ADVANTAGE INSPECTION PROFESSIONALS
                                          a division of Carmichael, Inc.
              ...
Report Table of Contents
INSPECTION CONDITIONS                                                                            ...
INSPECTION CONDITIONS
CLIENT & SITE INFORMATION:
      INSPECTION #:                       DATE OF INSPECTION:            ...
GROUNDS
This inspection is not intended to address or include any geological conditions or site stability information. For...
CONDITION:
Surface drainage of property needs adjustment.




OUTDOOR COOKING EQUIPMENT:
ENERGY SOURCE:
Natural Gas.
COMME...
CONDITION:
Repair openings and paint to prevent moisture intrusion.




EAVES, SOFFITS & FASCIAS
MATERIAL:
Stucco.
CONDITI...
CHIMNEY CLEAN:
Yes=Recommend a regular maintenance cleaning by a licensed chimney sweep.
ROOF JOINT:
The flashing at the c...
INSULATION CONDITION:
Several areas have missing insulation installation is
recommended.




ATTIC VENTILATION:
Adequate.
...
FIRE WALL:
CONDITION:
Appeared to be in good condition at time of inspection.
GARAGE DOOR(S):
CONDITION:
Appeared to be in...
MAIN DISCONNECT LOCATION:
Electrical disconnect is located at Main panel, right side of
house.




DISCONNECT TYPE:
Circui...
CONDITION:
Receptacles appeared to be in good working condition, Upside
down receptacle notes switched outlet for lamp.


...
METER/TANK
LOCATION-CONDITION:
Meter and Shut Off valve for gas is located at: Right side of
house.




GAS SUPPLY LINES:
...
WATER PRESSURE:
Water pressure appears adequate.




WATER SUPPLY LINES:
MATERIAL:
Copper was noted on visible sections of...
LOCATION:
Garage.




TYPE:
Natural Gas.
BRAND:
American.
SIZE:
75 gallons.
AGE:
According to the industry experts, the av...
TEMPERATURE PRESSURE
RELIEF PIPE TERMINATION:
A temperature & pressure relief discharge line was installed
and terminated ...
LOCATION:
Attic.




BRAND:
Amana.
APPROXIMATE AGE:
Manufactured 2004.
BTU/HR:
70,000.
SYSTEM TYPE:
Forced Air, Mid-Effici...
COMBUSTION AIR:
Appears serviceable.
VENTING SYSTEM:
The combustion and exhaust venting appears to be serviceable.
SUPPLY ...
LOCATION:
Exterior left side of house.




BRAND:
Amana.
APPROXIMATE AGE:
Manufactured 2004.
CAPACITY OF UNIT:
3.5 tons.
T...
SYSTEM CONDITION:
Unit was turned on and appeared to be in good working
condition at time of inspection.




COMPRESSOR:
U...
CONDENSATE DRAIN LINE:
Primary condensate line installed, it is normal to see water
dripping from this pipe.




SECONDARY...
MAIN ENTRY DOOR:
CONDITION:
Appeared to be in good working condition at time of inspection, Deadbolt is operational, Weath...
CEILING FAN(S):
CONDITION:
Fan(s) were in good working condition at time of inspection.
FIREPLACE & SOLID WOOD BURNING DEV...
BATHROOM AREA:
BATH LOCATION:
Hall half bathroom.
LIGHT FIXTURES:
Lighting fixtures and switches appeared to be in good wo...
CONDITION OF TOILET:
The following problems were noted: Toilet is loose at floor,
correction is advised to prevent leaking...
KITCHEN SINK:
TYPE AND CONDITION:
Stainless Steel, Sink appeared to be in good condition at time of inspection, Drains app...
LAUNDRY:
LOCATION:
Interior of house.
LAUNDRY ROOM SWITCHES
AND FIXTURES:
Light fixture was in good working condition at t...
STRUCTURAL STABILITY OR
ENGINEERING ANALYSIS:
Engineering analysis of a buildings structure is performed only by a license...
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Sample Report

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Sample Home Inspection Report by Advantage Inspection Professionals in Palm Desert California.

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Sample Report

  1. 1. ADVANTAGE INSPECTION PROFESSIONALS a division of Carmichael, Inc. 42-335 Washington St., Ste F, #15 Palm Desert, CA 92211 760-835-8772 www.AIP-Inspect.com REAL ESTATE PROPERTY INSPECTION REPORT PREPARED FOR: INSPECTION ADDRESS ,, INSPECTION DATE 10:00 am to 1:00 pm This report is the exclusive property of Advantage Inspection Professionals and the client whose name appears herewith, and its use by any unauthorized persons is prohibited
  2. 2. Report Table of Contents INSPECTION CONDITIONS 3 GROUNDS 4 EXTERIOR - FOUNDATION 5 ROOF SYSTEM 7 GARAGE 8 ELECTRICAL SYSTEM 9 PLUMBING 11 HEATING - AIR CONDITIONING 15 INTERIOR 20 BATHROOMS 22 KITCHEN - APPLIANCES - LAUNDRY 24 BEYOND THE SCOPE 26 Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 2
  3. 3. INSPECTION CONDITIONS CLIENT & SITE INFORMATION: INSPECTION #: DATE OF INSPECTION: TIME OF INSPECTION: TIME OF 1865. 01/01/2009. 10:00 am. COMPLETION: 1:00 pm. CLIENT NAME: INSPECTION SITE: CITY/STATE/ZIP: INSPECTOR: John and Jane Johnston. 1001 Anywhere Drive. Palm Desert, CA. Bruce Carmichael, Certified by ASHI, CREIA & NACHI. CLIMATIC CONDITIONS: WEATHER: OUTSIDE TEMPERATURE Clear. in F: 60-70. BUILDING CHARACTERISTICS: ESTIMATED AGE OF BUILDING TYPE: STORIES: SPACE BELOW BUILDING: Single Family. 1. GRADE: Built. 2001. Slab. UTILITY SERVICES: WATER SOURCE: SEWAGE DISPOSAL: UTILITIES STATUS: Public. Public. All utilities on. OTHER INFORMATION: AREA: HOUSE OCCUPIED? CLIENT PRESENT: City. Yes. Yes. REPORT LIMITATIONS This report is intended only as a general guide to help the client make his own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and 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 and conditions 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 heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about 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 report is 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 should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information 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 or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct. Should any disagreement or dispute arise as a result of this inspection or report, please refer to the Standard Residential Inspection Agreement you or your agent signed. Evaluations recommended in the report should be completed prior to the end of the contingency period/transaction.. 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 and its inspectors from third party claims relating to this Inspection Report.... Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 3
  4. 4. GROUNDS This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed 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. DRIVEWAYS: TYPE: Concrete. CONDITION: Appeared to be in good condition at time of inspection. WALKWAYS: TYPE: Concrete. CONDITION: Appeared to be in good condition at time of inspection. PATIO: TYPE: Pavers. CONDITION: Appeared to be in good condition at time of inspection. PATIO/PORCH COVER: TYPE: Open design. CONDITION: Appeared to be in good condition. FENCES & GATES: TYPE: Concrete block with metal gates. CONDITION: Appeared to be in good condition at time of inspection. GRADING: SITE: Flat site. SURFACE DRAINAGE: Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 4
  5. 5. CONDITION: Surface drainage of property needs adjustment. OUTDOOR COOKING EQUIPMENT: ENERGY SOURCE: Natural Gas. COMMENTS: Unit was tested and was in good working condition at time of inspection. EXTERIOR - FOUNDATION Areas 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 in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, 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. WALLS: WALL STRUCTURE: Exterior walls are wood framed. MATERIAL: Stucco. CONDITION: Appeared to be in good condition at time of inspection. TRIM: MATERIAL: Stucco. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 5
  6. 6. CONDITION: Repair openings and paint to prevent moisture intrusion. EAVES, SOFFITS & FASCIAS MATERIAL: Stucco. CONDITION: Accessible areas appeared to be in good condition at time of inspection. SILL PLATE/WEEP SCREED: CONDITION: Lot Grade is properly below weep screed at foundation. CHIMNEY: CHIMNEY LOCATION: Rear. MATERIAL: Stucco. CONDITION: Chimney appeared to be in good condition at time of inspection. SPARK ARRESTOR: A spark arrestor is installed. CHIMNEY CAP: Appeared to be in good condition at time of inspection. CHIMNEY COVER: A metal chimney cover is installed. FLUE LINER: Did Not View. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 6
  7. 7. CHIMNEY CLEAN: Yes=Recommend a regular maintenance cleaning by a licensed chimney sweep. ROOF JOINT: The flashing at the chimney/roof joint is protected by the recommended counter flashing. SLAB ON GRADE: CONDITION: Slab is not visible due to carpet and/or floor covering - no readily visible problem are noted. Anchor Bolts Present. ROOF SYSTEM The foregoing is an opinion of the general quality and condition of the roofing material. 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 report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. Recommend asking the seller for further information on the roof and if they have had any leaks. ROOF: STYLE: Gable. TYPE: Tile. AGE: Estimated age 7 years. ROOF ACCESS: Roof was inspected from roof edge on ladder, due to possible damage if walked on. ROOF COVERING STATUS: Appears serviceable/within useful life, Annual inspections should be done every couple of years by a State Licensed Roofing Contractor. FLASHINGS, SKYLIGHTS, CHIMNEYS & ROOF PENETRATIONS: TYPE AND CONDITION: Metal. Flashings appeared to be in good condition at time of inspection. GUTTERS & DOWNSPOUTS: TYPE & CONDITION: None. ATTIC COMPONENTS: METHOD OF INSPECTION: Entered inside and inspected all of the accessible areas. CEILING AND ROOF STRUCTURE: Conventional wood rafter and ceiling joist framing. CONDITION: Visible portions of roof truss system appeared to be in good condition. LEAK EVIDENCE: There is no current visible evidence of leakage into the attic area. ATTIC FLOOR: Attic floor provided for access to heater unit. ATTIC LIGHT: Attic light appeared to be in good working condition. INSULATION TYPE: Fiberglass Batts. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 7
  8. 8. INSULATION CONDITION: Several areas have missing insulation installation is recommended. ATTIC VENTILATION: Adequate. ATTIC ELECTRICAL: Visible attic electrical appeared to be in good condition. EXHAUST FAN DUCTING: The bathroom exhaust fans are ducted through the roof. FURNACE ACCESS: Furnace access is flooring is adequate. DUCTWORK: Visible areas of ducts appeared to be in good condition at time of inspection. VAPOR RETARDERS: Did Not Observe. REMARKS: Recommend attic hatches have insulation above them to prevent energy loss. 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. TYPE: LOCATION: Attached, Two car. ROOF/CEILING: CONDITION: Appeared to be in good condition at time of inspection. FLOOR: CONDITION: Cracks noted are typical. WALLS: CONDITION No damage noted to visible portions of walls. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 8
  9. 9. FIRE WALL: CONDITION: Appeared to be in good condition at time of inspection. GARAGE DOOR(S): CONDITION: Appeared to be in good working condition at time of inspection, Automatic door opener(s)- operational, Automatic reverse feature, was not tested due to the possibility that damage could be done to door or opener, recommend obtaining documentation on door opener to verify that opener has a reverse feature, Infra-Red Sensors beams were tested and appeared to be in good working condition at time of inspection. DOOR TO LIVING SPACE: CONDITION: Door to Living is fire Rated, door closer operational, door self latches and weather-stripping is in good condition. EXTERIOR DOORS: CONDITION: Door appeared to be in good condition at time of inspection. GARAGE VENTS: CONDITION: Vents noted, Vents should never be blocked or items stored up against them. ELECTRICAL SWITCHES FIXTURES & OUTLETS: CONDITION: Switches and fixtures appeared to be in good working condition at time of inspection, Ground fault circuit Interrupter (GFCI) were noted and tested by pushing the test button on the outlet to see if outlet(s) went dead. Outlet appeared to test properly at time of inspection, recommend client test weekly to insure proper protection. FREEZER OUTLET: Yes dedicated outlet for freezer noted. 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 requires periodic inspection and maintenance by a 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. SERVICE: TYPE: Underground service lateral, these are not visible. MAIN ELECTRICAL PANEL: MAIN PANEL LOCATION: Exterior of house, Amperage rating 120/240 volt system, rated at 200 Amperes. Main breaker is 200 amp. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 9
  10. 10. MAIN DISCONNECT LOCATION: Electrical disconnect is located at Main panel, right side of house. DISCONNECT TYPE: Circuit breakers. MAIN PANEL CONDITION & RECOMMENDATIONS: Circuit and wire sizing correct so far as visible, Grounding system is present. SUB PANELS: SUB PANEL LOCATION: Garage. SUB PANEL CONDITION & RECOMMENDATIONS: Circuit and wire sizing correct so far as visible, Grounding bar and neutral bars are properly separated at sub panel. CONDUCTORS: SERVICE WIRING: Copper. BRANCH WIRING: The visible portions are copper, non-metallic sheathed cable (Romex) WHIRLPOOL TUB MOTOR AND OUTLET: CONDITION: Motor is bonded and protected by a GFCI outlet. Tub was turned on and appeared to be in good working condition at time of inspection. INTERIOR LIGHTING SWITCHES AND FIXTURES: CONDITION: Switches and receptacles appeared to be in good working condition. INTERIOR RECEPTACLES: Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 10
  11. 11. CONDITION: Receptacles appeared to be in good working condition, Upside down receptacle notes switched outlet for lamp. EXTERIOR LIGHTING SWITCHES AND FIXTURES: CONDITION: Lighting fixtures and switches and receptacles appeared to be in good working condition. EXTERIOR RECEPTACLES: CONDITION: Ground Fault Circuit Interrupters (GFCI's) were tested by pushing the test button at the garage GFCI and testing to see if outlet is dead, outlets tested properly at time of inspection, recommend client test outlets once a week to make sure outlets are protected. PLUMBING Water 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. Leakage or corrosion in underground piping cannot be detected by a visual inspection. FUEL SYSTEM: Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 11
  12. 12. METER/TANK LOCATION-CONDITION: Meter and Shut Off valve for gas is located at: Right side of house. GAS SUPPLY LINES: MATERIAL: Black Pipe. CONDITION: Visual sections of pipes appear to be in good condition at time of inspection. MAIN WATER SERVICE: LOCATION OF WATER METER: Water meter is located, at the front of the house by the street. LOCATION OF MAIN WATER SHUT OFF VALVE: Water shut off valve is located at, right side of house, MATERIAL: Copper. CONDITION: Visible section of piping appeared to be in good condition at time of inspection, no leaks were noted. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 12
  13. 13. WATER PRESSURE: Water pressure appears adequate. WATER SUPPLY LINES: MATERIAL: Copper was noted on visible sections of supply lines. CONDITION: Visual sections of pipes appear to be in good condition at time of inspection. WASTE LINES: MATERIAL: Plastic ABS. CONDITION: Visible sections of pipes appeared to be in good condition at time of inspection. VENT PIPING: MATERIAL: Plastic ABS. CONDITION: Visible sections of pipes appeared to be in good condition at time of inspection. HOSE FAUCETS: OPERATION: Sample operated, faucets were in good working condition at time of inspection. WATER HEATER: Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 13
  14. 14. LOCATION: Garage. TYPE: Natural Gas. BRAND: American. SIZE: 75 gallons. AGE: According to the industry experts, the average water heater life is 8 to 12 years, some can last longer. Unit was manufactured in 2001. CONTROLS: The temperature control was set near manufactures recommended setting. ENERGY SUPPLY: An easy operate hand shut-off valve is installed on the gas line. A flexible gas line is installed. SUPPLY PIPING: Supply pipes were in good condition at time of inspection. A water shutoff valve is installed, The hot, cold and gas lines were properly bonded. COMBUSTION AIR: A combustion air supply for the water heater was present. Adequate ventilation for all fuel burning appliances is vital for their safe operation. VENTING SYSTEM: Flue vent intact. TEMPERATURE PRESSURE RELIEF VALVE AND PIPING: A temperature & pressure relief valve and discharge line were installed. These open only if water pressure builds up to unsafe levels in unit and are not tested. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 14
  15. 15. TEMPERATURE PRESSURE RELIEF PIPE TERMINATION: A temperature & pressure relief discharge line was installed and terminated at front exterior. These open only if water pressure builds up to unsafe levels in unit and are not tested. If owner sees water draining from pipe a Licensed Plumber should be called to replace the valve. TANK: Appeared to be in good condition at time of inspection. SEISMIC BRACING: Upgraded Seismic Straps noted with proper blocking. BASE: Functional. ELEVATION: Unit is properly elevated. HEATING - AIR CONDITIONING The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that inspection is almost impossible. The inspector can not light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos materials have been commonly used in heating 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 building cannot 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 no representation 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, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. HEATING SYSTEM: Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 15
  16. 16. LOCATION: Attic. BRAND: Amana. APPROXIMATE AGE: Manufactured 2004. BTU/HR: 70,000. SYSTEM TYPE: Forced Air, Mid-Efficiency Gas Furnace. FUEL TYPE AND NOTES: Natural Gas, Electronic ignition is provided. BURNERS/HEAT EXCHANGERS: Burner Flame(s) appear typical. HEAT EXCHANGERS NOTE: Lifespan of most Heat Exchangers is 20-25 years, this may depend on many factors, exchangers 1 - 10 years have a low chance of cracks, 10 - 17 years have a medium chance and 17 and above have a higher change of cracks. The heat exchanger portion of a gas or oil fired heater is difficult to access without disassembly, and cannot be adequately checked during a visual inspection. We recommend a service contract be placed on the unit and a heating contractor called to verify the condition of the heat exchanger prior to settlement date. PUMP/BLOWER FAN: Appears to be in good working condition at time of inspection. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 16
  17. 17. COMBUSTION AIR: Appears serviceable. VENTING SYSTEM: The combustion and exhaust venting appears to be serviceable. SUPPLY PLENUM/COIL: There were air leaks and conditioned air was escaping, sealing is recommended for better efficiency. RETURN PLENUM: Appears serviceable. FILTER TYPE AND LOCATION: Filter(s) located at, interior ceiling. Filter is dirty, suggest cleaning/changing filter regularly. FILTER SIZE: 16x24x1. THERMOSTAT CONTROLS: The thermostat was operated and the system responded. AIR CONDITIONING: Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 17
  18. 18. LOCATION: Exterior left side of house. BRAND: Amana. APPROXIMATE AGE: Manufactured 2004. CAPACITY OF UNIT: 3.5 tons. TYPE: Central, Split system. POWER SOURCE: 220 Volt, Electrical disconnect present. MAX AMP RATING FOR UNIT: 45. BREAKER SIZE AT PANEL: 45 amp breaker at panel, 40 amp fuse at disconnect next to unit. COOLING METHOD Outdoor condenser with evaporator inside heater unit indoors. RETURN AIR TEMPERATURE: 80. SUPPLY AIR TEMPERATURE: 62. AIR TEMPERATURE DROP: 18. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 18
  19. 19. SYSTEM CONDITION: Unit was turned on and appeared to be in good working condition at time of inspection. COMPRESSOR: Unit was level and installed on recommended pad. Refrigerant insulation is missing at refrigerant line, line should be insulated for better efficiency. COOLING FINS: The condenser unit cooling fins are currently dirty. Part of the regular maintenance is to hose off these fins to keep them clean and unobstructed. This will improve the overall efficiency of the unit. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 19
  20. 20. CONDENSATE DRAIN LINE: Primary condensate line installed, it is normal to see water dripping from this pipe. SECONDARY CONDENSATE DRAIN LINE: Secondary drain line from AC coil in attic is installed over window, water will drain from pipe to alert the owner that there is a problem in attic with the primary drain line. If water is seen dripping from this line a Licensed Heating contractor should be called to check and clean primary drain line. CONDENSATE DRAIN PAN: Pan is clean and free of debris. NORMAL CONTROLS: The thermostat was operated and the system responded. HEATING DISTRIBUTION SYSTEMS: TYPE: Flexible Round. DUCTS/AIR SUPPLY: All accessible ducts were tested, tested ducts were in good working condition at time of inspection. INTERIOR The finished surfaces, hardware, windows and doors of the interior were found to be in generally acceptable condition. Any exceptions are noted above or in other specific areas of the report. cosmetic flaws such as stained/worn carpet, marred surface finishes and worn paint that are apparent to the average person are not included in this inspection, although we may occasionally report them as a courtesy to our clients. Cosmetic flaws such as minor cracks and nail pops occur in all houses. These are typically cosmetic in nature and are caused by settlement and/or shrinkage of building components. furnishings are not moved in the inspection process which limits the inspection to free areas, defects may be blocked from view. Determining the source of odors or like conditions is not a part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. A representative sampling was taken of accessible windows, Screens are not inspected, we will only comment if they are missing, Check with owners for further information. All fireplaces should be cleaned and inspected 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. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 20
  21. 21. MAIN ENTRY DOOR: CONDITION: Appeared to be in good working condition at time of inspection, Deadbolt is operational, Weather stripping was in good condition. DOOR BELL: CONDITION: Doorbell is functioning. INTERIOR DOORS: CONDITION: All interior doors appeared functional at time of inspection. Some door(s) are missing doorstops, recommended installation to prevent damage to walls. EXTERIOR DOORS: CONDITION: Sliding glass, Glass appears to be tempered, Insulated, Appeared to be in good condition and functional at time of inspection. WINDOW(S): TYPE/CONDITION Clad, Insulated, appeared to be in good condition at time of inspection. NOTE: Due to wind, dry air, dust, and dirt. You will see build up of sand, dust and dirt in your window tracks and regular cleaning will be needed. This condition is typical for most windows. If client has a concern please contact a State Licensed Window Company to determine if additional measures can be taken. WINDOW SILL(S): CONDITION: Appeared to be in good condition at time of inspection. WALLS: WALLS/TYPE/CONDITION Drywall, Visual examination of unobstructed areas showed no damage at time of inspection. CEILINGS: CEILINGS/TYPE/CONDITION Drywall, Visual examination of unobstructed areas showed no damage at time of inspection. FLOOR(S): FLOOR/TYPE/CONDITION Tile, Visual examination of unobstructed areas of floor showed no damage at time of inspection. CLOSET(S): CONDITION: Functional. CLOSET FIXTURES: CONDITION: Closet light appeared to be in good working condition at time of inspection. HEATING DEVICES: CONDITION: Heat register was observed. There was air movement from the air register/grill. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 21
  22. 22. CEILING FAN(S): CONDITION: Fan(s) were in good working condition at time of inspection. FIREPLACE & SOLID WOOD BURNING DEVICES: LOCATION: Living Room. OVERALL CONDITION: Good. TYPE OF UNIT: Fireplace with damper. TYPE OF FUEL: The unit is wood burning. FIREBOX CONDITION: Acceptable. FIRE SCREEN:: The recommended safety screen is installed. FIRE DOORS: Safety doors are installed. HEARTH EXTENSION: Adequate. FLUE/VENT SYSTEM: Residue has built to at least 1/8" and is due for it's normal cleaning by a chimney sweep. Cleaning should be done before burning fires in the unit. Testing smoke detectors is beyond the scope of the home inspection, It is the Agent /Client responsibility to make sure smoke detectors are installed, tested and working in all appropriate locations at time of final walkthrough or before the close of escrow SMOKE DETECTOR: COMMENTS: Noted, but not tested, testing smoke detectors is beyond the scope of the inspection. ADDITIONAL ITEMS CARBON MONOXIDE DETECTOR: No unit was found, but they are recommended on each living floor in homes with gas appliances and/or attached garages. SECURITY SYSTEM: A security system was identified. The unit was not tested. Ask owner about condition and usage or call an alarm company. PHONE SYSTEM: Wiring is installed but was not evaluated or tested. TELEVISION SYSTEM: Wiring is installed but was not evaluated or tested. HI-SPEED INTERNET: It is recommended that you ask the sellers and the nearby neighbors about the high speed internet options that are available to the area. FIRE EXTINGUISHERS: Consideration should be given to purchasing fire extinguishers for each floor of the home. 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. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 22
  23. 23. BATHROOM AREA: BATH LOCATION: Hall half bathroom. LIGHT FIXTURES: Lighting fixtures and switches appeared to be in good working condition at time of inspection. RECEPTACLES: Ground Fault Circuit Interrupters appeared to be in good working condition at time of inspection. Inspector tested by tripping the receptacle at the master bedroom and testing to see if receptacle was dead, recommend owner test outlets monthly to insure they are operating properly. CONDITION OF SINK: Sink(s) and faucet(s) appeared to be in good condition at time of inspection, Drain(s) appeared to be in good working condition 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 inspection CONDITION OF TOILET: The toilet flushed and filled properly at the time of inspection. SHOWER PLUMBING FIXTURES: Fixtures appeared to be in good working condition at time of inspection, Shower head appeared to be in good working condition at time of inspection, Drain appeared to be in good working condition at time of inspection. BATHROOM FLOOR: Visual examination of unobstructed areas of floor showed no damage at time of inspection. TUB/SHOWER AND WALLS: Tub and shower areas appear serviceable, Regular caulking of the seams and joints is required to keep water penetration to a minimum, Shower walls appeared to be in good condition at time of inspection, regular inspections of joints, trim plates and tub spouts and caulking any gaps to prevent moisture intrusion. Shower enclosure was in good condition at time of inspection. Enclosure Glass appeared to be tempered. BATHROOM VENTILATION: Fan appeared to be in good working condition at time of inspection, Recommend exhaust fan be run for at least 20 minutes after showering to vent most of the moisture to the exterior. 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. BATHROOM AREA: BATH LOCATION: Master bedroom. LIGHT FIXTURES: Lighting fixtures and switches appeared to be in good working condition at time of inspection. RECEPTACLES: Ground Fault Circuit Interrupters appeared to be in good working condition at time of inspection. Inspector tested by tripping the receptacle and testing to see if receptacle was dead, recommend owner test outlets monthly to insure they are operating properly. CONDITION OF SINK: Sink(s) and faucet(s) appeared to be in good condition 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 inspection Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 23
  24. 24. CONDITION OF TOILET: The following problems were noted: Toilet is loose at floor, correction is advised to prevent leaking. This involves removal of the toilet, inspecting for water damage, replacing the wax seal and re-installing the toilet. Recommend further evaluation and repairs by a State Licensed Plumbing Contractor. SHOWER PLUMBING FIXTURES: Fixtures appeared to be in good working condition at time of inspection, Shower head appeared to be in good working condition 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. BATHROOM FLOOR: Visual examination of unobstructed areas of floor showed no damage at time of inspection. TUB/SHOWER AND WALLS: Tub and shower areas appear serviceable, Regular caulking of the seams and joints is required to keep water penetration to a minimum, Shower walls appeared to be in good condition at time of inspection, regular inspections of joints, trim plates and tub spouts and caulking any gaps to prevent moisture intrusion. 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: Fan appeared to be in good working condition at time of inspection, Recommend exhaust fan be run for at least 20 minutes after showering to vent most of the moisture to the exterior. 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. KITCHEN - APPLIANCES - LAUNDRY Inspection of stand alone freezers and built-in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self or continuous cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Portable dishwashers are not inspected, as they require connection to facilitate testing, KITCHEN LIGHTING SWITCHES AND FIXTURES: CONDITION: Lighting fixtures and switches appeared to be in good working condition. KITCHEN OUTLETS: CONDITION: Kitchen outlets are all ground fault circuit interrupter (GFCI) protected. GFCI protected outlets appear to be in good working condition and appear to be grounded at time of inspection, Outlets were tested by using the test button on outlet, turning them off and making sure all outlets in kitchen are protected. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 24
  25. 25. KITCHEN SINK: TYPE AND CONDITION: Stainless Steel, Sink appeared to be in good condition at time of inspection, Drains appears serviceable, no leaks noted at time of inspection, Faucet is serviceable. GARBAGE DISPOSAL: CONDITION: At time of inspection unit turned on and off, unit appears to be in good working condition at time of inspection. Wiring appears serviceable. DISHWASHER: BRAND: General Electric. CONDITION: The dishwasher was cycled on the normal cycle to check for its operation and to identify any leakage. Each cycle and feature of the unit was not tested and is Beyond the scope of this evaluation. There were no leaks found during the inspection. Air gap device or high-loop is present on drain line- Proper. RANGE/COOK TOP/OVEN: TYPE/CONDITION: Gas, Gas Shut-off valve present, Separate cook top, The unit was turned on to check to see if the elements were operational and then turned off. Unit appeared to be in good working condition at time of inspection. EXHAUST VENT(S): TYPE AND CONDITION: External, Unit appears to be in good working condition at time of inspection. Light was working at time of inspection. SEPARATE OVEN(S): TYPE/CONDITION: Electric, Oven baking and broiling features were turned on to see if element heated up. The temperature settings and timer were not tested, Oven light was operational at time of inspection. REFRIGERATOR: TYPE AND CONDITION: Electric, Unit appears to be in good working condition at time of inspection. WATER HOOK-UP: Yes. A water hook-up is provided at the refrigerator opening = Did Not Test. Recommend replacing/using a flexible braided stainless steel water line at the refrigerator for better protection against leaks. OTHER BUILT-INS: MICROWAVE: Unit was turned on and tested and unit appears to be in good working condition at time of inspection. INTERIOR COMPONENTS: COUNTERS: Granite, Visual examination of unobstructed areas of counter tops showed no damage at time of inspection. CABINETS: Cabinets appeared to be in good working condition at time of inspection. WALLS AND CEILINGS: Walls and ceilings areas appear to be in good condition at time of inspection. FLOOR: Floor covering tile. KITCHEN WINDOWS/DOORS: Window appears to be in good working condition at time of inspection. Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned on or off. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 25
  26. 26. LAUNDRY: LOCATION: Interior of house. LAUNDRY ROOM SWITCHES AND FIXTURES: Light fixture was in good working condition at time of inspection. WASHING MACHINE ELECTRICAL OUTLET: The washing machine outlet appeared to be grounded. WATER HOOK-UPS: 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. DRAIN LINE: Did not test. The Testing of the washing machine drain is beyond the scope of this inspection. LAUNDRY SINK: Drain was tested, no leaks present at time of inspection. DRYER HOOK-UPS: 220 Service noted but was not tested, inquire with seller/owner if 220 service is operational, 3 prong 220/240 volt receptacle noted. GAS SHUT-OFF: An easy operate hand shut-off valve is properly installed on the gas line, but valve was not tested. Testing valves is beyond the scope of the inspection. FLEXIBLE CONNECTOR: A flexible gas line is installed. DRYER VENTING: The dryer vent is vented to the exterior. EXHAUST FAN: Exhaust fan is installed and appeared to be in good working condition at time of inspection. LAUNDRY ROOM CABINETS: Appeared to be in good condition at time of inspection. DOOR: Door was in good working condition at time of inspection. FLOOR: Floor covering tile, Visual examination of unobstructed areas of flooring showed no damage at time of inspection. WASHER AND DRYER: CLOTHES WASHER: Washer was turned on and only tested on one cycle unit appeared to be in good working condition, no leaks were noted. CLOTHES DRYER: Dryer was operated and appeared to be in good working condition. BEYOND THE SCOPE WHEN 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 take place. Request that any information about any hidden problems be revealed to you about these inaccessible or hidden areas from the seller prior to the close of escrow. Return to the property prior to the close of escrow and perform a walk-through inspection of your own after the owner's belongings have been removed 3) If your inspection or information reveals hidden damage or concerns contact a qualified specialist or your inspector for a return visit. GEOLOGICAL STABILITY: Soil condition or stability is not determined during this home inspection. Should you decide to obtain a geological report of the site conditions you might contact a geological inspection firm through your real estate agent or a non profit association of geo technical engineers for referral. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 26
  27. 27. STRUCTURAL STABILITY OR ENGINEERING ANALYSIS: Engineering analysis of a buildings structure is performed only by a licensed structural engineer with the use of measurements, calculations, or other scientific evaluation. Engineering is beyond the scope of a typical home inspection. To receive an inspection and report on the structure by an engineer, ask your real estate agent or a non-profit association of structural engineers for referral. SEWER BLOCKAGE: Check with the seller for information about the history of the sewer or private waste disposal system. Having a drain service company video review and service the main drain line to be sure it is open and flowing before the close of escrow is recommended on all homes. RADIO CONTROLLED DEVICES: Numerous devices in homes that are operated with remote controls are not within the scope of this inspection. For information about these devices we first suggest that you obtain a list of all the remote controls from the seller. (The operation of the overhead garage door automatic opener will be tested using the permanent control button provided in the house or garage.) Many radio controlled devices have changeable codes which you may want to consider altering for your use or safety. You may wish to contact the installer or manufacturer for additional information and evaluation. REINSPECTION AND REPAIRS: Reinspection's are only performed on items not accessible at the time of original inspection or that were unable to be inspected due to utilities not turned on. Should repairs be necessary we suggest they be performed by appropriate persons and that work complies with applicable Law, including governmental permit, inspection, and approval requirements. Buyer should obtain from seller receipts for Repairs performed by others, a written statement indicating the date of Repairs performed by Seller and provide Copies of receipts and statements of seller prior to final verification of condition. (Ref: Residential Purchase Agreement Form RPA-CA, page 4 item 10.) MOLD, MILDEW, FUNGUS AND MICROBIAL ORGANISMS: Mold, mildew, fungus and other microbial organisms commonly occur in areas that show evidence of or have the potential for leaking, moisture intrusion and/or inadequate ventilation. The identification of the organisms is beyond the scope of the inspector. Any area or item exhibiting such conditions can be a health hazard to some people. If concerned about this possibility, we recommend further investigation be performed by a Certified Industrial Hygienist to determine if there exists an ongoing climate for incubation or microbial contamination and that steps be taken to eliminate this climate. PRODUCT RECALLS AND SAFETY ALERTS: Product recalls and consumer product safety alerts are added almost daily. If client is concerned about appliances or other items installed in the home that may be on such lists, client may wish to visit the U.S. Consumer Protection Safety Commission (CPSC) web site http://www.cpsc.gov or www.recalls.com for further information. A basic home inspection does not include the identification or research for appliances and other items installed in the home that may be on the CPSC lists. ENVIRONMENTAL HAZARDS OR 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 contain some amounts of asbestos or lead. Determining the presence of these products is beyond the scope of this report. An environmental survey is not part of a home inspection, this service is available by contracting with an appropriate specialist. Copyright 2010 Advantage Inspection Professionals, a division of Carmichael, Inc. Inspection # Page 27

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