2011 sample report

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2011 sample report

  1. 1. ADVANTAGE INSPECTION PROFESSIONALS, LLC 42-335 Washington St., Ste F, #15 Palm Desert, CA 92211 760-835-8772 www.advantagesocal.com info@advantagesocal.com REAL ESTATE PROPERTY INSPECTION REPORT PREPARED FOR: John Sample , INSPECTION ADDRESS Sample Drive, Palm Springs, CA 92264 INSPECTION DATE 04/21/2011This report is the exclusive property of Advantage Inspection Professionals, LLC., and the client(s) whose name appears herewith, and its use by any unauthorized persons in prohibited by law
  2. 2. Report Table of ContentsINSPECTION CONDITIONS 3EMERGENCY DISCONNECT LOCATIONS 4GROUNDS 5EXTERIOR - FOUNDATION - BASEMENT 7ROOF SYSTEM 9GARAGE 11ELECTRICAL SYSTEM 12PLUMBING 14HEATING - AIR CONDITIONING 18INTERIOR 24KITCHEN - APPLIANCES - LAUNDRY 28BATHROOMS 31POOL/SPA & EQUIPMENT 341BEYOND THE SCOPE 40 [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 2
  3. 3. INSPECTION CONDITIONSCLIENT & SITE INFORMATION:INSPECTION #: DATE OF INSPECTION: TIME OF INSPECTION: TIME OF COMPLETION:0002306. April 21, 2010. 8:45 AM. 12:45 AM.CLIENTS NAME(S): INSPECTION SITE: CITY/STATE/ZIP: INSPECTOR:John Sample. Sample Drive. Palm Springs, CA 92264. Bruce Carmichael, Certified Inspector.CLIMATIC CONDITIONS:WEATHER: TEMPERATURE:Clear. 80.BUILDING CHARACTERISTICS:ESTIMATED AGE: BUILDING TYPE: SPACE BELOW GRADE:House was built in 1977. Single Family. Slab.UTILITY SERVICES:WATER SOURCE: SEWAGE DISPOSAL: UTILITIES STATUS:Public. Public. All utilities on.OTHER INFORMATION:AREA: OCCUPIED? CLIENT PRESENT:City. Yes, Stored items and No. furniture prevented inspector from fully viewing and inspecting areas of house, it is recommended that client inspect house after items are removed. REPORT LIMITATIONSThis report is intended only as a general guide to help the client make his/her own evaluation of the overall condition subject property, and is notintended to reflect the value of the premises, nor make any representation as to the advisability of purchase or lease. The report expresses thepersonal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspectionand report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered.No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components andconditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos,toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heatingand cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (waterquality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general commentsabout these systems and conditions are informational only and do not represent an inspection.The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The reportis not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts.This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it shouldnot be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based oninformation about similar components and occasional wide variations are to be expected between such estimates and actual experience.We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with trades people orbenefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true andcorrect. Should any disagreement or dispute arise as a result of this inspection or report, please refer to thel Inspection Agreement you or your agentsigned before contacting us. We are not responsible for hidden or concealed defects not disclosed by the seller/buyer or leasee or leasor in thetransaction. If we request you inquire with seller/buyer or leasee or leasor about condition of an item, you must do so before the close of escrow inwriting. Evaluations and recommended repairs noted in the report should be completed prior to the end of the contingency period/transaction.. Failure to read the Entire report could cost you money. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 3
  4. 4. THIS REPORT IS AND ITS PICTURES ARE PROTECTED BY COPYRIGHT! REPRODUCTION, IMITATION, OR DUPLICATION OF THE REPORT IS NOT ALLOWED. The Client agrees to indemnify, defend and hold harmless Advantage Inspection Professionals, LLC, and its inspectors from third party claims relating to this Inspection Report....If your name does not appear on this report and you did not hire us to do this inspection and have not signed our agreement(s) you must hire us or another inspection company to perform your own inspection for your protection. We are not and will not be responsible for misuse of this report.CONDITION CODE DEFINITIONSNEED EVALUATION/REPAIRS:[NR] Needed Evaluation/Repairs: Conditions noted need evaluation/ repair before the close of escrow. Werecommend that all repairs be made by a State Licensed Contractor in the appropriate trade.RECOMMENDEDREPAIRS/MAINTENANCE:[RR] Recommended Repairs/Maintenance: Conditions noted in need of maintenance, repair or replacement. Werecommend that all corrections be made by State Licensed Contractor in the appropriate trade before the close ofescrow.SAFETY CONCERNS:[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditionswarrant immediate further evaluation and corrections by a State Licensed Contractor in the appropriate trade.RECOMMENDED UPGRADES:[UG] Recommended Upgrades: Systems and/or components that may have not been available or have been improvedsince the building was constructed. These may be, but are not limited to safety related items; such as GFCI receptacles,smoke detector locations and the installation of safety glass where subject to human impact.NOTE:The term [NOTE] where used in this report was designed to draw your attention to a specific condition or component ofa system. While corrective action may not be warranted, we felt it was important that you be aware of its existence. EMERGENCY DISCONNECT LOCATIONSMAIN EMERGENCY DISCONNECTS FOR WATER, ELECTRIC AND GAS:WATER METER:Water meter is located at the right side of the subject property. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 4
  5. 5. MAIN WATER SHUT OFFVALVE:Water shut off valve is located at right side of the subject property.MAIN ELECTRICAL METER &DISCONNECT:Electrical meter is located at Main Panel exterior right side of the subjectproperty and Electrical disconnect is located at Main Panel exterior right side ofthe subject property.GAS SHUT OFF AND METER:Meter and Shut Off valve for gas is located at right side of the subject property. GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerningthese conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of theexposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others too low to enter, or in some other manner not accessible, are excluded from the inspection and are not addressed in the report. We routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 5
  6. 6. DRIVEWAYS:TYPE:Concrete.CONDITION:Common cracks seen.WALKWAYS:TYPE:Concrete.CONDITION:Appeared to be in good condition at time of inspection.PATIOS:TYPE:Concrete.CONDITION:Common cracks seen.[SC] Cover missing on patio, repair.FENCES & GATES:TYPE:Concrete Block with Metal Gates. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 6
  7. 7. CONDITION:[NR] Front gate is rusted, repair.GRADING-SURFACE DRAINAGE:SITE & CONDITION:Flat site, Drainage of property appears to be adequate.SPRINKLER SYSTEM:CONDITION:Sprinkler systems and timers are not tested and not part of this inspection, inquire with seller or gardner about operation.Inspector will only inspect visible valves and pipes for leaks.OUTDOOR COOKING EQUIPMENT:ENERGY SOURCE:Natural Gas.CONDITION:[NR] Flex line is buried, could not verify the presence of a gas shut off valve,repair.NOTE:Unit was not tested, inspector only inspected gas line for proper gas valve and connection. EXTERIOR - FOUNDATION - BASEMENTAreas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical inmany foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommendfurther evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away fromthe foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floorcoverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings areinstalled, the materials and condition of the flooring underneath cannot be determined. Some foundation issues may also be safety hazards,recommendations should be addresses prior to close of escrow. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 7
  8. 8. WALLS:WALL STRUCTURE:Exterior walls are wood framed.EXTERIOR WALL MATERIAL :Stucco.CONDITION:[RR] It appears that sprinklers are spraying against house, adjustment neededto sprinklers.[NR] Damaged stucco noted repairneeded.EXTERIOR EAVES, SOFFITS & FASCIASMATERIAL:Stucco.CONDITION:Accessible areas appeared to be in good condition at time of inspection.SILL PLATE/WEEP SCREED:CONDITION:It should be noted that the buildings exterior stucco siding terminated below finish grade height at the perimeter walls andfoundation. This condition is no longer permissible under currently accepted construction industry standards andpractices due to the potential of moisture infiltration migrating into the wood framing support members resulting inmoisture damage. It is recommended that every effort by made by the property owner to maintain a positive finish gradeslope away from the buildings perimeter foundation including the buildings exterior stucco siding It is also suggested thatthe state licensed pest control inspectors report be carefully reviewed concerning this condition.CHIMNEYS: [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 8
  9. 9. CHIMNEY LOCATIONS:Front.MATERIAL:Concrete block.CONDITION:Chimney(s) appeared to be in good condition at time of inspection.SPARK ARRESTOR & CHIMNEYCOVER:Spark arrestor(s) with cover installed.CHIMNEY CAPChimney Cap(s) appeared to be in good condition at time of inspection.ROOF JOINT:The chimney/roof joint is in Good condition.SLAB ON GRADE:CONDITION:Slab is not visible due to carpet and/or floor covering - no readily visible problem are noted. Anchor Bolts Not visible,could not determine. ROOF SYSTEMThe foregoing is an opinion of the general quality and condition of the roofing material. Some areas of the roof may be blocked from view,The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This reportis issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe itduring a prolonged rainfall. Many times, this situation is not present during the inspection. Recommend asking the seller for furtherinformation on the roof and if they have had any leaks. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesROOF:STYLE:Mansard.TYPE:Foam.AGE:Inquire with seller about age.ROOF ACCESS:Walked on roof. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 9
  10. 10. ROOF COVERING STATUS:[NR] Damage/Deterioration/Defectsnoted, blistering noted, Recommendfurther review and repairs by a StateLicensed Roofing Contractor.NOTE:This is not a roof certification or a warranty that the roof will not leak, The only way to determine whether a roof isabsolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during theinspection, Recommend calling a State Licensed Roofing Contractor to obtain a roof certification before the close ofescrow.FLASHINGS, SKYLIGHTS, CHIMNEYS & ROOF PENETRATIONS:TYPE AND CONDITION:Metal, Appeared to be in good condition at time of inspection.GUTTERS & DOWNSPOUTS:TYPE & CONDITION:None.ATTIC COMPONENTS:METHOD OF INSPECTION:This home does not have a traditional attic = No evaluation was done. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 10
  11. 11. GARAGE Notice: Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable materials should not be stored within closed garage areas. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesTYPE:LOCATION:Attached, Two car.ELECTRICAL SWITCHES FIXTURES & RECEPTACLES:CONDITION:[NR] Light fixture did not work at time of inspection, replace bulb and test.GROUND FAULT CIRCUIT INTERRUPTER (GFCI):CONDITION:[UG] Modern building standards recommend that all garage receptacles be GFCI protected for safety. Excluded arededicated outlets for refrigerators or freezers.ROOF/CEILING:CONDITION:[NR] Stains noted at garage ceiling.WALLS:CONDITION[RR] Stains noted to walls inside waterheater/furnace closet, recommendfurther evaluation by a state licensedpest inspector.FLOOR:CONDITION:Visual examination of unobstructed areas of floor showed no damage at time of inspection. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 11
  12. 12. FIRE SEPARATION WALL/CEILING:CONDITION:[SC] Openings noted to fire separation ceiling when vent was installed ingarage, repair any openings with approved materials to restore its fire rating,this is a safety hazard, correction is recommended.[SC] Vent installed inside closet in garage, recommend proper fire rated ventbe used. Recommend further evaluation and repairs as needed by a QualifiedState Licensed Contractor.GARAGE DOOR(S):CONDITION:[UG] Appeared to be in good working condition at time of inspection, Automatic door opener(s)- operational, Automaticreverse 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.[RR] Weather stripping to exterior ofgarage door is loose/damaged, repair.DOOR TO LIVING SPACE:CONDITION:[SC] Solid core door installed. Self latching -no, Doors should shelf close and shut, this is a safety hazard and correctionis needed. Door should be weather stripped. ELECTRICAL SYSTEM Any electrical repairs attempted by anyone other than a licensed electrician should be approached with caution. The power to the entire house should be turned off prior to beginning any repair efforts, no matter how trivial the repair may seen. Aluminum wiring requiresperiodic inspection and maintenance by a state licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection, due to time constraints.We make every effort to test all accessible receptacles, switches and fixtures, some may have not been accessible during the inspection and were not tested. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 12
  13. 13. SERVICE:TYPE/CONDITION:Under ground service laterals are not visible and not inspected.CONDUCTORS:SERVICE WIRING:Copper.BRANCH WIRING:The visible portions are copper, non-metallic sheathed cable (Romex)MAIN ELECTRICAL PANEL:DISCONNECT TYPE ANDPANEL RATING:Circuit breakers, Amperage rating. 120/240 volt system, rated at 200 Amperes. Main breaker is 200 amp.MAIN PANEL CONDITION &RECOMMENDATIONS:[NR] Multiple wires are connected to a single lug on a circuit breaker whereonly one wire should be connected, No observable grounding system noted.Have a state licensed electrician make further evaluation and make neededrepairs.INTERIOR LIGHTING SWITCHES AND FIXTURES:CONDITION:[NR] Light fixture did not operate properly at front left bedroom, light bulb maybe burned out, replace bulb and re test before the close of escrow to determineif fixture needs repair.INTERIOR RECEPTACLES:CONDITION:All accessible receptacles appeared to be in good working condition.EXTERIOR LIGHTING SWITCHES AND FIXTURES: [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 13
  14. 14. CONDITION:[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 needsrepair.EXTERIOR RECEPTACLES:CONDITION:[SC] Ground Fault Circuit Interrupter (GFCI) receptacles are recommended for installation at exterior as a safetyupgrade. Building may have been constructed before current standards went info effect.EXTERIOR CONDUIT/WIRING:CONDITION:[NR Exposed splices are noted, junction box should be installed, Recommendfurther review and repairs by a State Licensed Electrical Contractor. PLUMBINGWater quality or hazardous materials (lead) testing is available from local testing labs. All underground piping related to water supply, water drainage, waste, or sprinkler systems are excluded from this inspection. If we cant see it we can not report on it. Leakage or corrosion in underground piping cannot be detected by a visual inspection. The temperature pressure relief valve, at the upper portion of the waterheater, is a required safety valve which should be connected to a drain line of proper size terminating just above floor elevation or exterior. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The steam caused by a blow-off can cause scalding. Improper installations should be corrected. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesMAIN WATER SERVICE:MATERIAL:Copper.CONDITION:Visible section of piping appeared to be in good condition at time of inspection, no leaks were noted. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 14
  15. 15. WATER PRESSURE:[NR] Water pressure is above 80 psi, pressure noted at time of inspection was97 psi, recommend adjustment of pressure regulator by a Qualified StateLicensed Plumbing Contractor.WATER SUPPLY LINES:MATERIAL:Visual pipe appears to be copper, galvanized may be present but was not seen.CONDITION:[NR] Galvanized straps used on copper piping, This can lead to corrosionthrough a condition know as "electrolysis" between the dissimilar metals. Werecommend correcting the condition(s) noted.The water supply piping appears to have been retrofitted, inquire with seller.NOTE:Note: Supply lines which are not visible are not part of these conclusions.HOSE FAUCETS:CONDITION:Sample operated, appeared serviceable.FUEL SYSTEM:TYPE:Natural Gas.CONDITION:System appeared to be in good condition at time of inspection.GAS SUPPLY LINES:MATERIAL:Galvanized.CONDITION:Visual sections of pipes appear to be in good condition at time of inspection.NOTE:Note: Gas lines which are not visible are not part of these conclusions.WASTE LINES:MATERIAL:Plastic ABS. Cast Iron, Copper.CONDITION:Visible sections of pipes appeared to be in good condition at time of inspection.NOTE:Note: Waste lines which are not visible are not part of these conclusions. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 15
  16. 16. VENT PIPING:MATERIAL:Plastic ABS.CONDITION:Visible sections of pipes appeared to be in good condition at time of inspection.NOTE:Note: Vent lines which are not visible are not part of these conclusions.WATER HEATER #1:LOCATION:Garage.BRAND:A.O. Smith.AGE:Unit was manufactured in 2007.NOTE:The average life span of most water heaters is 10 to 13 years if it is properly maintained, some can last longer.SIZE:50 Gallons.TYPE:Natural Gas.VENTING SYSTEM:Flue vent intact.TANK:Appeared to be in good condition at time of inspection.SUPPLY PIPING:Supply pipes were in good condition at time of inspection. A water shutoff valve is installed.[UG] Bonding (grounding) is recommend at the water and gas lines.SEISMIC BRACING:Upgraded Seismic Straps noted with proper blocking.COMBUSTION AIR:A combustion air supply for the water heater was present. Adequate ventilation for all fuel burning appliances is vital fortheir safe operation.ENERGY SUPPLY:An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 16
  17. 17. TEMPERATURE PRESSURERELIEF VALVE:[RR] Flexible drain line is not approved for high pressure, recommend copperor CPVC pipe be installed, Recommend further review and repairs as neededby a Qualified State Licensed Plumbing Contractor.TEMPERATURE PRESSURERELIEF VALVE TERMINATION:Temperature & Pressure Relief valve line terminates at exterior.CONTROLS:The temperature control was set near manufactures recommended setting.BASE:Functional.ELEVATION:Unit is properly elevated.WATER HEATER #2:LOCATION:Exterior closet left side of house.BRAND:Bradford White.AGE:Unit was manufactured in 2007.NOTE:The average life span of most water heaters is 10 to 13 years if it is properly maintained, some can last longer.SIZE:50 Gallons.TYPE:Natural Gas.VENTING SYSTEM:Flue vent intact.TANK:Appeared to be in good condition at time of inspection.SUPPLY PIPING:Supply pipes were in good condition at time of inspection. A water shutoff valve is installed.[UG] Bonding (grounding) is recommend at the water and gas lines.SEISMIC BRACING:Upgraded Seismic Straps noted with proper blocking. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 17
  18. 18. COMBUSTION AIR:A combustion air supply for the water heater was present. Adequate ventilation for all fuel burning appliances is vital fortheir safe operation.ENERGY SUPPLY:An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed.TEMPERATURE PRESSURERELIEF VALVE:[NR] Flexible drain line is not approved for high pressure, recommend copperor CPVC pipe be installed, Recommend further review and repairs as neededby a Qualified State Licensed Plumbing Contractor.TEMPERATURE PRESSURERELIEF VALVE TERMINATION:Temperature & Pressure Relief valve line terminates at exterior.CONTROLS:The temperature control was set near manufactures recommended setting. HEATING - AIR CONDITIONINGThe inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantlingthe unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. Theinspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used inheating systems.Determining the presence of asbestos can ONLY be preformed by laboratory testing and is beyond the scope of this inspection.Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a buildingcannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection.Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore norepresentation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not a part of the inspection.Normal service and maintenance is recommended on a yearly basis. Determining the condition of oil tanks, whether exposed or buried, isbeyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesHEATING SYSTEM #1:LOCATION:Garage.BRAND:York. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 18
  19. 19. APPROXIMATE AGE:Manufactured 1995.BTU/HR:60,000.SYSTEM TYPE:Forced Air Mid-Efficiency Gas Furnace.FUEL TYPE:Natural Gas.GAS CONNECTION:Gas connection appears serviceable.BURNERS/HEATEXCHANGERS:Burner Flame(s) appear typical.NOTE:The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot beadequately checked during a visual inspection. Lifespan of most Heat Exchangers is 20-25 years, this may depend onmany factors, exchangers 1 - 10 years have a low chance of cracks, 10 - 17 years have a medium chance and 17 andabove have a higher change of cracks.PUMP/BLOWER FAN:Appears to be in good working condition at time of inspection.COMBUSTION AIR:Combustion air supply adequate.VENTING SYSTEM:The combustion and exhaust venting appears to be in good condition.SUPPLY PLENUM/COIL:Supply plenum/coil was sealed, no leaks noted at time of inspection.RETURN PLENUM:Return Plenum was in good condition.FILTER LOCATION &CONDITION:[NR] Filter located in heating unit cabinet, Filter is dirty, suggestcleaning/changing filter regularly.FILTER RECOMMENDATION:[UG] Recommend upgrading to a better type pleated filter. Examples are 3M Filtrete filters, Filters can be purchased ata discount at www.filtersfast.com.THERMOSTAT CONTROLS:The thermostat was operated and the system responded.OPERATION:Appears operational, The heating unit was run through a complete cycle. The heater was operated by turning up thethermostat, and then turned back to its original setting. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 19
  20. 20. NOTES:[NR] Unit fire separation wall isdamaged or missing, recommendrestoring fire separation wall.HEATING SYSTEM #2:LOCATION:Garage.BRAND:York.APPROXIMATE AGE:Manufactured 1995.BTU/HR:80,000.SYSTEM TYPE:Forced Air Mid-Efficiency Gas Furnace.FUEL TYPE:Natural Gas.GAS CONNECTION:Gas connection appears serviceable.BURNERS/HEATEXCHANGERS:Burner Flame(s) appear typical.NOTE:The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot beadequately checked during a visual inspection. Lifespan of most Heat Exchangers is 20-25 years, this may depend onmany factors, exchangers 1 - 10 years have a low chance of cracks, 10 - 17 years have a medium chance and 17 andabove have a higher change of cracks.PUMP/BLOWER FAN:Appears to be in good working condition at time of inspection.COMBUSTION AIR:Combustion air supply adequate.VENTING SYSTEM:The combustion and exhaust venting appears to be in good condition. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 20
  21. 21. SUPPLY PLENUM/COIL:[RR] There were air leaks and conditioned air was escaping, sealing isrecommended.RETURN PLENUM:Return Plenum was in good condition.FILTER LOCATION &CONDITION:[NR] Filter located in heating unit cabinet, Filter is dirty, suggestcleaning/changing filter regularly.FILTER RECOMMENDATION:[UG] Recommend upgrading to a better type pleated filter. Examples are 3M Filtrete filters, Filters can be purchased ata discount at www.filtersfast.com.THERMOSTAT CONTROLS:The thermostat was operated and the system responded.OPERATION:Appears operational, The heating unit was run through a complete cycle. The heater was operated by turning up thethermostat, and then turned back to its original setting.AIR CONDITIONING #1:LOCATION:Exterior.BRAND:Goodman Company.APPROXIMATE AGE:Manufactured 2001.NOTE:The average life span of central air conditioning systems is 12 to 15 years if it is properly maintained, some can lastlonger. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 21
  22. 22. CAPACITY OF UNIT:4 tons.TYPE:Central Split System.POWER SOURCE ANDCONDITION:220 Volt, Electrical disconnect present.MAX AMP RATING FOR UNIT:50.BREAKER SIZE:60 amp breaker/fuse, at disconnectand at panel.RECOMMENDATIONS:[NR] Breaker/Fuse to large for unit, recommend proper sized breaker/fuse of 50 amps be installed. Recommend furtherevaluation by a State Licensed Electrical Contractor.COOLING METHODOutdoor condenser with evaporator inside heater unit indoors.TEMPERATURE READINGS:Ambient temp 69 . Supply temp 53 . Temperature drop 16.SYSTEM CONDITION:Unit was turned on and appeared to be in good working condition at time of inspection. Inspector is testing for a 15 to 22degree drop in temperature.CONDENSING UNIT:Unit was level and installed on recommended pad.COOLING FINS:[NR] The condenser unit cooling fins are currently dirty. Part of the regular maintenance is to hose off these fins to keepthem clean and unobstructed. This will improve the overall efficiency of the unit. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 22
  23. 23. CONDENSATE LINE:Condensate line installed.NOTE:Lines that are not visible are not inspected and not part of this inspection, inquire with seller about any past or presentleaking from line.NORMAL CONTROLS:The thermostat was operated and the system responded.AIR CONDITIONING #2:LOCATION:Exterior.BRAND:Goodman Company.APPROXIMATE AGE:Manufactured 2001.NOTE:The average life span of central air conditioning systems is 12 to 15 years if it is properly maintained, some can lastlonger.CAPACITY OF UNIT:3 tons.TYPE:Central Split System.POWER SOURCE ANDCONDITION:220 Volt, Electrical disconnect present.MAX AMP RATING FOR UNIT:30. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 23
  24. 24. BREAKER SIZE:60 amp breaker/fuse, at disconnect.40 amp breaker/fuse, at panel.RECOMMENDATIONS:[NR] Breaker/Fuse to large for unit, recommend proper sized breaker/fuse of 30 amps be installed. Recommend furtherevaluation by a State Licensed Electrical Contractor.COOLING METHODOutdoor condenser with evaporator inside heater unit indoors.SYSTEM CONDITION:[NR] Unit failed to operate, Further evaluation by a Qualified State Licensed Mechanical Contractor.CONDENSING UNIT:[NR] Fan wires are exposed and not properly protected, repair.COOLING FINS:The condenser unit cooling fins are currently clean. Part of the regular maintenance is to hose off these fins to keepthem clean and unobstructed. This will improve the overall efficiency of the unit.CONDENSATE LINE:Condensate line installed.NOTE:Lines that are not visible are not inspected and not part of this inspection, inquire with seller about any past or presentleaking from line.HEATING DISTRIBUTION SYSTEMS:TYPE:Not visible could not determine type.DUCTS/AIR SUPPLY &CONDITION:All accessible ducts were tested, tested ducts were in good working condition at time of inspection. INTERIORThe finished surfaces, hardware, windows and doors of the interior were found to be in generally acceptable condition. Any exceptions arenoted above or in other specific areas of the report. cosmetic flaws such as stained/worn carpet, marred surface finishes and worn paint thatare apparent to the average person are not included in this inspection, although we may occasionally report them as a courtesy to ourclients. Cosmetic flaws such as minor cracks and nail pops occur in all houses. These are typically cosmetic in nature and are caused bysettlement and/or shrinkage of building components. furnishings are not moved in the inspection process which limits the inspection to freeareas, defects may be blocked from view. Blocked or concealed conditions are not the responsibility of the inspector. Determining thesource of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. Thecondition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possibledue to temperature, weather and lighting conditions. A representative sampling was taken of accessible windows, Screens are not [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 24
  25. 25. inspected, we will only comment if they are missing, Check with owners for further information. All fireplaces should be cleaned andinspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners,sometimes resulting in internal damage. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesMAIN ENTRY DOOR:CONDITION:Appeared to be in good working condition at time of inspection.DOOR BELL:CONDITION:Doorbell is functioning.INTERIOR DOORS:CONDITION:All interior doors appeared functional at time of inspection.EXTERIOR DOORS:TYPES:Sliding glass, Glass appears to be tempered.CONDITION:[NR] Door is difficult to operate at rear, clean tracks and re test.[NR] Door is difficult to operate at master bedroom, repair.WINDOW(S):TYPE:Aluminum,CONDITION:[RR] Corrosion noted to window at front left bedroom. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 25
  26. 26. [SC] Recommend window security bars be removed to allow for proper agreesin an emergency.NOTE:Due to wind, dry air, dust and dirt. You will see build up of sand, dust and dirt in your windows and window tracks.Regular cleaning will be needed. If a client has a concern please contact a State Licensed Window Company todetermine if additional measures can be taken.WINDOW SILL(S):CONDITION:Appeared to be in good condition at time of inspection.WALLS:TYPE & CONDITION:Drywall, Visual examination of unobstructed areas showed no damage at time of inspection.CEILINGS:TYPE/CONDITIONDrywall, Acoustic Spray noted in closets.[NR] Damage noted to ceiling and wall at master bedroom closet.FLOOR(S):TYPE/CONDITIONTile.NOTE:Inspection Company does not inspect carpet, if carpet is present a visual inspection will need to be done by the agent orbuyer.CLOSET(S):CONDITION:Functional.CLOSET FIXTURES:CONDITION:Closet light(s) appeared to be in good working condition at time of inspection. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 26
  27. 27. CEILING FAN(S):CONDITION:Fan(s) were in good working condition at time of inspection.FIREPLACES:OVERALL CONDITION:Good.TYPE OF UNIT:Fireplace with damper. Converted to a decorative gas log fireplace.TYPE OF FUEL:Natural Gas.GAS SHUT-OFF:An easy operate hand shut-off valve is installed on the gas line.DAMPER CONDITION:[SC] Gas log fireplaces should have a safety clamp called a damper clampinstalled on the damper that does not allow the damper to be closed. This is toprevent the fireplace from being used with the damper shut. Possible safetyhazard, correction is recommended.Example of damper clamp or C ClampFIREBOX CONDITION:Acceptable.FIRE SCREEN:The recommended safety screen is installed.HEARTH EXTENSION:Adequate.FLUE:Chimney looks to be clean. I was unable to view the entire flue assembly.OPERATION:Unit was tested and in good working condition at time of inspection. Testing smoke detectors is beyond the scope of the home inspection, It is the Agent /Client responsibility to make sure smoke detectors areinstalled, tested and working in all appropriate locations at time of final walkthrough or before the close of escrow. Batteries should bereplaced semi-annually. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 27
  28. 28. INTERIOR SHUTTERS:CONDITION:Appeared to be in good working condition at time of inspection.SMOKE DETECTOR:NOTE:Noted, but not tested, testing smoke detectors is beyond the scope of the inspection.RECOMMENDATIONS:[UG] The addition of working units are recommended inside each sleeping room. This safety upgrade was not requiredat the time of original construction and the upgrade should NOT be considered the responsibility of the Seller.ADDITIONAL ITEMSCARBON MONOXIDEDETECTOR:[UG] New california law requires homeowners to install carbon monoxide detectors starting July 2011. Thissafety upgrade is not required and the upgrade should NOT be considered the responsibility of the Seller.PHONE-INTERCOM-INTERNET& SECURITY SYSTEMS:Phone systems including intercoms, hi speed internet, cable and security systems are not evaluated and not part of thisinspection. Ask owner about condition and usage.FIRE EXTINGUISHERS:[UG] Consideration should be given to purchasing fire extinguishers for the home. KITCHEN - APPLIANCES - LAUNDRYInspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacyof dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostataccuracy are not tested during this inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing, [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesKITCHEN LIGHTING SWITCHES AND FIXTURES:CONDITION:Lighting fixtures and switches appeared to be in good working condition.KITCHEN RECEPTACLES:CONDITION:[UG] Kitchen receptacles are NOT ground fault circuit interrupter (GFCI) protected. GFCI protected receptacles were notrequired at the time of construction, but the safety retrofit is recommended for your safety. Recommend further reviewand repairs as needed by a Qualified State Licensed Electrical Contractor.KITCHEN SINK(S):TYPES AND CONDITION:Stainless Steel, Sink(s) appeared to be in good condition at time of inspection, Drain(s) appears serviceable, no leaksnoted at time of inspection, Faucet(s) appear to be good working condition at time of inspection.RANGE/COOK TOP/OVEN:TYPE/CONDITION:Electric, Separate cook top, The unit was turned on to check to see if the elements heated up and then turned off. Unitappeared to be in good working condition at time of inspection. The temperature settings and timer were not tested. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 28
  29. 29. SEPARATE OVEN(S):TYPE/CONDITION:Electric, Oven baking and broiling features were turned on to see if element heated up. The temperature settings andtimer were not tested, Oven light was operational at time of inspection.[NR] Oven door gasket damaged, repair.EXHAUST VENT(S):TYPE AND CONDITION:External, Downdraft, Unit appears to be in good working condition at time of inspection.REFRIGERATOR(S):TYPE AND CONDITION:Electric, Units appears to be in good working condition at time of inspection.WATER HOOK-UP:[UG] It is recommended that you use the more expensive braided steel waterhook-up line for this installation Yes. A water hook-up is provided at therefrigerator opening.DISHWASHER(S):CONDITION:The dishwasher(s) were/was cycled on the normal cycle to check for its operation and to identify any leakage. Eachcycle and feature of the unit was not tested and is Beyond the scope of this evaluation. There were no leaks foundduring the inspection. Older model appliance. Unit is near the end of its useful life, recommend unit be replaced beforeit fails or leaks.AIR GAP:[NR] A proper air gap or high loop is not installed at the dishwasher drain line, We recommend installing an air-gapdevice or high looping the drain line to prevent contamination of dishwasher if sink backs up.GARBAGE DISPOSAL(S):CONDITION:At time of inspection unit(s) were/was turned on and off, unit(s) were/was in good working condition at time of inspection.Wiring appears serviceable, Rusting noted at interior impeller blades, typical for age of unit. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 29
  30. 30. OTHER BUILT-INS:INSTANT HOT WATERDISPENSER:Unit appeared to be in good working condition at time of inspection.INTERIOR COMPONENTS:COUNTERS TYPE:Counters are Formica (plastic laminate)COUNTERS CONDITION:Visual examination of unobstructed areas of counter tops showed no damage at time of inspection.CABINETS:[RR] Cabinet doors need adjustment.WALLS:Visual examination of unobstructed areas of walls showed no damage at time of inspection.CEILINGS:Visual examination of unobstructed areas of ceilings showed no damage at time of inspection.FLOORS:Visual examination of unobstructed areas of flooring showed no damage at time of inspection.LAUNDRY:LOCATION:Interior of house.LAUNDRY ROOM SWITCHESAND FIXTURES:Light fixture(s) were in good working condition at time of inspection.LAUNDRY ROOMRECEPTACLES:[UG] Recommend wall and counter outlets be upgraded to GFCI Protected outlets for safety, Recommend furtherreview and repairs as needed by a Qualified State Licensed Electrical Contractor.WASHING MACHINEELECTRICAL OUTLET:The washing machine receptacle was grounded at time of inspection.EXHAUST FAN:Window was in good working condition at time of inspection.WATER HOOK-UPS:[UG] Did not test It is recommended that you use the more expensive braided steel water hook-up lines for thisinstallation. The cheaper rubber lines are prone to rupturing and flooding of the home.DRAIN LINE:Did not test. The Testing of the washing machine drain is beyond the scope of this inspection.LAUNDRY SINK:[RR] Faucet aerator damaged, repair.DRYER HOOK-UPS:220 Volt, Present.DRYER HOOK UP CONDITION:3 prong 220/240 volt receptacle was operational. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 30
  31. 31. DRYER VENTING:The dryer vent is vented to the exterior.WASHER AND DRYER:CLOTHES WASHER:Washer is not part of the inspection.NOTE:Recommend water be shut off to washer if owner leaves residence for any extended period of time to prevent damage incase water hose to washer leaks.CLOTHES DRYER:Dryer is not part of the inspection. BATHROOMS Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesHALL HALF BATHROOM:LIGHT FIXTURES:Light was in good working condition at time of inspection.RECEPTACLES:[UG] Bathroom outlets are not Ground Fault Circuit Interrupter (GFCI) protected, recommend upgrading outlet as asafety upgrade, home may have been built before current standards went into effect.CONDITION OF SINK(S):Sink(s) and faucet(s) appeared to be in good condition at time of inspection, Drain(s) appeared to be in good workingcondition at time of inspection.[RR] Staining noted at sink.CONDITION OF COUNTERS:Visual examination of unobstructed areas of counter tops showed no damage at time of inspection.CONDITION OF CABINETS:Appeared to be in good condition at time of inspectionCONDITION OF TOILET:[NR] Flapper is in need of replacement, toilet seem to be re filling take ever couple of minutes. Recommend furtherevaluation and repairs by a State Licensed Plumbing Contractor.BATHROOM FLOOR:Visual examination of unobstructed areas of floor showed no damage at time of inspection.BATHROOM WALLS/CEILINGS:Walls and ceiling appeared to be in good condition.BATHROOM VENTILATION:Fan appeared to be in good working condition at time of inspection.HEATING DEVICE:Heat register was observed, There was air movement from the air register/grill. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 31
  32. 32. DOOR:Door closed and latched properly at time of inspection.HALL BATHROOM:LIGHT FIXTURES:Light was in good working condition at time of inspection.RECEPTACLES:[UG] Bathroom outlets are not Ground Fault Circuit Interrupter (GFCI) protected, recommend upgrading outlet as asafety upgrade, home may have been built before current standards went into effect.CONDITION OF SINK(S):Sink(s) and faucet(s) appeared to be in good condition at time of inspection, Drain(s) appeared to be in good workingcondition at time of inspection.CONDITION OF COUNTERS:Visual examination of unobstructed areas of counter tops showed no damage at time of inspection.CONDITION OF CABINETS:Appeared to be in good condition at time of inspectionCONDITION OF TOILET:The toilet flushed and filled properly at the time of inspection.SHOWER PLUMBINGFIXTURES:Fixtures appeared to be in good working condition at time of inspection, Shower head appeared to be in good workingcondition at time of inspection, Drain appeared to be in good working condition at time of inspection.TUB/SHOWER AND WALLS:[RR] Caulking and/or re-grouting isneeded to prevent water intrusion.The following areas are in need ofprecautionary caulking, Caulkingneeded around trim plate, Caulkingneeded around tub spout.SHOWER ENCLOSURE:Shower enclosure was in good condition at time of inspection. Enclosure Glass appeared to be tempered.BATHROOM WALLS/CEILINGS:Walls and ceiling appeared to be in good condition.BATHROOM VENTILATION:Window appeared to be in good working condition at time of inspection.HEATING DEVICE:Heat register was observed, There was air movement from the air register/grill.DOOR:Door closed and latched properly at time of inspection.[RR] Door stop is missing, recommend installation of door stop to prevent damage to toilet.MASTER BATHROOM:LIGHT FIXTURES:Light was in good working condition at time of inspection.RECEPTACLES:[UG] Bathroom outlets are not Ground Fault Circuit Interrupter (GFCI) protected, recommend upgrading outlet as asafety upgrade, home may have been built before current standards went into effect.CONDITION OF SINK(S):Sink(s) and faucet(s) appeared to be in good condition at time of inspection, Drain(s) appeared to be in good workingcondition at time of inspection. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 32
  33. 33. CONDITION OF COUNTERS:[NR] Caulking needed at backsplash.CONDITION OF CABINETS:[NR] Moisture damage noted at cabinet. Recommend further review for thepresence of any wood destroying pest or organisms by a Qualified PestInspector.CONDITION OF TOILET:The toilet flushed and filled properly at the time of inspection.SHOWER PLUMBINGFIXTURES:Fixtures appeared to be in good working condition at time of inspection, Shower head appeared to be in good workingcondition at time of inspection, Drain appeared to be in good working condition at time of inspection.TUB PLUMBING FIXTURES:Fixtures appeared to be in good working condition at time of inspection, Drain appeared to be in good working conditionat time of inspection.TUB/SHOWER AND WALLS:[NR] The following areas are in need of precautionary caulking, Caulkingneeded around trim plate.SHOWER ENCLOSURE:[UG] No tempered markings on glass, consider upgrading to tempered glass for safety.BATHROOM FLOOR:Visual examination of unobstructed areas of floor showed no damage at time of inspection. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 33
  34. 34. BATHROOM WALLS/CEILINGS:[NR] Moisture damage noted,recommend further review by a StateLicensed Pest Inspector.BATHROOM VENTILATION:Window appeared to be in good working condition at time of inspection.HEATING DEVICE:Heat register was observed, There was air movement from the air register/grill.DOOR:Door closed and latched properly at time of inspection.[RR] Door stop is missing, recommend installation of door stop to prevent damage to toilet. POOL/SPA & EQUIPMENTInspection was limited to those areas which are above ground or water level. The only way to detect an underground leak in a supply line, buried pipefitting, or pool surface crack is by observation of the persistent and continuous loss of water from the pool over an extended period of time. Cloggeddrain lines require testing that it beyond the scope Purchasers are encouraged to ask sellers and the pool service company about the existence of anypast or present leaks and drain problems in the pool, spa or associated equipment. Pool filtering devices are not disassembled to determine thecondition of any installed filter elements. Operation of time clock motors and thermostatic temperature controls cannot be verified during a visualinspection. Chlorine/Salt or other water Generators or Chemical systems are not tested and not part of this inspection. Testing of back flushmechanisms is beyond the scope of this inspection. Pilot lights on gas pool heaters are not lit during the inspection. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended UpgradesGENERAL COMMENTS: [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 34
  35. 35. POOL/SPA TYPE:Below Ground.NOTE:Inquiry with the seller about any prior leakage this pool has experienced and obtain a history of any repairs. It is veryimportant to obtain contact info for pool service company and inquire with them before the close of escrow any conditionsthat they may be aware of concerning the pool/spa and equipment.POOL/HOT TUB SURFACE:TYPE:Concrete shell covered with finish plaster (sometimes called Marcite)CONDITION[NR] Concrete shell of the pool can beseen at some areas where the plasterpool surface is worn through. Pool is acandidate for re-plastering. Poolplaster, also called Marcite, is amixture of marble dust and whitecement which is applied as a finishcoating on concrete pool shells. Thismaterial serves both a cosmetic andpractical purpose, as its thickness issuch that its appearance can berenewed several times by acidwashing before re-application isneeded. Acid washing is a procedurewhich is generally necessary every 3-5years or so, as it is the only way toclean off stubborn algae growth whichbuilds up over time. Within 10-20years, repeated washings cause theplaster surface to become rough as itwears thin, eventually to the pointwhere the underlying concrete poolshell becomes exposed and a uniformappearance can no longer bemaintained. Surface of pool must thenbe re-plastered, a job which requiresthe pool be drained, Licensed poolcontractors perform this type of work.An aggregate surface, which is moredurable should be considered.POOL COPING:Good overall. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 35
  36. 36. ENTRY STEPS:[NR] Concrete shell of the pool can be seen at some seating areas where theplaster pool surface is worn through. Consider having the plaster pool surfacein these areas repaired.POOL DECKING:TYPE:Concrete.CONDITION:[RR] Fill cracks with matching acrylicdeck sealer to improve appearance.CHILD PROTECTION FENCING:[UG] None is provided. If children are to be present, child barrier fencing should be considered.SKIMMER & BASKET(S):CONDITION:[RR] Debris in basket, cleaning is needed. Weekly cleaning is recommended.AUTO FILL DEVICE:CONDITION:None installed.POOL LIGHT(S): [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 36
  37. 37. CONDITION[NR] Pool light(s) were not operational at time of inspection. recommendfurther review and repair by a Licensed Pool and Spa Contractor.SPA LIGHT(S):CONDITIONNo light installed in spa.PUMP #1:PUMP AND MOTORCONDITION:Pump was operational at time of inspection. No leaks found at time ofinspection. Motor is noisy while running. Worn bearings are indicated,anticipate the need to replace the motor in the not too distant future.PUMP #2:PUMP AND MOTORCONDITION:Pump was operational at time of inspection. No leaks found at time ofinspection. Motor is noisy while running. Worn bearings are indicated,anticipate the need to replace the motor in the not too distant future.DRAIN COVERS: [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 37
  38. 38. TYPE/CONDITION:[SC] Drain cover(s) are older type, recommend installation of new anti-vortexcover(s) for safety. recommend further review and repair by a Licensed Pooland Spa Contractor.FILTER:FILTER TYPE:Cartridge.PRESSURE IN PSI:[NR] Pressure gauge does not work could not verify pressure, repair.CONDITION:Exterior filter housing was in good condition, no leaks were found.CHLORINATOR: TYPE:None.VISIBLE PLUMBING LINES:CONDITION:[NR] Leaking it noted at two areas,recommend further review and repairby a Licensed Pool and SpaContractor.HEATERS:TYPE:Natural gas. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 38
  39. 39. CONDITION:[NR] Unit not tested due to condition,rust and corrosion noted, recommendnew heater be installed.GAS SUPPLY:[UG] Recommend a easy hand shut off valve be installed on the gas line.ELECTRIC CONTROLS:BONDING:[SC] External bonding of equipmentframes is lacking at the primary pumpmotor, secondary pump motor, andpool heater.GROUND FAULT CIRCUITINTERRUPTERS:[SC] None Installed. This constitutes a safety hazard. Recommend GFCI protection for cord- and plug-connectedpumps 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 allelectrical equipment, including 240-volt equipment located five to 10 feet from the water and for receptacles within a20-foot perimeter. Pools older that about 30 years generally have unprotected underwater lights. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 39
  40. 40. SUBPANELS:[UG] Zinsco electrical panel noted. These panels may be beyond theirprojected service life and are known for a number of safety and performanceproblems. Recommend panel be reviewed by a Qualified State LicensedElectrical Contractor to determine if replacement is needed.TIMERS:[NR] Extension cord wired into timer panel, this needs to be removed, terminalprotector is missing from within timer. this is a safety hazard, recommendinstalling a new intermatic clock timer insulator. Recommend further review andrepairs as needed by a Qualified, State Licensed Electrical Contractor.SPA:CONDITION:Pump and motor operate properly and hydro jet action is good at all jets. 1BEYOND THE SCOPEWHEN ITS BEYOND THE SCOPE:CONCEALED AREAS: If areas of the home are inaccessible or concealed from the inspectors view, then an inspection of that area did not takeplace. Request that any information about any hidden problems be revealed to you about these inaccessible or hiddenareas from the seller prior to the close of escrow. Return to the property prior to the close of escrow and perform awalk-through inspection of your own after the owners belongings have been removed. If your inspection or informationreveals hidden damage or concerns contact a qualified specialist or your inspector for a return visit.GEOLOGICAL STABILITY:Soil condition or stability is not determined during this home inspection. Should you decide to obtain a geological reportof the site conditions you might contact a geological inspection firm through your real estate agent or a non profitassociation of geo technical engineers for referral.STRUCTURAL STABILITY ORENGINEERING ANALYSIS:Engineering analysis of a buildings structure is performed only by a licensed structural engineer with the use ofmeasurements, calculations, or other scientific evaluation. Engineering is beyond the scope of a typical home inspection.To receive an inspection and report on the structure by an engineer, ask your real estate agent or a non-profit [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 40
  41. 41. association of structural engineers for referral.SEWER BLOCKAGE:Check with the seller for information about the history of the sewer or private waste disposal system. Having a drainservice company video review and service the main drain line to be sure it is open and flowing before the close of escrowis recommended on all homes.REINSPECTION AND REPAIRS:Reinspections are only performed on items not accessible at the time of original inspection or that were unable to beinspected due to utilities not turned on. Should repairs be necessary we suggest they be performed by appropriatepersons and that work complies with applicable Law, including governmental permit, inspection, and approvalrequirements. Buyer should obtain from seller receipts for Repairs performed by others, a written statement indicatingthe date of Repairs performed by Seller and provide Copies of receipts and statements of seller prior to final verificationof condition. (Ref: Residential Purchase Agreement Form RPA-CA, page 4 item 10.)PRODUCT RECALLS ANDSAFETY ALERTS:Product recalls and consumer product safety alerts are added almost daily. If client is concerned about appliances orother items installed in the home that may be on such lists, client may wish to visit the U.S. Consumer Protection SafetyCommission (CPSC) web site http://www.cpsc.gov or www.recalls.com for further information. A basic home inspectiondoes not include this.ENVIRONMENTAL HAZARDSOR MATERIALS:Environmental hazards, materials or conditions, including, lead, asbestos and radon and not limited to, toxic, reactive,combustible, corrosive contaminates, wildfire and flood. Homes built before 1979 may have products in them that containsome amounts of asbestos or lead. Determining the presence of these products is beyond the scope of this report. Anenvironmental survey is not part of a home inspection, this service is available by contracting with an appropriatespecialist. [NR] Need Evaluation/Repair [RR] Recommend Repair/Maintenance [SC] Safety Concern [RU] Recommended Upgrades Copyright 2011 Advantage Inspection Professionals, LLC Inspection2306 Page 41

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