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1234 Main St.
San Francisco, CA 94111
12/07/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
99
Items Inspected
25
Recommendation
13
Safety hazard

1 - Inspection Details

General: In Attendance
Home Owner
General: Occupancy
Furnished, Occupied
General: Style
Single home
General: Temperature (approximate)
58 Fahrenheit (F)
General: Type of Building
Single Family
General: Weather Conditions
Clear
General: Inspection Overview


The home appeared to be in serviceable condition with some notes that stood out:   

  • Foundation horizontal cracking on south & east walls 
  • Dry rot in several locations throughout the exterior 
  • GFCIs not installed in wet locations 
  • Corrosion at copper pipe connections in basement
  • Insufficient clearance around main electrical service entry



Older Homes: FYI
Houses built before 1978 are likely to contain lead based paint. Caution should be taken where paint is peeling, and when sanding or scraping any painted surface, especially when children are present. Consider testing for lead base paint.Older homes from 1930-1980s may contain asbestos. Asbestos is usually found in a pipe wrap, insulation hot water tanks, ductwork, ceiling tiles, floor tiles, joint compound and some textured wall and ceiling coatings. The mere existence of asbestos does not pose a health threat. It only becomes a hazard if airborne fibers are released. The only way to know if a material contains asbestos is by a professional lab analysis. A hazardous check is not part of this inspection. Here is one of many links about asbestos in popcorn textured ceilings: http://www.mesotheliomanews.com/2009/08/22/misconceptions-about-asbestos-and-popcorn-ceilings/Asbestos fibers in the form of dust released into the air can be a health hazard with long-term exposure. However, if asbestos is intact or sealed properly, the hazard is minimal or nonexistent. Sampling for asbestos can be referred to a qualified lab.Some metal piping in the home may be present. Many types of metal piping can rust rust internally over time. We recommend replacing any metal plumbing piping with modern non corrosive piping. Galvanized piping is particularly problematic. Not only can the galvanizing flake off inside the pipe and possibly prevent thermostat valves from properly shutting off, but galvanized pipes are not always completely sealed. Often pinholes are left in the pipes by the manufacturer. Either of these elements could be hazardous. Check with your local AHJ (authority having jurisdiction), which is typically the local city or county building department. I do not recommend the galvanized piping for gas lines for reasons noted above, even if it is allowed by codes.

2 - Exterior

2.1 General
2.2 Foundation
2.3 Siding, Flashing & Trim
2.4 Walkways, Patios & Driveways
2.5 Eaves, Soffits & Fascia
2.6 Decks, Balconies, Porches & Steps
2.7 Vegetation, Grading, Drainage & Retaining Walls
2.8 Downspouts
2.9 Exterior Doors
2.10 Windows
General: Inspection Method
Visual
Foundation: Foundation Material
Concrete
Siding, Flashing & Trim: Siding Material
Stucco, Wood
Walkways, Patios & Driveways: Driveway Material
Concrete, Pavers
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps
Decks, Balconies, Porches & Steps: Material
Wood
Exterior Doors: Exterior Entry Door
Wood
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Comment
2.2.1 - Foundation

Cracking - Severe

Severe visible cracking in the concrete foundation was noted. Cracking in concrete foundation can indicate settlement or an ongoing moisture issue. Further investigation is needed to determine source of cracking.  Structural engineer assessment recommended.

House construction Structural Engineer
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Comment
2.2.2 - Foundation

Water Intrusion

Water intrusion at foundation walls was noted. This can compromise the soil's ability to stabilize the structure and could cause damage. This could indicate a landscaping or roof drainage issue that needs attention. Further investigation is needed. Recommend locating and eliminating source of moisture. 

Hardhat General Contractor
Credit
Comment
2.2.3 - Foundation

Efflorescence
basement , right side of chimney

Efflorescence noted around foundation. Water intrusion from outside foundation penetrates concrete and leaves mineral deposits behind known as efflorescence. Recommend identifying the source of water and correct this action

Hardhat General Contractor
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Comment
2.3.1 - Siding, Flashing & Trim

Holes In Siding

Open holes in the siding are noted. This can allow moisture intrusion and should be corrected with caulking and paint

Hardhat General Contractor
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Comment
2.5.1 - Eaves, Soffits & Fascia

Dry Rot
Rear porch eves

 Dry rotted rafter extensions noted. These are especially susceptible to failure as the tops rarely get paint. Important to note that these are not a structural member and more decorative.  Recommend repair or replacement  

Roof Roofing Professional
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Comment
2.5.2 - Eaves, Soffits & Fascia

Eaves - Water Stains

Water damage at eaves noted. This may indicate an active leak. We recommend locating and eliminating source of moisture. Further investigation is needed. Contact licensed roofing contractor for further recommendation or service in connection to this inspection item.

Roof Roofing Professional
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Comment
2.5.3 - Eaves, Soffits & Fascia

Dry Rot at Architectural Elements
gable ends

Dry rot noted at architectural elements.These rarely get attention and are severly damaged. Recommend replacement

Hardhat General Contractor
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Comment
2.6.1 - Decks, Balconies, Porches & Steps

Dry Rot

Dry rot areas of deck were noted. This should be corrected to prevent spread of dry rot. Dry rot at deck boards is a life safety hazard and can cause deck failure. Recommend all wood with dry rot be replaced by a licensed general contractor. 

Hardhat General Contractor
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Comment
2.8.1 - Downspouts

Downspouts Discharged to Foundation

One or more downspouts discharged roof drainage next to the foundation. This condition can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends the installation of downspout extensions to discharge roof drainage a minimum of 6 feet from the foundation.One or more downspouts discharged roof drainage next to the foundation. 

Contractor Qualified Professional
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Comment
2.9.1 - Exterior Doors

Missing Threshold

Threshold missing at exterior door. This allows for water intrusion. Contactlicensed general contractor for recommendations in connection with this inspection item.
Hardhat General Contractor
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Comment
2.10.1 - Windows

Dry Rot

Dry rot at visible portions of the exterior windows were noted. Recommend all wood with dry rot be replaced by a licensed professional. It is important to replace dry rotted wood to prevent spread of dry rot and to ensure the full waterproofing envelope of the exterior. Dry rotted wood is also known to invite wood eating insects. Areas of improperly installed or missing housewrap around windows were noted. Housewrap is an essential part of the exterior weatherproofing envelope. Missing housewrap, improperly installed siding, and dry rot and moisture damage at the windows are all connected systems. Visible dry rot or conditions for imminent dry rot at all windows inspected (windows 1-7) were noted. Improperly installed or damaged siding and improperly installed or missing housewrap should be corrected to prevent further damage to windows. 

Hardhat General Contractor

3 - Roof

3.1 General
3.2 Coverings
3.3 Flashings
3.4 Roof Drainage Systems
3.5 Skylights, Chimneys & Other Roof Penetrations
General: Roof Type/Style
Gable
Flashings: Material
Steel
Coverings: Material
Shingles, Asphalt
General: Inspection Method
Walked On The Roof
Roof Drainage Systems: Gutter Material
Aluminum
Skylights, Chimneys & Other Roof Penetrations: General
Credit
Comment
3.2.1 - Coverings

Torn or Split Shingles

Torn or split shingles at roof were noted. This should be corrected to prevent moisture intrusion. Contact licensed roofing contractor for further recommendation or service in connection to this inspection item.
Roof Roofing Professional
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Comment
3.4.1 - Roof Drainage Systems

Gutter Overflowing

 Gutter appears to be overflowing at Valley. Recommend installing corner block on top of gutter to maintain water inside gutter. Water and debris traveling over gutters can damage wood members causing rot.

Roof Roofing Professional
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Comment
3.5.1 - Skylights, Chimneys & Other Roof Penetrations

Cracked Roof Vent Pipe

Cracked roof vent is noted on the back side of the roof. This isn't a major issue but should be addressed the next time the roof is changed. 

Pipes Plumbing Contractor

4 - Living Room

4.1 General
4.2 Windows
4.3 Floors
4.4 Walls
4.5 Ceilings
4.6 Vents, Flues & Chimneys
4.7 Lighting Fixtures, Switches & Receptacles
Windows: Window Type
Single-hung, Sliders, Casement, Double-hung
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Plaster
Ceilings: Ceiling Material
Plaster
General: Overview
Credit
Comment
4.6.1 - Vents, Flues & Chimneys

Cleaning/servicing

Fireplace soot noted. Soot can build up in a flue and become a fire hazard. Recommend licensed fireplace contractor cleaning and servicing of this inspection item.
Fire Fireplace Contractor

5 - Kitchen

5.1 General
5.2 Dishwasher
5.3 Range/Oven/Cooktop
5.4 GFCI & AFCI
5.5 Ceiling
5.6 Sink
5.7 Floors
5.8 Walls
Dishwasher: Brand
Kenmore
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Brand
Kenmore
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
General: Overview
Credit
Comment
5.2.1 - Dishwasher

Missing High Loop

Missing high loop on the dishwasher drain line is noted. This prevents the dirty water that is being drained from being inadvertently pulled back into the dishwasher or even siphoned back into the water system. 

Pipes Plumbing Contractor
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Comment
5.2.2 - Dishwasher

Improperly Secured

Improperly secured D/W to counter noted. Contact licensed appliance contractor for service in connection with this inspection item
Wash Appliance Repair
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Comment
5.3.1 - Range/Oven/Cooktop

Range Not Fastened

Missing fastening of range to floor was noted. This poses a safety hazard to children, and should be corrected. Contact an appliance repair person for further recommendations or service in connection to this inspection item.
Wash Appliance Repair
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Comment
5.4.1 - GFCI & AFCI

GFCI Required

GFCI's required within 6 ft of all water sources. Contact licensed electrical contractor for recommendations and service in connection with this inspection item
Electric Electrical Contractor
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Comment
5.6.1 - Sink

Sprayer Malfunctioning

Damaged sprayer noted. This unit may need to be replaced as it appears to be beyond service

Pipes Plumbing Contractor

6 - Right Bedroom

6.1 General
6.2 Doors
6.3 Windows
6.4 Floors
6.5 Walls
6.6 Ceilings
6.7 Lighting Fixtures, Switches & Receptacles
6.8 Smoke Detectors
6.9 Carbon Monoxide Detectors
General: Overview
Windows: Window Manufacturer
Unknown
Windows: Window Type
Sliders
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Plaster
Ceilings: Ceiling Material
Plaster
Smoke Detectors: Present
Carbon Monoxide Detectors: Present
Credit
Comment
6.5.1 - Walls

Cracking

Visible cracking in walls is noted. Cracks appear to be from long term structural settling or from moisture intrusion. Recommend monitoring cracks. If further cracking persists, contact licensed structural engineer for further recommendation or service in connection to this inspection item. Also, contact licensed general contractor for full waterproofing envelope of the exterior.
Hardhat General Contractor
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Comment
6.7.1 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacles

One or more ungrounded receptacles in this room are noted. This is a life safety hazard, and should be corrected. 

Electric Electrical Contractor
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Comment
6.9.1 - Carbon Monoxide Detectors

Inappropriate Location

Carbon monoxide detector that is installed in an inappropriate location is noted. Carbon Monoxide detector effectiveness may be compromised due to location as its less than 8 away from the ceiling. This is considered dead air space and C/O may not be detected in this location. Recommend consulting manufacturers specifications for proper location 

Wrench DIY

7 - Front Upper Floor Bedroom

7.1 General
7.2 Doors
7.3 Windows
7.4 Floors
7.5 Walls
7.6 Ceilings
7.7 Lighting Fixtures, Switches & Receptacles
7.8 Smoke Detectors
7.9 Carbon Monoxide Detectors
General: Overview
Windows: Window Manufacturer
Unknown
Windows: Window Type
Sliders
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Plaster
Ceilings: Ceiling Material
Plaster
Smoke Detectors: Present
Credit
Comment
7.2.1 - Doors

Closet Guide Missing

Closet door guide missing. This is a safety hazard as doors can fall if not held in place. Contact general contractor for recommendations in connection with this inspection item.
Hardhat General Contractor
Credit
Comment
7.7.1 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacles

One or more ungrounded receptacles in this room are noted. This is a life safety hazard, and should be corrected. Contact licensed electrical contractor for further recommendation or service in connection to this inspection item.
Electric Electrical Contractor

8 - Upper Floor Bathroom

8.1 General
8.2 Toilet
8.3 Shower
8.4 GFCI & AFCI
8.5 Water Supply, Distribution Systems & Fixtures
8.6 Lighting Fixtures, Switches & Receptacles
8.7 Doors
8.8 Windows
8.9 Floors
8.10 Walls
8.11 Ceilings
8.12 Sink
Water Supply, Distribution Systems & Fixtures: Distribution Material
Galvanized
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Hose
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung
Floors: Floor Coverings
Tile
Walls: Wall Material
Plaster
Ceilings: Ceiling Material
Plaster
General: Overview
Credit
Comment
8.3.1 - Shower

Tub Improperly Installed

Bathtub improperly installed with negative angle. This should be corrected for proper drainage. 

Pipes Plumbing Contractor

9 - Plumbing

9.1 General
9.2 Main Water Shut-off Device
9.3 Drain, Waste, & Vent Systems
9.4 Hot Water Systems, Controls, Flues & Vents
9.5 Fuel Storage & Distribution Systems
9.6 Water Lines
General: Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
4”
Drain, Waste, & Vent Systems: Material
Iron
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Main Water Shut-off Device: Location
Left Exterior
The main water shut-off device is located in the front right lower floor hall. This will shut off incoming water supply for the whole house.
Hot Water Systems, Controls, Flues & Vents: Manufacturer
AO Smith
Flush and service your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.Here is a nice maintenance guide from Lowe's to help.
Hot Water Systems, Controls, Flues & Vents: Age

Water heater is approximately 19 years old

Credit
Comment
9.6.1 - Water Lines

Corrosion
Basement Exposed Plumbing

Corrosion on water lines noted.  This type of corrosion is mainly due to improper installation practices and may lead to leakage in the future. Recommend consulting a licensed plumber for possible solutions 

Pipes Plumbing Contractor

10 - Electrical

10.1 General
10.2 Service Entrance Conductors
10.3 Main & Subpanels, Service & Grounding, Main Overcurrent Device
10.4 Branch Wiring Circuits, Breakers & Fuses
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Right Exterior
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Knob & Tube, Romex
Service Entrance Conductors: Electrical Service Conductors
Overhead, 220 Volts
The main electrical service conductors are located on the front exterior of the building.
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Credit
Comment
10.3.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Clearance

Improper clearance to electrical service entry was noted. 30 minimum clearance in front of panel is required. This is a safety hazard and should be corrected. Tree branches should be pruned back to give proper access to the electrical panel. 

Electric Electrical Contractor
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Comment
10.4.1 - Branch Wiring Circuits, Breakers & Fuses

Knob And Tube Wiring

Active knob and tube wiring was noted. This type of wiring is a life safety hazard. Recommend updating to modern Romex wiring. Contact licensed electrical contractor for further recommendation or service in connection to this inspection item.
Electric Electrical Contractor
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Comment
10.4.2 - Branch Wiring Circuits, Breakers & Fuses

Exposed Wiring

Exposed wire in basement ceiling. This is a safety hazard. Contact licensed electrical contractor for repair in connection with this inspection item.

Electric Electrical Contractor

11 - HVAC

11.1 General
11.2 Heating Equipment
11.3 Distribution System
11.4 Flue
11.5 Fuel System
Heating Equipment: Brand
Bryant
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: Heat Type
Forced Air
Distribution System: Configuration
Central
Distribution System: Ductwork
Non-insulated
General: Furnace
Credit
Comment
11.3.1 - Distribution System

Ducts Uninsulated

Ducts are not insulated. This can result in energy loss. Recommend licensed HVAC contractor insulate ducts.

Contractor Qualified Professional
Credit
Comment
11.4.1 - Flue

Improper Flue Material

High efficient furnaces put off excessive amounts of acidic carbon monoxide. This carbon monoxide can attack ABS plastic differently than PVC and is not recommended for installation on high efficiency furnace models 

Th Heating and Cooling Contractor

12 - Structural

12.1 General
12.2 Floor Structure
12.3 Wall Structure
12.4 Ceiling Structure
12.5 Porch Structure
General: Inspection Method
Attic Access, Visual
Floor Structure: Crawlspace floor
Concrete
Floor Structure: Foundation Material
Concrete
Floor Structure: Sub-floor
Plank
Credit
Comment
12.3.1 - Wall Structure

Animal Feces

Animal feces noted in basement. Recommend sealing all penetrations and removing all food sources to prevent infestation 

Pest control Pest Control Pro

13 - Laundry Room

13.1 General
13.2 Dryer Vent
13.3 Washer Connections
13.4 Receptacles
13.5 Sink
General: Dryer Power Source
220 Electric, 110 Volt
General: Dryer Vent
Metal (Flex)
General: Overview
General: Water Source
Public
Washer Connections: Washer Connections
Credit
Comment
13.2.1 - Dryer Vent

Cleaning Dryer Vent Recommended

Dryer lint is an extremely flammable substance and the vent is recommended to be cleaned. Contact licensed HVAC contractor for recommendations in connection with this inspection item.
Fire HVAC Professional
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Comment
13.3.1 - Washer Connections

Supply Hoses

Rubber supply hoses are prone to failure, tend to crack, and subsequent leakage can occur. Braided supply lines are recommended 

Pipes Plumbing Contractor
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Comment
13.4.1 - Receptacles

GFCI Required

GFCIs are required within 6 of all water sources. Contact licensed electrical contractor for recommendations in connection with this inspection item.
Electric Electrical Contractor

14 - Attic

14.1 General
14.2 Attic Insulation
14.3 Ventilation
14.4 Roof Structure & Attic
14.5 Ductwork
14.6 Electrical
Attic Insulation: Insulation Type
None
Attic Insulation: R-value
00
Ventilation: Ventilation Type
Gable Vents
Roof Structure & Attic: Material
Plywood
Roof Structure & Attic: Type
Gable
General: Overview
Credit
Comment
14.2.1 - Attic Insulation

No Insulation

No insulation has been installed in this attic. Insulating attic will result in lower heating costs and will make the home warmer overall 

House construction Insulation Contractor
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Comment
14.6.1 - Electrical

Knob & Tube

Knob & tube wiring noted. Contact licensed electrical contractor for recommendations and repair in connection with this inspection item.
Electric Electrical Contractor

15 - Garage

15.1 General
15.2 Ceiling
15.3 Floor
15.4 Walls & Firewalls
15.5 Garage Door
15.6 Garage Door Opener
Garage Door: Material
Wood
Garage Door: Type
Up-and-Over
Garage Door Opener: Garage Door Opener
General: Overview