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1234 Main St.
Orange, CA 92869
12/05/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
3
Maintenance/monitor
33
Deficiencies
5
Safety/immediate attention

It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.



1 - Inspection details

General Info: Ground Condition
Dry
General Info: Present at time of the inspection
Clients Agent, Seller
General Info: Property Occupancy
Occupied
General Info: Weather Condition
Clear, Hot
General Info: Rain in the last few days
No
Property Details: Structures Inspected
House, Attached Garage, Pool
Property Details: Type of Structure
Single Family
Property Details: Foundation Type
Slab
Property Details: Utilities
All Utilities on
Category Description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspector's opinion. These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

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


Deficiencies =  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 is an adverse condition at some point in the future; consideration 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 licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  


Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified licensed contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition without repair.  

General Info: Overview

A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Standards of Practice we follow, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected.Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.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 Info: Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
General Info: If It's Not In The Report

A thorough inspection was performed per the Internachi Standards of Practice which can be found here: https://www.nachi.org/sop.htm

If there are areas, rooms, components etc. that are not in the report and are part of the SOP and were accessible and visible at the time of the inspection than they were inspected and no deficiencies were found

Property Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. 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.

Logic Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to the  Standards of Practice. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. Logic Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.

 

2 - Roof

General: Inspection method
Drone
General: Covering
Concrete tile
General: General Roof Info

The following is an opinion report of the general quality and condition of the roofing material. The inspector does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leaks. It is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests which are beyond the scope of our service. The sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it and that you either include comprehensive roof coverage in your home insurance policy or that you obtain a roof certification from an established local roofing company.

General: Couldn't Walk the Roof

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

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.

Credit
Comment
2.2.1 - Tile

Roof Tiles - Cracked

The drone photos revealed cracked Roofing Tiles. These cracks can expose the underlayment to UV ray causing deterioration. This can lead to leaks if the proper repairs are not made. A licensed roofing contractor should repair or replace any broken tiles.

Roof Roofing Professional

3 - Interiors

General: General Interior Info

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets, and closets and includes the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are a consequence of movements, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a foundation specialist.

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

Credit
Comment
3.2.1 - Floors, Walls, Ceilings

Floor-carpet needs cleaning or replacement

Carpeting in one or more rooms is soiled and/or stained. Recommend having carpeting professionally cleaned or replaced if necessary.

Mop Cleaning Service
Credit
Comment
3.2.2 - Floors, Walls, Ceilings

Ceiling Moisture - Thermal Imaging
Family Room

The Thermal Imaging camera picked up a water stain on the ceiling that was further verified by a moisture meter. This is most likely caused by a plumbing leak from the plumbing above.  You should have a qualified contractor evaluate further and repair leaking pipes and any damage that the leak may have caused. 

Pipes Plumbing Contractor
Credit
Comment
3.3.1 - Windows and Door

Weatherstrip
Front Door and Garage door

The weatherstrip around one or more exterior entry doors is missing and/or deteriorated. Weatherstrip should be installed where missing and/or replaced where deteriorated, and by a qualified contractor if necessary.
Door Door Repair and Installation Contractor
Credit
Comment
3.3.2 - Windows and Door

The Desiccant Spacer Swelled

The Desiccant Spacer at several thermal windows in the home, have swelled and is a manufacture defect and not functioning as intended. The inspector recommends  that a window specialist repair or replace these windows and evaluate all windows in the home.

Contractor Qualified Professional
Credit
Comment
3.3.3 - Windows and Door

Window - Not Locking
Laundry Room

Lock mechanisms on one or more windows do not function properly and do not lock. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.

Contractor Qualified Professional
Credit
Comment
3.4.1 - Smoke and CO alarms

CO Alarms Missing

No permanently installed carbon monoxide alarms were found on one or more levels of the home. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms and on each level and in accordance with the manufacturer's recommendations. 

Contractor Qualified Professional
Credit
Comment
3.4.2 - Smoke and CO alarms

Smoke alarms missing - some bedrooms

Smoke alarms were missing from one or more bedrooms / from one or more hallways leading to bedrooms / on one or more levels. Smoke alarms should be installed as necessary so a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage.
Contractor Qualified Professional
Credit
Comment
3.4.3 - Smoke and CO alarms

Missing - Hallway
1st Floor and 2nd Floor

Smoke alarms were missing from the hallway outside the bedrooms. Smoke alarms should be installed as necessary so that a functioning alarm exists in each hallway leading to bedrooms, in each bedroom, on each level.

Contractor Qualified Professional
Credit
Comment
3.5.1 - Electrical

Light Fixture Inoperable
Master Bedroom and Family Room and Kitchen

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Electric Electrical Contractor
Credit
Comment
3.6.1 - Closets

Damage to Closet Door
Bedroom #4

There is damage to the closet door. Repair or replace as necessary. 

Contractor Qualified Professional

4 - Exterior

General: General Exterior Info

This inspection does not address geological conditions or site stability information. For information concerning the dwelling stability, a geologist or soil engineer should be consulted. Any reference to grade is limited to the areas around the exterior of the exposed areas of the foundation or exterior walls. This visual inspection does not evaluate drainage performance or the condition of any underground piping, including municipal water, sewage or septic waste piping.

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.

Credit
Comment
4.2.1 - Soffit and Fascia

Deteroriated

Fascia/soffit or Rafter Tails are damaged or deteriorated in one or more areas. Areas may need to be repaired to help prevent further damage, may result in pest intrusion. A certified contractor should evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
4.2.2 - Soffit and Fascia

Paint Failing

The paint in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this..

Paint roller Painting Contractor
Credit
Comment
4.5.1 - Electrical

Cover Plate Issues

One or more cover plates / light fixtures / electric boxes / conduits or conduit fittings / water proof covers installed outside were loose / damaged / deteriorated / corroded / substandard / missing components / missing. This is a potential shock and/or fire hazard. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor
Credit
Comment
4.5.2 - Electrical

Loose plug/box
Rear

One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
Credit
Comment
4.8.1 - Wood Siding And Trim

Trim Deteriorated
Several areas

The Wood trim is showing signs of water damage. Further deterioration can occur if not corrected. You should have a qualified contractor repair or replace the damaged and deteriorated trim. 

Hardhat General Contractor
Credit
Comment
4.8.2 - Wood Siding And Trim

Paint Failing

The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this..

Paint roller Painting Contractor
Credit
Comment
4.9.1 - Stucco Walls and Trim

Repair Stucco
Several areas st Front and Rear

Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

Stucco Stucco Repair Contractor

5 - Attic

General: Inspection Method
Walked
General: Insulation Material
Fiberglass Batt/roll
General: General Attic Info

In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.

General: Areas inaccessible

Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. Insulation, electrical, plumbing, roof structure and other items that were not visible in the attic areas are excluded from this inspection.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 


Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

Credit
Comment
5.3.1 - Electrical

Not IC Rated
Attic

One or more recessed lights in the attic that are not rating for contact with insulation may be in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights or moving insulation.

Electric Electrical Contractor

6 - Garage

Vehicle door: Garage Door Type
One automatic
Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

Interior-Exterior doors-Windows: Exterior door blocked
One or more exterior entry doorswere blocked by vehicles / were obscured by stored items. The inspector was unable to operate or fully evaluate the door(s) as a result.
Floors, walls, Ceiling: Items Perimeter
There were items around the perimeter walls of the garage. Because of this areas of the walls(especially the base) can not be evaluated. The garage walls should be checked on the walk through or upon taking ownership.
Credit
Comment
6.4.1 - Vehicle door

Weather strip deteriorated

Weatherstrip at the sides and/or bottom of the vehicle door is damaged and/or deteriorated. It should be replaced where necessary to prevent water and vermin intrusion.
Garage Garage Door Contractor

7 - Electrical Service

Panel: Amps
100
Panel: Panel Manufacturer
Square D
General: General Electrical Info

In compliance with our InterNACHI standards of practice, we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. It is essential that any recommendations that we may make for service or upgrades should be completed by a licensed electrician. We will typically recommend upgrading electrical outlets to have ground fault interrupter ( GFCI) protection which is an essential safety feature. Although this dwelling may predate the requirement for smoke alarms, we strongly recommend their installation within each bedroom and the adjoining hallway of each level of the dwelling. Gas fired appliances such as furnaces, boilers, and water heater exhaust vents can develop leaks and allow carbon monoxide gas to enter the breathable air supply of the dwelling, therefore, we strongly recommend that you install carbon monoxide alarms for your safety.

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. panel boards 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 service entrance 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 panel board, sub-panels, distribution panel boards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panel board 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.

8 - Plumbing

General: Interior piping
Copper
General: Water Source
Public Water
General: Location of Main Water Shut Off
Front
General: Location of Main Fuel Shut Off
Right Side, Front of home
General: Water Pressure
80 PSI
General: General Plumbing Info

Significant portions of drainpipes are always concealed and we can only infer their condition by observing the draw at drains. Nonetheless, blockages will occur in the life of any system but blockages in drainpipes and particularly in main drainpipes can be expensive to repair. For this reason, we recommend having them video-scanned. This could also confirm that the house is connected to the public sewer system which is important because all private systems should be evaluated by a specialist. Our inspection of the waste lines ends at the interior wall of the structure and does not include any supply or waste line piping as it enters the foundation wall on it way to the waste disposal system.

Distribution Systems: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

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.

9 - Water Heater

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

10 - Heating and Cooling

General: Heat Type
Forced Air
General: Heat Source
Natural Gas
General: A/C Type
Central AC
General: Cooling source
Electric
General: Location of Thermostat
Upstairs Hallway
General: Number of AC Units
1
General: Number of Furnaces
1
Condensing Unit: Condenser Model #
Nac060aka1
Condensing Unit: Condenser Serial #
L0047 47039
Furnace: Manufacturer
Confortmaker
General: General HVAC Info

 The components of most heating and air-conditioning systems have a design-life of approximately twenty years but can fail prematurely. We test and evaluate them in accordance with the InterNACHI standards of practice, which means that we do not dismantle and inspect the concealed portions of the evaporator and condensing coils, the heat exchanger, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a visual inspection of both systems, but we are not HVAC specialists. It is essential that any service recommendation is scheduled before the close of escrow. We check the functionality of the HVAC systems at the time of the inspection but we do not warrant the continued performance of the HVAC system. Additionally, if the furnace is gas fired, we recommend that you install a carbon monoxide gas detector within the dwelling as furnace heat exchanges may eventually crack, allowing carbon monoxide gas concentration to collect within the structure.

General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.

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.

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Comment
10.1.1 - General

Replace Filter

Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.

Wrench DIY
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Comment
10.2.1 - Condensing Unit

Line Insulation

Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
Fire HVAC Professional
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Comment
10.2.2 - Condensing Unit

Damaged Deteriorated Coil

The cooling fins on the outdoor condensing unit's evaporator coils are bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and repair as necessary.
Fire HVAC Professional
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Comment
10.5.1 - Air Handler

Water in drip pan

Moisture is leaking from within the evaporator coil and water is holding in the drip pan which indicates a partial or full blockage of the secondary drain line. This should be serviced and repaired by a qualified HVAC technician. 


Fire HVAC Professional

11 - Fireplace

General: Chimney type
Metal
Flue and damper: Clean Annually
All solid fuel burning appliances (woodstoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

The chimney inspection is limited to the visible and/or accessible components only. Inspection of concealed or inaccessible portions of the chimney is beyond the scope of this inspection. This includes determining the presence of a flue lining, if a flue lining is present, checking for deterioration, damage or cracks.

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Comment
11.1.1 - General

No Spark Barrier

Fireplace screen or door was missing in front of the fireplace. This is recommended as a safety precaution.

Contractor Qualified Professional
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Comment
11.2.1 - Flue and damper

Damper Clamp Missing

The damper for the Gas fireplace is missing a clamp or lock that forces the lid to stay open (required for Vented Gas/LP logs). Without a clamp to force open the damper, it could shut and cause unsafe carbon dioxide to enter into living space. A qualified person should repair or replace as needed.

Contractor Qualified Professional

12 - Bathrooms

Shower: General Shower Info

 Shower pans are visually checked for leakage, but leaks are often not visible except when the shower is in actual use. Determining whether shower pans, tub/shower surrounds are watertight is beyond the scope of this inspection. It is important to maintain all grouting and caulking in the bath areas since even minor imperfections can allow water intrusion to occur within walls and flooring and cause severe damage. Proper ongoing maintenance will be required.

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Comment
12.4.1 - Electrical

Receptacle Loose
2nd Floor Hall Bathroom

One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Electric Electrical Contractor
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Comment
12.7.1 - Sink/countertop

Faucet leaks off
Master Bathroom

One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
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Comment
12.7.2 - Sink/countertop

Low Flow
2nd Floor Hall Bathroom

The flow from the sink's hot/cold water supply was low. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.

Contractor Qualified Professional
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Comment
12.8.1 - Toilets

Loose
Master Bathroom

One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if 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
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Comment
12.8.2 - Toilets

Loose or Damaged toilet seat
3rd Floor Hall Bathroom

The toilet seat is loose or damaged and needs maintenance or may need to be replaced. 

Wrench DIY

13 - Kitchen

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Comment
13.2.1 - Countertops-Backsplash

Missing cabinet doors

One or more cabinet doors were missing. You may want to ask the seller if they have the doors. 

Contractor Qualified Professional
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Comment
13.5.1 - Sink

Faucet leaks off
Kitchen

One or more faucets leak or drip when turned off. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor
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Comment
13.5.2 - Sink

Low or No Flow
Kitchen

The flow from the sink's hot / cold / sprayer water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.
Pipes Plumbing Contractor
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Comment
13.5.3 - Sink

No hot water
Kitchen

There was no hot water available for the kitchen. You should have a plumber evaluate and repair as necessary. 

Contractor Qualified Professional

14 - Appliances

General Appliances Info

We test kitchen appliances for their functionality, not the adequacy of operation. We do not inspect the following items: free-standing appliances, refrigerators, trash-compactors, built-in toasters, coffee-makers, can-openers, blenders, instant hot-water dispensers, water-purifiers, barbecues, grills or rotisseries, timers, clocks, thermostats, the self-cleaning capability of ovens, and concealed or countertop lighting. Appliances are not moved during the inspection.

15 - Laundry

LAUNDRY EQUIPMENT:
Cautionary Statement; We normally operate on-site laundry equipment. Washers and dryers have special safety concerns to owners. During our inspection, we attempt to check the utility connections, supply of hot and cold water, grounded electrical receptacles and some safety devices. During our inspection we endeavor to verify that the equipments operates properly, however we do NOT verify the proper operation of ALL safety devices and other built in safe guards. This is a job for an appliance specialist.

Please be aware that with any appliance being used everyday, owners often forget, or over look the potential hazards that are present in these day-to-day helpmates. All laundry equipment operates both with electricity and high speed motors and rotating drums. Because of the combination of water and electricity along with high-speed rotation, all laundry equipment should be respected. PLEASE SECURE ALL OPERATION AND MAINTENANCE MANUALS FROM PRESENT OWNERS OR THE MANUFACTURERS. Virtually all manufacturers have this consumers information available to you-contact the respective manufacturer.

Please instruct all children that these appliances are potentially hazardous and they should not be played with, nor should anyone under any circumstances, place a hand inside any operating laundry equipment.

LIMITATIONS OF APPLIANCES INSPECTION:

As we discussed and is described in your inspection contract, this is a visual limited in scope by (but not restricted to) the following conditions.

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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Comment
15.1.1 - General

Washer outlet box - loose or damaged

The washer outlet box is loose or damaged and needs to be repaired or replaced. 

Contractor Qualified Professional

16 - Structure

General Info: Inspection Method - Crawlspace
No crawlspace
Foundation: Material
Slab on Grade
General Info: General Structure Info

Foundations are not uniform and will conform to the structural standard of the year in which they were built. Cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or deteriorated in some way or a slab foundation that does not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling. We will alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a foundation contractor, but this should not deter you from seeking the opinion of an expert.

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.

17 - Swimming Pool and Spa

General: Type of Pool/Spa:
Inground Pool and Spa
Pool and decking: Pool deck
Concrete
Pool and decking: Pool Design
In Ground
Pool Electrical:: Circuit Breaker Location(s):
Equipment Area
Pool Electrical:: Electric Controls:
Local Subpanel
Pool Electrical:: Equipment Bonding:
Pump(s), Heater
Pool Electrical:: GFCI Protection
At Equipment Area
Pool Plumbing:: Fill Valve Type:
Not found
Heating:: Heating Type:
Natural Gas Heater
Vessel Surface:: Water cloudy/dirty

The water was cloudy or dirty and the pool's vessel was not visible and not fully inspected. 

Drains:: Water cloudy/dirty

The waster was cloudy or dirty and the drains were not visible and not inspected. 

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Comment
17.2.1 - Fencing

Gate not self closing

The self-closing devices on one or more gates used with the pool / spa fencing were missing This is a safety hazard because these devices are intended to control access to areas with a drowning hazard. Recommend that a qualified person repair as necessary and per standard building practices.
Contractor Qualified Professional
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Comment
17.5.1 - Water

Cloudy Water

The pool water was cloudy, dull or hazy. This is a potential safety hazard because it can interfere with rescuing swimmers in trouble and reduce divers' depth perception. Cloudy water may be caused by poor filtration and/or sanitation. Recommend consulting with a pool specialist.

Pool Swimming Pool / Spa Contractor
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Comment
17.7.1 - Pool Electrical:

Pool light not working

Repair or replace as needed and verify GFCI protection.

Pool Swimming Pool / Spa Contractor
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Comment
17.15.1 - Heating:

The pool heater is not operational.

The pool heater is not operational and should be further evaluated and repaired or replaced as needed. 

Pool Swimming Pool / Spa Contractor
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Comment
17.17.1 - Filter

Leaking O-ring

There was water leaking from the filter at the clamp which could be caused by a damaged O-ring. You should have a pool contractor evaluate further and replace O-ring as necessary. 

Pool Swimming Pool / Spa Contractor