Irongate Home Inspections LLC

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1 Your Property Inspection Report Cover Page Inspection prepared for: Robert Smith Real Estate Agent: April McDonald - John L Scott Medford Date of Inspection: 2/23/2017 Time: 0900 Age of Home: Years Size: 1772 Sq. Ft. Weather: 31F and Mostly Cloudy Inspector: Steve McDonald CCB# OCHI# Lynn Lane, Central Point, OR Phone: irongateinspections@gmail.com Notice to Third Parties: This Report is the joint property of Irongate Home Inspections and the Client(s) listed above. Unauthorized transfer to any third parties or subsequent buyers is not permitted. This report and supporting inspection were performed according to a written contract agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely upon the contents of this report, but instead to retain the services of the qualified home inspector of their choice to provide them with an updated report.

2 We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. Page 1 of 27

3 Dear Robert Smith, THANK YOU! We are honored that you chose our company, Irongate Home Inspections LLC to perform this General Residential Home Inspection. The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. WHAT is INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have the same level of knowledge and experience, or to perform inspections of the different systems to the same degree as would contractors specializing in each of those systems. Because inspectors do not perform research, the General Residential Home Inspection does not include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or structure setbacks. Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Residential Home Inspection. To understand more fully what is and is not included in a General Residential Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors at The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. NOT PASS/FAIL A property does not "Pass" or "Fail" a General Residential Home Inspection. An inspection is designed to reflect the visual condition of the structure at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! The following conditions lie beyond the scope of the General Residential Home Inspection: - Identification of building regulation violations; - Conditions not readily observable; - Failure to follow manufacturer's installation recommendations, or - Any condition requiring research. READ the REPORT! Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. REPAIRS, EVALUATIONS and CORRECTIONS For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! DO a FINAL WALK-THROUGH! Page 2 of 27

4 Because conditions can change very quickly and this report is a snapshot in time, we recommend that you or your representative perform a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. WE'RE HERE to HELP! If you have questions about either the contents of this report, or about the structure, please don't hesitate to contact us for help, no matter how much time has passed since your Residential Home Inspection. We'll be happy to answer your questions to the best of our ability. Again, Thank you for choosing IRONGATE HOME INSPECTIONS LLC. Steve Steve McDonald Oregon State CCB Licensed Contractor and Home Inspector CCB# OCHI# 1861 Page 3 of 27

5 Summary of Items of Concern Summary of Items of Concern On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, as they relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks. The complete list of items noted is found throughout the body of the report, including Normal Maintenance items. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors when having any work done. If the living area has been remodeled or part of an addition, we recommend that you verify the permit and certificate of occupancy. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of the report may also be a concern for you; be sure to read your Inspection Report in its entirety. Note: If there are no comments in RED below, there were no CRITICAL system or safety concerns with this property at the time of inspection. Exterior Areas Page 7 Item: 4 Siding Dry rot deterioration noted to the primary support beam at the carport. Review by a qualified carpenter is recommended. Page 9 Item: 8 Plumbing Standing water was noted in the valve boxes at the front of the structure and a leak is suspected. Recommend review by a qualified landscape contractor or plumber. Page 9 Item: 9 Decks & Steps Advanced wood deterioration noted. Dry rot, exposed screws, excess deflection, and trip hazards noted. Recommend review by a qualified carpenter. Garage, Crawlspace & Attic Page 12 Item: 2 Crawlspace Active slow drip sewer leak noted adjacent the crawlspace entrance. Recommend repair by a qualified plumber. Page 14 Item: 3 Attic Moisture stains noted adjacent the chimney. While no elevated moisture levels were detected at the time of the inspection, it is the opinion of the inspector that the chimney step flashing may require maintenence. Recommend review by a qualified roofer. Attic purlins to the left and front of the structure (area over master bath room/laundry) noted with an unsupported purlin attached to the rafters. Review by a qualified carpenter is recommended. Page 4 of 27

6 Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from ground level. 1. Roof Materials: Composition shingles Recommend installing guy wires on the service mast. No drip edge installed at the eaves and water is running between the gutter and fascia causing damage to the fascia and rafter tails. Consider installing drip edge at the eaves. Roofing over the carport does not fully extend over the rafters at the edges. Recommend installing flashing to prevent further moisture damage. Service mast over 24" without guy lines 2 layers of roofing noted with no drip edge installed at the eaves Roofing over car port stops short of the end boards Page 5 of 27

7 2. Chimney Spark Arrestor screen and cap is missing; this acts to prevent sparks from escaping and to prevent moisture, animals/birds from entering chimney. Recommend evaluation by chimney sweep when wood stoves are checked. Chimney crown and joint mortar shows sign of deterioration. Recommend having repaired as necessary. Chimney with no spark arrestor or cap Chimney crown with cracking and moss growth noted Chimney flu in serviceable condition 3. Gutters & Grading Chimney mortar deteriorating and in need of tuck pointing maintenence Information: Galvanized Gutters on the primary structure and vinyl gutters at the carport Vinyl gutter at the eave of the carport in disrepair. Clean gutters: Minor amounts of debris evident. Downspout drains onto sidewalk / driveway. Recommend exploring ways to divert water away from this area, or at the very least, recognize this as a potential ice hazard; use ice melt products and exercise caution. Moisture applied to the foundation and concrete areas surrounding a structure can result in damage such as cracking and heaving. Page 6 of 27

8 Vinyl gutter on the carport in disrepair Down spout at the rear of the structure with no extension or splash block 4. Siding Rear gutters with debris and standing water observed Information: Composition wood and wood siding, wood frame construction, concrete foundation Some areas need priming and repainting (NOTE: Many houses built before 1978 have lead-based paint). Dry rot deterioration noted to the primary support beam at the carport. Review by a qualified carpenter is recommended. Page 7 of 27

9 5. Doors Trim in multiple areas in need of paint maintenence Carport primary support beam and rafters with deterioration/dry rot observed Double deadbolt was noted at the rear access door to guest bedroom 3 (end hall at left). Due to the height and size of the window in the room this is considered an egress hazard. 6. Window Condition No major system safety or function concerns noted at time of inspection. 7. Electrical, Exterior GFCI trip test failed at the outlet under the carport. Recommend replacing the outlet. Spa panel with an open knockout. Recommend installing a cap to prevent insect intrusion. Rear motion light in disrepair. Recommend replacement. GFCI at the carport failed the trip test Spa panel with an open knockout Page 8 of 27

10 8. Plumbing Rear exterior light in disrepair Standing water was noted in the valve boxes at the front of the structure and a leak is suspected. Recommend review by a qualified landscape contractor or plumber. Water meter and primary shut off to the structure 9. Decks & Steps Valve boxes at the front of the structure filled with water Advanced wood deterioration noted. Dry rot, exposed screws, excess deflection, and trip hazards noted. Recommend review by a qualified carpenter. Page 9 of 27

11 Decking with uneven boards, exposed screw heads, and excess deflection noted 10. Drives & Walks Deck observed with areas of dry rot Information: Concrete driveway, Concrete sidewalk. Moderate cracks in driveway. Repair and / or monitor for expansion and development of trip hazards. 11. Vegetation Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways to wood destroying insects and abrade and damage siding, screens and roofs. Shrubs touching siding in some areas Page 10 of 27

12 12. NG Meter The natural gas meter and primary shut off to the location was located at the rear structure and was in serviceable condition at the time of the inspection. NG meter at the rear of the structure in serviceable condition Page 11 of 27

13 Garage, Crawlspace & Attic Note that minor settlement or hairline cracks in garage or basement slabs are not noted in an inspection, as they are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Residential inspections only include garages and carports that are physically attached to the house. They are not considered habitable, and conditions are reported accordingly. Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than 36 clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard to the inspector. We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and that the hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, which may cause condensation or even mold. Note that every attic has mold; mold is everywhere. Some attics have some minor visible mold. This is often a result of the building process, when materials get wet during construction. If there is extensive mold, or mold that appears to have grown due to poor maintenance conditions, we will report it to you, the client. If the hatch is sealed shut when we go to inspect the attic, it can only be unsealed by the owner or their representative, as our insurance prohibits us from performing any destructive testing or entry. In accordance with industry and insurance standards, we will not attempt to enter an attic that has no permanently installed steps or pull-down stairs; less than thirty-six inches of headroom; does not have a standard floor designed for normal walking; walking, in the inspector s opinion, may compromise the ceiling below; is restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we will inspect the attic as best we can from the access point, with no comments or evaluations of areas not readily viewed from the hatch area. 1. Garage No connected garage 2. Crawlspace Inspection Method: Traversed Support Material: concrete stem walls with concrete piers and wood posts Beam Material: Wood Insulated at ceiling. Sagging or fallen insulation under floor in crawl space multiple areas. Recommend re-installing. Vapor barrier is missing in areas. Recommend installing 6 mil polyethylene. Crawlspace vent damage at the rear of the structure. No access door is installed. Recommend installing. Improperly terminated branch circuit wiring noted in the crawlspace in the approximate location below the laundry area. Much of the HVAC ducting is missing insulation or damaged. Recommend review by a qualified HVAC contractor. Active slow drip sewer leak noted adjacent the crawlspace entrance. Recommend repair by a qualified plumber. Page 12 of 27

14 Crawlspace access missing cover panel Rear of structure foundation vent screen in disrepair Slow drip sewage leak from no hub cast iron wye below guest bath area Insulation not secured or fallen in many areas Branch circuit wiring not properly terminated HVAC ducting with tattered and missing insulation and crushed in some areas Page 13 of 27

15 3. Attic Fiberglass Insulation Insulation averages 3 to 4 inches. Recommend installing more. No insulation over attic hatch; recommend installation, then sealing hatch with caulk to minimize heat loss. Electrical Boxes missing clamps and bushings which is a potential shock or electrocution hazard. Wire ends are outside of a Junction Box, which is a potential shock or electrocution hazard. Moisture stains noted adjacent the chimney. While no elevated moisture levels were detected at the time of the inspection, it is the opinion of the inspector that the chimney step flashing may require maintenence. Recommend review by a qualified roofer. Attic purlins to the left and front of the structure (area over master bath room/laundry) noted with an unsupported purlin attached to the rafters. Review by a qualified carpenter is recommended. Attic purlin at left side of chimney with no purlin braces noted Multiple junction boxes in attic missing bushings or clamps Moisture staining to rafters surrounding the chimney Electrical connection to bath fan not in junction box Page 14 of 27

16 Attic purlin at left side of chimney with no purlin braces noted Page 15 of 27

17 Electric, Heat, Water Heater Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non- GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-gfci outlets within 6 of wet areas are thus protected. Also, note that most electricians agree that smoke detectors are good for about 5 years, and the breakers in your panel box have an expected life of about 20 years. Therefore, if this home was built before 1990, consider having the panel box and breakers evaluated by a licensed electrician, as an overheated breaker can result in a structural fire. If your home does not have a carbon monoxide detector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensed electrician, as these older types of panels and breakers have been known to overheat and cause house fires. Heat: The heating, ventilation, 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 test the heating and air conditioner using the thermostat or other controls. A more thorough investigation of the system, including the heat ( firebox ) exchanger, should be conducted by a licensed HVAC service person every year. Failure to do so may result in carbon monoxide escaping through cracks in a heat exchanger or flue pipe, resulting in death. 1. Electrical Panel Materials: Overhead Service, Panel box located at the exterior left, GE, No Main Disconnect visible; use all breakers to turn off power, Amperage unknown; not marked Incomplete legend noted. Recommend all breakers are labeled properly. Wires noted with excessive stripping. Improperly terminated branch circuit wiring observed. GE panel shown with the cover on and incomplete legend Over stripped wires on service panel observed Page 16 of 27

18 2. HVAC Unit Branch circuit wiring not in use should be properly terminated Information: Tempstar natural gas furnace located in utility room (shutoff at switch at front of unit, and gas line valve adjacent to unit). Temperature at the return noted at 66.4F at the start of the heating cycle with an achieved supply temperature of 125.2F = A good heating cycle differential of +58.8F. Please note: HVAC A/C cooling cycle not operated due to outside ambient temperatures below 65.0F. Most HVAC manufacturers do not recommend operating AC units below 65.0F due to the risk of damage to the equipment. Fuel Furnace: Last service date is over one year ago, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. One such area is the combustion chamber / heat exchanger where cold air blows across the "fire box", becoming the hot air that circulates throughout your home. During the life span of any furnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulate throughout the home. This is why furnace specialists recommend a complete inspection annually; consider having unit inspected by certified HVAC technician. Exterior AC unit observed with a 1996 construction date. Please note: HVAC system furnace and AC components are considered to have a year service life. This unit is nearing the end of its statistical life. 21 year old AC unit in the carport area in visually serviceable condition Tempstar furnace located in laundry area Page 17 of 27

19 Temperature at the return noted at 66.4F at the start of the heating cycle with an achieved supply temperature of 125.2F = A good heating cycle differential of +58.8F. 3. Water Heater Temperature at the return noted at 66.4F at the start of the heating cycle with an achieved supply temperature of 125.2F = A good heating cycle differential of +58.8F. Information: PEX and galvanized supply lines; plastic vent, waste & drain lines, 50 gallon GE electric Temperature Pressure drain line is missing. One should be installed to terminate within six inches of the floor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow-off. Recommend installation of seismic strapping top and bottom 1/3rd of the unit. Condensate pan drain not connected. Recommend connecting a drain to the exterior from the condensate line. Unit noted with a construction date of 1/2007. Water heater service life is considered years. This unit may be nearing the end of its statistical life. 10 year old electric water heater located adjacent the laundry room No extension on the TPR valve Page 18 of 27

20 No drain in condensate pan Page 19 of 27

21 Interior Features This inspection does not include testing for radon, mold or other hazardous materials unless specifically requested. Plumbing is an important concern in any structure. 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. Note that if in a rural location, sewer service and/or water service might be provided by private waste disposal system and/or well. Inspection, testing, analysis, or opinion of condition and function of private waste disposal systems and wells is not within the scope of a home inspection. Recommend consulting with seller concerning private systems and inspection, if present, by appropriate licensed professional familiar with such private systems. If a Septic System is on the property, pumping is generally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows. Please realize that they are not always visible, due to temperature, humidity, window coverings, light source, etc. Your inspection 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, as the inspector will not move personal items. An inspection does not include the identification of, or research for, appliances and other items that may have been recalled or have had a consumer safety alert issued about it. Any comments made in the report are regarding well known notices and are provided as a courtesy only. Product recalls and consumer product safety alerts are added almost daily by the Consumer Product Safety Commission. We recommend visiting the following Internet site if recalls are a concern to you: 1. Kitchen No GFCI protection was noted in the kitchen. One outlet was noted as a two prong outlet without any ground protection. GFCI installation is recommended. Micro hood surface light not functional at the time of the inspection. Recommend the seller replace the bulb and demonstrate operation prior to close. 2. Master Bath Light above the shower area is not wet area rated. At minimum, consider installing a LED bulb which burns at a much cooler temperature with lowers the risk of the bulb shattering if splashed with cool water. Installation of a wet area rated fixture is recommended. Shower was noted plumbed in reverse. Hot should always be to the left to prevent scalding. Page 20 of 27

22 Light in wet area not wet area approved 3. Bath (Guest) No major system safety or function concerns noted at time of inspection. 4. Plumbing & Laundry No major system safety or function concerns noted at time of inspection. 5. Interior Electric Shower hot/cold plumbed in reverse with cold to the left Open ground (or 2-wire) outlets present. This means that the 3rd (round) part of an appliance plug is not getting ground protection. This may be a concern with items such as computers and electronic devices. Connections made outside of a Junction Box adjacent the furnace in the laundry room. This is a potential shock or electrocution hazard. Ceiling mounted light in dining area noted with excessive movement and support in the attic should be reviewed for safety. Smoke Alarms - noted in the hall and 1 in the master bedroom with no smoke detectors in guest sleeping rooms which is recommended: Oregon Revised Statute States: Sale/transfer of a dwelling unit, lodging house: Dwellings may not be sold/transferred without the required smoke alarms installed in accordance with the state building code in force at the time of construction and rules of the State Fire Marshal (see OAR for installation and location requirements). Smoke alarms in manufactured dwellings follow state building code or federal manufactured dwelling construction and safety standards under ORS Review the document regarding smoke alarms at CO Alarm noted in the hall and was operational at the time of the inspection: If a home has a CO source, CO alarms are required before it can be sold. Effective April 1, 2011, sellers of one- and two-family dwellings, manufactured dwellings, or multifamily housing containing a CO source must have one or more properly functioning CO alarms before conveying fee title or transferring possession of a dwelling. (OAR ) Homes built during or after 2011 require a CO alarm regardless of the presence of a CO source. It is recommended to install them in the bedrooms and within 15 feet outside of each bedroom door. The law requires a CO alarm in each bedroom or within 15 feet of each bedroom door; however, ductwork from sources often goes directly to bedrooms, bypassing hallways outside of them. (OAR ). Page 21 of 27

23 Incorrect connection adjacent the HVAC furnace 6. Floors, Ceilings & Walls Electrical box supporting dining area light with excess movement noted in the ceiling No major system safety or function concerns noted at time of inspection. Some wall and floor surfaces were obscured by furniture and/or stored items, preventing a full evaluation of some areas. 7. Doors Pocket door in master bathroom was off track and not functional at the time of the inspection. Repair by a qualified handyman or carpenter is recommended. Closet doors missing in guest bedrooms. Pocket door in master bath in disrepair and not functional at the time of the inspection 8. Windows Window glass cracked at guest bath. See photo. Vinyl flooring lifting at the side door entry Page 22 of 27

24 9. Fireplaces & Stoves Cracked window observed in the guest bathroom No major system safety or function concerns noted at time of inspection. Have Chimney Inspected - The National Fire Protection Association ( advises that each chimney receive a Level II inspection each time a residence is sold. Inspection levels are explained at It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America ( Fireplace in the living room with no defects noted Page 23 of 27

25 A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required. Page 24 of 27

26 1. General Notes General Notes Pictures - Pictures are included to help you understand and see what I saw at the time of the inspection. They are intended to show an example or illustration of an area of concern but may not show every occurrence and may not accurately depict its severity. Also note that not all areas of concern will be pictured. Do not rely on pictures alone. Please read the complete inspection report before your inspection contingency period expires. Descriptions When outside the structure, the terms front, left, rear, and right are used to describe the structure as viewed from the main entrance, even if it does not face the address street. If you have any questions about room descriptions or locations, please contact us; it s important that you be able to identify the rooms that we discuss in your report. Structures that are occupied and fully or partially furnished at the time of the inspection many times prevent home inspectors from seeing everything, testing everything, or having access to everything. Concealed defects are not within the scope of the home inspection. Along with defects that we might not have noted due to such conditions, since the structure is still being lived in and used, additional deferred maintenance items may be present by the time escrow closes. Recommend careful observation during final walk-through and before close of escrow. Fire and carbon monoxide protection By today s standards: The installation of smoke alarm(s) is required inside of all bedrooms and in any rooms designated for the purpose of sleeping, and outside within the proximity of the doors to those rooms. Test all alarms and detectors weekly or monthly per manufacture instructions. The installation of carbon monoxide (CO) detector(s) is required in homes with fuel-fired appliances at every floor elevation and any areas where fuel-fired equipment is located. The installation of Type ABC fire extinguisher(s) at the kitchen, laundry, and garage, if applicable, is also advised. Test all of these devices monthly. Install new batteries yearly. Initiate and practice plans of escape and protection for all occupants in case any emergencies arise. Failure to repair defective or install absent alarms, detectors, and other safety equipment immediately can result in serious injury or death. For further information about fire safety and CO poisoning, consult your local fire department and your equipment manufacture(s), and read these links: and Your Home Inspection Report is not a code inspection, nor is the inspector licensed to perform any code inspections pertaining to this specific property. All code enforcement questions must be directed to the authority having jurisdiction. Contact the local building department for further details. Discussion, verbal (Discussion prior to report delivery) Your printed or ed Home Inspection Report shall always supersede any and all discussion at time of inspection. Do not rely on any verbal discussions about your home or the home inspection. Please contact me if you have any questions. Page 25 of 27

27 Drawing of structure with DR = Dry Rot, AC = Exterior AC unit, NG = Location of NG meter Page 26 of 27

28 Glossary Term A/C Drip Edge GFCI Definition Glossary 1234 Center Drive, Medford, Oregon Abbreviation for air conditioner and air conditioning Drip edge is a metal flashing applied to the edges of a roof deck before the roofing material is applied. The metal may be galvanized steel, aluminum (painted or not), copper and possibly others. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. Page 27 of 27