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1234 Main St.
Bakersfield California 93306
05/22/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - General Information / Overview

General: Overview

A home inspection is a non invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

General: Notes

Note: California has seasonable rains which occur at the end and the beginning of each calendar year. Occasionally, the rainfall is exceptionally high. This is called an El Nino year. In recent years Southern California has been going through a drought.During drought periods many conditions visible following rains do not appear. The duty of a home inspector is to disclose visible conditions. If a condition is not visible it cannot be reported.


Note: Read the Standards of Practice set forth by the InterNational Association of Certified Home Inspectors for an insight into the scope of the inspection.


Note: The inspection represents the condition of the visually inspected areas of the property on the date of the inspection. Component conditions may change between the date of the inspection and the title transfer date. A thorough walk-through prior to title transfer helps protect against unexpected surprises, and is recommended. The purchase of a home warranty is recommended. You can purchase an 18 month warranty for the cost of a 12 month warranty by clicking here.


Notice to Third Parties: This report is the exclusive property of Cal-Pro Real Estate Inspections and the Client(s) listed above and is not transferable to any third parties or subsequent buyers. Our Inspection and this report have been performed with a written contract agreement that limits its scope and usefulness. Unauthorized recipients are therefore advised not to rely upon this report, but rather to retain the services of an appropriately qualified property inspector of their choice to provide them with their own inspection and report.


Note: For the purpose of this report, all directional references (left, right, rear, front) are based on when facing the front of the structure as depicted in the cover image above.

General: About Thermal Imaging

Note: A Thermal Imaging camera may be used as a means of evaluating certain suspect issues or systems. Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision, cannot see through walls and cannot detect mold.

General: Comment Key and Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any findings / comments that are listed under "Safety / Major" by the inspector suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.


Inspected (IN) = The item, component or system was visually inspected and if no other comments were made, then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI) = The item, component or system was not inspected and no representations made of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = The item, component or system is not in this home or building.

Finding (F) = The item, component or system was inspected and a concern, observation and/or deficiency was found and falls under one of the categories below.


Note = The item or discovery indicated is considered cosmetic, nuisance or is "For Your Information". The items, although should be repaired, are not considered to be in need of immediate repair. Any items or recommendations in this category should not be considered as an enforceable repair or responsibility of the sellers, but designed only to provide you with specific information about the property.


Minor = The item, component, or system while perhaps functioning as intended is in need of minor repair, service, or maintenance; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and / or safety. Items falling into this category can frequently be addressed by a homeowner or handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.


Moderate = The item, component, or system while perhaps functioning as intended is in need of moderate repair, service; is showing signs of wear or deterioration that could result in an adverse condition at some point in the future; or considerations should be made in upgrading the item, component, or system to enhance the function, efficiency and / or safety. Items falling into this category can frequently be addressed by a handyman or a qualified contractor and are not considered routine maintenance or DIY items.


Safety / MajorThe item, component or system poses a safety concern to occupants in or around the home. Some listed concerns will be considered acceptable for the time period of construction but pose a current risk.

The item, component or system is Not functioning as intended, or needs further evaluation by a specialized qualified licensed contractor or can cause damage to the structure. Items, components or units that can be repaired to satisfactory condition may not need replacement.

2 - Inspection / Property Details

General: In Attendance
Buyers Agent
General: Building Type
Single Family
General: Occupancy
Occupied, Furnished
General: Utilities
All Utilities On
General: Building faces
North East
General: Temperature
50-60 F
General: Weather Conditions
Dry, Sunny

3 - Misc. Concerns / Comments

Misc. Concerns / Comments: Occupied and/or Furnished

Note: Many areas and items at this property were obscured by furniture stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

3.1.1 - Misc. Concerns / Comments

Rodent Evidence
Attic (feces & holes in insulation)

Evidence of rodent infestation was found in the form of feces, urine stains, traps, poison, dead rodents and/or damaged insulation. Consult with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Future costs could be incurred from prior rodent damage not visible at time of inspection.

Pest control Pest Control Pro
3.1.2 - Misc. Concerns / Comments

Microbial Like Growths
Garage Storage Room

Microbial like growths were found at one or more locations. It is beyond the scope of this inspection to identify what substance or organism this staining is. However such staining is normally caused by excessively moist conditions, which in turn can be caused by plumbing or building envelope leaks and/or substandard ventilation. These conducive conditions should be corrected before making any attempts to remove or correct the staining. Normally affected materials such as drywall are removed, enclosed affected spaces are allowed to dry thoroughly, a mildewcide may be applied, and only then is drywall reinstalled. For evaluation and possible mitigation, consult with a qualified industrial hygienist or mold/moisture mitigation specialist.

Hardhat Mold Inspector

4 - Grounds

IN NI NP F
4.1 Grading X X
4.2 Vegetation X X
4.3 Driveways, Sidewalks, Patios X X
4.4 Fences/Gates X X
Grading: Site Profile
Level
Driveways, Sidewalks, Patios: Driveway
Concrete
Driveways, Sidewalks, Patios: Sidewalk & Patios
Concrete
Fences/Gates: Fence / Gate Type
Wood, Metal
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
4.1.1 - Grading

Soil in Contact with Stucco, Brick and/or Stone (faulty grading)
Left Rear Side, Right Side, Left Front

Soil was in contact with or less than 6 inches from stucco, brick, stone or faux stone veneer. Condensed water behind the veneer may not be able to escape, and moisture can accumulate in the wood structure behind. This also presents a pathway for wood destroying organisms to enter the dwelling undetected. Recommend grading and/or removing soil as necessary to maintain a 6-inch clearance.

Tools Handyman/DIY
4.2.1 - Vegetation

Vegetation Too Close / In Contact with Building
Front

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior and/or other structures. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Grass Lawncare Professional
4.3.1 - Driveways, Sidewalks, Patios

Sidewalk / Patio Cracks / Deterioration - Trip Hazard - Repair
Front

Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

Gardening shovel tool shape Concrete Contractor
4.4.1 - Fences/Gates

Fence Repair - Minor
Various

Fences and/or gates are damaged and/or deteriorated in some areas. Make repairs or replace sections as necessary.

Tools Handyman/DIY

5 - Exterior

IN NI NP F
5.1 Exterior Walls/Trim X
5.2 Eaves / Soffits X
Exterior Walls/Trim: Building Construction Material Type
Wood Frame
Exterior Walls/Trim: Wall Covering Material Type
Stucco
Eaves / Soffits: Type
Enclosed
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

6 - Roof

IN NI NP F
6.1 General X X
6.2 Coverings X X
6.3 Flashings X
6.4 Skylights, Chimneys & Other Roof Penetrations X X
6.5 Roof Drainage Systems X
General: Inspection Method
From eaves using ladder, From windows
General: Roof Type/Style
Hip
Coverings: Material
Tile, Rolled
Flashings: Material
Metal
Roof Drainage Systems: Gutter Material
Metal
Roof Drainage Systems: Installation
Partial
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
6.1.1 - General

Roof Partially or Fully Obscured By

Solar Panels

The roof could not be fully evaluated.

6.1.2 - General

Roof Inspection Limited

Normally the inspector attempts to traverse roof surfaces during the inspection. However, due to type of roof covering (slippery or fragile), roof configuration (steep or very high) and/or slippery conditions, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof surface.

Roof Roofing Professional
6.2.1 - Coverings

Roof Tile(s) Cracked, Broken, Loose and/or Missing

Roof tiles were cracked, broken, missing and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.

Roof Roofing Professional
6.4.1 - Skylights, Chimneys & Other Roof Penetrations

Skylight: Glazing Cracked, Damaged and/or Missing
Rear Patio Cover

Glass in one or more skylights was cracked, broken and/or missing. Recommend that a qualified contractor replace glass as necessary.

Roof Roofing Professional

7 - Garage / Carport

IN NI NP F
7.1 Structure X
7.2 Occupant Doors X X
7.3 Vehicle Door X
7.4 Automatic Opener X
7.5 Floor, Walls, Ceiling X X
Structure: Type
Attached Garage
Occupant Doors: Type
w/ visible fire rating, Foam core
Vehicle Door: Type
Sectional, Metal
Automatic Opener: Safety Devices
Pressure sensitive, Electronic eye, Reversed when tested
Floor, Walls, Ceiling: Wall Type
Finished
Floor, Walls, Ceiling: Ceiling Type
Finished
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
7.2.1 - Occupant Doors

Door Not Fire Resistant

The door between the garage and the house did not appear to be fire resistant, or the inspector was unable to verify that it was via a label. This is a potential safety hazard. House to garage doors, to prevent fire and fumes from spreading from the garage into interior living space, should be constructed of fire-resistant materials. Doors, generally considered to be suitable for the purpose, are solid core wood (at least 1 3/8 inches thick), steel, honeycomb steel or a door that has been factory labeled as fire rated. Recommend that a qualified contractor replace or repair the door and, at that time, make any other corrections that might be required to provide suitable fire resistance between the garage and the dwelling per standard building practices.

Note: The fire rating label that is attached to the door appears suspicious.

Door Door Repair and Installation Contractor
7.5.1 - Floor, Walls, Ceiling

Unprotected Furnace

Appliances such as the water heater and/or furnace were subject to damage from vehicles because no protective barrier was installed in front of them. This is a potential safety hazard for fire and/or shock. A qualified contractor should install a barrier per standard building practices. For example, a steel post or specially made wood partition anchored in the concrete slab floor.

Contractor Qualified Professional

8 - Interior, Doors, Windows

IN NI NP F
8.1 Exterior Doors X X
8.2 Interior Doors X X
8.3 Windows X X
8.4 Walls X
8.5 Ceiling X X
8.6 Floors X X
8.7 Countertops & Cabinets X X
8.8 Stairs X X
Exterior Doors: Exterior doors
Wood, Glass panel
Windows: Window type
Single-hung, Vinyl, Multi-pane, Sliding
Walls: Wall types
Drywall
Ceiling: Ceiling type
Drywall
Floors: Floor type
Carpet, Tile, Wood, Vinyl / linoleum
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
8.1.1 - Exterior Doors

Exterior Door Opens Outward
Rear, Right Side

One or more exterior entry doors opened outwards and didn't appear to have security hinges and/or an anti pry plate over the lockset area. Doors that open outwards have hinges oriented so the pins are exposed outside and can easily be removed also strikers and/or deadbolts can be pried open. Without security hinges, the door can also be removed allowing someone to gain entry. Recommend that a qualified person install security hinges and an anti pry plate on outward-opening doors where needed for better security.

Door Door Repair and Installation Contractor
8.1.2 - Exterior Doors

Exterior Door Won't Latch
Front Entry door

One or more doors wouldn't latch or were difficult to latch. Recommend that a qualified person repair as necessary. For example, by adjusting latch plates or locksets.

Wrenches Handyman
8.2.1 - Interior Doors

Closet Door Off Track
2nd Floor Right side bedrooms

The closet doors in one or more locations were off track. Recommend repair for proper functionality.

Wrenches Handyman
8.3.1 - Windows

Difficult to Open,Close
Master Bedroom

One or more windows were difficult to open and close. Recommend repair by window contractor.

Window Window Repair and Installation Contractor
8.3.2 - Windows

Sash-side Springs Broken / Loose
Master Bedroom

The sash-side spring mechanisms in one or more windows were broken, loose or disconnected. The window(s) were difficult to operate as a result, and not square in their frames or tracks. Recommend that a qualified contractor or service technician repair as necessary so windows open and close easily, and stay open without support.

Window Window Repair and Installation Contractor
8.3.3 - Windows

Screens Damaged
Family Room, Laundry

One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

Window Window Repair and Installation Contractor
8.3.4 - Windows

Screens Missing
Formal Living Room, Kitchen

Screens were missing from one or more windows. These windows may not provide ventilation during months when insects are active. On second story windows, these are also deterrants to keep small children from falling out of open windows during cooler temperatures. Recommend installing screens.

Window Window Repair and Installation Contractor
8.5.1 - Ceiling

Water Stains (Dry)
Water Heater closet

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary. The inspector is limited to only being able to evaluate conditions at time of inspection and in a non-invasive manner.

Contractor Qualified Professional
8.6.1 - Floors

Tile / Grout Loose / Cracked / Damaged / Deteriorated
Laundry

Tile or grout in the flooring in one or more areas was loose, cracked, damaged and/or deteriorated. Recommend that a qualified contractor repair as necessary.

Flooring Flooring Contractor
8.7.1 - Countertops & Cabinets

Obscured by stored items
Master Bathroom, 2nd Floor Hallway Bathroom

The countertops and/or areas below sink(s) were obscured by stored items and couldn't be fully evaluated.

8.8.1 - Stairs

Guardrail Gaps Wider Than 4"

Guardrails at one or more locations with drop-offs higher than 30 inches had gaps that were too large. This poses a safety hazard for children (e.g. falling, getting stuck in railing). Although a common building practice in older homes, guardrails should not have gaps or voids that allow passage of a sphere equal to or greater than 4 inches in diameter, or 6 inches in diameter at triangular spaces between stair edges and guardrails. Recommend that a qualified contractor repair or replace guardrails per standard building practices.

Hammer Carpenter

9 - Plumbing

IN NI NP F
9.1 Service X X
9.2 Supply Lines X X
9.3 Drain, Waste, & Vent Systems X X
9.4 Water Heater X X
9.5 Sinks / Fixtures X X
9.6 Toilets / Bidets X X
9.7 Bathtub / Shower X
9.8 Laundry X X
9.9 Exhaust Fans / Ventilation X
9.10 Irrigation X X
9.11 Fuel Storage & Distribution Systems X
Service: Water Service Type
Public
Service: Water Shut-Off Location
Exterior, Right side
Service: Water meter location
By street
Service: Sewer Type
Public
Service: Pressure Regulator Present
No
Supply Lines: Materials Observed
Copper
Drain, Waste, & Vent Systems: Drain Line Materials Observed
PVC
Drain, Waste, & Vent Systems: Waste Materials Observed
ABS Plastic Waste
Drain, Waste, & Vent Systems: Vent Materials Observed
ABS
Drain, Waste, & Vent Systems: Clean-out Location(s)
Exterior
Water Heater: Estimated Mfg. Year
2005
Water Heater: Energy Source / Type
Tank, Natural gas
Water Heater: Capacity
60 Gallons, 60 Gallons
Water Heater: Location
Garage, Closet
Laundry: Laundry Information
240 Volt Electric, Gas Supply, Washer Water Supply Hook-ups, Clothes Washer Present (not tested), Dryer Present (not tested)
Exhaust Fans / Ventilation: Type
Exhaust fan
Irrigation: Irrgation Type
Public
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter, Exterior Left Side
Fuel Storage & Distribution Systems: Fuel Service Type
Natural Gas
Service: Water Pressure
70-80 PSI

View of water pressure at the time of the inspection. 50 to 80 PSI is acceptable 60 to 75 PSI is ideal.

Bathtub / Shower: Shower Pan Flood Tested / Ok
1st Floor Bathroom

Tiled shower pan was flood tested and no leaks were detected at this time.


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
9.1.1 - Service

Main Leaking
Right Side

The main water shut-off valve was leaking. Recommend that a qualified plumber repair or replace the valve as necessary.

Pipes Plumbing Contractor
9.2.1 - Supply Lines

Hose Bib Missing Backflow Preventer
Various

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.

Tools Handyman/DIY
9.2.2 - Supply Lines

Hose Bib Leaked While Off
Rear

One or more hose bibs (outside faucets) leaked while off. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. Recommend that a qualified plumber repair as necessary.

Pipes Plumbing Contractor
9.2.3 - Supply Lines

Hose Bib Leaked While On
Various

One or more hose bibs (outside faucets) leaked while on. When hose bibs leak while turned on, it may be due to worn "packing" around the stem or a defective backflow prevention device. Recommend that a qualified plumber repair as necessary.

Pipes Plumbing Contractor
9.2.4 - Supply Lines

Exterior Hose bib Not Secure
Rear

One or more hose bibs weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.

Pipes Plumbing Contractor
9.3.1 - Drain, Waste, & Vent Systems

SewerScan Issues

A SewerScan was requested of the main sewer drain line from the house to the city or private sewer connection. The following is a report of our findings. The recorded video will be provided here.

Belly:  There is a low point in the drain line which can promote clogging.  We recommend further review and repair as needed.

Location(s): 26.8 ft to 36.5 ft

Scale Buildup:  There is scale build up inside the sewer line which can promote clogging.  We recommend cleaning as needed.
Location(s): Various

Summary of findings:  We recommend all repairs be evaluated and repaired by a qualified C42 licensed sewer contractor.  It should be understood that sometimes due to extent of debris or roots found, we are unable to fully access the sewer line.  We recommend further review of lines by a qualified plumbing contractor in these cases when cleared and the lines can be better accessed at that time.

SewerScan started from the clean-out located at the clean-out located at the left side of the garage to the city connection all measurments stated in the locations above are from the point of the SewerScan equipment in the photo below.

Pipes Plumbing Contractor
9.4.1 - Water Heater

Lifespan (8-12 yrs)

The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

Pipes Plumbing Contractor
9.4.2 - Water Heater

Stains / Damage Below / Around Water Heater

Water stains and/or damage were found below or near the water heater. This may be a sign that the water heater is failing, a sign of a past leak, or that the TPR valve is discharging. Consult with the property owner about this and review any disclosure statements. Depending on what information is available about the stains, a qualified plumber should evaluate and make repairs or replace the water heater as necessary.

Pipes Plumbing Contractor
9.5.1 - Sinks / Fixtures

Drain Lines / Fittings Corroded
Master Bathroom Right Side Sink

Corrosion was found at drain lines and/or fittings under one or more sinks. This can indicate past leaks, or that leaks are likely to occur in the future. Recommend that a qualified plumber evaluate and repair as necessary.

Pipes Plumbing Contractor
9.5.2 - Sinks / Fixtures

Flexible Pipe
2nd Floor Hallway Bathroom Left Side Sink

Ribbed, flexible drain pipe was used at the sink. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.

Pipes Plumbing Contractor
9.5.3 - Sinks / Fixtures

Drain Leak
Kitchen (small sink)

One or more leaks were found at the sink drain. A qualified plumber should repair as necessary.

Pipes Plumbing Contractor
9.5.4 - Sinks / Fixtures

Water Filter Service Spout Damaged / Inoperable
Kitchen

The water filter dispenser was damaged and/or inoperable. Recommend repairs by a qualified person.

Note: The filter system appears to have been removed.

Pipes Plumbing Contractor
9.6.1 - Toilets / Bidets

Toilet Loose
2nd Floor Hallway Bathroom

Toilet was noted as being loose where it attached to the floor. Leaks can occur. As the inspector cannot determine the condition of the wax ring underneath which seals the toilet, it is recommended that a qualified contractor remove the toilet(s) for further evaluation and repair if deemed necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Pipes Plumbing Contractor
9.8.1 - Laundry

Dryer Vent Needs Cleaning - Now

The clothes dryer exhaust duct appeared to terminate at the roof or routed upward. As a result significant amounts of lint can build-up and may reduce air flow over time. This can become a fire hazard if not properly maintained. Recommend that a qualified person clean this duct now and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service.

Click here for more information regarding dryer vents.

Note: There are two vents installed, the upper connection is the vent that should be clean if going to be used. The lower vent that extend to the exterior side wall does not appear to require cleaning at this time. Client should ask the current homeowner as to why a second vent was installed.

Contractor Qualified Professional
9.10.1 - Irrigation

Sprinklers Hitting Structure.
Left Side

Sprinklers appear to be hitting the structure. Recommend to redirect or change spray patterns of sprinkler heads.

Contractor Qualified Professional
9.10.2 - Irrigation

Sprinkler Heads Clogged
Left Front, Right Rear, Left Rear

One or more sprinkler heads appeared to be clogged. Recommend repairs by a qualified person.

Contractor Qualified Professional

10 - Electrical

IN NI NP F
10.1 Excluded Items X X
10.2 Service X
10.3 Panels X X
10.4 Panel Wiring & Breakers X X
10.5 GFCI / AFCI Protection X X
10.6 Wiring X
10.7 Switches / Receptacles X X
10.8 Lighting & Fans X X
10.9 Smoke Detectors / CO Alarms / Door Bell X X
Service: Service Information
Underground, 120-240 Voltage, 1 phase 3 wire Voltage, System Ground Unknown
Panels: Main Panel Location
Exterior, Left side
Panels: Panel Capacity
200 AMP
Panels: Main disconnect rating
200 AMP
Panels: Sub Panel Location(s)
Pool equipment
Panel Wiring & Breakers: Over protection devices
Breakers
GFCI / AFCI Protection: GFCI reset locations
Master bath, Garage, Kitchen, 1st floor bath, 2nd Floor Guest bath, Laundry
Wiring: Wiring Type
Non Metallic Sheathed, Copper, Aluminum Multi-Strand, Aluminum Single Strand
Panels: Panel Equipment Photographs
GFCI / AFCI Protection: GFCI protection present
Yes

A Ground Fault Circuit Interrupter (GFCI) - Is an ultra sensitive receptacle outlet and/or breaker designed to shut off all electric current. Used in bathrooms, kitchens, exterior waterproof outlets, garage outlets, and "wet areas" to prevent electrical shock. Has a small reset / test button on the receptacle and/or breaker.

GFCI / AFCI Protection: AFCI protection present
No

An Arc Fault Circuit Interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor).

Smoke Detectors / CO Alarms / Door Bell: Smoke Detector Installed / Location(s)
Yes, Bedrooms, 2nd Floor Hallway, 2nd Floor Hallway, Hardwired / Interconnected

Note: Smoke detectors are tested only for audibility and not tested using actual smoke.

Smoke Detectors / CO Alarms / Door Bell: Carbon Monoxide Alarm(s) Installed / Location(s)
Yes, 2nd Floor Hallway, 2nd Floor Hallway

Note: Carbon Monoxide alarms are tested only for audibility and not tested using actual Carbon Monoxide.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
10.1.1 - Excluded Items

Cable / Satellite / Telephone / Inter Communication / Alarm Stystems

Note: If present, cable, satellite, telephone, inter communication and alarm systems are not inspected. Evaluating these systems are beyond the scope of a property inspection. Their condition is unknown, and they are excluded from this inspection. Recommend that a qualified specialist review these systems and make repairs if necessary.

Contractor Qualified Professional
10.1.2 - Excluded Items

Photovoltaic Solar Energy System

Note: A photovoltaic solar energy system was installed. Evaluating these systems is beyond the scope of a home inspection. Its condition is unknown, and it is excluded from this inspection. Recommend that a qualified electrician review this system and make repairs if necessary.

Contractor Qualified Professional
10.3.1 - Panels

Screws Pointed
Main Panel

One or more pointed and/or too-long screws are used to fasten the cover to a service panel. These types of screws are more likely to come into contact with wiring inside the panel than stock screws from the manufacturer, and can damage wiring insulation. Long and/or pointed crews should be replaced as necessary with the correct screws.

Electric Electrical Contractor
10.4.1 - Panel Wiring & Breakers

Open Knockouts
Main Panel

One or more knockouts were missing. Holes in panels are a potential fire hazard if a malfunction ever occurs inside the panel. Rodents can also enter panels through holes. Recommend that a qualified person install knockout covers where missing and per standard building practices.

Electric Electrical Contractor
10.5.1 - GFCI / AFCI Protection

Missing GFCI Protection
Exterior Right Side, Exterior Left Side

One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client evaluate upgrading these areas to GFCI protection at their discretion.

General guidelines for GFCI-protected receptacles include the following locations:

  1. Outdoors (since 1973)
  2. Bathrooms (since 1975)
  3. Garages(since 1978)
  4. Kitchens (since 1987)
  5. Crawl spaces and unfinished basements (since 1990)
  6. Wet bar sinks (since 1993)
  7. Laundry and utility sinks (since 2005)


Electric Electrical Contractor
10.7.1 - Switches / Receptacles

Dryer 3 Slot Receptacle

A 3-slot receptacle was installed for the clothes dryer. Most modern clothes dryers use both 120 and 240 volts (120 for timers and motors, and 240 for heating elements) and either require or are more safely installed with a 4-slot receptacle. With 3-conductor wiring, the ground wire rather than a neutral wire is used to carry the return current back for the 120 volt leg. The clothes dryer's metal frame can become energized if the neutral wire becomes loose at the receptacle or panel. While 3-wire clothes dryer circuits were allowed prior to 1996 and are commonly found, they are considered unsafe due to the risk of shock. Recommend that a qualified electrician convert this to a 4-wire circuit. Note that this may require installing a new circuit wire from the panel to the clothes dryer location.

Electric Electrical Contractor
10.7.2 - Switches / Receptacles

Exterior Rated Cover Plate Damaged / Missing
Right Side, Left Side

One or more exterior receptacle covers were broken and/or missing. This is a potential shock hazard. Recommend that a qualified person replace covers where necessary.

Electric Electrical Contractor
10.8.1 - Lighting & Fans

Lamps Inoperable
Area adjacent to the formal dining room

One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner (perhaps on a switch that was not identified). If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Electric Electrical Contractor
10.9.1 - Smoke Detectors / CO Alarms / Door Bell

Smoke Alarm Over 10 Years Old
Numerous

Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to the National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. We recommend installing photoelectric type smoke detectors / alarms.

Tools Handyman/DIY
10.9.2 - Smoke Detectors / CO Alarms / Door Bell

Carbon Monoxide Alarm "Plug-in" Type
2nd Floor Hallway, Laundry

One or more carbon monoxide alarms found were a "plug-in" type or not permanently installed. Because such CO alarms can be easily removed, recommend that home buyers verify that CO alarms haven't been removed upon taking occupancy. If removed, then recommend installing new CO alarms in the vicinity of sleeping areas and on each level.

Tools Handyman/DIY

11 - Built-in Appliances

IN NI NP F
11.1 Microwave X
11.2 Range/Oven/Cooktop X X
11.3 Exhaust / Ventilation X
11.4 Dishwasher X X
11.5 Garbage / Food Disposal X
11.6 Refrigerator X
11.7 Trash Compactor X
11.8 Point-of-Use Hot Water Dispenser X
11.9 Central Vacuum X
Microwave: Type
Built-in
Range/Oven/Cooktop: Energy Source / Supply
Natural Gas, Electronic Ignition, Electric (220v)
Range/Oven/Cooktop: Oven Self Cleaning
Yes
Range/Oven/Cooktop: Type
Separate Oven, Separate Cooktop
Exhaust / Ventilation: Type
Openable Window, Downdraft, Vented / Ducted
Refrigerator: Stays?
Yes
Refrigerator: Water supply connection
Yes
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
11.2.1 - Range/Oven/Cooktop

Cooktop / Stove Burner Ignitor(s) Do Not Shut Off

The ignitor did not shut off after lighting one or more cooktop burners. Recommend a qualified appliance repair person evaluate and repair as necessary.

Wash Appliance Repair
11.4.1 - Dishwasher

Not Secure, Missing / Damaged Screw(s) and/or Bracket(s)

The dishwasher wasn't securely attached to the counter or cabinets (missing or damaged fasteners). Dishwasher movement is possible due to vibrations. Recommend that a qualified person install fasteners per standard building practices.

Tools Handyman/DIY

12 - HVAC

IN NI NP F
12.1 General comments X X
12.2 Heating / Forced Air X X
12.3 Heating / Individual / Not Forced Air X
12.4 Air Conditioner X X
12.5 Ducts and Registers X
12.6 Filter & Thermostat X
Heating / Forced Air: Manufacturer
York, Carrier
Heating / Forced Air: Estimated Year Mfg.
2006, 1992
Heating / Forced Air: Location
Garage
Heating / Forced Air: Energy source
Natural gas
Air Conditioner: Manufacturer
Carrier, Fraser-Johnston, Fraser-Johnston
Air Conditioner: Estimated Year Mfg.
1992, 2007
Air Conditioner: Location
Exterior
Air Conditioner: System Type
Split system
Air Conditioner: Temperature split
20 F*, 18 F*


Ducts and Registers: Type
Ducts and Registers, Flex / insulated, Rigid / insulated
Filter & Thermostat: Filter Location(s)
Hallway, 2nd Floor
Filter & Thermostat: T-stat Location(s)
Hallway, 2nd Floor Hallway
Heating / Forced Air: Appears Functional

Heat system appears to be in working order. Supply air from the heating system should be 100 degrees Fahrenheit or higher. The photo(s) below is/are a thermal image of the supply air temperature at register(s) at the time of this inspection.

Air Conditioner: Appears Functional

The temperature split differential between the return and registers was within the 14-22 degree (F) range at time of inspection.

The photo(s) below is/are a thermal image of the supply air temperature at supply and return air register(s) at the time of this inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
12.1.1 - General comments

Service Heating / Cooling System

The last service date of the forced air heating / cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

Fire HVAC Professional
12.2.1 - Heating / Forced Air

Lifespan (15-20 yrs)

The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

Mag glass Monitor
12.4.1 - Air Conditioner

Lifespan (10-15 years)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

Mag glass Monitor
12.4.2 - Air Conditioner

A/C Noisy During Operation

The air conditioner was noisy during operation. Recommend further evaluation and needed repairs be made by a qualified licensed HVAC contractor.

Fire HVAC Professional
12.4.3 - Air Conditioner

Not Secured to Pad

The outside condenser unit was not secured to the concrete pad. Building standards require units to be secured to the pad to prevent damage, theft, and injury. Recommend a qualified person secure to the pad properly.

Fire HVAC Professional
12.4.4 - Air Conditioner

Refrigerant Line Insulation Deteriorated / Missing
Exterior Right Side

Insulation on the air conditioning refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. In attics it can cause sweating. Recommend that a qualified person replace or install insulation as necessary.

Tools Handyman/DIY

13 - Fireplaces and Fuel-Burning Appliances

IN NI NP F
13.1 Fireplaces, Stoves & Inserts X X
13.2 Chimney(s) X X
13.3 Fuel Burning Appliance Flue(s) X
Fireplaces, Stoves & Inserts: Type
Metal pre fab, Gas log, Wood burning converted to gas
Fireplaces, Stoves & Inserts: Gas log lighter
Yes
Chimney(s): Type
Metal
Fuel Burning Appliance Flue(s): Type
Metal, Type B
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
13.1.1 - Fireplaces, Stoves & Inserts

Gaps Face/Firebox
Family Room

One or more gaps were found between the fireplace face and the firebox. Heat from the firebox may penetrate these gaps to combustible materials in the wall structure. This is a potential fire hazard. Recommend that a qualified  contractor repair as necessar

Fire Fireplace Contractor
13.2.1 - Chimney(s)

Chimney Sweep / Cleaning Needed
Family Room

A significant amount of creosote or burning by-products (ash, soot, etc.) was visible in one or more chimneys. This is a potential fire hazard and a sign that chimney system maintenance has been deferred. The client should be aware that the type and quality of wood burned, and the moisture content of the wood, will affect the rate at which burning by-products accumulate in the chimney. When wood-burning devices are used regularly, they should be cleaned annually at a minimum. A qualified contractor should evaluate, clean, and repair if necessary.

Click here for more information regarding chimney cleaning.

Fireplace Chimney Sweep

14 - Foundation

IN NI NP F
14.1 Foundation X
14.2 Seismic Re-Inforcement X
Foundation: Foundation Type
Concrete Slab on Grade
Foundation: Foundation / Stem Wall Material
Concrete, Slab on grade
Foundation: Footing Material
Concrete slab
Seismic Re-Inforcement: Anchor Bolts / Hold Downs
Not visible, Unknown
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

15 - Attic, Insulation & Ventilation

IN NI NP F
15.1 Access X
15.2 Structure & Sheathing X
15.3 Attic Insulation X
15.4 Exhaust & Ventilation X
Access: How Viewed
Viewed From Hatches
Access: Access Location(s)
Master Bedroom Closet
Structure & Sheathing: Structure & Sheathing Types
Trusses, Plywood Sheathing
Attic Insulation: Estimated R Value
~R-38
Attic Insulation: Insulation Type
Fiberglass Loose Fill, Fiberglass Roll
Exhaust & Ventilation: Ventilation Type
Soffit Vents, Gable Vents, Bathroom Vents
Access: Attic Views
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

16 - Pool

IN NI NP F
16.1 General X
16.2 Body, Deck, Copings X
16.3 Fences / Gates / Barriers X X
16.4 Pumps, Filter, Skimmer X
16.5 Electrical X
16.6 Heater X
General: General Pool Condition
Clear Water
Body, Deck, Copings: Pool Material Types
Below Ground Pool, Tile Coping, Concrete Deck
Fences / Gates / Barriers: Drowning Prevention Safety Features Present
Alarms on Doors
Fences / Gates / Barriers: Fencing Material
None installed
Pumps, Filter, Skimmer: Filter Type
Cartridge Filter
Pumps, Filter, Skimmer: Pump type
Multi speed, Single Speed, Multiple pumps, Multiple pumps
Electrical: Electric Information
Disconnect at Subpanel By Equipment
Electrical: GFCI Protection
Yes
Electrical: Pool Equipment Bonded
Yes
Electrical: Pool Light
Yes, Operable
Heater: Heater Type
Natural Gas
General: View of Pool / Spa / Water Feature
General: Equipment Photo(s)
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
16.3.1 - Fences / Gates / Barriers

Fewer than Two Drowning Prevention Safety Features

Effective January 1, 2018 the California Business and Professions Code Section 7195 require home inspectors to state the following in their reports when there are fewer than Two drowning prevention safety features:


CALIFORNIA HEALTH AND SAFETY CODE SECTION 115920-115929 now recommends a pool be equipped with at least Two of the following seven drowning prevention safety features:


(1) The pool shall be isolated from access to a home by an enclosure that meets the requirements of Section 115923.

(2) The pool shall incorporate removable mesh pool fencing that meets American Society for Testing and Materials (ASTM) Specifications F 2286 standards (the inspector is not able to determine if the ASTM specifications are met)

(3) The pool shall be equipped with an approved safety pool cover.

(4) The residence shall be equipped with exit alarms on those doors providing direct access to the pool.

(5) All doors providing direct access from the home to the swimming pool shall be equipped with a self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor.

(6) Swimming pool alarms that, when placed in pools, will sound upon detection of accidental or unauthorized entrance into the water.

(7) Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the devices set forth above.


Recommend installing two or more of the choices above. A qualified person should evaluate and repair or replace as necessary, and as per standard building practices.

Contractor Qualified Professional
16.3.2 - Fences / Gates / Barriers

Alarms on Doors Inoperable
Formal Dining Area, Family Room, Garage storage room

The alarm for one or more doors between the house and the pool and/or spa was inoperable. All doors which give access to a swimming pool should be equipped with an audible alarm. A qualified person should evaluate and repair as necessary.

Contractor Qualified Professional
16.3.3 - Fences / Gates / Barriers

Exterior House Door(s) Open Towards Pool Area
Family room, Formal Dining room

One or more exterior house doors open out towards the pool or spa rather than inward. Standard building practices require that doors that have direct access to the pool / spa area open inward, away from the pool or spa. A qualified person should evaluate and repair as necessary, and as per standard building practices.

Door Door Repair and Installation Contractor