Inspection Source. Property Inspection Report

Transcription

1 Cover Page Inspection Source Property Inspection Report Inspection prepared for: Frank Axe & Kathy Allen-Axe Real Estate Agent: Jennifer Nelson - All Power Brokers Date of Inspection: 11/8/2012 Time: 1:00 PM Age of Home: 92 Size: 1768 Weather: Cloudy/Cool Inspector: Mark Christiansen NACHI PO Box 648, Lodi, CA Phone: (209) mchristiansen@inspection-source.com Notice to Third Parties: This report is for the sole benefit of the client(s) listed above and is not transferable to third parties or subsequent buyers. Our inspection and this report are performed in conjunction with a written agreement that defines its scope and usefulness. Unauthorized recipients are therfore advised not to rely on this report, but rather to obtain the services of an appropriately qualified home inspector of their choice.

2 Dear Client, Thank you for choosing Inspection Source to perform your home inspection. This report is a general guide and provides you with some objective information to help you make your own evaluation of the overall condition of the home and is not intended to reflect the value of the property, or to make any representation as to the advisability of purchase. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. This inspection is not a guarantee or warranty of any kind. Inspection Source endeavors to perform all inspections in substantial compliance with the Standards of Practice of the International Association of Certified Home Inspectors (InterNACHI ). As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the InterNACHI Standards. This Property Inspection Report contains observations of those systems and components that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate. When systems or components designated in the InterNACHI Standards are present but are not inspected, the reason(s) the item was not inspected is reported as well. A copy of the InterNACHI Standards of Practice is available at: These standards define the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the InterNACHI Standards of Practice so that you clearly understand what things are included in the home inspection and report. The report is effectively a snapshot of the house recording the conditions on a given date and time. Home inspectors cannot predict future behavior, and as such, we cannot be responsible for things that occur after the inspection. If conditions change, we are available to revisit the property and update our report. Cosmetic considerations are not within the scope of this report, since all properties have some degree of wear. There may be many items that even the most thorough inspection cannot reveal, which you may consider significant to ownership. Furthermore, owning any building involves some risk and while we can give you an excellent overview of the property, we cannot inspect what we cannot see. We cannot make repairs nor refer contractors for repairs or maintenance on items which our report mentions, since we abide by the Standards of Practice, Code of Ethics of InterNACHI, and the California Business and Professions Code. Note: The client is strongly advised to further investigate or contract with appropriate persons to further investigate any conditions and items in the inspection report not listed as 'OK', beyond the scope of a standard home inspection, or which may have been disclosed by any others, or which you may be concerned before the close of escrow or sooner if your residential purchase agreement has a contingency time limit. Any statements made in the body of the inspection report pertaining to right, left, front, or rear are referenced to viewing from the street and facing the dwelling. We advise clients to obtain owners manuals and warranties for all equipment and appliances installed in the dwelling. We advise clients to ask for any and all permits and inspection records with final signatures for any modifications or additions that may have been made to the dwelling, and/or any known conditions that may have been inadvertently left out of disclosure statements. Page 1 of 38

3 We advise having all exterior door locks rekeyed, and the garage opener if present, reprogrammed after taking possession of the home for security reasons. This report has been prepared for your exclusive use, as our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein. The report itself is copyrighted, and may not be used in whole or in part without Inspection Source's express written permission. Again, thank you very much for the opportunity to conduct this inspection for you. Should you have any questions, please call or us. Sincerely, Mark Christiansen NACHI # Inspection Source (209) mchristiansen@inspection-source.com 2011 Copyright Inspection Source. All Rights Reserved. Page 2 of 38

4 Health and Safety Summary Health and Safety Summary IMPORTANT NOTE: This page reflects, in RED, a brief summary of the significant deficiencies or critical concerns which are important to highlight as they relate to health or safety. Only items noted here are deemed to be health and safety concerns. This is not the complete report. Please read the entire report for all comments. Electrical Page 24 Item: 4 Sub Panel(s) The sub panel ground and neutral wires are improperly bonded. Bonding these conductors can create a shock hazard. Recommend a qualified electrician evaluate and repair as necessary. Page 24 Item: 6 Wiring Methods Missing junction box cover(s). Repair as needed. Page 24 Item: 7 Lighting, Fixtures, Switches, Outlets Page 27 Item: 11 CO Detector(s) Missing electrical cover plate(s). Repair as needed. Open Knockouts. Recommend repairing. CO detector(s) missing in required locations. Recommend replacing for the safety of the occupants. Page 3 of 38

5 1. Occupancy 2. Utilities Vacant - Unfurnished The electricity is on The water is on The gas is on Inspection and Site Details Page 4 of 38

6 Exterior In accordance with the InterNACHI Standards of Practice pertaining to exteriors, this report 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, balconies and eaves, soffits and fascias accessible from ground level. Inspectors shall also inspect adjacent or entryway walkways, patios, and driveways, vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. Inspection of the exterior and immediate surrounding areas is limited to visible and readily accessible areas. Areas hidden from view by vegetation, at or below grade level and/or behind walls or stored items cannot be judged and are not part of this inspection. Detached garages, outbuildings, sheds, barns, docks, seawalls, and carports are outsidethe scope of this inspection unless agreed upon beforehand. Concrete slabs such as walkways and driveways are prone to cracking. Cracks in concrete will only be addressed in this report if there are significant underlying structural issues or if the cracks pose a safety hazard. Concrete surfaces should be inspected every year and cracks filled with an appropriate sealant specific for the application. Oil and grease should be removed to prevent slip hazards. Similar to concrete, stucco is also prone to cracking. Cracks will only be addressed in this report if there are significant underlying structural issues. Stucco should be inspected every year and cracks filled with a high grade exterior caulk to prevent moisture intrusion. There is a possibility that homes built before 1978 have lead in the paint. For more information on this topic please refer to the EPA's fact sheet on lead paint: The purpose of caulking is to reduce air flow and moisture intrusion between cracks, seams, and utility penetrations. Controlling air flow is one of the most effective methods of saving energy. This can reduce energy usage by as much as 30%. We recommend a high quality exterior grade caulk for maximum performance and service life. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues 1. Walkways Gate does not latch. Recommend repairing and/or adjustment to restore proper function. Page 5 of 38

7 Gate does not latch. Recommend repairing and/or adjustment to restore proper function. 2. Front Porch/Entry 3. Siding Bare wood. There is bare wood on the exterior of the dwelling. Wood that is unprotected can deteriorate rapidly. Recommend painting or sealing to increase the service life of these materials. Description: Wood Siding Weathered. Recommend exterior surfaces be prepped, caulked, and painted for maximum service life. Bare wood. There is bare wood on the exterior of the dwelling. Wood that is unprotected can deteriorate rapidly. Recommend painting or sealing to increase the service life of these materials. Improper clearance to or in contact with ground. This can allow moisture and pests to enter the dwelling. Recommend repairing. Signs of previous repairs. Recommend contacting the owner to determine what problems led to the need for repairs. Wood rot. Recommend repairing. Weathered. Recommend exterior surfaces be prepped, caulked, and painted for maximum service life. Bare wood. There is bare wood on the exterior of the dwelling. Wood that is unprotected can deteriorate rapidly. Recommend painting or sealing to increase the service life of these materials. Page 6 of 38

8 Bare wood. There is bare wood on the exterior of the dwelling. Wood that is unprotected can deteriorate rapidly. Recommend painting or sealing to increase the service life of these materials. Signs of previous repairs. Recommend contacting the owner to determine what problems led to the need for repairs. Wood rot. Recommend repairing. 4. Caulking Weathered. Recommend exterior surfaces be prepped, caulked, and painted for maximum service life. Caulking repair(s) recommended. Recommend sealing to prevent moisture intrusion. Page 7 of 38

9 Caulking repair(s) recommended. Recommend sealing to prevent moisture intrusion. Caulking repair(s) recommended. Recommend sealing to prevent moisture intrusion. Caulking repair(s) recommended. Recommend sealing to prevent moisture intrusion. 5. Eaves, Soffits, Fascia Caulking repair(s) recommended. Recommend sealing to prevent moisture intrusion. Weathered. Recommend routine cleaning and painting to extend service life. Page 8 of 38

10 6. Exterior Doors 7. Exterior Door Trim 8. Exterior Windows Weathered. Recommend routine cleaning and painting to extend service life. Window(s) difficult to open. Recommend cleaning and lubricating for proper operation. Missing/damaged hardware. Recommend repairing/replacing. Missing/damaged hardware. Recommend repairing/replacing. 9. Exterior Window Trim Weathered. Recommend cleaning and painting to extend service life. Window(s) difficult to open. Recommend cleaning and lubricating for proper operation. Page 9 of 38

11 10. Rear or Side Patio Weathered. Recommend cleaning and painting to extend service life. Heavy cracking and/or deterioration. Recommend repair to prolong life. The patio is improperly sloped towards the foundation. This can allow water to infiltrate the structure. Recommend repairing to allow the drainage of water away from the structure. Patio cover ledger board improperly attached. Recommend repairing. The patio roof is improperly sloped with current roofing materials. This can allow water to infiltrate the structure. Recommend repairing to allow the drainage of water away from the structure. Patio cover ledger board improperly attached. Recommend repairing. The patio is improperly sloped towards the foundation. This can allow water to infiltrate the structure. Recommend repairing to allow the drainage of water away from the structure. Page 10 of 38

12 The patio roof is improperly sloped with current roofing materials. This can allow water to infiltrate the structure. Recommend repairing to allow the drainage of water away from the structure. 11. Steps/Railings 12. Grading Improperly sloped towards the foundation. This can cause water to infiltrate the structure or crawlspace. Recommend repairing to allow for the proper drainage of water away from the foundation. Improperly sloped towards the foundation. This can cause water to infiltrate the structure or crawlspace. Recommend repairing to allow for the proper drainage of water away from the foundation. 13. Retaining Wall(s) Cracks in retaining wall. Recommend repairing or replacing as needed. Page 11 of 38

13 Cracks in retaining wall. Recommend repairing or replacing as needed. 14. Planters Affecting the Structure 15. Vegetation Affecting The Structure Page 12 of 38

14 Roofing In accordance with the InterNACHI Standards of Practice pertaining to roofing, this report describes the roof coverings and the method used to inspect the roof. Inspectors are required to inspect the roof covering, roof drainage systems, flashings, skylights, chimneys, and roof penetrations. The following web sites are an excellent resource of information on roofs: and If any deficiencies are noted in this section, the client is strongly advised to have the necessary repairs done. Roof leaks can cause a significant amount of damage in a short period of time. All repairs should be performed by a licensed roofing contractor. Areas concealed from view by any means are excluded from this report. This section is not intended to serve as a roof certification, guarantee, or life expectancy evaluation of any kind. For further evaluation and a roofing certification, the client is strongly encouraged to consult a licensed roofing contractor. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues 1. Method of Inspection 2. Roof Covering 3. Flashings Method of Inspection: Viewed from ladder at eaves Viewed from ground level with the aid of binoculars Viewed from window Percent of Roof Visible 100% Materials: Asphalt composition shingles Page 13 of 38

15 4. Roof Penetrations Flashing(s) have exposed nails. Recommend sealing over the top of these with a roof/flashing sealant material to prevent water leaks. Flashing(s) have exposed nails. Recommend sealing over the top of these with a roof/flashing sealant material to prevent water leaks. 5. Chimney(s) Masonry chimney Exposed metal-vent chimney Cracked and/or missing mortar joints observed in the bricks of the chimney. Chimney has been rendered inoperable. Cracked and/or missing mortar joints observed in the bricks of the chimney. Chimney has been rendered inoperable. Missing top part of the chimney. Chimney has been rendered inoperable. Page 14 of 38

16 Cracked and/or missing mortar joints observed in the bricks of the chimney. Chimney has been rendered inoperable. 6. Gutter(s) Gutters contain debris. Recommend cleaning as this can lead to overflow conditions and decreased service life of the gutter. Gutters contain debris. Recommend cleaning as this can lead to overflow conditions and decreased service life of the gutter. 7. Downspout(s) Downspouts leak. Recommend repair ar replacement as necessary. Where downspouts discharge onto a lower roof, the path of the moving water could deteriorate the roofing materials prematurely and cause staining, Recommend extending the downspout along the roof to discharge into the lower roof gutter. Page 15 of 38

17 Downspouts leak. Recommend repair ar replacement as necessary. 8. Skylights Where downspouts discharge onto a lower roof, the path of the moving water could deteriorate the roofing materials prematurely and cause staining, Recommend extending the downspout along the roof to discharge into the lower roof gutter. Page 16 of 38

18 Structural Components Inspectors are required to inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are NOT required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guarantee that the foundation, and the overall structure and structural elements of the building is sound. Inspection Source suggests that if the client is at all uncomfortable with this condition or our assessment, a structural engineer be consulted to independently evaluate any specific concern or condition, prior to making a final purchase decision. Areas concealed from view by any means are excluded from this report. Insulation is not moved during the inspection. 1. Foundation 2. Method of Inspection 3. Foundation Ventilation Type of Foundation: Concrete raised perimeter with post and beam supports-crawlspace Method of Inspection: Crawled the interior area Percent Visible: 100% 4. Insulation in Foundation Space 5. Columns, Beams Description: Wood post and beams with concrete piers Beams are sagging. These components can support large sections of the structure. Recommend that a qualified contractor evaluate and repair as necessary. Post(s) out of plumb or offset from the pier. Recommend that a qualified contractor evaluate and repair as necessary. Page 17 of 38

19 Beams are sagging. These components can support large sections of the structure. Recommend that a qualified contractor evaluate and repair as necessary. 6. Floor Structure Materials: Dimensional lumber wood Joists Materials: Solid plank subfloor 7. Wall Structure Description: Wood framed dimensional lumber Limited visibility due to finishing materials. Post(s) out of plumb or offset from the pier. Recommend that a qualified contractor evaluate and repair as necessary. 8. Ceiling, Roof Structure Description: Engineered wood roof truss framing Rafters or trusses are improperly cut/bored. This can cause the component to not be able to operate as designed. Recommend that a qualified contractor evaluate and repair as necessary. Sagging to the roof structure noted. Recommend that a contractor evaluate and repair as necessary. Rafters or trusses are split. This can cause the component to not be able to operate as designed. Recommend that a qualified contractor evaluate and repair as necessary. Page 18 of 38

20 Rafters or trusses are improperly cut/bored. This can cause the component to not be able to operate as designed. Recommend that a qualified contractor evaluate and repair as necessary. Sagging to the roof structure noted. Recommend that a contractor evaluate and repair as necessary. Rafters or trusses are split. This can cause the component to not be able to operate as designed. Recommend that a qualified contractor evaluate and repair as necessary. Page 19 of 38

21 1. Attic Access Attic and Insulation Attic Inspection Method: Walked in the Attic Scuttle hole(s)located in: Bedroom 2. Percent of Attic Visible 3. Attic Ventilation Percent of Attic Visible: 100% Description: Under eave vent(s) 4. Insulation In Attic Space Attic Insulation Material: Loose fill blown in or cellulose type insulation Approximate depth in inches: 6 5. Plumbing Vent Piping Through Attic Space 6. Garage Attic Page 20 of 38

22 Heating and Air Conditioning In accordance with the InterNACHI Standards of Practice pertaining to Heating and Air Conditioning (HVAC) systems, this report describes the energy source and the distinguishing characteristics of the heating and cooling system(s). Inspectors are required to open readily openable access panels and visually inspect the installed heating equipment and associated vent systems, flues and chimneys, central air conditioning equipment, and distribution systems. Independent evaluations including the adequacy or inadequacy of heating and cooling systems such as cracked heat exchangers, air conditioning pressure tests, coolant charge, line integrity, and air balance are not within the scope of this inspection. Thermostats are not checked for calibration or timed functions. If such information is required, we suggest contacting an appropriate HVAC specialist. Inspection Source highly recommends that an annual Service and Maintenance Contract with an HVAC contractor be obtained. This maintains the entire home's heating, air conditioning and filtering system at peak efficiency thereby increasing service life. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues 1. Heating System 2. Heating Vent 3. Heating Performance 4. Cooling System Page 21 of 38

23 5. Cooling Performance 6. Energy Source 7. HVAC Distribution Systems 8. Gas Fireplace(s) Description: Prefabricated gas burning fireplace The gas control valve was not on and pilot not lit. Not inspected. Page 22 of 38

24 Electrical In accordance with the InterNACHI Standards of Practice pertaining to Electrical Systems, this report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. Electrical amperage or voltage adequacy and the testing of photoelectric cell operated fixtures is not within the scope of this inspection. Equipment or components concealed from view by any means are excluded from this report/inspection. Repairs should be a priority, and any modifications, corrections, installations, or periodic inspections of systems or aluminum wiring should only be made by a qualified and licensed electrician per California law. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues 1. Electric Service 2. Service Rating Description: Overhead Drop Service Rating: 100 amps/220 volts 3. Main Service Panel Location: Front of residence Circuit(s) within the panel are not labeled. Recommend labeling in order to quickly identify in case of emergency. Page 23 of 38

25 4. Sub Panel(s) Location: Laundry Room There are open knockout(s). Vermin can potentially enter through the openings. Recommend that a qualified person install caps as needed. The sub panel ground and neutral wires are improperly bonded. Bonding these conductors can create a shock hazard. Recommend a qualified electrician evaluate and repair as necessary. There are open knockout(s). Vermin can potentially enter through the openings. Recommend that a qualified person install caps as needed. 5. Service Grounding Description: Ground Rod Connection 6. Wiring Methods Description: Non-metallic sheathed cable Missing junction box cover(s). Repair as needed. 7. Lighting, Fixtures, Switches, Outlets Description: Grounded and Ungrounded Lights, fixtures, or receptacles appear inoperative. Repair as needed. Broken switch(es). Recommend replacing. Missing electrical cover plate(s). Repair as needed. Open Knockouts. Recommend repairing. The sub panel ground and neutral wires are improperly bonded. Bonding these conductors can create a shock hazard. Recommend a qualified electrician evaluate and repair as necessary. Page 24 of 38

26 Open Knockouts. Recommend repairing. Open Knockouts. Recommend repairing. Lights, fixtures, or receptacles appear inoperative. Repair as needed. Lights, fixtures, or receptacles appear inoperative. Repair as needed. Missing electrical cover plate(s). Repair as needed. Page 25 of 38

27 Missing electrical cover plate(s). Repair as needed. Lights, fixtures, or receptacles appear inoperative. Repair as needed. Broken switch(es). Recommend replacing. 8. Ceiling Fans Missing electrical cover plate(s). Repair as needed. 9. GFCI 10. Smoke Detector(s) 11. CO Detector(s) CO detector(s) missing in required locations. Recommend replacing for the safety of the occupants. Page 26 of 38

28 CO detector(s) missing in required locations, upstairs. Recommend replacing for the safety of the occupants. Page 27 of 38

29 Plumbing In accordance with the InterNACHI Standards of Practice pertaining to plumbing systems, this report describes the water supply, drain, waste and vent piping materials and the water heating equipment, energy source and location of the main water and main fuel shut-off valves, when readily viewable or known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps and associated piping. Full testing of whirlpool tubs is outside the scope of this inspection. We recommend that the client verifies the operation of all whirlpool tubs prior to closing of escrow or the contingency period to ensure proper operation. Shower pans, surroundings, and doors are not tested for water tightness, they are visually inspected only. Independent evaluations including the adequacy or inadequacy of water flow (such as gallons per minute), buried or concealed piping, or water quality are outside the scope of this inspection. Areas concealed from view by any means are excluded from this report/inspection. Leakage, blockage, or corrosion in underground or concealed piping cannot be detected by a visual examination. A video inspection of drain and waste lines by an appropriate specialist is recommended if the client is concerned about this possibility. Shutoff valves are not operated by the inspector as they may be prone to leakage if they have not been frequently operated. We recommend operating these valves frequently to ensure proper operation in case of an emergency. Operation of interior water valves that are not connected to appliances at the time of inspection is outside the scope of this inspection. Inspection of private waste disposal systems is outside the scope of this inspection. If a private waste disposal system is present, the client is strongly urged to have the system inspected by an appropriately qualified contractor. Some simple plumbing repairs, such as a typical trap replacement, can be performed by a competent handyman. However, any more complex issues such as incorrect venting or improperly sloped drains should be repaired by a licensed plumber. All gas related issues should only be repaired by a licensed plumbing contractor since personal safety is involved. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues Page 28 of 38

30 1. Water Supply 2. Hose Bib(s) Materials: Public municipal water supply 3. Distribution Systems Description: Copper Improper or lack of supports to pipes. Recommend repairing to prevent damage to the pipe(s). 4. Faucets 5. Sinks Stopper(s) missing/inoperable. Sink is leaking at the time of inspection. Recommend repair. Sink is leaking at the time of inspection. Recommend repair. 6. Bathtubs Stopper(s) missing/inoperable. 7. Shower(s) Page 29 of 38

31 8. Toilet(s) Toilet loose. Recommend repair as necessary. Toilet lid cracked/broken. Recommend repair/replacement as necessary. Toilet loose. Recommend repair as necessary. Toilet lid cracked/broken. Recommend repair/replacement as necessary. 9. Traps and Drains Toilet loose. Recommend repair as necessary. Slow, less than functional drainage observed. Recommend repair as necessary. Corrugated/flex plastic used as drain piping. This material should not be used for this application. The corrugations trap bacteria and are subject to frequent clogging. Recommend replacing as needed. Page 30 of 38

32 Slow, less than functional drainage observed. Recommend repair as necessary. 10. Flow and Pressure Corrugated/flex plastic used as drain piping. This material should not be used for this application. The corrugations trap bacteria and are subject to frequent clogging. Recommend replacing as needed. 11. Waste, Drain, Vent Piping Waste System Type: Public sewage disposal system Description: ABS Improper supports being used. Recommend repairing to prevent damage to piping. Plumbing not vented properly. Recommend evaluation by a qualified person for repair or replacement. Plumbing not vented properly. Recommend evaluation by a qualified person for repair or replacement. Improper supports being used. Recommend repairing to prevent damage to piping. Page 31 of 38

33 12. Water Heater Description: Gas conventional storage tank Seismic Strapping: Seismic strapping in place. 13. Water Heater Vent System Description: Metal single wall vent pipe 14. Gas Distribution Description: Iron pipe Shutoff Location: Gas meter. Page 32 of 38

34 Interior In accordance with the InterNACHI Standards of Practice pertaining to Interiors, inspectors are required to inspect walls, ceilings and floors, steps, stairways and railings, installed countertops and a representative number of installed cabinets, and representative number of doors and windows. New paint and flooring can remove or conceal evidence of any past conditions that may have been present prior to the work being done. We recommend inquiring about any past conditions that may no longer be visible. Garage door(s) and automatic garage door operators are inspected for proper function and the operation of installed safety features. If the home is occupied, the possessions of the owner necessarily conceal some areas/items. These are exempt from inspection. All reasonable attempt is made to more closely inspect behind the owner's possessions if any hint of a problem is found or suspected. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues 1. Walls and Ceilings 2. Flooring 3. Interior Doors Interior door(s) stick and/or do not latch. Recommend adjustment to restore proper function. Page 33 of 38

35 Interior door(s) stick and/or do not latch. Recommend adjustment to restore proper function. 4. Closets Interior door(s) stick and/or do not latch. Recommend adjustment to restore proper function. 5. Stairways, Steps, Railings 6. Countertops 7. Cabinets and Vanities Page 34 of 38

36 Appliances No opinion is offered as to the adequacy of dishwasher operation. Oven self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved and the condition of any walls or flooring hidden by them cannot be judged. How to read the report: Check boxes marked: 'OK' items in serviceable condition and are operational for the intended purpose. 'RRM' are items that need to be repaired, removed, or maintained. 'NI' items that are not inspected. 'NP' items that are not present. Items in Red are Health and Safety Issues 1. Dishwashers Missing air gap. This keeps the dishwasher from flooding if the garbage disposal backs up. Recommend installing for proper function. Missing air gap. This keeps the dishwasher from flooding if the garbage disposal backs up. Recommend installing for proper function. 2. Garbage Disposal 3. Ranges, Ovens, Cooktops Description: Gas range Page 35 of 38

37 4. Microwave Page 36 of 38

38 When It's Beyond The Scope: Beyond the Scope Concealed Areas: If areas of the home are inaccessible or concealed from the inspectors view, then an inspection of that area did not take place. 1) Request that any information about any hidden problems be revealed to you about these inaccessible or hidden areas from the seller prior to the close of escrow. 2) Return to the property prior to the close of escrow and perform a walk through inspection of your own after the owner's belongings have been removed. 3) If your inspection or information reveals hidden damage or concerns contact a qualified specialist or your inspector for a return visit. Permits or Building Code Violations: If you are concerned about building code violations or building permit information you should: 1)Contract with a company te research permit information available at the appropriate building department office. 2)If you have additional concerns with regard to code violations you may contract for a code compliance survey for the property. A typical home inspection is not such a service. Geological Stability: Soil condition or stability is not determined during the home inspection. Should you decide to obtain a geological report of the site conditions you might contact a geological inspection firm through your real estate agent or a non-profit association of geotechnical engineers for referral. Structural Stability or Engineering Analysis: Engineering analysis of a building's structure is performed only by a licensed structural engineer with the use of measurements, calculations, or other scientific evaluation. Engineering is beyond the scope of a typical home inspection. To receive an inspection and report on the structure by an engineer, ask your real estate agent or a non-profit association of structural engineers for referral. Sewer Blockage: Check with the seller for information about the history of the ewer or private waste disposal system. Having a drain service company video review and service the main drain line to be sure it is open and flowing before the close of escrow is recommended on all homes. Radio Controlled Devices: Numerous devices in homes that are operated with remote controls are not within the scope of this inspection. For information about these devices we suggest that you Page 37 of 38

39 obtain a list of all the remote controls from the seller. The operation of the overhead garage door opener will be tested using the permanent control button provided in the house or garage. Many radio controlled devices have changeable codes which you may want to consider altering for your safety. You may wish to contact the installer or manufacturer for additional information and evaluation. Reinspection and Repairs: Should a reinspection be requested a fee may be applied for this additional service. Reinspections are only performed on items not accessible at the time of the original inspection or that were unable to be inspected due to utilities not turned on. Should repairs be necessary we suggest they be performed by appropriate persons and that work complies with applicable laws, permits, and approval requirements. Mold, Mildew, Fungus, and Microbial Organisms: Mold, mildew, fungus, and microbial organisms commonly occur in areas that show evidence of or have the potential for leaking, moisture intrusion, and/or inadequate ventilation. The identification of the organisms is beyond the scope of this home inspection. Any area or item exhibiting such conditions can be a health hazard to some people. If concerned about the possibility, we recommend further investigation be performed by a certified industrial hygienist to determine if circumstances exist for the incubation and presence of microbial contamination. Product Recalls, Safety Alerts, and Home Warranties: Product recalls and consumer product safety alerts are added almost daily. If you are concerned about appliances or other items installed in the home that may be on such lists, you may wish to visit the US Consumer Product Safety Commission web site. A basic home inspection does not include the identification or research for appliances and other items installed in the home that may be on the CPSC lists. You may also wish to consider purchasing a home warranty service so as to offset the potential cost of repair to household items and systems that are included on the home warranty service. This home inspection service is not a home warranty service and we strive to accurately reflect the condition of the property and its components on the day of the inspection only. No guarantees are made for future performance on any of the appliances or structures that were inspected. Environmental Hazards or Materials: Identification of environmental hazards, materials, or conditions including: lead, asbestos, radon, or other types of toxic, corrosive, reactive, or combustible contaminants, as well as susceptibility to wildfire and flood are outside the scope of this inspection. Homes built before 1979 may have products in them that contain some amounts of asbestos or lead. Determining the presence of these products is beyond the scope of this report. An environmental survey is not part of a home inspection. This service is available by contracting with an appropriate specialist.. Page 38 of 38