|2.2||Roof Drainage Systems||X||X|
|2.4||Skylights, Chimneys & Roof Penetrations||X|
The shingles are in good shape. The Ridge vent system is functional.
Cooper nail used for flashing and shingles
Waste Vents are flashed properly and have the expected heights.
Attic venting is a combination of continuous soffit intake vents and "ridge" exhaust venting. There were a couple of areas in the soffits that indicated insulation was blocking some of the soffit venting. See Insulation.
5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories.
Some flashing nails are exposed due to improper installation of the shingles where they interface with the metal valley flashing. I recommend further evaluation by a qualified roofing contractor.
Gutter (and 1-2 downspouts) should be considered for the section above the rear patio to keep minor rain from draining onto the patio. I recommend consideration of gutter that would at least span the patio if not the entire north eave. I recommend gutter be installed for all eaves to avoid moisture in the crawl space.
|3.1||Foundation, Basement & Crawlspaces||X|
|3.5||Roof Structure & Attic||X|
Trusses w/ Metal Gussets
There is no basement but the crawlspace has reasonable access and has a concrete floor with vapor barrier and some insulation on the side walls. Crawlspace walls are poured concrete.
3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. 3.2 The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. enter under floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.
Structural damage was observed in the underlying floor structure. Recommend a framing contractor or structural engineer evaluate. Fortunately there are only 3 joists with this damage.
Damaged Gusset: Evidence of structural damage was found in the ceiling structure. Recommend a qualified framing contractor evaluate and advise on how to repair.
|4.1||Siding, Flashing & Trim||X|
|4.3||Decks, Balconies, Porches & Steps||X|
|4.4||Eaves, Soffits & Fascia||X|
|4.5||Vegetation, Grading, Drainage & Retaining Walls||X||X|
|4.6||Walkways, Patios & Driveways||X||X|
This house uses Smooth Plank and Faux Shakes planks.
Guttering in Southwest corner has tree leaf exposure and should have screens or be cleaned out regularly at season start and season end or more.
4.1 The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings. 4.2 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.
There is one driveway trip hazard where sidewalk from the South side of house meets the driveway. It appears there was a slight heaving of sidewalk.
|5.4||Steps, Stairways & Railings||X|
|5.5||Countertops & Cabinets||X|
Opening into the upper level bedroom is not 6’ 8”.
This door is properly constructed to serve as a door that joins the home interior to the attached garage, and is a proper component of the "firewall".
10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. 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: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. 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 confirm the operation of every control and feature of an inspected appliance.
Window missing screen. Recommend replacement.
R-30 Fiberglass Batt with vapor barrier in attic.
Crawl space has been outfitted with rigid insulation on the exterior walls, covered with vapor barrier (on the "warm side" - toward interior). The builder installed fiberglass batt between the floor joists with no vapor barrier needed.
The batt insulation used in the attic has a vapor barrier and is oriented properly.
Both bathroom fans have low volume full time operation option. Both vent properly to the outside (via roof penetration).
11.1 The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. kitchen, bathroom, laundry, and similar exhaust systems. 4. clothes dryer exhaust systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to disturb insulation.
I found some eave areas where the batt insulation was blocking air from the soffit vents from cooling the attic. These need to be adjusted or baffles should be inserted. Baffles are available at local Home Improvement stores.
|7.1||Fireplaces, Stoves & Inserts||X|
|7.3||Chimney & Vent Systems||X|
The gas fireplace is an "insert" design with direct venting through the North wall on the North side of the home. The fireplace operated correctly, and the venting was in great shape!
The Fireplace "insert" was nicely built in, with a switch to start it, and adequate clearance to combustibles.
I was able to start the unit and operate it for a few minutes. The Carbon Dioxide meter and Combustible Gas meter indicated proper operation and no discernable leaks in the piping I was able to access.
I performed a CO (Carbon Monoxide) and CO2 (Carbon Dioxide) measurement and both readings were in normal range indicating the ventilation and piping were in good condition.
The direct vent system was a classic design, used in many houses in this area. It demonstrated good positioning and solid functionality.
12.1 The inspector shall: A. inspect: 1. fuel-burning replaces, stoves, and replace inserts. 2. fuel-burning accessories installed in replaces. 3. chimneys and vent systems. B. describe systems and components listed in 12.1.A.1 and .2. 12.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and replace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning replaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.
Dishwasher did a full cycle - no leaks. The drain system is correct.
Built-in appliances include a range cooktop, dishwasher (in the island), and Garbage Disposal (also in the island). Dishwasher and Garbage Disposal both benefit from an air admittance valve located in the cabinet under the kitchen sink which is located on the "island" which prevents normal venting. This valve allows the air pressure to equalize in the drain pipes.
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.
|9.3||Vents, Flues & Chimneys||X|
Black Pipe (steel) is a good choice for gas line distribution.
Nameplate of Furnace - Unit was built in 2009
AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.
Temperature rise between the cold air return (ambient air in the home) and the output temp indicates good heating and cooling performance. The temps were detected with Infra-Red Thermal Photography.
8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.
|10.1||Service Entrance Conductors||X|
|10.2||Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels||X|
|10.3||Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage||X|
|10.4||Connected Devices and Fixtures||X|
|10.5||Polarity and Grounding of Receptacles||X|
|10.6||GFCI & AFCI||X|
|10.8||Carbon Monoxide Detectors||X|
Ground Fault Circuit Interrupters were installed on the proper circuits.
All branch circuits were outfitted with the proper size fusing and GFCI breakers for those circuits requiring that feature.
All circuits were tested and a representative number of outlets were tested for Polarity and where expected Ground Fault capability.
Smoke detectors were installed and operational in the bedrooms, the hallway (including a CO Monitor).
CO (Carbon Monoxide) monitors were present in the hallway smoke detectors. Note that these devices have a shorter battery life and will need more frequent batteries.
7.1 The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters. B. describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method. 7.2 The inspector is NOT required to: A. inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. determine the age and type of smoke alarms and carbon monoxide alarms.
|11.1||Fixtures / Faucets||X|
|11.2||Drain, Waste, & Vent Systems||X|
|11.4||Vents, Flues, & Chimneys||X|
|11.5||Sump Pumps / Sewage Ejectors||X|
|11.6||Fuel Storage & Distribution Systems||X|
Water Heater information. The system is working properly. There is a missing "discharge pipe" for the required Temperature/Pressure Relief Valve.
6.1 The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic re-extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components. C. measure water supply low and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.
Water heater is missing the "discharge pipe" for the Temperature/Pressure Relief Valve". Note that this pipe should extend from the TPRV downward to within 6" of the floor (left open at the bottom). Recommend qualified plumber evaluate & repair.
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.
Concrete pad supporting the outdoor condensing unit is not level. This can cause acceleratead deterioration of components. Recommend licensed HVAC contractor level the unit.