. InspectPro...Your Property Inspection Professional Inspection Report Clients Name Frank and Lisa Smith Property Inspected: 1357 York Road (707) 277-8200 (707) 277-0313 fax Date: Time: firstname.lastname@example.orgSylvan StengeCREIA Certified InspectorAmerican Institute of InspectorsA.I.I. # 1215California LicensedGeneral Building Contractor# 358843 Since 1978Prepared for the sole use of:Frank and Lisa SmithThis report is for your exclusive use in determining the physical condition of the property inspected. Although a thorough inspection ofthe property was made, we wish to CAUTION you that conditions may change and equipment may become defective. The reportshould not be construed as a guarantee or warranty of the premises or equipment, or future uses thereof (Mechanical Warrantee plansare available). Our SERVICE AGREEMENT provided additional details. PLEASE READ IT CAREFULLY. The inspection, by definition,deals with an existing structure which may have older types of plumbing or wiring. It is very probable these systems would not meetpresent standards, although the systems may have met requirements at the time they were installed.THIS IS A VISUAL, WALK-THROUGH INSPECTION. Though they are sometimes mentioned as a courtesy, "cosmetic" issues are notgenerally addressed in this report. These issues are subjective in nature and generally do not affect the durability and serviceability ofthe components of the building.A representative sample of digital images may be included as a part of the inspection report. The images, when provided, are notintended to be a comprehensive photographic documentation of the inspection, but only to augment the descriptive text in the body ofthe report.THIS REPORT IS PROTECTED BY COPYRIGHT! REPRODUCTION, IMITATION, OR DUPLICATION OF THE REPORT WILL BESUBJECT TO PENALTIES PROVIDED BY FEDERAL COPYRIGHT LAWS.WARNING.... This report cannot be sold or transferred! The Client agrees to indemnify, defend and hold harmless the inspectioncompany from third party claims relating to this inspection report.
Report Table of ContentsPROPERTY INSPECTION REPORT 3GENERAL PROPERTY INFORMATION 3GROUNDS 3EXTERIOR 4ROOFING 5GARAGE - CARPORT 6LAUNDRY 7KITCHEN 8INTERIOR ROOMS 9BEDROOMS 10BATHROOMS 11GENERAL-INTERIOR 12ATTIC 13FOUNDATION 13HEATING & COOLING SYSTEMS 15ELECTRICAL SYSTEM 16PLUMBING SYSTEM 16SUMMARY 17
PROPERTY INSPECTION REPORTCLIENT AND INSPECTION INFORMATION INSPECTION LOCATION: 1357 York Road. CITY/STATE/ZIP Kelseyville, CA. CLIENTS NAME: Frank and Lisa Smith. GENERAL PROPERTY INFORMATIONUTILITY SERVICES SEWAGE DISPOSAL: GROUNDSTOPOGRAPHY RETAINING WALLS: The driveway retaining wall has minor damage at the top end. The concrete and block retaining walls appear to be serviceable and functional. Weep holes were not designed into either wall. This may cause water to back up and exert excessive pressure on the wall but has not produced any visible adverse affects at this time. The interlocking concrete block retaining wall appear to be functional at this time. However. There is no evidence of geo-fabric laid into the soil and interwoven between the blocks that is generally required when this type of wall exceeds 30" in height. The purpose of the fabric is to keep the wall form failing. ROOF DRAINAGE: Downspouts and underground drainage piping have been used. The testing of underground drainage systems is beyond the scope of this inspection. Please ask owner about condition or perform your own testing before the close of escrow. It is further recommended that any underground drainage system be flushed at least once a year. The underground roof drainage terminates at the right-front. The pipe discharge is eroding the soil. Suggest installing a device that spreads out the water discharge. FOUNDATION DRAINAGE: Marginal drainage noted at the rear. Consideration should be given to be altering the grading or installing underground drainage in order to lead water away from the foundation. This may help with the water under the house. TOPOGRAPHY REMARKS: We make no guarantees as to the adequacy of the drainage. Please ask sellers to disclose any known drainage issues.FENCING/GATES FENCE CONDITION: Serviceable and functional. GATES: The left gate is wedged closed and the right gate needs a latch adjustment.OTHER STRUCTURES NOT INSPECTED: Inspection of the gazebo was not ordered and is not included in this report.
EXTERIOREXTERIOR STRUCTURE SIDING CONDITION: Composite siding appears to be serviceable and functional. All brands of composite siding are prone to deterioration if not properly maintained. Siding must be kept free of damaging moisture by painting regularly, paying special attention to the caulking of all butt joints and sealing of end grains. Siding that has already begun to show signs of edge checking may be preserved by thoroughly cleaning and applying a coat of a quality primer to the edges. This should be followed by a top coat of quality exterior paint. Your inspector makes no guarantees as to the future performance of your composite siding. PAINT/STAIN CONDITION: The paint appears to be "weathered". Suggest repainting to prevent deterioration of the siding. MOLDINGS & TRIM CONDITION: Serviceable and functional. TRIM AND PAINT CONDITION: Some weathering noted. Suggest painting to preserve wood. EAVES/OVERHANGS A out of place frieze block and attic vent screen CONDITION: was noted. This may allow insects to enter and nest in attic. Water stains were noted at the front left and where the porch eave meets the garage wall. The source of the water is thought to be gutter leaks but this was not confirmed. CAULKING CONDITION: As a preventative maintenance measure we recommend caulking/sealing all voids between siding, trim, windows and gaps to avoid the possibility of water intrusion. EXTERIOR OTHER CONDITIONS Openings in the siding were found. This may allow water to enter the wall cavity and/or invite pest infestation. Suggest filling the gaps/holes with sealant.* Note: It is impossible to determine the existence of waterproof window flashings or their proper installation as they arehidden within the structure of the wall. It is the sellers responsibility to disclose any known past or present water intrusionconditions.Please refer to your pest report for further information regarding the condition of your siding, trim and other woodmaterials. Your pest inspector is the authority on these materials.ENTRY DECK DECKING MATERIAL The decking material is wood. DECKING CONDITION: Appears serviceable and functional. STRUCTURAL CONDITION Earth/wood contact was found. This is a common condition found at decks that can invite pests and accelerate deterioration. Your pest inspector is the authority for this condition. Please consult your pest report.
DECK RAILINGS: A broken corner post was found. This is a safety concern. STAIRS: Serviceable and functional. STAIR RAILINGS: Serviceable and functional. DOOR The door is serviceable and functional. DOOR BELL: Installed and working. EXTERIOR LIGHT(S): Appears serviceable and functional. EXTERIOR ELECTRICAL: GFCI protection is provided to the exterior outlet.PATIO LOCATION: The patio is located at the rear of the house. MATERIAL: Concrete. GENERAL CONDITION Serviceable and functional. REAR DOOR: Serviceable and functional. EXTERIOR LIGHT(S): Serviceable and functional. EXTERIOR ELECTRICAL: An exterior GFCI outlet is installed and is functional. Suggest operating periodically to ensure reliability.DECK LOCATION The deck is located at the second story front of the house. DECKING MATERIAL The decking material is wood. DECKING CONDITION: Appears serviceable and functional. DECK RAILINGS: Serviceable and functional. DOOR The door is serviceable and functional. EXTERIOR LIGHT(S): Appears serviceable and functional. ROOFINGGENERAL ROOFING CONDITION INSPECTION METHOD: Walked on the roof. ROOFING MATERIAL: Composition Shingles. ROOFING CONDITION: The roof appears to be serviceable and functional. RIDGES: Appears serviceable and functional. ROOF PITCH (slope): Pitch is adequate for the type of roofing installed. ESTIMATED AGE: This appears to be the original roof. LIFESPAN: The statistical life average of this roofing product is 20-25years. ROOFING LAYERS: One. ATTIC VENTS: There are vents at the eave and ridge.
VEGETATION: Vegetation overhangs the roof and the debris is accumulating on the roof, most notably where the upper story sidewall meets the lower roof. Debris is accumulating against the siding and may promote deterioration.. Recommend periodic roof cleaning to assure water is not trapped on the roof. ROOF FLASHINGS: Serviceable and functional. RAIN GUTTERS: A leak or drilled hole was found at the right front gutter. The gutters are collecting debris from nearby vegetation and will need periodic cleaning. Consideration should be given to the addition of gutter screening as an upgrade. DOWNSPOUTS: Serviceable and functional.CHIMNEY #1 TYPE/MATERIAL There is a metal flu and the chimney chase is covered with siding material. GENERAL CONDITION: Intact. SPECIFIC CONDITIONS Suggest painting siding to prevent wood deterioration. RAIN HOOD/SPARK ARRESTOR A combination rain hood/spark arrestor has been installed. CHIMNEY CAP: A metal chimney cap is installed. ROOF JOINT: The chimney/roof joint appears serviceable and functional. GARAGE - CARPORTGARAGE GENERAL CONDITION: Appears serviceable and functional. SIZE Two car. FLOOR CONDITION Concrete appears serviceable and functional. Normal settling cracks were noted. FIRE WALL CONDITION: Serviceable and functional. WINDOWS: Serviceable and Functional. OTHER CONDITIONS: Wet drywall and moisture stains noted on the ceiling above the water heater. This may indicate a leak in the shower drain above.
GARAGE DOORS HOUSE DOOR: Serviceable and functional. YARD DOOR: Serviceable and functional. MAIN GARAGE DOOR(S): Serviceable and functional. AUTO-DOOR OPENER(S): Automatic door opener is operational. Testing of the remote sender is beyond the scope of this evaluation. AUTO-REVERSE-PRIMARY The safety reverse system is operational but it is suggested that adjustments be DOOR: made so that less down force is applied before the door reverses. Your inspector adjusted the down-force for safety and to eliminate a service call. Please be sure to do any final adjustments so that the tension is set to your satisfaction.GARAGE ELECTRICAL ELECTRICAL WIRING: Exposed romex wiring was found below the 7 level. This is generally not permitted and is a safety concern. Also noted line splices in the same area without the use of proper junction boxes and covers. Suggest placing all wire splices in electrical boxes for safety.GARAGE GFC I & OUTLETS GFCI OUTLETS The outlet for the sump pump and tankless water heater are not GFCI protected. Since GFCI protection is required in the garage, the outlet must be a single-plug receptacle. This is a safety concern. Single-plug outlets are readily available at hardware and home stores. Additionally, the outlet nearest the side door is not GFCI protected. This is generally not permitted and is a safety concern.LIGHTING INTERIOR LIGHTING One of the fluorescent fixtures did not function at the time of the inspection. EXTERIOR LIGHT: Light(s) appear serviceable and functional. LAUNDRYLAUNDRY INTERIOR LOCATION: Laundry is in a separate room. GENERAL CONDITION ACCEPTABLE. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home. HEATING DEVICE: No room heating was identified.LAUNDRY WASHER/DRYER ASSOCIATED FIXTURES WASHER HOOKUPS: Did not test. WASHER DRAIN: Did not test. The testing of the washing machine drain is beyond the scope of this inspection. DRYER POWER SUPPLIES: An electric outlet has been provided for the dryer. DRYER VENTING: On the exterior of the house, the dryer vent cap is stuck open. This condition may allow pests to enter the home. Cleaning the lint from around the opening may be all that is required, otherwise a new inexpensive cap may be installed. Detection of blockage in the dryer vent system is beyond the scope of this inspection.LAUNDRY FACILITIES CLOSET STORAGE: There is a closet.
KITCHENKITCHEN OTHER INCLUDED AREAS An eating area is included with the kitchen. GENERAL CONDITION: ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. OUTLETS: The outlets in the eating area appear to be wired incorrectly. This is a safety concern. A licensed electrician, should further evaluate this condition. The dishwasher and disposer are connected to the counter appliance circuit. This is generally not permitted. These units are required to have their own separate circuit. KITCHEN GFCI OUTLETS The required GFCI protection required at all kitchen outlets has not been provided. Protection has only been provided at the outlets nearest the sink. This is a safety concern. GFCI protection is required for all outlets over kitchen counters, except outlets for a refrigerator or freezer.CABINETS-COUNTERS-SINK CABINETS: The corner-cabinet turntable is not operational due to disconnection of the spindle at the top. The under sink area is warped/deteriorated from leaks under the sink. Moist conditions can lead to the growth of mold. It is thought that there may be a relationship between some types of mold and some illnesses. The damage appears to have been from a past leak. COUNTERTOPS: Serviceable and functional. SINK: Serviceable and functional. FAUCET: The sprayer and hose are bundled up under the sink. This could be a source of water leakage. SINK DRAIN: Serviceable and functional. PLUMBING LEAKS: None apparent at this time.APPLIANCES
DISHWASHER: The air gap has been bypassed. This is a potential water contamination/health issue should the sewer ever back up. GARBAGE DISPOSAL: The disposer was functioning at the time of the inspection. RANGE or COOK TOP: Electric: Serviceable and functional. The burners are tested only to determine that they energize or produce a flame. EXHAUST FAN: The recirculation-type range hood is functioning normally at this time. However, the filter does not have the charcoal layer necessary for smoke removal. BUILT-IN MICROWAVE: Yes. The unit does energize. Complete testing of all functions and power output is beyond the scope of this inspection. REFRIGERATOR WATER A water supply is provided at the refrigerator opening. It was not tested. SUPPLY: INTERIOR ROOMSEach room is visually examined to the extent allowed by the presence of the owners possessions if any. Generalcomponents and systems checked are: ceiling, walls, floor covering, windows, doors, storage facilities, lighting andelectrical outlets.ENTRY GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. EXTERIOR DOOR: The door shoe scrapes on the threshold. Your inspector repaired this item as a courtesy. CLOSET STORAGE: There is a closet.LIVING ROOM GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. WINDOWS: The seal in one of the small front windows is coming loose. EXTERIOR DOOR: The door to the exterior is operational. However, a screen door is not installed. SMOKE DETECTOR: See comments in the General Interior section of this report.HALLWAY GENERAL CONDITION ACCEPTABLE. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home.
BEDROOMSBEDROOM #1 LOCATION: Rear Master. GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. DOOR: The door hits the jamb at the top and cannot be closed. EXTERIOR DOOR: The door to the exterior is operational. However, a screen door is not installed. LIGHTING: Room has no permanent built in lighting. One of the outlets is controlled with the light switch. Your inspector has marked the switched outlet with an erasable colored marker for your convenience. SMOKE DETECTOR: See comments in the General Interior section of this report.BEDROOM #2 LOCATION: Front Master. GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. DOOR: The door skin is damaged. The door drags on the carpet. HEATING DEVICE: The heating is was not functional in this section of the house. FIREPLACE There is a sealed gas fireplace but the pilot light was not lit so the unit was not operated. Lighting pilot flames is beyond the scope of a home inspection. SMOKE DETECTOR: See comments in the General Interior section of this report.BEDROOM #3 LOCATION: Hall - Front. GENERAL CONDITION ACCEPTABLE. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home. LIGHTING: Room has no permanent built in lighting. All of the outlets except one are controlled by the switch. Your inspector has marked the un-switched outlet with an erasable colored marker for your convenience. SMOKE DETECTOR: See comments in the General Interior section of this report.BEDROOM #4 LOCATION: Hall-Rear. GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. LIGHTING: Room has no permanent built in lighting. One of the outlets is controlled with the light switch. The controlled outlet is the one closest to the switch. OUTLETS: The outlet nearest the door had power but no ground. This is a safety concern. Often (but not always) this is caused by a bad connection in the outlet box which can be easily repaired. SMOKE DETECTOR: See comments in the General Interior section of this report.
BATHROOMSBATHROOM #1 LOCATION: Rear Master. GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. DOOR: The door latch does not engage. An adjustment may be all that is needed. GFCI OUTLETS GFCI outlet(s) is installed and appears to be working properly. Suggest operating periodically to ensure reliability. BATH VENTILATION: Ventilation is provided by an open window only. It is highly recommended that an exhaust fan be added as an upgrade. BATH FIXTURE: The tub/shower pan and surround were found serviceable and functional. SHOWER ENCLOSURE: The glass door/panels are serviceable and functional. TUB/SHOWER PLUMBING: Serviceable and functional. TUB/SHOWER DRAIN: Appears serviceable and functional. VANITY: Serviceable and functional. COUNTERTOPS: The one-piece sink and counter is serviceable and functional. SINK DRAIN The stopper control rod is missing at the left sink. FAUCET: The right sink hot water control is loosely mounted. TOILET: Serviceable and functional.BATHROOM #2 LOCATION: Front Master. GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. DOOR: The door drags on the carpet and is difficult to slide. GFCI OUTLETS GFCI outlet(s) is installed and appears to be working properly. Suggest operating periodically to ensure reliability. HEATING DEVICE: No room heating was identified. BATH VENTILATION: The fan is operational. BATH FIXTURE: The shower and tub are separate. TUB: The tub has an air blower. The inspector was unable to operate the unfamiliar controls. TUB SURROUND: Appears serviceable and functional. Note: The waterproof integrity of ceramic a shower surround is beyond the scope of this inspection. Resealing of the grout or re-caulking is considered normal maintenance. SHOWER PAN: Serviceable and functional. SHOWER SURROUND: Appears serviceable and functional. Note: The waterproof integrity of a tile shower surround is beyond the scope of this inspection. Resealing or caulking the grout is considered normal maintenance. SHOWER ENCLOSURE: The door seal does not hold the door closed. TUB/SHOWER PLUMBING: Serviceable and functional. TUB/SHOWER DRAIN: The tub drain may be leaking as noted by the wet and stained ceiling in the garage. SINK: Serviceable and functional. SINK DRAIN Serviceable and functional. FAUCET: Serviceable and functional. SINK PLUMBING LEAKS: None apparent at this time. TOILET: Serviceable and functional.BATHROOM #3 LOCATION: Hall. GENERAL CONDITION ACCEPTABLE EXCEPT AS NOTED BELOW. The general condition of the ceiling, walls, windows, door, flooring, lighting and outlets is "serviceable and functional" consistent with the age of the home with exceptions noted below. GFCI OUTLETS GFCI outlet(s) is installed and appears to be working properly. Suggest operating periodically to ensure reliability. HEATING DEVICE: No room heating was identified.
BATH VENTILATION: The fan is operational. BATH FIXTURE: The tub/shower pan and surround were found serviceable and functional. SHOWER ENCLOSURE: No provision for shower enclosure is present. TUB/SHOWER PLUMBING: Water is available at the tub spout but there was only a dribble at the showerhead. TUB/SHOWER DRAIN: Appears serviceable and functional. SINK: Serviceable and functional. SINK DRAIN Serviceable and functional. FAUCET: Serviceable and functional. SINK PLUMBING LEAKS: None apparent at this time. TOILET: Serviceable and functional. GENERAL-INTERIORGENERAL INTERIOR CEILINGS: Water stains noted in the garage. See body of report for locations. WALLS: The walls and ceilings have been recently painted. While this is a very desirable feature, it may have masked otherwise noticeable deficiencies. Ask sellers about the history of this area. WALL INSULATION: Determination of the presence of in-wall insulation is beyond the scope of this inspection. Insulation was required in California in the early 1980s and homes built since that time generally have insulation in the walls. MOISTURE ENTRY: Unless otherwise noted elsewhere in this report there was no apparent evidence of moisture entry at this time. In order for the inspector to discover roof or wall leaks, there must be obvious visible signs such as stained or wet wall or wet sheathing at the eave on the day of the inspection. Stains on the attic structure do not necessarily mean that there is a current leak unless it is wet on the day of the inspection, as the home may have been built during wet weather, producing the stains. Also, always ask the seller to disclose any known past or present leaks, along with subsequent repairs, as there is no substitute for occupying a dwelling through a variety of seasonal conditions. GENERAL INTERIOR REMARKS: As a security precaution, buyers should consider re-keying the locks immediately after close of escrow. Unless this home was vacant, the presence of furniture, paintings, floor coverings, personal property, etcetera, will have made some areas and components inaccessible and therefore not inspected.WINDOWS MATERIAL: Vinyl. PANES: There are both dual and single pane windows used in this home. STYLE: Sliding. BAD THERMO-SEALS: None were identified. FUNCTION: Serviceable and functional. SCREENS: Window screens are installed. WINDOWS GENERAL Due to daily changes in humidity and temperatures, it is beyond the scope of this REMARKS: inspection to verify, with total certainty, the integrity of all of the thermo-seals . Every effort was made to identify them when possible. If solar screens were installed, or the windows were dirty, the evaluation becomes nearly impossible. Blinds and other window coverings are beyond the scope of a whole house inspection. All windows may not have been inspected and/or operated due to inaccessibility.STAIRWAYS RISER/TREAD RATIO: Complies with safety standards. HEAD CLEARANCE: Adequate. RAILINGS: The railings are in sturdy condition.OTHER GENERAL INTERIOR SMOKE DETECTORS: The wired smoke detectors have been removed and replaced with battery operated devices. This is generally not permitted. A home of this age is required to have hard-wired and interconnected smoke detectors.
ATTICATTIC METHOD OF INSPECTION: Access was limited to observation from the hatches with a high powered light due to inadequate clearance around duct work/framing or unsure footing under insulation. ATTIC ACCESS LOCATION(S): Master closets. STRUCTURE: Appears serviceable and functional. TRUSS SYSTEM: The roof system is constructed with factory-made trusses. ROOF SHEATHING: Oriented Strand Board sheathing. ATTIC VENTILATION: The vents at the eave are mostly blocked by insulation in the upper attic. Suggest moving insulation away from vents for proper ventilation which aids in preventing moisture buildup in the attic. ATTIC INSULATION: The type of insulation is fiberglass batts. The insulation in the upper attic varies between 4" and over 8" and some spots have no insulation. Adding additional insulation as an upgrade may improve the overall efficiency and comfort of the home. LEAK EVIDENCE: There is no current visible evidence of leakage into the attic area. ATTIC ELECTRICAL: Some electrical junction boxes in the upper attic do not have a cover and the wires are exposed. This condition may be easily corrected with the installation of an inexpensive cover. HVAC DUCTING: Serviceable and functional. EXHAUST FAN DUCTING: The kitchen and/or bathroom exhaust fans appear to be ducted through the roof and/or sidewalls. FOUNDATIONRAISED FOUNDATION ACCESS LOCATION(S): The access hatch is in a bedroom closet. FOUNDATION CONDITION: Serviceable and functional. STEM WALL: Concrete. FOUNDATION CRACKS: Typical hairline cracks and/or small surface voids were noted. These generally have no structural significance. ANCHOR BOLTS: Installed.
CRAWL SPACE METHOD OF INSPECTION: Entered inside and inspected all of the accessible areas. Access was limited to 60% due to inadequate clearance around the duct work where it makes one area inaccessible. VENTILATION: The ventilation is adequate. STRUCTURE: Appears serviceable and functional. SUPPORT TYPE: Pier & Post. GIRDER/JOISTS Appear serviceable and functional. WOOD SEPARATION FROM Earth to wood separation appears to be adequate. SOIL MATERIAL DETERIORATION: None was identified by visual examination. Please refer to your pest report for further information regarding this condition and other possible related items. Your pest inspector is the authority on this condition. SOIL CONDITION: The under-floor area is muddy. MOISTURE: Areas of ponding water were noted. SUMP PUMP CONDITION: The sump pump is installed in such a way as to not allow free operation of the float switch. Suggest changing the orientation of the pump to allow the switch to work. The sump pump pipe is broken where it exits the house on the right side. PLUMBING: A leak in the waste connection under the tub was found.
HVAC DUCTING: Ducting was found in contact with the soil. Ducts should be strapped as close as possible to the floor joists or dirt removed to provide clearance. Contact with the ground may allow moisture to enter and create an environment for mold growth. A duct was found terminating under the house near the garage. The consequences of this are unknown. Insulation is missing from some of the ducting. This is not energy efficient. HEATING & COOLING SYSTEMSHEATING SYSTEM LOCATION/TYPE The furnace is part of a "gaspack". The furnace and air conditioning are incorporated in one unit, mounted at the exterior of the home. ENERGY: Propane. HEATING AREA: Only the original sections of the home are heated. The added bedroom/bath area above the garage is not heated. Habitable spaces are required to have heating. VISUAL CONDITION: Appears serviceable and functional. APPROXIMATE AGE: Appears to be the original unit. ESTIMATED LIFESPAN: According to industry experts, the average life of a heat exchanger in the U.S. is 15 years. However, I have found that most units last 20-30 years or more. BLOWER MOTOR: Appears to operate smoothly. FILTER LOCATION The filter is located in the return air grill. THERMOSTAT: Programmable. COMBUSTIBLE CLEARANCE: Clearance to combustibles is adequate. GAS SUPPLY PLUMBING: Serviceable and functional. SUPPLY AIR TEMPERATURE: The temperature spread is within the manufacturers specifications or the acceptable norms.AIR CONDITIONING LOCATION/TYPE The air conditioning is integral with the gas furnace. TESTING: We are unable to evaluate the working condition of A/C unit(s) at low ambient temperatures. The ambient air temperature must remain at or above 65 degrees for 24 hours in order to prevent harm to the compressor. ELECTRICAL DISCONNECT: There is a service disconnect near the condenser unit and the proper value circuit breaker in the main panel.
ELECTRICAL SYSTEMENTRANCE PANEL SERVICE DROP: Overhead: clearance to the ground is adequate. MAIN DISCONNECT SIZE: 200 amps. HOUSE GROUND CONNECTION: UFER. CIRCUIT DISCONNECTS: Circuit Breakers. PANEL LABELING: The breakers were labeled but the text or markings are beginning to fade or become unreadable. Recommend that the labeling be updated with more permanent and readable text. OTHER CONDITIONS: The screw that retains the dead panel is missing. This may allow access to live power. This is a safety concern.Analyzing electrical overloads is technically exhaustive beyond the scope of a typical home inspection. Asksellers about any known overload conditions such as frequent breaker tripping. Alternatively, the services of alicensed electrical contractor may be engaged.ELECTRICAL SYSTEM SYSTEM TYPE: 3 Wire System. VOLTAGE: There is a 120/240 volt system installed. WIRING TYPE: Romex - Nonmetallic plastic sheathing. MAIN BRANCH WIRING: Copper. GFCI OUTLETS: We highly recommended that the buyer upgrade/repair any of the following outlets that are not already GFCI protected. Bathrooms, kitchens (over all counters), exterior and garage. Please refer to referenced areas of this report to determine which outlets do not have this protection. OUTLET TESTING: Outlets were randomly tested. The testing of every outlet is technically exhaustive and beyond the standards of the industry. In a occupied house, the furniture or in-use condition of the outlets may have prevented the testing of any outlets in some rooms. VISIBLE WIRING CONCERNS: Yes. See notations elsewhere in this report. OTHER ELECTRICAL SYSTEM It is common for some homes to have switches with no apparent purpose. The seller REMARKS: generally knows their location and purpose, if any. If concerned, check with seller prior to the close of escrow. PLUMBING SYSTEMPLUMBING SYSTEM GENERAL CONDITION: Appears serviceable and functional. WATER SUPPLY: Mutually owned water company. WATER PIPE TYPE (INSIDE PEX (cross-linked polyethylene). Note: Pipes which are not visible are not part of these STRUCTURE): conclusions. This may be due to the location of the pipes inside walls, hidden by insulation, ducts or other materials. WATER PRESSURE AND 65 PSI. The water pressure is within recommended parameters. Industry recommended VOLUME: water pressure is between 30-80 Pounds per Square Inch. SUPPLY PIPE LEAKS: No detectable leaks were noted at time of inspection. HOSE BIBS: Sample operated, appeared serviceable. WASTE PIPE TYPE: Plastic waste lines. Note: Waste lines which are not visible, such as pipes in inaccessible areas or under the slab foundation, are not part of these conclusions. WASTE TREATMENT: Public sewer. Hookup to the public sewer system is assumed but has not been verified. Please verify this with your realtor and/or public records. WASTE PIPE LEAKS: Leaks in the waste plumbing are evident. See related comments in the Foundation section of this report. DRAIN FLOW: The drains appeared to be free-flowing. Please see "Remarks" below. PLUMBING REMARKS: Only the sink, tub/shower and toilet drains were observed for flow. Please ask owners for information about the general drain clog history. Drain pipes between the house and the street or septic system are not visible and therefore not inspected. Tree roots can infiltrate sewer lines and cause blockage. Also it is not uncommon for sewer lines to have separations from earth movement or original construction defects. Sewer lines can be viewed with a camera by a specialist to determine their condition. There are plumbing contractors and sewer cleaning services in the area that can provide this service should you so desire.
WATER HEATER LOCATION: Garage. TYPE: Gas fired tankless, on-demand. VISUAL CONDITION: Appears serviceable and functional. VENTING: Combustion and exhaust venting appears to be adequate. GAS SUPPLY PLUMBING: Serviceable and functional. RECOMMENDATION: The unit produced heated water. In-depth testing of tankless water heaters is beyond the scope of a home inspection. Periodic inspection and cleaning is recommended by most manufacturers. A licensed plumbing contractor, experienced in this field, should be consulted for inspection and cleaning. SUMMARYSPECIAL NOTE COMMENTS: Changes and/or updates are apparent. These changes may have been performed without the benefit of permits and inspections. Please ask the seller for any known permits. Alternatively the city or county building department may be contacted in order to search for permits issued for this address. Since most of the structure is hidden from view, the inspector is unable to verify conformance with the standards of the industry. The overall structural condition appears to be functional since there are no visually apparent indications of structural failure. Please refer to body of report for other comments.PROPERTY SUMMARY STRUCTURAL CONDITION: The overall structural condition appears sound. Please refer to body of this report for comments. MECHANICAL CONDITION: Further evaluation/repair is recommended by a licensed electrician. Please see body of report for other comments. HEALTH & SAFETY ITEMS: Recommend the safety upgrade or retrofitting noted outlets with Ground Fault Circuit Interrupter outlets. Please see body of report for other comments. REMARKS: The basic structure of the home appears to be sound. While there are numerous items that need attention, most are easily repairable by knowledgeable, licensed tradesmen or the homeowner that is familiar with construction.ALL REPORTABLE CONDITIONS REFERENCED IN THE BODY OF THIS REPORT SHOULD BE ADDRESSED BYQUALIFIED, LICENSED TRADES PERSONS BEFORE THE CLOSE OF ESCROW.The inspection has been performed in accordance with the Standards of Practice of the California Real EstateInspection Association (CREIA), and was included with your inspection agreement. It may also be found on the CREIAwebsite; www.CREIA.org.The inspection report is not necessarily intended to identify a repair list. Those involved in a real estate transaction oftenincorrectly view a property inspection report as a mandatory repair list for every condition discovered. Private Real EstateInspectors, unlike city and county inspectors, are not code enforcement officers. Our primary objective is to educate thebuyer about the working components of the structure along with the discovery of any VISIBLE conditions that mightrequire repairs and or maintenance. Most all building structures have conditions that need addressing, some major andsome minor. It is not possible to acquire a building that is perfect. Please realize that ownership verses leasing or rentingcomes with certain responsibilities including on going maintenance and the repair and replacement of components asthey age and wear out.ALL EVALUATIONS HAVE BEEN FACTORED BY THE AGE OF THE PROPERTY AND OTHER RELEVANTCONDITIONS (SUCH AS WEATHER) ON THE DATE OF THE INSPECTION. THE SCOPE OF THIS INSPECTION ISLIMITED TO THE VISUALLY ACCESSIBLE AREAS. AN EXAMPLE OF THIS MIGHT BE: WE DO NOT MOVEFURNITURE OR LIFT RUGS. Our service is NOT a warranty of the integrity of the systems of the property. Homewarranty insurance policies are available from other sources. No maintenance services, removal of cowlings, ordestructive discovery have been performed.OUR LIABILITY IS LIMITED BY THE SERVICE AGREEMENT TITLED: "STANDARD RESIDENTIAL INSPECTIONAGREEMENT" APPROVED ON OR BEFORE THE DATE OF THE INSPECTION.We reserve the right to make any corrections, changes, modifications, or additions to this report within 24 hours of delivery.