Real Estate Inspection Report Prepared Exclusively for: Eddy/June Haskell on 1/1/15
1966 Americana Dr Roseville, CA
Inspection Performed and Report Prepared by:
Rick Hartmann, ACI ASHI Certified Inspector ICC Certified Residential Building, Mechanical and Electrical Inspector ICC Member #5224824 Certified Installer, Roof Tile Institute www.homeinspectionplus.com
Report #Sample15 NOTICE TO THIRD PARTIES The contents of this report are for the sole use of the client named above and no other person or party may rely on this report for any reason or purpose whatsoever without the prior written consent of the inspector who authored the report. Any person or party who chooses to rely on this report for any reason or purpose whatsoever, without the express written consent of the inspector, does so at their own risk and by doing so without the prior written consent of the inspector, waives any claim of error or deficiency in this report.
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PO Box 102 Lincoln, CA 95648
Phone : 916.316.7587
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STANDARD RESIDENTIAL INSPECTION AGREEMENT THIS IS INTENDED TO BE A LEGALLY BINDING CONTRACT, PLEASE READ IT CAREFULLY
Client: Eddy/June Haskell Inspection Address: 1966 Americana Dr
Report #:Sample15 Roseville, CA
SCOPE OF THE INSPECTION: The real estate inspection to be performed for Client is a survey and basic operation of the systems and components of a building which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the general condition of the building(s). Inspector will prepare and provide Client a written report for the sole use and benefit of Client. The written report shall document any material defects discovered in the building's systems and components which, in the opinion of the Inspector, are unsafe, significantly deficient, not functioning properly or are/appear to be at the end of their service lives. The inspection shall be performed in accordance with the Standards of Practice of the American Society of Home Inspectors(ASHI®), available upon request, at http://www.homeinspectionplus.com/ASHISOP_March2014.pdf and is limited to those items specified therein. CLIENT’S DUTY: Client agrees to read the entire written report when it is received and promptly call Inspector with any questions or concerns regarding the inspection or the written report. The written report shall be the final and exclusive findings of Inspector. Client acknowledges that Inspector is a generalist and that further investigation of a reported condition by an appropriate specialist may provide additional information which can affect Client's purchase decision. Client agrees to obtain further evaluation of reported conditions before removing any investigation contingency and prior to the close of the transaction. In the event Client becomes aware of a reportable condition which was not reported by Inspector, Client agrees to promptly notify Inspector and allow Inspector and/or Inspector's designated representative(s) to inspect said condition(s) prior to making any repair, alteration, or replacement. Client agrees that any failure to so notify Inspector and allow inspection is a material breach of this Agreement. ENVIRONMENTAL CONDITIONS: Client agrees what is being contracted for is a building inspection and not an environmental evaluation. The inspection is not intended to detect, identify, or disclose any health or environmental conditions regarding this building or property, including, but not limited to: the presence of asbestos, radon, lead, urea-formaldehyde, fungi, molds, mildew, PCBs, Chinese drywall or other toxic, reactive, combustible, or corrosive contaminants, materials, or substances in the water, air, soil, or building materials. The Inspector is not liable for injury, health risks, or damage caused or contributed to by these conditions. GENERAL PROVISIONS: The written report is not a substitute for any transferor's or agent's disclosure that may be required by law, or a substitute for Client's independent duty to reasonably evaluate the property prior to the close of the transaction. This inspection Agreement, the real estate inspection, and the written report do not constitute a home warranty, guarantee, or insurance policy of any kind whatsoever. No legal action or proceeding of any kind, including those sounding in tort or contract, can be commenced against Inspector/Inspection Company or its officers, agents, or employees more than one year from the date Client discovers, or through the exercise of reasonable diligence should have discovered, the cause of action. In no event shall the time for commencement of a legal action or proceeding exceed two years from the date of the subject inspection. THIS TIME PERIOD IS SHORTER THAN OTHERWISE PROVIDED BY LAW. This Agreement shall be binding upon and inure to the benefit of the parties hereto and their heirs, successors, and assigns. This Agreement constitutes the entire integrated agreement between the parties hereto pertaining to the subject matter hereof and may be modified only by a written agreement signed by all of the parties hereto. No oral agreements, understandings, or representations shall change, modify, or amend any part of this Agreement. Each party signing this Agreement warrants and represents that he/she has the full capacity and authority to execute this Agreement on behalf of the named party. If this Agreement is executed on behalf of Client by any third party, the person executing this Agreement expressly represents to Inspector that he/she has the full and complete authority to execute this Agreement on Client's behalf and to fully and completely bind Client to all of the terms, conditions, limitations, exceptions, and exclusions of this Agreement. SEVERABILITY: Should any provision of this Agreement be held by a court of competent jurisdiction to be either invalid or unenforceable, the remaining provisions of this Agreement shall remain in full force and effect, unimpaired by the court's holding. MEDIATION: The parties to this Agreement agree to attend, in good faith, mediation with a retired judge or lawyer with at least 5 years of mediation experience before any lawsuit is filed. All notices of mediation must be served in writing by return receipt requested allowing 30 days for response. If no response is forthcoming the moving party may then demand binding arbitration under the terms and provisions set forth below. ARBITRATION: Any dispute concerning the interpretation or enforcement of this Agreement, the inspection, the inspection report, or any other dispute arising out of this relationship, shall be resolved between the parties by binding arbitration conducted in accordance with California Law, except that the parties shall select an arbitrator who is familiar with the real estate profession. The parties agree that they shall be entitled to discovery procedures within the discretion of the arbitrator. The arbitrator shall manage and hear the case applying the laws of the State of California to all issues submitted in the arbitration proceeding. The award of the arbitrator shall be final, and a judgment may be entered on it by any court having jurisdiction. Any disputes are to be arbitrated by: Construction Dispute Resolution Services, LLC
Client acknowledges having read and understood all the terms, conditions, and limitations of this Agreement and voluntarily agrees to be bound thereby. Client acknowledges having read and understood the Standards of Practice of the American Society of Home Inspectors (ASHI®).
Client:_________________________________________________________________________ Client:_________________________________________________________________________
Date:________________ Date:________________
Inspector:_
Date:________________
Rick Hartmann, President, Home Inspection Plus, Inc___________
The fee for this inspection and report is $400 and is due and payable on the date of the inspection. If any utilities are not activated on the date of the inspection and a re-inspection is desired, client will incur a $150 re-inspection fee.
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INTRODUCTION A Real Estate Inspection is a non-invasive, visual examination designed to identify material defects in the systems, structures and components of a building, as they exist at the time of the inspection. A material defect is a condition that significantly affects the value, desirability, habitability or safety of a building. Style or aesthetics shall not be considered. Cosmetic conditions are not reported on. Remember, owning a house is like owning a car; it needs regular maintenance and repairs. What works fine today, may not work tomorrow. Because a Real Estate Inspection is general in nature and not technically exhaustive, there may be deficiencies mentioned in the report calling for further review by specific trades persons. These reviews may reveal additional deficiencies or conditions other than those mentioned in the report. All reported conditions and recommendations referenced in this report should be addressed by competent and state licensed contractors/specialists in the appropriate trades during the contractual contingency time allowed before the sale/escrow closing date and before the transfer of title. This should include cost estimates for corrections. This home inspection and report follows the current Standards of Practice published by the American Society of Home Inspectors (ASHI). A copy of these Standards of Practice can be obtained at http://www.homeinspectionplus.com/ASHISOP_March2014.pdf This is a VISUAL inspection. No destructive discovery is performed. I do not dismantle equipment. I cannot see hidden defects. Please ask the seller to disclose any known conditions about the home and to provide receipts/warranties for any and all repair work done in the past. It is the clients sole responsibility to read this report in its entirety and to research any and all building permits required by the authority having jurisdiction regarding the property in contract before the completion of the transaction. This report is prepared for the client listed below in accordance with our signed inspection agreement, attached to this report and is subject to the terms and conditions agreed upon therein. This report is not to be used as substitute disclosure and is intended for the exclusive use of the client(s) only. A verbal consultation is part of the inspection. If you were not present during the inspection, please call me for a discussion of the entire report. The inspection represents the current condition of the visually inspected areas of the property on the date of the inspection. Removal of personal items by the property owner may reveal defects which weren't visible during the inspection. Conditions may change between the date of the inspection and the title transfer date. A final verification of condition/walk-through prior to the close of the transaction will help protect against unexpected surprises. The inspection is not a warranty or guarantee of any kind. The purchase of a home warranty and roof certification is recommended.
CLIENT & SITE INFORMATION: 1.1 FILE #: Sample15
1.2 INSPECTION DATE: 1/1/15
1.3 INSPECTION TIME: Inspection Began @ 9:00 AM
1.4 CLIENT NAME: Eddy/June Haskell
1.5 SELLING AGENT: Darlene Long
All American Realty
1.6 INSPECTION SITE: 1966 Americana Dr
1.7 CITY/STATE: Roseville, CA
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CLIMATIC CONDITIONS: 1.8 COMMENTS: The outdoor weather conditions were clear. The approximate outdoor temperature was between 70-75F. The soil conditions at the exterior of the home were dry.
DEFINITIONS: 1.9 HEALTH AND/OR SAFETY CONCERN: [HSC] A deficiency in a readily accessible, installed system or component that is judged by the inspector to be/could be a significant risk of a health or safety concern to the occupants/building; the risk may be due to damage, deterioration or improper installation.
1.10 MAINTENANCE, REPAIR, REPLACEMENT AND/OR REVIEW: [MRR] The deficiency noted is either not functioning properly or significantly deficient.
1.11 UPGRADE RECOMMENDED: [UR] Upgrades are systems or components that may not have been available or have been improved/changed since the building was constructed. These may be, but not limited to safety related items, such as GFCI outlet location requirements, smoke alarm location requirements, changes in building safety standards and the installation of safety glass where subject to human impact. These can also be items, which in the opinion of the inspector, can be made safer/better.
1.12 NOTE: [NOTE] This term is used to identify components/conditions which, in my opinion, do not significantly affect the safety, desirability, habitability or value of the structure. I felt you should be aware of its existence/condition.
1.13 HOW TO READ THE REPORT: Each deficiency in the report, lists what the deficiency is, where is it and why it is a concern. At the end of the comment, the appropriate tradesperson for further evaluation will be listed. EXAMPLE: [MRR] The toilet in the downstairs bathroom is loose on the floor. This can eventually result in leakage and damage to the structure. Plumbing Contractor.
1.14 USE OF COLORS, UNDERLINING, BOLDING, ETC: You are required to read the entire report. I only use special characters and colors to highlight particular conditions and for your convenience. The ENTIRE report should be considered important and read thoroughly.
1.15 NORMAL SERVICE LIFE: Normal service lives for systems/components are calculated by using the information published by the National Association of Home Builders. http://www.nahb.org
1.16 ENVIRONMENTAL ISSUES: The home inspection does not determine the presence of environmental hazards including, but not limited to, mold, asbestos, allergens, toxins, carcinogens, electromagnetic radiation, noise, radioactive substances, and contaminants in building materials, soil, water, and air. If you are concerned about the possible presence of any environmental hazards, recommend a competent environmental contractor be contacted for an analysis of the building during the contractual contingency time allowed before the sale/escrow closing date and before the transfer of title.
1.17 PHOTOGRAPHS AND LOCATIONS: Photographs, when used, are simply a tool to convey my findings. They are not intended to enhance those findings or diminish any findings not photographed. Locations ie: left or right are referenced as if I am standing at the front of the home.
1.18 AHJ: Authority Having Jurisdiction - Usually, the local building department.
1.19 GFCI: Ground Fault Circuit Interrupter Outlet - These breakers/outlets detect ground faults in order to protect people from electrical shock. These outlets are sometimes identified by "test and reset" buttons. A GFCI outlet may also protect other outlets not identified as a GFCI protected outlet.
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WATER AND WASTE DISPOSAL It is beyond the scope of the inspection to verify if the water supply comes from a public or private source. Verify with your Real Estate Agent, Seller and AHJ. It is beyond the scope of the inspection to determine if the buildings sanitary drainage system discharges into a public or private waste disposal system(municipal sewer or septic system). Verify with your Real Estate Agent, Seller and AHJ. During the inspection, I will flow at least 150 gallons of water through the waste piping system. This does not guarantee that solids will also flow through the piping, if the sewer line maintains a straight, downward slope or if it is 100% intact. The only way to be certain that there are no concerns with the main sewer line is to have a video inspection of the main sewer line.
OTHER INFORMATION: 1.20 OCCUPIED? Yes. The home is furnished and occupied. I do not move personal items. Pay particular attention to the location of personal items, such as but not limited to furniture, floor and wall coverings so at your final walk-through, you can see what wasn't visible today. I could not access every electrical outlet. I could not access every window. The removal of personal items may reveal conditions which were obstructed from view during the inspection. Recommend a thorough walkthrough during your final verification of condition. Recommend walking through every room and opening every cabinet, looking for anything not noted on this or any other inspection report(s).
1.21 PEOPLE PRESENT: Selling Agent and Purchaser
GROUNDS GROUNDS INSPECTION: 2.1 OBSERVATIONS/INSPECTED ITEMS: Concrete walkways and driveways were inspected. Fencing was inspected and gate(s) operated. The home is located on a flat building site. Inlets and portions of an underground drainage system were observed. These are not inspected for functionality. Ensuring that drainage flows away from the home and maintaining yard drains should be part of a regular maintenance schedule. Surface grade adjacent to the home was observed. Irrigation control valves were observed, but not operated. Electronic sprinkler timers, if present, are not inspected. Refer to seller. Deficiencies are noted below.
BACKYARD STRUCTURES: 2.2 CONDITIONS:
[MRR] The trellis structure at the rear yard is not secured to prevent it from lateral(forward and backward) movement. It's loose. Competent Contractor.
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VEGETATION: 2.3 CONDITIONS:
[MRR] Shrubbery was noted to be against the building. This will hold moisture against the siding and is conducive to pest infestation. Recommend keeping all shrubbery trimmed 6-8" away from the building. Landscape Contractor.
IRRIGATION SYSTEM: 2.4 CONDITIONS:
[MRR] Several irrigation control valves at the front of the home are leaking. Expect maintenance, repairs and adjustments to the irrigation system. Landscape Contractor.
SAFETY: 2.5 CONDITIONS:
[HSC] One wood divider at the left side of the driveway is damaged and sticking up. This poses a trip concern. Competent Contractor.
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ROOF AND EXTERIOR: ROOF AND EXTERIOR INSPECTION: 3.1 INSPECTED ITEMS: The roof covering was walked upon. The concrete roof tiles were inspected. Flashings, roof penetrations and rain gutters were inspected. Deficiencies are noted below.
3.2 CONDITIONS:
[MRR] The hip and ridge areas of the roof have deteriorated roofing paper under the hip/ridge tiles, exposing bare wood. This will allow wind driven rain under the tiles and can result in a roof leak. When the roof covering was installed, it was common to lay roofing paper over the wooden hip nailer and place the hip tiles over it. This method left openings between the field tiles and hip tiles, where sunlight could hit the roofing paper and deteriorate it. Today, while roof tile installation guidelines still allow roofing paper to be used as weather blocking material, most roofing contractors install metal, mortar, preformed plastic, pressure-sensitive adhesive rolls or other material designed for that purpose, to prevent wind driven rain from getting under the tiles. Roofing Contractor.
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[MRR] There are several broken roof tiles at various locations. Broken roof tiles will allow water and sunlight onto the roofing paper and eventually result in a roof leak. Several cracked roof tiles have been adhered in the past. Cracked roof tiles should be replaced because the adhesive does not last when subjected to sunlight. Roofing Contractor. [NOTE] Solar panels atop the roof prevented me from viewing the roof tiles beneath.
[MRR] Several roof tiles have slid/are sliding out of position. Roof tiles which have slid out of position, exposing the felt paper to sunlight, will result in deterioration of the roofing paper and will eventually result in a roof leak. Leaves/debris observed at valley areas. Clogged valleys will prevent water from draining properly. Roofing Contractor.
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[MRR] Valley flashing is not cut for the full width at the edge of the roof. Water allowed to drain under the tiles can result in a roof leak. Roofing Contractor.
3.3 FLASHINGS AND RAIN GUTTERS:
[MRR] Several plumbing vent flashings do not have a rubber collar, leaving a gap between the vent pipe and the flashing. This will allow water to leak into the attic. An inexpensive rubber skirt can be slid over the vent pipe to correct this condition. Roofing Contractor.
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[MRR] Several vent flashings do not extend 4" past the lower course of tiles. Several attic vent flashings have a 'gulley', which will allow water to drain below the tiles. Roofing Contractor.
EXTERIOR INSPECTION: 3.4 INSPECTED ITEMS: Stucco and brick veneer wall coverings were inspected. No deficiencies were observed.
HEATING/AIR CONDITIONING/FIREPLACE HEATING AND COOLING SYSTEM INSPECTION: 4.1 OBSERVATIONS/INSPECTED ITEMS: The gas-fired forced air split system was operated in heat mode, using the manual controls at the thermostat and warm air was found to be coming from the supply registers. This is a zoned system, with thermostats located in the hallway and master bedroom. When operated independently, conditioned air was found to only be coming from activated zones. The front furnace panel cover(s) were removed and the interior of the furnace was inspected. The heat exchanger was not visible. The furnace vent was inspected. Visible portions of the ducting system were inspected. The furnace is located in the garage. The central cooling system was inspected. The cool air temperature differential, taken at the return air register and the closest supply register to the evaporative coil was noted to be between 15F-22F. This reading falls within normal industry standards. It is beyond the scope of the inspection to determine if the air conditioning system is sized properly, if the distribution system is balanced or can adequately cool the home in warmer weather. The energy source for the A/C condenser is electrical and an approved electrical disconnect is located at the unit. Visible portions of the primary condensate line were inspected and found to be exiting the building at an approved location. Deficiencies are noted below.
4.2 CONDITIONS:
[MRR] Due to the age of the HVAC system(23 years), it is recommended that a competent HVAC contractor review the HVAC system. This should include an examination of the heat exchanger. While still functional, the HVAC system has reached the end of its normal service life(20 years). Recommend budgeting for a replacement.
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COOLING SYSTEM: 4.3 CONDITIONS:
[MRR] Inadequate clearance observed around the A/C condenser. This manufacturer requires at least 10" of clearance away from the cooling fins to allow for proper ventilation of the unit. This condition can reduce the efficiency of the unit, may reduce its service life and may void any warranties. HVAC Contractor. http://www.alpinehomeair.com/related/Goodman_Condensing_Unit_Install_Instructions.pdf
FIREPLACE INSPECTION: 4.4 INSPECTED ITEMS: A pre-fabricated, wood burning fireplace was inspected. The hearth and mantle were inspected. The chimney was viewed, looking up from the firebox and from the exterior. A gas log lighter is installed. It is beyond the scope of the inspection to operate it. Deficiencies are noted below.
4.5 CONDITIONS:
[HSC] A C-Clamp type device, to keep the fireplace damper partially open, is not installed. This is an inexpensive device which clamps onto the damper. It ensures that the damper stays at least partially open, so when you operate the fireplace and forget to open the damper, products of combustion(carbon monoxide) will not enter the home. Competent Contractor. [MRR] The rear refractory panel is cracked. Fireplace Contractor.
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ELECTRICAL SYSTEM ELECTRICAL: 5.1 INSPECTED ITEMS: The electrical service is provided by an underground feeder connected to the main service panel located the left side of the building. The main breaker is located inside the panel. The interior of the panel was inspected. Over current protection devices(breakers) were inspected. Service entrance cables and raceways are underground and inside the wall and could not be observed. The electrical system is a 120/240V service and is rated at 200 amps. The service grounding method was observed to be a copper conductor connected to a conductor or rebar embedded in the foundation. The predominant branch circuit wiring consists of non-metallic cable with copper conductors. A representative number of installed lighting fixtures, switches, and receptacle outlets were inspected. GFCI outlets were inspected. Ceiling fan(s) were inspected. Determining if they are installed properly is beyond the scope of the inspection. The doorbell rang when the button was pressed. A security system was observed. It is beyond the scope of the inspection to test or inspect it. Recommend a security company evaluate the system. Most security companies will provide a free assessment of the system. Deficiencies are noted below.
SWITCHES, RECEPTACLES, OUTLETS AND LIGHTING FIXTURES: 5.2 CONDITIONS:
[HSC] The outlet next to the side garage door light switch is not GFCI protected. Electrical Contractor. Suggestion: It is considered acceptable if a non-GFCI protected single pole outlet is installed at this location.
[MRR] The front porch light and coach light at the front of the garage were not functional. They may be on a light sensor circuit, but I could not locate it. Refer to seller. The coach light is loosely mounted. Electrical Contractor.
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[MRR] Lamp cord used to power the ceiling fan in the garage is stapled to the ceiling. This is improper and if the cord became loose, it could become tangled in the fan blades. The fan is not installed properly. Electrical Contractor.
SMOKE ALARMS/CARBON MONOXIDE ALARMS: 5.3 INSPECTED ITEMS: One smoke alarm and one carbon monoxide alarm were observed in the hallway. No deficiencies were observed.
5.4 CONDITIONS: [UR] Current building standards require smoke alarms in all sleeping rooms and areas serving sleeping rooms. None were observed in the bedrooms. Current building standards also require that all smoke alarms be electronically connected, so if one sounds, they all do. You may wish to have corrections performed for increased occupant safety. Electrical Contractor. It is beyond the scope of the inspection to test smoke and/or carbon monoxide alarms. I only report on their presence/absence and any obvious visual defects. Recommend changing the batteries and having a competent person test the alarms before sleeping in the home. For optimum safety, you may wish to have photo-electric type smoke alarms installed. These have be known to be quicker at detecting smoldering type fires.
PLUMBING PLUMBING SYSTEM INSPECTION: 6.1 INSPECTED ITEMS:
The main water supply valve is located at the right side of the garage. The natural gas meter and main gas shut off valve are located at the left side of the home. Visible portions of the copper interior water supply piping were inspected. Visible portions of the buildings interior ABS plastic piping sewage and vent system were inspected. Hot and cold water shut-off valves were observed for a washing machine, but not operated. The washing machine drain line was not operated. All accessible fixtures and faucets were operated. The water heater is located in the garage and is 50 gallons in size. The water heater is approximately 4 years old and powered by natural gas. Visible portions of the water heater vent were inspected. The seismic strapping is sufficient. The power source for the clothes dryer is a 240V electrical connection or natural gas connection. Deficiencies are noted below. COPYRIGHT © 2015 Home Inspection Plus, Inc
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FIXTURES AND FAUCETS: 6.2 CONDITIONS:
[MRR] The master tub valve is difficult to operate. The guest bathroom tub valve is leaking. Plumbing Contractor. If the home is served by natural gas or liquid propane gas(LPG), it is recommended to have the gas supplier perform a safety inspection of the gas system before the end of your inspection period. This service is usually free. The supplier may use specialized inspection tools and/or methods that exceed the requirements of this inspection. It is also recommended that a wrench, capable of turning the main gas shut off valve OFF in case of an emergency, be readily accessible.
WATER HEATER: 6.3 CONDITIONS:
[NOTE] The drain valve at the water heater was leaking. I tightened it and the leak stopped. I cannot be 100% certain that this will not re-occur. Recommend keeping your eye on it to make sure.
LAUNDRY AREA: 6.4 CONDITIONS:
[HSC] Dryer vent observed to be filled with lint/debris. Recommend a competent contractor clean the dryer vent. Dryer vent fires are one of the leading causes of structure fires.
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INTERIOR WINDOWS AND DOORS: 7.1 INSPECTED ITEMS: All accessible windows, interior and exterior doors were inspected and operated. Deficiencies are noted below.
7.2 WINDOW CONDITIONS:
[MRR] The fixed pane windows in the guest bedrooms and the rear sliding glass door panels have lost their hermetic seals. This is allowing condensation/streaking between the panes of glass. Glazing Contractor.
7.3 DOOR CONDITIONS:
[HSC] The door between the home and garage was found to have a door stop installed. This will allow the door to stay open. Recommend it be removed so the door cannot remain open for fire safety.
[NOTE] The door leading from the garage to the side yard has a doggie door installed. This opening is large enough for a person to crawl through. You may wish to take precautions to secure this opening/replace the door.
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For safety reasons, recommend changing/re-keying all of the exterior door locks upon taking possession of the property.
INTERIOR WALLS, CEILINGS AND FLOOR COVERINGS: 7.4 INSPECTED ITEMS: Visible areas of the interior walls, ceilings and floor coverings were inspected. Deficiencies are noted below..
7.5 CONDITIONS:
[MRR] Carpeting was observed to be soiled/worn at several areas. Carpeting has burn damage in the master closet. Flooring Contractor. IMPORTANT INFORMATION ABOUT MOLD This limited, visual inspection WILL identify any moisture staining and discolorations on building materials IF VISIBLE. When homes are furnished and occupied, all areas cannot be viewed. If areas are inaccessible, no one can see anything. If you choose to accept the conditions of the home without the removal of furniture, personal belongings(ie: purchasing a tenant occupied property or allowing the current seller to rent back), or fail to thoroughly walk through the home during your final verification of condition, you run the risk of discovering a condition after you have purchased the home. Then, it will be up to you to perform repairs/corrections. If VISIBLE moisture staining and discoloration is present, the ONLY way to determine if there is mold growth in walls, under cabinets, behind baseboards, under carpeting/flooring materials, and any inaccessible/non-viewable area is to perform destructive testing and air sampling. This should always be done by a competent, state licensed remediation contractor before the close of the transaction. I do not perform destructive testing. I do not perform air sampling. The scope of this limited, visual inspection IS NOT a mold inspection. For more information about mold, please visit http://www.cal-iaq.org/phocadownload/mold_in_home_2009.pdf
VEHICLE DOORS: 7.6 INSPECTED ITEMS: The garage door is a sectional, metal door. The pressure sensitive reverse mechanism was found to operate properly, reversing the door when physically blocked from closing. Deficiencies are noted below.
7.7 CONDITIONS:
[HSC] The optical sensor safety device operated intermittently. It only reversed the door after I blocked the beam 3 times as the door was closing. I did this twice. This is a child safety concern. Overhead Door Contractor.
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BATHROOMS BATHROOM(S) INSPECTION: 8.1 INSPECTED ITEMS: All bathtub(s) and shower(s) were inspected. I do not leak test shower pans or tubs. Bathtub and shower surrounds, including glass shower doors and enclosures were inspected. Safety glass markings were observed in glass enclosures. The toilet(s) were found to be secure and functional. All countertops, sinks, cabinets and flooring in the bathroom(s) were inspected. Ventilation method(s) in the bathroom(s) consisted of ventilation fans and openable windows. No deficiencies were observed.
KITCHEN KITCHEN AND APPLIANCE INSPECTION: 9.1 INSPECTED ITEMS: The burners on the electric range were operated and found to be functional. The oven responded to normal user controls. I do not verify temperature. A wet towel was put into the microwave and ran for 10 seconds. The towel got hot. Determining microwave leakage is beyond the scope of the inspection. The range ventilation method is a fan incorporated into the microwave. It was found to be functional. A garbage disposal was observed and operated. The inspection is limited to turning it on and off. A dishwasher was observed and ran through the normal wash cycle. Cleaning adequacy cannot be determined. All cabinet doors and drawers were opened and closed. Countertop surfaces were inspected. Deficiencies are noted below.
9.2 CONDITIONS:
[HSC] Anti-tip bracket for the range is not installed. This bracket should be installed behind the rear foot of the range to prevent it from tipping forward, in case a child were to step on an open oven door. Competent Contractor.
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STRUCTURE STRUCTURE INSPECTION: 10.1 INSPECTED ITEMS: A concrete slab foundation is installed. Because of floor coverings, the condition of the concrete slab was not observable and excluded from this inspection. Due to wall coverings, foundation anchoring components were not visible. Verification would require destructive testing. The attic access is located behind the light panel in the laundry room. The attic area was entered and inspected. The roof framing system was inspected. Roof penetrations were observed. The attic insulation is a loose fill type. No vapor retarder was observed and not required in this area. Attic ventilation openings were observed and are sufficient. The wall structure is wood framing. The roof and ceiling structure is wood trusses. Deficiencies are noted below.
GARAGE: 10.2 CONDITIONS:
[HSC] Attic ladder installed in the garage ceiling is not a fire-rated assembly. The purpose of having a fire-rated assembly, like a self closing, self-latching and fire rated door is to prevent the passage of smoke/flame into the attic in the event of a fire. If you plan on keeping the attic ladder in place(not recommended) a 16 penny nail should be driven through the ladder brackets. Wood screws do not have the shear strength that nails do. Competent Contractor.
ATTIC AREA: 10.3 CONDITIONS:
[NOTE] Storage of personal items in the attic above the garage may cause damage or sagging to the roof/attic framing system. This area is not designed for storage.
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WOOD DETERIORATION: 10.4 CONDITIONS:
[MRR] Wood deterioration observed at roof sheathing at the front of the home. It is beyond the scope of the inspection to probe for wood deterioration. You were made aware of this condition because it was obvious and repairs to affected areas are advised. Recommend a state licensed pest control operator perform a pest inspection before the end of your inspection period.
SWIMMING POOL/SPA INSPECTION DECKING AND DRAINAGE: 11.1 OBSERVATIONS: The concrete decking and site drainage was observed. Inspection and testing of underground drainage systems is beyond the scope of the inspection. No deficiencies were observed.
POOL SURFACE: 11.2 OBSERVATIONS: Visible portions of the pool body, including tile were inspected. Conditions are noted below.
11.3 CONDITIONS:
[MRR] The pool plaster surface is worn/rough. Determining the remaining life expectancy of the pool plaster is beyond the scope of the inspection. Pool plaster surfaces generally last for 20 years, if the proper chemical balance is maintained. You may wish to have a pool plastering contractor review the pool plaster and provide cost estimates for corrections before the end of your inspection period. Recommend budgeting for corrections, if no corrections are made now.
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PUMPING EQUIPMENT: 11.4 PUMP/MOTOR OBSERVATIONS: The 1.5 hp filter pump was inspected and manually operated from the control panel and was found to circulate water in the pool. Deficiencies are noted below.
11.5 CONDITIONS:
[MRR] Water leak observed between the pump motor and pump housing. Pool Contractor. [UR] As of Jan. 1, 2008, filtration pumps sold with a capacity of 1HP or higher must be capable of operating at two or more speeds. They must now be 2-speed, or variable speed pumps. These newer pumps will also provide an energy savings for the home. You may wish to have it replaced. For a good video comparing the energy cost savings between single speed and variable speed pumps, please visit http://www.youtube.com/watch?v=4dIz4R-1d2k
POOL FILTER: 11.6 PRIMARY FILTERING OBSERVATIONS: The pool filter was observed to be a cartridge filter.
11.7 FILTER PRESSURE GAUGE:
[MRR] The pressure gauge at the top of the filter housing read 19 psi when the pump was on. This indicates a clogged or dirty filter. Recommend cleaning/changing the filter. The dial showing when the filter should be cleaned can be re-set to a clean pressure reading.
11.8 CHLORINATOR:
[NOTE] A floating chlorine dispenser was observed. These are usually not the best way to keep the pool sanitized, because the dispenser tends to 'settle' in one area and the chlorine will leach onto the plaster in one spot and COPYRIGHT © 2015 Home Inspection Plus, Inc
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DRAIN(S): 11.9 OBSERVATIONS: An anti-entrapment type drain cover was observed.
CLEANING SYSTEM: 11.10 OBSERVATIONS: A pool sweep system is installed. Deficiencies are noted below.
11.11 CONDITIONS: [MRR] No pool sweep hoses or cleaner head were observed. Refer to seller. Recommend budgeting for a replacement.
SKIMMER & BASKET: 11.12 OBSERVATIONS: A pool skimmer, with basket and weir door were inspected. No deficiencies were observed.
POOL LIGHT: 11.13 OBSERVATIONS: A Fiberstars fiber optic pool lighting system was observed. Deficiencies are noted below.
11.14 CONDITIONS:
[MRR] The pool lighting system was not functional. I attempted to operate it from the remote control in the kitchen without success. No manual means to operate the pool light were observed. Best practices should include a manual means to operate the pool light. Pool Contractor.
VISIBLE PLUMBING LINES, VALVES AND WATER FEATURES: 11.15 OBSERVATIONS: Visible portions of the plumbing pipes and valves were inspected. No deficiencies were observed.
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HEATERS: 11.16 OBSERVATIONS:
A solar heating system was observed and operated from the manual control switch. The automatic valve was found to be functional. No leakage observed at the solar panels atop the roof. Calibration of solar thermostats cannot be determined, nor can I determine if the solar control panel is functional. Refer to seller.
ELECTRICAL: 11.17 OBSERVATIONS: The sub-panel for the pool equipment was inspected and no deficiencies were observed. The GFCI receptacle outlet at the pool electrical panel was tripped, using the test button and it was functional, cutting power to the outlet. I could not ascertain if this circuit also protects the pool lighting system. No deficiencies were observed.
BARRIERS, FENCES, GATES AND DOOR ALARMS: 11.18 OBSERVATIONS: Barriers(fencing and gates) and door alarms were observed. Deficiencies are noted below.
11.19 CONDITIONS:
[HSC] Door alarms were found to be inoperative. This poses a child safety concern. Competent Contractor.
[HSC] The metal gate at the left side of the home does not self-close. This poses a child safety concern. Competent Contractor.
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POOL SERVICE: 11.20 RECOMMENDATIONS: It is recommended that all pool owners learn how to operate and maintain their pools safely. Water chemistry is very important. There are pool companies which can service the pool on a regular basis and maintain the swimming pool. Recommend a competent pool contractor be consulted before draining the pool. High ground water levels may cause the pool to lift if drained improperly. In addition to barriers and other child safety devices, there is no better method to ensuring a childs safety than adult supervision. - Assign an adult to supervise children in and around the swimming pool and spa. This is needed whether there is one parent or guardian present or numerous adults present such as during a family event or party. - Maintain constant eye-to-eye supervision with children in and around the swimming pool and spa. - Remove children from the swimming pool and spa area for any distraction such as a telephone call, use of restroom, etc. - Issue the adult supervisor an item such as a whistle, bracelet, etc. to reinforce which adult is in charge of the safety of the children. - "Floaties" or other inflatable flotation devices are not life jackets and should never be substituted for adult supervision. - Maintain a clear view (no trees, bushes or other obstacles) from the home to the swimming pool and spa. - Ensure any adult responsible for the children know the emergency services telephone number and also your location address in the event emergency personnel are needed to be called to the scene. - Learn how to perform Cardiopulmonary Resuscitation. Classes are available from the American Red Cross www.redcross.org/take-a-class I reserve the right to make any corrections, changes, modifications, or additions to this report within 48 hours of delivery. Thank you for choosing Home Inspection Plus, Inc! Please call me if you have any questions now or in the future. Rick Hartmann 916.316.7587
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