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1234 Main St.
San Diego , CA 92127
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
66
Recommendations
13
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent, Home Owner
Client Name
Russell and Mechele Chadwick
Occupancy
Furnished, Occupied
Style
Multi-level
Type of Building
Single Family, Attached Garage
Temperature (approximate)
80 Fahrenheit (F)
Year Built
1998
Ground Cover
Dry
Main Entrance Faces
South
Type of Foundation
Slab, Covered with Flooring
Weather Conditions
Clear
Scope of Inspection

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind. Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.

Visual Inspection Only

For condominiums, the grounds, exterior and roof systems are not inspected because these are controlled and maintained by home owners association. Recommend inquiring with home owners association representative about exterior areas and maintenance schedules. CONDOMINIUMS ARE INTERIOR INSPECTIONS ONLY.

2 - Exterior

Inspection Method
Visual
Driveway
Concrete
Walkways
Concrete
Patio
Concrete
Deck/Balcony
Wood, Composite
Siding Material
Stucco
Trim Material
Stucco
Fascia Material
Wood
Flashing Material
Stucco
Footing Material
Not Visible
Foundation Material
Concrete Slab
Retaining Walls
Concrete Block
Fence Material
Wood
Wall Structure
Wood Frame
Exterior Doors
Glass Sliding Doors, Wood
Windows
Metal
Exterior Limitations
The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings, foundations, exterior surfaces or components obscured by vegetation, stored items or debris, wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
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Comment
2.1.1 - Siding / Flashing / Trim

Siding: Soil Height
Exterior

In some areas around the exterior of the home, the soil level is too high near the siding. This can allow for moisture from the soil to damage the siding. Recommend grading soil to a proper height around siding area.

Contractor Qualified Professional
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Comment
2.1.2 - Siding / Flashing / Trim

Exterior: Caulk Deteriorated/Missing
Exterior

Caulk deteriorated or missing in some areas around the exterior of the home. Caulk or another type of weatherproof patching should be installed where missing or deteriorated to prevent weather and pest from intruding into the interior of the home.

Contractor Qualified Professional
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Comment
2.2.1 - Exterior Doors / Windows

Sliding Door(s): Not Sliding Properly

One or more sliding doors are not sliding properly on track. The track can sometimes collect dirt and debris. Recommend a qualified door contractor to repair.

Door Door Repair and Installation Contractor
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Comment
2.2.2 - Exterior Doors / Windows

Upper Deck Sliding Door: Adjustments
Kitchen/Upper Deck Sliding Door

Sliding deck door not closing properly. The sliding door and doorjamb don't appear to be fitting properly. Recommend a qualified professional to adjust/repair.

Contractor Qualified Professional
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Comment
2.3.1 - Decks / Balconies / Porches / Steps

Deck: Loose Floor Boards

One or more deck floorboards were loose. The deck floorboards are weathered. Recommend a licensed deck contractor to evaluate and repair deck floorboards.

House front 1 Deck Contractor
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Comment
2.3.2 - Decks / Balconies / Porches / Steps

Guardrail: Loose

Some areas of the guardrail are loose and not properly secured. Recommend a qualified professional to repair.

Contractor Qualified Professional
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Comment
2.3.3 - Decks / Balconies / Porches / Steps

Stairs: Handrail Missing

Handrail missing on exterior stairs. Recommend a qualified professional to install a proper handrail.

Contractor Qualified Professional
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Comment
2.3.4 - Decks / Balconies / Porches / Steps

Deck: Footing Deterioration

Concrete support pad for small area of deck area has soil eroding underneath. This could

Allow the deck to possibly shift and/or settle. Recommend a qualified professional to repair.

Contractor Qualified Professional
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Comment
2.4.1 - Eaves / Soffits / Fascia

Fascia: Weathered

Some of the fascia boards around the exterior of the home are showing signs of age and are weathered. Recommend qualified professional to paint boards to protect against weathering.

Contractor Qualified Professional
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Comment
2.5.1 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Retaining Wall: Cracks

Retaining wall is showing signs of deterioration and has visible cracks. Lack of maintenance, possible water trapped behind areas of wall and cracks that can let water into the interior of the wall are all issues that can promote deterioration. Recommend qualified contractor to evaluate and repair.

Yard scissors Landscaping Contractor
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Comment
2.5.2 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Trees: Overhang

Some trees were overhanging the roof. This can cause deterioration to the roof and prevent proper drainage in gutters. Recommend a qualified tree trim service to trim trees away from home/roof.

Yard scissors Tree Service
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Comment
2.5.3 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Trees: Trim Vegetation Away

Some vegetation in contact with the home. Vegetation can bring unwanted moisture to the homes siding/trim/fascia boards.  Vegetation growing over roof can cause moss to grow on the roof and clog roof gutters. Recommend qualified professional to trim vegetation away from the home.

Yard scissors Landscaping Contractor
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Comment
2.5.4 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Trees: Roots

Large tree roots are visible around the pool equipment. Large roots can uplift areas of concrete (driveway, porch, patio, walkways). Large roots can cause damage to structures. Recommend monitoring tree roots and/or having a qualified professional to repair any areas that are getting near the pool equipment.

Mag glass Monitor
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Comment
2.5.5 - Vegetation / Grading / Drainage / Fence / Retaining Walls

Soil Slope: Erosion

Erosion is visible on upper slope above driveway. The soil is eroding over the retaining walls in areas. The retaining walls appear to be in good condition. Recommend further evaluation by qualified professional.

Contractor Qualified Professional
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Comment
2.6.1 - Walkways / Patios / Driveways

Porch: Minor Cracking
Porch

Some settling and minor cracking observed in the porch area. Tile grout was cracked. Some tiles were loose. Recommend qualified professional to evaluate and repair.

Contractor Qualified Professional
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Comment
2.6.2 - Walkways / Patios / Driveways

Patio: Minor Cracking
Patio

Some settling and minor cracking observed in the patio area. Recommend qualified professional to evaluate and repair. 

Contractor Qualified Professional
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Comment
2.6.3 - Walkways / Patios / Driveways

Driveway: Minor Cracking
Driveway

Minor cosmetic cracks observed in the driveway, which may indicate movement in the soil. Recommend monitor and/or have qualified driveway contractor to patch/seal.

House front Driveway Contractor
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Comment
2.6.4 - Walkways / Patios / Driveways

Driveway: Trip Hazard
Driveway

Trip hazards were observed around the driveway area. Recommend a qualified professional to repair.

Contractor Qualified Professional

3 - Roofing

Roof Type/Style
Combination
Pitch of Roof
Medium

This is an estimate of the slope/pitch of the roof.

Roof Material
Clay
Roof Layers
1+
Age
20+
Evidence of Past Water Leaks
No
Flashing
Metal
Roof Gutters
Gutters Missing
Roof Vents
Roof Vents
Chimney Crown/Cap
Metal
Chimney Rain Cap
Yes
Chimney Chase
Stucco
Skylights
No
Inspection Method
Ground, Drone
Roofing Limitations

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access, solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts, and extensions performed adequately or were leak-free. HOA typically controls and maintains roof areas for town-homes and condos.

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Comment
3.1.1 - Coverings

Roof: Tile Cracked
Roof

Some roof tiles were cracked on the roof. Recommend a licensed roof contractor to repair or replace.

Roof Roofing Professional
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Comment
3.2.1 - Roof Drainage Systems

Gutter: Missing

Roof gutters missing in some areas around the home. Roof gutters collect water from the roof and flow the water to proper exit locations around the home. Missing gutters can cause water to pond around the home and its foundation and cause deterioration to siding, trim and fascia boards. Recommend installing roof gutters around the house where missing.

Hardhat General Contractor
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Comment
3.3.1 - Underlayment / Flashing

Flashing: Vent Pipe / Flue Pipe

Some flashing/patching and mortar on the roof and around the flue and vent pipes have deterioration which can allow water to intrude down the pipe and into the attic area. Recommend a licensed roofer to further evaluate and repair deteriorated patching around vent pipes and loose mortar on the roof.

Roof Roofing Professional
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Comment
3.3.2 - Underlayment / Flashing

Flashing: Missing Drip Edge

Some areas around roof are missing drip edge flashing. Drip edge flashing protects the fascia board from water flowing off the roof. Recommend licensed roofer to evaluate and repair. 

Roof Roofing Professional
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Comment
3.3.3 - Underlayment / Flashing

Flashing: Bird Stops Missing

Bird stops missing in some areas around the perimeter of the roof. Bird stop prevents birds and pest from getting under roof tiles. Recommend licensed roofer to evaluate and repair.

Roof Roofing Professional

4 - Garage

Type
3-Car
Overhead Garage Door
Metal
Floor
Concrete
Burners 18" Above Floor
Yes
Walls
Covered with Drywall, Holes In Drywall
Sill Plates
Elevated
Automatic Opener
Operable
Motion Reverse Sensors & Pressure Reverse
Operable
Garage Limitations

The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. Many times areas of the garage are not visible or inspected due to vehicles or personal items.

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Comment
4.1.1 - Floor

Garage Floor: Minor Crack
Garage

Minor cracks visible in the floor of the garage. These are typical settlement cracks that are typical with the age of the home. Recommend patching cracks and monitoring them.

Contractor Qualified Professional
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Comment
4.1.2 - Floor

Garage/Driveway: Trip Hazard

Garage floor is elevated above driveway which is creating a trip hazard. Recommend a qualified professional to repair.

Contractor Qualified Professional
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Comment
4.2.1 - Garage Overhead Door

Garage Door: Reverse Sensors Height
Garage

Garage door reverse sensors are installed too high off the floor. Garage door reverse sensors should be installed between 4-6" above garage floor. Recommend qualified professional repairing garage door sensor height.

Garage Garage Door Contractor
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Comment
4.2.2 - Garage Overhead Door

Garage Door: Weather Stripping
Garage

Garage door weather stripping is damaged or missing around the garage door. Visible light is noticeable between the garage door and door jamb/Floor. The weather stripping helps prevents pest and weather from getting into the garage. Recommend a qualified professional to repair.

Garage Garage Door Contractor
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Comment
4.3.1 - Walls / Ceiling / Doors

Garage Wall: Hole(s) in Drywall
Garage

Hole(s) in the drywall of the garage. Drywall acts as fire separation between the garage and interior. Hole(s) in garage drywall can allow the spread of fire to the interior of the home. Recommend a qualified professional to repair hole(s) in garage drywall.

Putty knife Drywall Contractor
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Comment
4.3.2 - Walls / Ceiling / Doors

Garage Wall/Ceiling: Stain/Moisture
Garage

Visible prior patch repair and stains on the ceiling and/or walls of the garage. No significant moisture was detected in moisture stains using a pin-style moisture meter. Recommend following up with the seller regarding prior repair work performed. Also recommend priming and painting the ceiling area and monitoring.

Paint roller Painting Contractor
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Comment
4.3.3 - Walls / Ceiling / Doors

Garage: Pest Nest

Pest nests were visible on the garage door opener. Recommend a pest professional to remove.

Contractor Qualified Professional

5 - Plumbing & Laundry

Supply Pipe
Not Visible
Distribution Pipe
Copper
Drain Pipe
ABS, PVC
Fuel Line
Not Visible
Exhaust Fans
Bathrooms
Water Meter (Location)
Not Visible
Main Water Shut-Off Device (Location)
Pressure Regulator or Water Meter
Bathtub Jets
Bathroom
No
Sump Pump
No
Dryer Power Source
Electric
Water Pressure
55 PSi
Water Pressure Regulator
South
Yes
Filters
None
Dryer Vent
Foil, Flexible (Accordion) Style

The Chimney Safety Institute of America (CSIA) recommends CSIA Certified Dryer Exhaust Technicians perform dryer vent inspections annually to ensure safe and efficient operation of your clothes dryer system.

Main Fuel Shut-Off (Location)
Propane Tank
Visible Fire Suppression System
Yes

Regular maintenance of the home sprinkler system is recommended. Never block or paint sprinkler heads or covers.

Plumbing and Laundry Limitations
The following items are not included in this inspection: private/shared wells and related equipment, private sewage disposal systems, hot tubs or spas, main, side and lateral sewer lines, gray water systems, pressure boosting systems, trap primers, incinerating or composting toilets, fire suppression systems, water softeners, conditioners or filtering systems, plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs, underground utilities and systems, overflow drains for tubs and sinks, backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
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Comment
5.1.1 - Water Supply Pipes

Water Pipe Valve(s): Corrosion

Visible corrosion around some water supply valves. Corrosion can cause water leaks to form in valve connection. No visible water was leaking from supply valves during the inspection. Recommend a licensed plumber to evaluate water supply pipe valves in home and repair connections that have corrosion.

Pipes Plumbing Contractor
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Comment
5.1.2 - Water Supply Pipes

Fire Sprinklers: Cover Missing / Loose

Some sprinkler covers are missing/loose/covered. Recommend qualified professional to repair.

Contractor Qualified Professional
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Comment
5.1.3 - Water Supply Pipes

Fire Sprinklers: Further Evaluation

The pressure gauge on the fire sprinkler system appeared to be high. No service dates or records for the system. Many fire sprinkler heads in the ceiling of the interior were missing trim pieces and covered with tape. Recommend a qualified fire sprinkler contractor to further evaluate and repair.

Contractor Qualified Professional
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Comment
5.2.1 - Drain / Sewer Pipes

Drain Pipe: Accordion Flex Drain Pipe

One or more sink drain pipes are using improper, accordion style flex drain pipes. These pipes can collect dirt and grime and slow down the flow of water. These factors can promote clogs in the drain pipe. Recommend a qualified plumber to install proper drain pipe.

Contractor Qualified Professional
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Comment
5.3.1 - Fixtures / Faucets

Faucet: Worn Out

Some parts on the faucet are worn out and/or damaged. Recommend a licensed plumber to install a new faucet.

Pipes Plumbing Contractor
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Comment
5.3.2 - Fixtures / Faucets

Bathtub: Caulk Cracked/Missing

In some shower/bathtub areas, caulk showed signs of deterioration. Caulk had stains and cracks in areas. Caulk prevents water from getting behind bathtubs. Recommend removing the old caulk and installing new caulk to areas.

Contractor Qualified Professional
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Comment
5.3.3 - Fixtures / Faucets

Hose Bib: Missing Anti-Siphon Valve

Anti-Siphon valves missing on some hose bibs around the home. Anti-siphon valves allow water to only flow in one direction and prevents water from the irrigation system from being siphoned back in the water supply line. Recommend installing anti-siphon valves on hose bibs around the home. 

Wrenches Handyman
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5.4.1 - Laundry / Dryer Vent

Washing Machine: Catch Pan

No catch pan installed under the washing machine. Catch pan collects water in case the washing machine leaks. Recommend qualified professional to install catch pan under the washing machine. 

Contractor Qualified Professional
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Comment
5.4.2 - Laundry / Dryer Vent

Washing Machine: Drain Hose
Laundry

The washing machine's drain hose is extending too far into the drain pipe. This could allow for a direct connection to the water in the pipe trap which could allow for backflow water to flow back into the washing machine. Recommend trimming washing machine drain hose to a proper length for extending into the drain pipe and securing the drain hose with a hose clamp. (See "Indirect Connection" on the picture below)

Contractor Qualified Professional
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Comment
5.4.3 - Laundry / Dryer Vent

Dryer Duct: Improper Material
Clothes Dryer

An improper style or material is being used for the dryer exhaust duct. Foil, plastic, and vinyl style ducts should not be used. Flexible "accordion" style dryer ducts can become easily clogged with lint. These types of dryer ducts are fire safety hazards. Recommend a qualified professional to install a proper smooth metal style dryer duct.

Contractor Qualified Professional
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Comment
5.4.4 - Laundry / Dryer Vent

Exterior Dryer Vent: Flap Stuck Open
Exterior Dryer Vent

The exterior dryer vent flap is staying in the open position when the dryer isn't operating. The flap prevents pest and cold air from getting into the dryer duct and is supposed to stay closed when the dryer is not operating. The vent flap can sometimes stop operating properly due to lint build-up or age. Recommend cleaning or having a qualified professional install a new vent flap.

Contractor Qualified Professional

6 - Water Heater

Type
Tank
Energy Source
Electric
Estimated Age
18
Catch Drain Pan
No
Expansion Tank
No
Proper TPRV Extension
Yes
Proper Vent Flue Pipe
N/A
Location: Water Heater
Garage
Model / Serial #
SE50T12A01 / GE 0201201412
Proper Seismic Straps
Improperly Installed
Manufacturer
GE
Capacity
50

The inspector does not calculate water heater size for home. For info on sizing water heaters, visit energy.gov

Heat Operable
Yes
Water Heater Limitations
Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps, solar water heating systems, Energy Smart or energy saver controls, catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Credit
Comment
6.1.1 - Water Heater Tank

Water Heater: Age

The water heater is nearing or past its life expectancy. The water heater could need repair or replacement anytime in the next 5 years. Recommend budgeting for a repair or replacement in the near future.

Mag glass Monitor
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Comment
6.1.2 - Water Heater Tank

Water Heater: Catch Pan Missing

Catch pan is missing under the water heater. The catch pan collects water in case of a water leak from the tank. Recommend installing a catch pan under the tank.

Wash Appliance Repair
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Comment
6.1.3 - Water Heater Tank

Water Heater: Expansion Tank Missing

No expansion tank visible. Expansion tanks help with thermal expansion that happens when water is heating and helps minimize the risk of pressure damage to the plumbing system. Recommend a licensed plumber to install an expansion tank.

Pipes Plumbing Contractor
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Comment
6.1.4 - Water Heater Tank

Water Heater: Tank Strap Locations

The straps were improperly installed around the water heater tank. The top and bottom strap should be within 1/3rd of the top and bottom of the water heater. Bottom strap should be a minimum of 4" above the controls. Recommend installing the straps around proper locations on the tank.

Contractor Qualified Professional
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Comment
6.1.5 - Water Heater Tank

Water Heater: Corrosion At Water Supply Line

Corrosion was visible at water supply pipes for the water heater. Rust and corrosion can cause water leaks to develop. Recommend a licensed plumber to evaluate and repair.

Pipes Plumbing Contractor
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Comment
6.1.6 - Water Heater Tank

Water Heater: Missing Bollards
Garage

In the garage, protective bollards are missing in front of gas appliances (water heater and/or furnace). Bollards protect gas appliances from vehicle damage into them. Recommend a qualified professional to install.

Contractor Qualified Professional

7 - Kitchen

Disposal
Operable
Dishwasher Air Gap
No
Dishwasher Drain Line Looped
No
Exhaust Fan
Missing
Dishwasher
Operable
Oven
Operable
Range
Operable
Microwave
Operable
Refrigerator
Operable
Kitchen Limitations
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters, appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
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7.1.1 - Kitchen Appliances

Dishwasher: Air-Gap Missing
Kitchen

Dishwasher air gap is missing. A dishwasher air gap helps prevent contaminated water from draining back into the dishwasher. Recommend a licensed plumber to install a proper air gap for the dishwasher. 

Wash Appliance Repair
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7.1.2 - Kitchen Appliances

Range Hood: Not Properly Installed

The range hood ventilation system was missing/not installed in the kitchen. Recommend following up with a qualified service professional to evaluate and repair.

Contractor Qualified Professional
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Comment
7.2.1 - Outdoor BBQ Area

BBQ: Gas Turned Off / Not Tested

The backyard BBQ gas was turned off. Recommend an appliance technician to evaluate and repair/test.

Wash Appliance Repair

8 - Electrical

Service Type
Underground
Service Wire Type
Not Visible
Voltage
120/240
Appears Grounded
Yes
Branch Circuit Wiring
Copper
Solid Aluminum Wiring Present
No
Wiring Method
Romex
Protection
Breakers
GFCI Outlets
Yes
AFCI Outlets
No
Location Of Sub Panel
Pool/Spa, Bedroom
Smoke Detectors
Yes
Carbon Monoxide Detectors
Yes
Location of Main Panel
Outside
Amperage
175

Inspector does not calculate load, and/or measure amperage, voltage, and impedance.

Sub-Panel
Yes
Solar System Installed
Yes

Always inquire with the seller about the permits obtained to install the solar and if a licensed solar company was used. Some solar panels systems require a new electrical panel and/or a higher amperage panel.

Electrical Limitations
The following items are not included in this inspection- generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring, underground utilities and systems, low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings or stored items are present some receptacles are usually inaccessible and are not tested, these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke detectors is not determined as part of this inspection. Upon taking occupancy, proper operating of smoke and carbon monoxide detectors should be verified and batteries should be changed. Smoke detectors have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Credit
Comment
8.3.1 - Branch Wiring

Branch Wires: Junction Boxes Missing

In some areas of the home, electrical wires are connected outside of junction box. Junction boxes protect the connections from accidental damage and contain sparks and heat from a loose connection or short circuit. Recommend a licensed electrician to evaluate and repair.

Electric Electrical Contractor
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8.3.2 - Branch Wiring

Branch Wires: Open Junction Box

One or more open electrical junction boxes. Recommend qualified professional to install cover plates to conceal wires in junction boxes.

Contractor Qualified Professional
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Comment
8.3.3 - Branch Wiring

Cover Plates: Unknown Function

It’s unknown what the function is of these cover junction boxes. Inquire with seller. 

Contractor Qualified Professional
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Comment
8.4.1 - Connected Devices and Fixtures

Light bulb(s): Not Operating

One or more light bulbs are not operating in the home. Recommend replacing light bulbs.

Wrench DIY
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Comment
8.4.2 - Connected Devices and Fixtures

Outlet(s): Cover Plates Missing/Damaged

One or more electrical outlets are missing and/or have a damaged cover plate. This could cause an electrical short and shock risk. Recommend a qualified professional to install cover plates.

Contractor Qualified Professional
Credit
Comment
8.6.1 - GFCI & AFCI Outlets

GFCI Outlet(s): Not Operating

One or more GFCI outlets are not operating. No power was detected when tested. Recommend a licensed electrician to evaluate and repair.

Electric Electrical Contractor

9 - Heating

Energy Source
Electric
Furnace Location
Closet, Living Room
Type of Heater
Air Handler
Last Service Date
No Service Date Visible
Distribution
Flex Duct
Model / Serial #
FV4CNF003 / 1916A85320
Model / Serial #
FV4CNF003 / 1916A85338
Manufacturer
Carrier
Estimated Age
3

Manufactured rated life expectancy for most furnaces is between 15 to 20 years with proper service and maintenance.

Heat Operating
Yes
Filter Location
Return Vents

Recommend having the air filters cleaned or replaced every six months and or after three months of continuous usage.

Filter Size
12x24x1
Heating Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, solar, coal or wood fired heat systems, thermostat or temperature control accuracy and timed functions, heating components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.
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Comment
9.1.1 - Heating Equipment

Furnace: Filter Dirty

Furnace filters were visibly dirty during the inspection. Operating the furnace with a dirty filter can decrease performance and the longevity of the furnace. Recommend installing new furnace filter.

Wrench DIY
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Comment
9.3.1 - Vents, Flues & Chimneys

Supply Vent Covers: Missing

One or more supply vent covers missing. Recommend installing. 

Contractor Qualified Professional

10 - Air Conditioning

Type
Heat Pump
Estimated Age
4 / 3
Condensate Line
To Exterior, To Drain
Evaporator Coil
Not Visible
Operable
Yes
AC Unit(s) Location
West/East Patios
Model / Serial#
West
226ANA036-B / 3515E17070
Model / Serial#
East
226ANA036-B / 2016E31613
Energy Source
Electric
Max Breaker/Fuse
40
Manufacturer
Bryant
Differential
15-20+
Air Conditioning Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, thermostat or temperature control accuracy and timed functions, cooling components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
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Comment
10.1.1 - Cooling Equipment

AC Unit: Insulation Missing or Damaged

Missing or damaged foam insulation on refrigerant line. The can cause energy loss and condensation. Recommend Licensed HVAC professional to repair.

Fire HVAC Professional

11 - Interiors

Ceilings
Drywall
Countertops
Granite, Stone
Doors
Wood, Glass Sliders
Flooring
Engineered Wood, Tile, Carpet
Steps, Stairways & Railings
Yes
Walls
Drywall
Windows
Metal
Ceiling Fans
Yes
Interior Limitations

The following items are not included in this inspection: security, intercom and sound systems, communications wiring, central vacuum systems, elevators and stair lifts, cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment, deficiencies relating to interior decorating, low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as a window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection. Many times areas of the interior are not visible or inspected due to furnishings or personal items.

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11.1.1 - Walls

Interior Wall: Dings and Scratches

Some interior walls have dings and scratches. Recommend a licensed drywall contractor to repair.

Putty knife Drywall Contractor
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11.1.2 - Walls

Interior Wall: Large Hole / Damage

Large holes and damage visible in some areas of the interior walls. Recommend a licensed drywall contractor to repair.

Putty knife Drywall Contractor
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Comment
11.5.1 - Countertops & Cabinets

Cabinet(s): Moisture Stain

In one or more cabinets underneath sinks, visible stain on the interior base of the cabinet. No visible water was leaking. No significant moisture was detected. Recommend monitoring area and cleaning/repairing stain.

Mag glass Monitor
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Comment
11.5.2 - Countertops & Cabinets

Cabinet Door(s): Need Adjusting

One or more cabinet doors need adjusting. Recommend a qualified cabinet contractor to repair.

House building Cabinet Contractor
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11.5.3 - Countertops & Cabinets

Countertop: Cracked/Chipped

One or more areas of the countertop/backsplash area had visible cracks or chips. Recommend qualified countertop contractor to evaluate and repair. 

House building Countertop Contractor
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Comment
11.5.4 - Countertops & Cabinets

Countertop: Grout Deteriorating / Missing

On some areas of countertops, grout was missing and/or has visible cracks and deterioration. Recommend a qualified professional to repair.

House building Countertop Contractor
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Comment
11.6.1 - Doors

Interior Door(s): Hardware

One or more doors have loose, missing or damaged hardware. Recommend a qualified professional to repair.

Contractor Qualified Professional
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11.6.2 - Doors

Interior Door(s): Door Stops Missing

One or more doors stops are missing in the home. Door stops help protect drywall from the doorknob when the door is opened. Recommend a qualified handyman to install door stops where missing. 

Wrenches Handyman
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Comment
11.7.1 - Windows

Window(s): Condensation / Fogging

One or more windows had visible condensation and/or fogging between window panes. This typically indicates a failed seal. Recommend a qualified window contractor to further evaluate windows in the home and replace.

Window Window Repair and Installation Contractor
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Comment
11.7.2 - Windows

Window(s): Loose or Deteriorated Seal

One or more windows had a loose and/or deteriorated seal. This could allow for condensation and fogging to occur in the future. Recommend a qualified window contractor to further evaluate and repair.

Contractor Qualified Professional

12 - Attic

Location
2nd Floor
Hallway, Garage
Flooring
None
Roof Structure
Trusses
Ceiling Joists
Wood
Sheathing
Plywood
Ventilation
Roof Vents
Depth of Insulation
4-6 inches
Installed In
Rafter/Trusses, Walls
Insulation
Batts
Access
Scuttlehole/Hatch
Inspected From
Access Panel
Attic Limitations
The following items or areas are not included in this inspection-areas that could not be traversed or viewed clearly due to lack of access, areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Credit
Comment
12.1.1 - Attic Area

Attic: Insulation Missing/Displaced
Attic

Attic insulation is missing or displaced in some areas. Proper insulation installation is important for energy efficiency in the home. Recommend qualified professional to install insulation where missing or displaced in the attic.

Contractor Qualified Professional
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12.1.2 - Attic Area

Attic: Fan(s) Exhausting
Attic

One or more exhaust fans appear to be exhausting air into the attic. Hot, humid air from exhaust fans could cause staining and damage to sheathing, rafters, joist, and insulation. Recommend a qualified professional to properly connect bathrooms exhaust fans to exterior vents.

Contractor Qualified Professional

13 - Fireplaces and Fuel-Burning Appliances

Chimney Flue Type
Metal
Damper Operable
Yes
Fireplace Doors
Spark Arrestor
Fireplace Locations
Family Room
Operating
Not tested
Fireplace Type
Wood
Fireplace, Wood Stove & Chimney Limitations
The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
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13.1.1 - Fireplaces, Stoves, Inserts, & Chimneys

Fireplace: Firebox/Chimney Needs Cleaning

All solid fuel burning appliances (wood stoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary. Recommend professional fireplace/chimney sweep contractor to clean the fireplace/chimney.

Fire Fireplace Contractor

14 - Pool/Spa

Visible Water Clarity
Clear
Deck
Concrete
Caulk/Sealant Between Coping and Deck
Yes, Cracks
Visible Water Leaks
No
Heater Manafacturer
Pentair
Diving Board
No
Enclosure Around Pool
Yes
Exit Alarms
No
Pool Cover
Not Visible
Type
In-Ground Pool/Spa
Coping
Natural Stone
Model/Serial
400 DV / 12050285
Handrail
No
Jets Operating
Yes
Water Features Operating
Pool Area/Equipment Needs Service/Further Evaluation
Yes
Filter type
Diatomaceous
Heater Type
Gas Burner
Pool Lights
Pool, Spa
GFCI Electrical Outlet
Yes
Drain Covers
Yes
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Comment
14.1.1 - Pool/Spa Area

Pool Area: Crack in Pool Deck/Coping

Some visible cracks in the pool deck/coping around the pool area. Recommend a licensed pool/spa contractor to evaluate and repair. 

Pool Swimming Pool / Spa Contractor
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14.1.2 - Pool/Spa Area

Pool Area: Surface

Pool surface is showing signs of deterioration. Recommend professional pool and spa contractor to repair.

Pool Swimming Pool / Spa Contractor
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14.2.1 - Pool/Spa Equipment

Pool/Spa Heater: Shut-Off Valve Turned Off

Gas shut-off valve for the pool/spa heater was turned off. Recommend a professional pool contractor to evaluate and test the pool/spa heater.

Pool Swimming Pool / Spa Contractor

15 - Pool/Spa Drowning Prevention

Exit Alarms
No
Removable Mesh Fencing
No
Self-Closing, Self-Latching House Door
No, Gates Need Adjustments
Water Detection Alarm
No
Enclosure Around Pool Area
Improper Access Gate
Approved Safety Pool Cover
Not Visible
Other Means Of Protection
No

Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the feature set forth above and has been independently verified by an approved testing laboratory as meeting standards for those features established by ASTM or the American Society of Mechanical Engineers (ASME).

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Comment
15.1.1 - Pool Safety

Pool/Spa Drowning Prevention Safety Features

The pool or spa has fewer than two of the listed drowning prevention safety features from the pool safety act (SB 442). Recommend a professional pool contractor to evaluate and install proper pool safety features.

For more information on the Pool Safety Act and The Seven Drowning Safety Provisions (Health and Safety Code 115922)

Pool Swimming Pool / Spa Contractor
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Comment
15.1.2 - Pool Safety

Exit Alarms Missing/Not Operating

Exit alarms missing or not operating on exterior doors/windows that provide direct access to the swimming pool/spa area. The exit alarms are to cause a repeated notification that the door/window to the pool is open. Recommend a professional pool/spa contractor to install proper exit alarms.

For more information on the Pool Safety Act and The Seven Drowning Safety Provisions (Health and Safety Code 115922)

Pool Swimming Pool / Spa Contractor
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Comment
15.1.3 - Pool Safety

Improper Gate In Pool Enclosure

Gate in pool enclosure is missing self-latching, self-closing hardware. This help prevents accidental drownings. Recommend a licensed pool/spa contractor to evaluate and repair. 


For more information on the Pool Safety Act and The Seven Drowning Safety Provisions (Health and Safety Code 115922)

Pool Swimming Pool / Spa Contractor
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Comment
15.1.4 - Pool Safety

Pool: Drain Cover Plates

Observed existing flat grate drain covers in the pool. These have been known to cause drain entrapment and are considered a safety hazard. Recommend having an anti-entrapment drain cover properly installed by a qualified pool contractor.

Pool Swimming Pool / Spa Contractor