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Inspection Address Sample Drive Palm Springs, CADear John Sample:At your request, a limited visual inspection of the above referenced property was conducted on 04/21/2011 . An earnesteffort was made on your behalf to discover all visible defects. The following is an opinion report, reflecting the visualconditions of the property at the time of the inspection only. Hidden or concealed defects cannot be included in thisreport. No warranty is either expressed or implied. This report is not an insurance policy, nor a warranty service and isnot a substitute for disclosure by seller or buyer. We are not responsible for hidden or concealed items that were coveredup and not disclosed by all parties involved.IMPORTANT: The Inspection Notes is not the entire report, you must read the entire report before reading inspectornotes. The complete report can and will include additional information of concern to the client. It is required that theclient read the entire Inspection Report, including the Standards of Practice, limitations and scope of Inspection, andPre-Inspection Agreement to fully assess the findings of the inspection.It is strongly recommended that you have appropriate State Licensed Contractors evaluate each item of concernBefore the close of escrow. Please call our office for any clarifications or further questions. INSPECTOR NOTESItems that need Evaluation/Repair:GROUNDS FENCES & GATES: CONDITION: 1. [NR] Front gate is rusted, repair. OUTDOOR COOKING EQUIPMENT: CONDITION: 2. [NR] Flex line is buried, could not verify the presence of a gas shut off valve, repair.
EXTERIOR - FOUNDATION - BASEMENT WALLS: CONDITION: 3. [NR] Damaged stucco noted repair needed.ROOF SYSTEM ROOF: ROOF COVERING STATUS: 4. [NR] Damage/Deterioration/Defects noted, blistering noted, Recommend further review and repairs by a State Licensed Roofing Contractor. 5.
GARAGE ELECTRICAL SWITCHES FIXTURES & RECEPTACLES: CONDITION: 6. [NR] Light fixture did not work at time of inspection, replace bulb and test. ROOF/CEILING: CONDITION: 7. [NR] Stains noted at garage ceiling.ELECTRICAL SYSTEM MAIN ELECTRICAL PANEL: MAIN PANEL CONDITION & RECOMMENDATIONS: 8. [NR] Multiple wires are connected to a single lug on a circuit breaker where only one wire should be connected, No observable grounding system noted. Have a state licensed electrician make further evaluation and make needed repairs. INTERIOR LIGHTING SWITCHES AND FIXTURES: CONDITION: 9. [NR] Light fixture did not operate properly at front left bedroom, light bulb may be burned out, replace bulb and re test before the close of escrow to determine if fixture needs repair.
EXTERIOR LIGHTING SWITCHES AND FIXTURES: CONDITION: 10. [NR] Light fixture did not operate properly, light bulb may be burned out, replace bulb and re test before the close of escrow to determine if fixture needs repair. EXTERIOR CONDUIT/WIRING: CONDITION: 11. [NR Exposed splices are noted, junction box should be installed, Recommend further review and repairs by a State Licensed Electrical Contractor.PLUMBING MAIN WATER SERVICE: WATER PRESSURE: 12. [NR] Water pressure is above 80 psi, pressure noted at time of inspection was 97 psi, recommend adjustment of pressure regulator by a Qualified State Licensed Plumbing Contractor.
WATER SUPPLY LINES: CONDITION: 13. [NR] Galvanized straps used on copper piping, This can lead to corrosion through a condition know as "electrolysis" between the dissimilar metals. We recommend correcting the condition(s) noted. WATER HEATER #2: TEMPERATURE PRESSURE RELIEF VALVE: 14. [NR] Flexible drain line is not approved for high pressure, recommend copper or CPVC pipe be installed, Recommend further review and repairs as needed by a Qualified State Licensed Plumbing Contractor.HEATING - AIR CONDITIONING HEATING SYSTEM #1: FILTER LOCATION & CONDITION: 15. [NR] Filter located in heating unit cabinet, Filter is dirty, suggest cleaning/changing filter regularly.
NOTES:16. [NR] Unit fire separation wall is damaged or missing, recommend restoring fire separation wall.HEATING SYSTEM #2:FILTER LOCATION & CONDITION:17. [NR] Filter located in heating unit cabinet, Filter is dirty, suggest cleaning/changing filter regularly.AIR CONDITIONING #1:RECOMMENDATIONS:18. [NR] Breaker/Fuse to large for unit, recommend proper sized breaker/fuse of 50 amps be installed.Recommend further evaluation by a State Licensed Electrical Contractor.COOLING FINS:19. [NR] The condenser unit cooling fins are currently dirty. Part of the regular maintenance is to hose off thesefins to keep them clean and unobstructed. This will improve the overall efficiency of the unit.AIR CONDITIONING #2:RECOMMENDATIONS:20. [NR] Breaker/Fuse to large for unit, recommend proper sized breaker/fuse of 30 amps be installed.Recommend further evaluation by a State Licensed Electrical Contractor.SYSTEM CONDITION:21. [NR] Unit failed to operate, Further evaluation by a Qualified State Licensed Mechanical Contractor.
CONDENSING UNIT: 22. [NR] Fan wires are exposed and not properly protected, repair.INTERIOR EXTERIOR DOORS: CONDITION: 23. [NR] Door is difficult to operate at rear, clean tracks and re test. 24. [NR] Door is difficult to operate at master bedroom, repair. CEILINGS: TYPE/CONDITION 25. [NR] Damage noted to ceiling and wall at master bedroom closet.KITCHEN - APPLIANCES - LAUNDRY SEPARATE OVEN(S): TYPE/CONDITION: 26. [NR] Oven door gasket damaged, repair.
DISHWASHER(S): AIR GAP: 27. [NR] A proper air gap or high loop is not installed at the dishwasher drain line, We recommend installing an air-gap device or high looping the drain line to prevent contamination of dishwasher if sink backs up.BATHROOMS HALL HALF BATHROOM: CONDITION OF TOILET: 28. [NR] Flapper is in need of replacement, toilet seem to be re filling take ever couple of minutes. Recommend further evaluation and repairs by a State Licensed Plumbing Contractor. HEATING DEVICE: 29. Heat register was observed, There was air movement from the air register/grill. MASTER BATHROOM: CONDITION OF COUNTERS: 30. [NR] Caulking needed at backsplash. CONDITION OF CABINETS: 31. [NR] Moisture damage noted at cabinet. Recommend further review for the presence of any wood destroying pest or organisms by a Qualified Pest Inspector. TUB/SHOWER AND WALLS:
32. [NR] The following areas are in need of precautionary caulking, Caulking needed around trim plate. BATHROOM WALLS/CEILINGS: 33. [NR] Moisture damage noted, recommend further review by a State Licensed Pest Inspector.POOL/SPA & EQUIPMENT POOL/HOT TUB SURFACE: CONDITION 34. [NR] Concrete shell of the pool can be seen at some areas where the plaster pool surface is worn through. Pool is a candidate for re-plastering. Pool plaster, also called Marcite, is a mixture of marble dust and white cement which is applied as a finish coating on concrete pool shells. This material serves both a cosmetic and practical purpose, as its thickness is such that its appearance can be renewed several times by acid washing before re-application is needed. Acid washing is a procedure which is generally necessary every 3-5 years or so, as it is the only way to clean off stubborn algae growth which builds up over time. Within 10-20 years, repeated washings cause the plaster surface to become rough as it wears thin, eventually to the point where the underlying concrete pool shell becomes exposed and a uniform appearance can no longer be maintained. Surface of pool must then be re-plastered, a job which requires the pool be drained, Licensed pool contractors perform this type of work. An aggregate surface, which is more durable should be considered.
ENTRY STEPS:35. [NR] Concrete shell of the pool can be seen at some seating areas where the plaster pool surface is wornthrough. Consider having the plaster pool surface in these areas repaired.POOL LIGHT(S):CONDITION36. [NR] Pool light(s) were not operational at time of inspection. recommend further review and repair by aLicensed Pool and Spa Contractor.FILTER:PRESSURE IN PSI:37. [NR] Pressure gauge does not work could not verify pressure, repair.
VISIBLE PLUMBING LINES:CONDITION:38. [NR] Leaking it noted at two areas, recommend further review and repair by a Licensed Pool and SpaContractor.HEATERS:CONDITION:39. [NR] Unit not tested due to condition, rust and corrosion noted, recommend new heater be installed.GAS SUPPLY:40. [UG] Recommend a easy hand shut off valve be installed on the gas line.
ELECTRIC CONTROLS: TIMERS: 41. [NR] Extension cord wired into timer panel, this needs to be removed, terminal protector is missing from within timer. this is a safety hazard, recommend installing a new intermatic clock timer insulator. Recommend further review and repairs as needed by a Qualified, State Licensed Electrical Contractor.Recommended Repairs/Maintenance:EXTERIOR - FOUNDATION - BASEMENT WALLS: CONDITION: 1. [RR] It appears that sprinklers are spraying against house, adjustment needed to sprinklers.GARAGE WALLS: CONDITION 2. [RR] Stains noted to walls inside water heater/furnace closet, recommend further evaluation by a state licensed pest inspector.
GARAGE DOOR(S): CONDITION: 3. [RR] Weather stripping to exterior of garage door is loose/damaged, repair.PLUMBING WATER HEATER #1: TEMPERATURE PRESSURE RELIEF VALVE: 4. [RR] Flexible drain line is not approved for high pressure, recommend copper or CPVC pipe be installed, Recommend further review and repairs as needed by a Qualified State Licensed Plumbing Contractor.HEATING - AIR CONDITIONING HEATING SYSTEM #2: SUPPLY PLENUM/COIL: 5. [RR] There were air leaks and conditioned air was escaping, sealing is recommended.
INTERIOR WINDOW(S): CONDITION: 6. [RR] Corrosion noted to window at front left bedroom.KITCHEN - APPLIANCES - LAUNDRY INTERIOR COMPONENTS: CABINETS: 7. [RR] Cabinet doors need adjustment. LAUNDRY: LAUNDRY SINK: 8. [RR] Faucet aerator damaged, repair.BATHROOMS HALL HALF BATHROOM: CONDITION OF SINK(S): 9. [RR] Staining noted at sink.
HALL BATHROOM: TUB/SHOWER AND WALLS: 10. [RR] Caulking and/or re-grouting is needed to prevent water intrusion. The following areas are in need of precautionary caulking, Caulking needed around trim plate, Caulking needed around tub spout. DOOR: 11. [RR] Door stop is missing, recommend installation of door stop to prevent damage to toilet. MASTER BATHROOM: DOOR: 12. [RR] Door stop is missing, recommend installation of door stop to prevent damage to toilet.POOL/SPA & EQUIPMENT POOL DECKING: CONDITION: 13. [RR] Fill cracks with matching acrylic deck sealer to improve appearance. SKIMMER & BASKET(S): CONDITION: 14. [RR] Debris in basket, cleaning is needed. Weekly cleaning is recommended.
Safety Concerns:GROUNDS PATIOS: CONDITION: 1. [SC] Cover missing on patio, repair.GARAGE FIRE SEPARATION WALL/CEILING: CONDITION: 2. [SC] Openings noted to fire separation ceiling when vent was installed in garage, repair any openings with approved materials to restore its fire rating, this is a safety hazard, correction is recommended. 3. [SC] Vent installed inside closet in garage, recommend proper fire rated vent be used. Recommend further evaluation and repairs as needed by a Qualified State Licensed Contractor.
DOOR TO LIVING SPACE: CONDITION: 4. [SC] Solid core door installed. Self latching -no, Doors should shelf close and shut, this is a safety hazard and correction is needed. Door should be weather stripped.ELECTRICAL SYSTEM EXTERIOR RECEPTACLES: CONDITION: 5. [SC] Ground Fault Circuit Interrupter (GFCI) receptacles are recommended for installation at exterior as a safety upgrade. Building may have been constructed before current standards went info effect.INTERIOR WINDOW(S): CONDITION: 6. [SC] Recommend window security bars be removed to allow for proper agrees in an emergency. FIREPLACES: DAMPER CONDITION: 7. [SC] Gas log fireplaces should have a safety clamp called a damper clamp installed on the damper that does not allow the damper to be closed. This is to prevent the fireplace from being used with the damper shut. Possible safety hazard, correction is recommended.
POOL/SPA & EQUIPMENT DRAIN COVERS: TYPE/CONDITION: 8. [SC] Drain cover(s) are older type, recommend installation of new anti-vortex cover(s) for safety. recommend further review and repair by a Licensed Pool and Spa Contractor. ELECTRIC CONTROLS: BONDING: 9. [SC] External bonding of equipment frames is lacking at the primary pump motor, secondary pump motor, and pool heater. GROUND FAULT CIRCUIT INTERRUPTERS: 10. [SC] None Installed. This constitutes a safety hazard. Recommend GFCI protection for cord- and plug-connected pumps on pools, spas, and hot tubs; 120-volt underwater lighting fixtures; and receptacle outlets in the vicinity of pools, spas and hot tubs. Recommend electrical installations closer than five feet from water and GFCI protection for all electrical equipment, including 240-volt equipment located five to 10 feet from the water and for receptacles within a 20-foot perimeter. Pools older that about 30 years generally have unprotected underwater lights.
Recommended Upgrades:GARAGE GROUND FAULT CIRCUIT INTERRUPTER (GFCI): CONDITION: 1. [UG] Modern building standards recommend that all garage receptacles be GFCI protected for safety. Excluded are dedicated outlets for refrigerators or freezers. GARAGE DOOR(S): CONDITION: 2. [UG] Appeared to be in good working condition at time of inspection, Automatic door opener(s)- operational, Automatic reverse feature, Automatic reverse feature was not present, recommend upgrading to opener with auto feature, Infra-Red Sensors beams were tested and appeared to be in good working condition at time of inspection.PLUMBING WATER HEATER #1: SUPPLY PIPING: 3. [UG] Bonding (grounding) is recommend at the water and gas lines. WATER HEATER #2: SUPPLY PIPING: 4. [UG] Bonding (grounding) is recommend at the water and gas lines.HEATING - AIR CONDITIONING HEATING SYSTEM #1: FILTER RECOMMENDATION: 5. [UG] Recommend upgrading to a better type pleated filter. Examples are 3M Filtrete filters, Filters can be purchased at a discount at www.filtersfast.com. HEATING SYSTEM #2: FILTER RECOMMENDATION: 6. [UG] Recommend upgrading to a better type pleated filter. Examples are 3M Filtrete filters, Filters can be purchased at a discount at www.filtersfast.com.INTERIOR SMOKE DETECTOR: RECOMMENDATIONS: 7. [UG] The addition of working units are recommended inside each sleeping room. This safety upgrade was not required at the time of original construction and the upgrade should NOT be considered the responsibility of the Seller.KITCHEN - APPLIANCES - LAUNDRY KITCHEN RECEPTACLES: CONDITION: 8. [UG] Kitchen receptacles are NOT ground fault circuit interrupter (GFCI) protected. GFCI protected receptacles were not required at the time of construction, but the safety retrofit is recommended for your safety. Recommend further review and repairs as needed by a Qualified State Licensed Electrical Contractor. REFRIGERATOR(S): WATER HOOK-UP: 9. [UG] It is recommended that you use the more expensive braided steel water hook-up line for this installation Yes. A water hook-up is provided at the refrigerator opening.
LAUNDRY: LAUNDRY ROOM RECEPTACLES: 10. [UG] Recommend wall and counter outlets be upgraded to GFCI Protected outlets for safety, Recommend further review and repairs as needed by a Qualified State Licensed Electrical Contractor. WATER HOOK-UPS: 11. [UG] Did not test It is recommended that you use the more expensive braided steel water hook-up lines for this installation. The cheaper rubber lines are prone to rupturing and flooding of the home.BATHROOMS HALL HALF BATHROOM: RECEPTACLES: 12. [UG] Bathroom outlets are not Ground Fault Circuit Interrupter (GFCI) protected, recommend upgrading outlet as a safety upgrade, home may have been built before current standards went into effect. HALL BATHROOM: RECEPTACLES: 13. [UG] Bathroom outlets are not Ground Fault Circuit Interrupter (GFCI) protected, recommend upgrading outlet as a safety upgrade, home may have been built before current standards went into effect. MASTER BATHROOM: RECEPTACLES: 14. [UG] Bathroom outlets are not Ground Fault Circuit Interrupter (GFCI) protected, recommend upgrading outlet as a safety upgrade, home may have been built before current standards went into effect. SHOWER ENCLOSURE: 15. [UG] No tempered markings on glass, consider upgrading to tempered glass for safety.POOL/SPA & EQUIPMENT ELECTRIC CONTROLS: SUBPANELS: 16. [UG] Zinsco electrical panel noted. These panels may be beyond their projected service life and are known for a number of safety and performance problems. Recommend panel be reviewed by a Qualified State Licensed Electrical Contractor to determine if replacement is needed.
Thank you for selecting our firm to do your home inspection. If you have any questions regarding the inspection report orthe home, please feel free to call us.Sincerely,Bruce CarmichaelADVANTAGE INSPECTION PROFESSIONALS, LLC760email@example.com