. Siding Condition Exterior Areas Missing screens through out the house. Recommend asking seller if the screens are available. No major system safety or function concerns noted at time of inspection. 3. Eaves & Facia 4. Exterior Paint 5. Stucco Page 33 of 42

35 1. Foundation Walls Foundation 3 cracks noted in foundation. I was not able to see if cracks ran all the way through due to patios. I recommend having cracks evaluated by a qualified contractor. signs of past water infiltration small crack in foundation wall crack in foundation wall Page 34 of 42

36 2. Cripple Walls out side foundation crack 3. Ventilation 4. Vent Screens 5. Access Panel Vent screens noted as functional. Cover is loose from house. Cover is loose from house. Page 35 of 42

37 6. Post and Girders 7. Sub Flooring 8. Anchor Bolts Support Material: concrete and block piers No leaks were observed at the time of the inspection. Visible areas appear satisfactory at the time of inspection. The anchor bolte were inspected and appear to be serviceable. 9. Foundation Electrical Open junction boxes were observed. Whenever an electric wire is cut and reconnected, the 'splice' should be encased in a covered junction box to prevent shocks and separation of the splice. 10. Foundation Plumbing **SUPPLY** 1 inch Copper 1/2 inch copper **DRAIN, WASTE, VENT** Acrylonitrile-Butadiene-Stryrene "ABS" waste and vent pipes noted. Appears Functional at time of inspection. Acrylonitrile-Butadiene-Stryrene "ABS" waste and vent pipes noted. copper piping noted Page 36 of 42

38 Grounds 1. Driveway and Walkway Condition Materials: No driveway noted. Concrete walkways noted. Large portion of the back yard is concrete. Patio area Walkway in front yard is bad is cracked and is a possible trip hazard. Common cracks noted in patio area. Recommend sealing cracks to extend life of concrete. Seal with epoxy. Walkway in front yard is bad is cracked and is a possible trip hazard. Common cracks noted in patio area. Recommend sealing cracks to extend life of concrete. Seal with epoxy. 2. Grading 3. Vegetation Observations Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Page 37 of 42

39 4. Gate Condition Materials: Wood Chain link Rear chain link gate is in need of repairs. Wooden fence on the east side of structure has reached the end of its useful life. Recommend replacing. Wooden fence on the east side of structure has reached the end of its useful life. Recommend replacing. Rear chain link gate is in need of repairs. 5. Grounds Electrical 6. GFCI Rear chain link gate is in need of repairs. No major system safety or function concerns noted at time of inspection. GFCI receptacles are in good condition. Page 38 of 42

40 7. Main Gas Valve Condition Materials: west side Meter located at exterior. No gas odors detected. 8. Plumbing west side of structure Materials: Copper piping noted. gas shut off valve 9. Water Pressure 80 water turn off valve/front of structure 10. Pressure Regulator Pressure regulator noted. Page 39 of 42

41 Pressure regulator noted. 11. Exterior Faucet Condition Location: Front of structure Rear of house. Appears Functional. front of structure 12. Patio and Porch Condition Materials: The patio/porch roof is the same as main structure. Front patio slab has two cracks running through it. Recommend adding Brackets to rear patio porch. Page 40 of 42

42 needs "L" brackets needs "T" brackets front porch-cracks rear porch/needs "L" bracket rear-"t" bracket needed Page 41 of 42

43 13. Fence Condition 14. Sprinklers Materials: Block Chain link Chain link fence is old and stretched out. Sprinkler system is not part of this inspection. Page 42 of 42