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1234 Main St.
Redlands, CA 92373
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
34
Recommendations
2
Safety hazard

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. The inspection report documents a representative number of the issues. For example, if the report has multiple photos of cracks on the exterior stucco finish, there could be more cracks that are not photo documented.


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.


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


Excluded Items- Cable tv systems, generator systems, solar systems, sprinkler systems, water filtration systems, water softeners systems, water wells systems, septic systems, fire suppression systems and laundry appliances are not tested or inspected as part of a standard home inspection. Some of these systems require a specialist to perform the inspection on the specific system. Defects commented on these items are noted as a courtesy to the clients.


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. Attached to the report is a walk threw check list to help you with this process.


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.


Notice to Third Parties: This report is the exclusive property of Citrus Home Inspection 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.


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.


Comment Key / 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 "Maintenance ItemRecomendations Safety Hazard" by the inspector, suggests a second opinion or further inspection by a qualified person. 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.

Recommendations (R) = 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.

Maintenance Item = The item, component, or system while perhaps functioning as intended is in need of maintenance service; and could result in decrease efficiency, an adverse condition at some point in the future. Items falling into this category can frequently be addressed by a handyman / DIY.

Recommendation = The item, component, or system while perhaps functioning as intended is in need of minor, 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 / DIY or a qualified contractor.

Safety / Major = The 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.

1 - Inspection Details

In Attendance
Client, Client's Agent
Building Type
Single Family
Occupancy
Unfurnished, Unoccupied
Utilities
All Utilities On
Temperature
60-70 F
Weather Conditions
Dry

2 - Misc. Concerns / Comments

Misc. Concerns / Comments: Lead / Asbestos Warning

Note: Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation.

Misc. Concerns / Comments: Check for permits

Due to the construction on parts of the home. I recommend checking for permits on the property to see if they are complete. The rear patio is built with substandard building practices and appears to be a non permitted structure. (Roof, roof attachment to home, ceiling joist, structure, stairs)

3 - Grounds

IN NI NP R
3.1 Grading X
3.2 Driveways, Sidewalks X
3.3 Steps / Stoops X
3.4 Patio / Porch X
3.5 Fences / Gates X
3.6 Vegetation, Grading & Drainage X
Grading: Site Profile
Level
Driveways, Sidewalks: Driveway
Dirt, Gravel
Driveways, Sidewalks: Sidewalk
Concrete
Steps / Stoops: Material
Concrete
Steps / Stoops: Railings Material
None
Patio / Porch: Material
Wood
Patio / Porch: Cover
Covered, Attached to building
Fences / Gates: Fence / Gate Type
Wood, Block

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
3.3.1 - Steps / Stoops

Handrails Missing More Than 3 Steps

Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Hardhat General Contractor
Credit
Comment
3.4.1 - Patio / Porch

Deteriorated wood

Deteriorated / damaged wood was found at one or more locations. Conducive conditions for rot should be corrected. Recommend that a qualified person repair as necessary.

Contractor Qualified Professional
Credit
Comment
3.6.1 - Vegetation, Grading & Drainage

Tree Overhang

Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage. 

Yard scissors Tree Service

4 - Exterior

IN NI NP R
4.1 Exterior Walls/Trim X
4.2 Eaves / Soffits X
4.3 Exterior Doors X
4.4 Windows X
Exterior Walls/Trim: Building Construction Material
Wood Frame
Exterior Walls/Trim: Siding Material
Wood, Shingles
Eaves / Soffits: Type
Enclosed
Exterior Doors: Exterior doors
Wood
Windows: Window type
Wood, Aluminum Single-Pane

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.1.1 - Exterior Walls/Trim

Siding / Trim Deteriorated / Damaged / Warped

One or more sections of siding and/or trim were damaged, loose and/or warped. Recommend that a qualified person repair, replace, or install siding or trim as necessary.

Siding Siding Contractor
Credit
Comment
4.1.2 - Exterior Walls/Trim

Earth to wood

Soil was in contact with or less than 6 inches from siding, trim or structural wood. This is a conducive condition for wood-destroying organisms. Recommend grading or removing soil as necessary to maintain a 6-inch clearance. If not possible, then recommend replacing untreated wood with pressure-treated wood. Installation of borate-based products such as Impel rods can also reduce the likelihood of rot or infestation if soil cannot be removed. Note that damage from fungal rot and/or insects may be found when soil is removed, and repairs may be necessary.

Contractor Qualified Professional
Credit
Comment
4.4.1 - Windows

Wouldn't Open

One or more windows wouldn't open or were painted shut (older homes). Recommend repair so they open and close easily.

Window Window Repair and Installation Contractor
Credit
Comment
4.4.2 - Windows

Sash Cords Cut / Damaged / Missing

Sash cords / spring mechanism on one or more wood windows were cut / damaged, damaged and/or missing. Windows may not stay open without additional support as a result. Recommend that a qualified person repair as necessary.

Window Window Repair and Installation Contractor
Credit
Comment
4.4.3 - Windows

Window Damage

One or more windows had damage / rot. Client can repair damage at their discretion.

Hardhat General Contractor

5 - Interior, Doors, Windows

IN NI NP R
5.1 Interior Doors X
5.2 Walls X
5.3 Ceiling X
5.4 Floors X
5.5 Countertops & Cabinets X
Walls: Wall types
Drywall or plaster
Ceiling: Ceiling type
Drywall or plaster
Floors: Floor type
Tile, Carpet, Wood
Countertops & Cabinets: Countertop Material
Natural Stone, Composite

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steam generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
5.2.1 - Walls

Minor Cracks / Damage / Nail pops / Loose Corner Beads

Minor cracks, damage, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity.They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

Tools Handyman/DIY
Credit
Comment
5.3.1 - Ceiling

Minor Cracks / Nail pops / Loose Corner Beads

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity.They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

Tools Handyman/DIY
Credit
Comment
5.4.1 - Floors

Floors Sagging

Floors in one or more areas were sagging or springy. This can be caused by over-spanned, undersized or too few joists or beams, damaged subflooring, or too few support posts. Recommend that a qualified contractor evaluate further.

Hardhat General Contractor
Credit
Comment
5.4.2 - Floors

Floors Unlevel

Floors in one or more areas were not level. Repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.

Hardhat General Contractor
Credit
Comment
5.4.3 - Floors

Tile / Grout Loose / Cracked / Damaged / Deteriorated

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

6 - Built-in Appliances

IN NI NP R
6.1 Microwave X
6.2 Range/Oven/Cooktop X
6.3 Exhaust / Ventilation X
6.4 Dishwasher X
6.5 Garbage / Food Disposal X
6.6 Refrigerator X
Appliances Present
Built-in Microwave, Range (oven/stove combo), Food Disposal, Dishwasher
Range/Oven/Cooktop: Energy Source / Supply
Natural Gas, Electronic Ignition
Exhaust / Ventilation: Type
Built into Mircowave, Re-circulating
Garbage / Food Disposal: Garbage/Food Disposal
Refrigerator: Water supply connection
No
Microwave: Type
Built-in
Range/Oven/Cooktop: Type
Range (oven / cooktop combo)
Dishwasher: Dishwasher
Dishwasher: Not ran

The dishwasher was not ran due to kitchen sink drain not flowing. 

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
6.3.1 - Exhaust / Ventilation

Exhaust Fan Re-circulates Air Back into Kitchen

Exhaust fan over the range recirculated the exhaust air back into the kitchen and is not connected to the flue above or baffles are not installed. Although an accepted building practice, this can be a nuisance for odor and grease accumulation. Recommend a qualified appliance repair person evaluate and repair as necessary so exhaust air is ducted to the exterior if desired.

Wash Appliance Repair

7 - Roof

IN NI NP R
7.1 General X
7.2 Coverings X
7.3 Flashings X
7.4 Roof Drainage Systems X
7.5 Skylights, Chimneys & Other Roof Penetrations X
7.6 Maintenance / Other X
General: Inspection Method
Partially Traversed, Drone
Coverings: Material
Asphalt, Shingle
Flashings: Material
Metal, Tar / Sealant
General: View of Roof
View of roof.
Maintenance / Other: Note

 It is recommended to have roof maintenance done. It appears that it has been a while since the roof was last maintained. Recommend having a qualified roofer come out and seal around all roof penetrations replace any cracked or broken tiles and evaluate for any other potential problems. 

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
7.2.1 - Coverings

Composition Roof Shingle(s) Loose, Damaged, Worn and/or Missing

Composition roof shingles are worm at one or more locations. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor repair as necessarry.

Roof Roofing Professional
Credit
Comment
7.2.2 - Coverings

Exposed Staple and/or Nail Head(s)

Nail / staple heads were exposed at one or more shingles. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks.

Contractor Qualified Professional
Credit
Comment
7.2.3 - Coverings

2 or More Layers of Roofing

It appears the roof has two or more layers of roofing material on it. Having multiple layers of roofing will typically cause deterioration of the newest layer quicker than the manufacture specs. Having multiple layers of roofing makes the next time you get a roof expensive due to them having to remove all the previous layers down to roof sheeting to put on the new rough

Mag glass Monitor
Credit
Comment
7.3.1 - Flashings

Corroded - Minor

Roof flashing showed signs of corrosion, but are still in working condition. Flashing should be monitored to prevent severe corrosion leading to moisture intrusion. 

Roof Roofing Professional
Credit
Comment
7.3.2 - Flashings

Flashing Missing, Damaged and/or Lifted

Proper metal flashing should be located around any roof penetrations. Tar/sealant has been used. Leaks can occur as a result, which can lead to moisture intrusion and/or mold. Recommend a qualified roofing contractor evaluate and repair. 

Roof Roofing Professional
Credit
Comment
7.5.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney Flashing Missing, Loose, Damaged and/or Substandard

Chimney flashing missing, loose, damaged and/or substandard. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified contractor evaluate and repair as necessary.

Roof Roofing Professional

8 - Plumbing

IN NI NP R
8.1 Service X
8.2 Supply Lines X
8.3 Drain, Waste, & Vent Systems X
8.4 Sinks / Fixtures X
8.5 Bathtub / Shower X
8.6 Toilets / Bidets X
8.7 Water Heater X
8.8 Laundry X
8.9 Exhaust Fans / Ventilation X
8.10 Fuel Storage & Distribution Systems X
Service: Water Service Type
Public
Service: Pressure Regulator Present
Unknown
Service: Sewer Type
Public
Supply Lines: Materials Observed
Galvanized
Drain, Waste, & Vent Systems: Waste Materials Observed
ABS Plastic, Cast Iron
Drain, Waste, & Vent Systems: Vent Materials Observed
Galvanized, ABS Plastic
Drain, Waste, & Vent Systems: Clean-out Location(s)
Exterior, Left Side
Water Heater: Location
Interior Closet
Water Heater: Brand
Rheem
Water Heater: Energy Source / Type
Tank, Natural gas
Water Heater: Capacity
50 Gallon
Water Heater: Estimated Mfg. Year
2018
Laundry: Laundry Information
Washer Water Supply Hook-ups, Gas supply (capped), No Appliances Present
Exhaust Fans / Ventilation: Type
Exhaust fan, Window
Fuel Storage & Distribution Systems: Fuel Service Type
Natural Gas
Service: Water meter location
Front Yard, By street
Service: Water Shut-Off Location
Exterior, Front
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter, Exterior Left Side
Service: Water Pressure
Over 80 PSI

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

Water Heater: Equipment Photo
Irrigation / Sprinklers

Note: This property appeared to have a yard irrigation (sprinkler) system and is excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
8.3.1 - Drain, Waste, & Vent Systems

Substandard Slope

One or more drain or waste  pipes had a substandard slope. Clogging or leaks can occur as a result. Drain and waste pipes should be sloped 1/4 inch per foot of length if less than 3 inches in diameter, or 1/8 inch per foot of length for larger diameters. Recommend that a qualified plumber repair per standard building practices.

Pipes Plumbing Contractor
Credit
Comment
8.3.2 - Drain, Waste, & Vent Systems

Substandard Support

One or more drain or waste pipes had substandard support or were loose. Leaks may occur as a result. Recommend that a qualified person install hangers or secure pipes per standard building practices.

Pipes Plumbing Contractor
Credit
Comment
8.4.1 - Sinks / Fixtures

Slow Draining Sink

One or more sinks drained slowly. Recommend clearing drain and/or having a qualified person repair if necessary.

Pipes Plumbing Contractor

9 - Electrical

IN NI NP R
9.1 Service X
9.2 Panels X
9.3 Sub Panel X
9.4 Sub Panel X
9.5 Breakers / Fuses X
9.6 Wiring / Boxes X
9.7 GFCI / AFCI Protection X
9.8 Switches / Receptacles X
9.9 Lighting / Fans X
9.10 Smoke Detectors / CO Alarms / Door Bell X
Service: Service Information
120-240 Voltage, Overhead, 1 phase 3 wire Voltage
Service: Service Ground
Unknown / Not Visible
Panels: Main Panel Location
Exterior, Left side
Panels: Panel Capacity
Unknown
Panels: Main disconnect rating
100 Amp
Sub Panel: Sub Panel Location(s)
Exterior, Left side
Sub Panel: Sub Panel Location(s)
Exterior, Rear
Breakers / Fuses: Over protection devices
Breakers
Wiring / Boxes: Wiring Type
Copper, Romex
GFCI / AFCI Protection: GFCI reset locations
Kitchen, Bathrooms
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.

Panels: Equipment Photographs
Sub Panel: Equipment Photographs
Sub Panel: Equipment Photographs
GFCI / AFCI Protection: GFCI protection present
Yes

Ground Fault Circuit Interrupter (GFCI) - Is a 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

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

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

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time controlled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
9.2.1 - Panels

Screws Pointed / Long

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, can damage wiring insulation, and pose an electrical shock hazard. Long and/or pointed crews should be replaced with the correct screws.

Electric Electrical Contractor
Credit
Comment
9.2.2 - Panels

Zinsco / Sylvania

One or more panels were manufactured by the Zinsco / Sylvania company. These panels and their circuit breakers have a history of problems including bus bars made from aluminum that oxidize and corrode, breakers that don't trip under normal overload conditions, and breakers that appear to be tripped when they're not. Some insurance companies are not offering property insurance with this manufacturer's panel installed in single family homes. It is recommended that a qualified electrician carefully evaluate all Zinsco / Sylvania panels and make recommendations.

Electric Electrical Contractor
Credit
Comment
9.3.1 - Sub Panel

Screws Pointed

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
Credit
Comment
9.3.2 - Sub Panel

Missmatched breakers

One or more breakers in the sun panel are square d breakers. The panel is manufactured by Murray’s. Square d manufacture does not list that their breakers can be used in any other brand panels. Recomend having a licensed electrician evaluate and replace breakers.

Electric Electrical Contractor
Credit
Comment
9.5.1 - Breakers / Fuses

Breaker Oversized

One or more circuit breakers in panel(s) appeared to be oversized for the wire(s) it supplies. This is a potential fire hazard as the wire may get too hot before the breaker could or may not trip at all. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor
Credit
Comment
9.6.1 - Wiring / Boxes

Junction Box Cover Plates Loose, Missing, Broken

One or more cover plates for junction box(es) were loose, missing and/or broken. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend repair by a qualified electrician per standard building practices. 

Electric Electrical Contractor
Credit
Comment
9.6.2 - Wiring / Boxes

Knob and Tube

 "knob and tube" wiring was found at one or more locations. Most of it was cut and not active, but could be evidence that some is still active in areas not accessible. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this.

Electric Electrical Contractor
Credit
Comment
9.7.1 - GFCI / AFCI Protection

Missing GFCI Protection
Laundry Room

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
Credit
Comment
9.8.1 - Switches / Receptacles

Reverse Polarity

One or more electric outlets (receptacles) had reverse-polarity wiring, where the hot and neutral wires were reversed. This is a shock hazard. Recommend repair by a qualified electrician. 

Electric Electrical Contractor

10 - HVAC

IN NI NP R
10.1 Air Conditioner (ground) X
10.2 Air Conditioner (roof) X
10.3 Heating / Forced Air (attic) X
10.4 Heating / Forced Air (crawlspace) X
10.5 Ducts and Registers X
10.6 Filter & Thermostat X
Air Conditioner (ground): Manufacturer
Carrier
Air Conditioner (ground): Estimated Year Mfg.
2018
Air Conditioner (ground): Location
Exterior
Air Conditioner (ground): System Type
Split system
Air Conditioner (ground): Temperature split
Not Taken


Air Conditioner (roof): Manufacturer
Carrier
Air Conditioner (roof): Estimated Year Mfg.
2018
Air Conditioner (roof): Location
Roof
Air Conditioner (roof): System Type
Split system
Air Conditioner (roof): Temperature split
Not Taken


Heating / Forced Air (attic): Manufacturer
Carrier
Heating / Forced Air (attic): Estimated Year Mfg.
2018
Heating / Forced Air (attic): Location
Attic
Heating / Forced Air (attic): Energy source
Natural gas
Heating / Forced Air (crawlspace): Manufacturer
Carrier
Heating / Forced Air (crawlspace): Estimated Year Mfg.
2018
Heating / Forced Air (crawlspace): Location
Crawl space
Heating / Forced Air (crawlspace): Energy source
Natural gas
Ducts and Registers: Type
Ducts and Registers, Flex / insulated
Filter & Thermostat: Filter Location(s)
Hallway
Filter & Thermostat: T-stat Location(s)
2nd Floor Hallway, 1st Floor Family room
Air Conditioner (ground): Equipment Photos
Air Conditioner (roof): Equipment Photos
Heating / Forced Air (attic): Equipment Photos
Heating / Forced Air (crawlspace): Equipment Photos
Air Conditioner (ground): A/C Limited Inspection

Due to the outdoor air temperature being below 60 degrees Fahrenheit during the inspection, the AC system had a limited inspection. Air conditioning systems can be damaged if operated during such low temperatures. It is also impossible to determine if the HVAC system is cooling properly as even if no or low refrigerant is in the system, the air will still register at ambient exterior temperature. Client should be aware of this limitation when inspecting in cooler temperatures.

Air Conditioner (roof): A/C Limited Inspection

Due to the outdoor air temperature being below 60 degrees Fahrenheit during the inspection, the AC system had a limited inspection. Air conditioning systems can be damaged if operated during such low temperatures. It is also impossible to determine if the HVAC system is cooling properly as even if no or low refrigerant is in the system, the air will still register at ambient exterior temperature. Client should be aware of this limitation when inspecting in cooler temperatures.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
10.2.1 - Air Conditioner (roof)

Equipment Pad Missing / Substandard

Equipment pad is substandard for the air condenser to sit on. Exposed osb plywood will deteriorate quickly. The equipment pad is intended to keep the unit stable and level and to prevent moisture damage and rust to the unit. Recommend an HVAC technician install a proper pad.

Fire HVAC Professional
Credit
Comment
10.5.1 - Ducts and Registers

Ducts Come Apart or Gaps

One or more heating or cooling ducts have come apart, or had significant gaps at junctions. Recommend that a qualified HVAC contractor make permanent repairs as necessary. For example, by securely supporting ducts and installing approved tape or mastic at seams.

Fire HVAC Professional

11 - Foundation

IN NI NP R
11.1 Foundation X
11.2 Seismic Re-Inforcement X
Foundation: Foundation Type
Crawlspace, Brick, Concrete
Foundation: Foundation / Stem Wall Material
Post-pier, Wood
Foundation: Footing Material
None
Seismic Re-Inforcement: Anchor Bolts / Hold Downs
None visible
Foundation: Note

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
11.1.1 - Foundation

Brick Piers No Footings

Due to the age of the house, brick columns or perimter walls were used to support posts or beams, and as is typically the case, no poured-in-place concrete footing were visible below. Bricks resting directly on soil are prone to settlement. The inspector did not see any visible signs of foundation deterioration at the time of inspection. Client should be aware that future foundation repairs may be necessary if issues present themself in the future.

House construction Structural Engineer
Credit
Comment
11.1.2 - Foundation

Repointing Needed

Brick piers or foundation wall mortar joints were deteriorated and likely need repointing done due to age. Recommend a mason evaluate and estimate for repair.

Brick Masonry, Concrete, Brick & Stone

12 - Attic, Insulation & Ventilation

IN NI NP R
12.1 Access X
12.2 Structure & Sheathing X
12.3 Attic Insulation X
12.4 Exhaust & Ventilation X
Access: Access Location(s)
Bedroom closet
Access: Viewed by
Viewed From Hatches
Structure & Sheathing: Structure & Sheathing Types
Spaced Sheathing
Exhaust & Ventilation: Ventilation Type
Soffit Vents
Access: Attic Views
Access: Partially Traversed

The attic was only able to be partially traversed due to height, framing configuration, ductwork, or a combination of any of the afore-mentioned. Some older style homes have notoriously low sloped pitches with very limited space to traverse. The inspector makes every attempt to traverse the entire attic, except in instances where the inspector feels personal harm or and damage to HVAC components/ceiling surfaces may occur.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations