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1234 Main St.
San Rafael, California 94903
05/26/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
67
Recommendation
6
Safety hazard

1 - Inspection Details

General: In Attendance
Home Owner, Listing Agent
General: Occupancy
Vacant
General: Style
Multi-level
General: Temperature (approximate)
75 Fahrenheit (F)
General: Type of Building
Detached, Single Family
General: Weather Conditions
Clear, Dry

2 - Roof

D NP NI IN
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ground
Roof Type/Style
Combination
Coverings: Material
Concrete, Tile
Roof Drainage Systems: Gutter Material
Copper
Flashings: Material
Aluminum, Copper
General Roof Condition

Due to the roofs steepness I was not able to go up onto the roof and walk around. Therefore my observations were limited to what I could see from the ground.

The roof appeared to be in good condition from a distance, the roofing material appeared to be holding up well to the elements and not showing signs of breaking away, sloughing off or being out of alignment. 

I was informed by the listing agent that there was to be a detailed roof inspection before market so all aspects of the roof condition would be fully covered by them. 

Skylights, Chimneys & Other Roof Penetrations: Roof inspection recommended

I was not able to get close enough to the roof penetrations to assess their condition and recommend a roof inspection. 

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.

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
2.3.1 - 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

3 - Exterior

D NP NI IN
3.1 Cooling Equipment X
3.2 Foundation X
3.3 Siding, Flashing & Trim X
3.4 Exterior Doors X
3.5 Walkways, Patios & Driveways X
3.6 Decks, Balconies, Porches & Steps X
3.7 Eaves, Soffits & Fascia X
3.8 Vegetation, Grading, Drainage & Retaining Walls X
Inspection Method
Visual
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Side of house
Foundation: Material
Slab on Grade
Siding, Flashing & Trim: Siding Style
Mixed
Walkways, Patios & Driveways: Driveway Material
Concrete, Pavers
Decks, Balconies, Porches & Steps: Appurtenance
Deck
Decks, Balconies, Porches & Steps: Material
Tile
Siding, Flashing & Trim: Siding Material
Stone Veneer, Stucco, Wood

penetrations through the siding should be filled 

Cooling Equipment: Brand
Trane

The A/C units were likely installed when the house was built, and are heading towards the end of their working lives. When an inspection is performed on the furnaces it would be worth having the HVAC person assess the A/C units as well. They appear to be not suffering too badly from exposure to the elements, but their efficiency may be limited at this point. 

Cooling Equipment: SEER Rating
11 SEER

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

Foundation: Foundation Observed from the exterior only

I observed the foundation from the exterior of the building only as the access under the house had rodent activity and traps littered around. The crawl space also had a vapor barrier which likely would impede a visual inspection from that inside area. 

There were no major cracks that were visible to indicate settling , and only one very minor crack near the front of the house 

Exterior Doors: Exterior Entry Door
Wood

Main Entry door appears to show some signs of wear and tear, and the hardware is not functioning properly. 

Eaves, Soffits & Fascia: General Condition

From my vantage point on the ground the eaves and soffits appeared to have an average amount of wear and tear, with no obvious issues with rot or damage,  however these should be checked close up during the roof inspection 

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.

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
3.2.1 - Foundation

Foundation Cracks - Minor

Minor cracking was noted at the foundation meeting the stucco

Usually I would like to see a bottom screed on the stucco and separation from the concrete 

This should be monitored for water intrusion

This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

Mag glass Monitor
Credit
Comment
3.3.1 - Siding, Flashing & Trim

Cracking - Minor

Siding showed cracking in one or more places. This is a result of temperature changes, and typical as homes with stucco age. Recommend monitoring. 

Wrench DIY
Credit
Comment
3.3.2 - Siding, Flashing & Trim

Damage to trim behind fixtue

The trim behind the exterior light fixture appeared to have some previous damage that was painted over, it is not possible to know the cause of that damage due to the paint coverage. check with owner or replace with new piece of wood 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Exterior Doors

Door Sill/Trim
Living Room

Door sill and/or trim is loose, deteriorated or worn and repair or replacement should be considered.

Door Door Repair and Installation Contractor
Credit
Comment
3.4.2 - Exterior Doors

Hardware Damaged

One or more pieces of door hardware are damaged. Recommend repair or replace.
Wrench DIY
Credit
Comment
3.5.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.5.2 - Walkways, Patios & Driveways

Driveway Trip Hazard

Trip hazards observed. This ridge is important in the role of drainage but may need  to be marked in some way to prevent tripping

Wrench DIY
Credit
Comment
3.5.3 - Walkways, Patios & Driveways

Patio Cracking - Minor

Normal settling & cracking observed. Recommend monitor and/or patch/seal.
Wrench DIY
Credit
Comment
3.5.4 - Walkways, Patios & Driveways

Walkway Cracking - Minor

Monitor for water intrusion 

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.

Wrench DIY
Credit
Comment
3.5.5 - Walkways, Patios & Driveways

Railings

This is a steep step with no railing

Recommend installing handrails in places where needed for safety 

Contractor Qualified Professional
Credit
Comment
3.6.1 - Decks, Balconies, Porches & Steps

Gutters draining onto deck

even though this part of the deck drains into the gutter on the edge of the deck, i would like to see the downspout itself returned into that lower gutter rather than allowing gravity alone to take care of it 

Contractor Qualified Professional
Credit
Comment
3.6.2 - Decks, Balconies, Porches & Steps

Needs regrouting

Tiled deck needs regrouting soon could lead to water intrusion 

Contractor Qualified Professional
Credit
Comment
3.8.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Overhang

Trees observed overhanging onto the siding and or roof .This can cause damage over time 

Yard scissors Tree Service

4 - Electrical

D NP NI IN
4.1 Service Entrance Conductors X
4.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
4.3 Branch Wiring Circuits, Breakers & Fuses X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Utility room
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Conduit, Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Challenger
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
General Condition

The electrical panels inside the utility room are both in good shape and are of adequate size for the property, 

The main service as it comes into  the house is 220amp, and the spa is already taken care of on that panel before it gets to the main house panel. There is 125 at the main panel and an additional sub panel. The exterior box with power in to the house should be monitored  for corrosion and animal intrusion as a mater of course , and all the penetrations into the house should be checked to ensure that they are filled and tight. 

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Utility Room

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 timecontrolled 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.

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected

5 - Entry / Foyer

D NP NI IN
5.1 Cracking in corner X
Cracking in corner : Minor patch and monitor

There are some minor cracks in the ceiling of the stairway , they should be monitored to make sure there is no movement or evidence of water intrusion in rainy weather. 

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected

6 - Kitchen

D NP NI IN
6.1 Dishwasher X
6.2 Refrigerator X
6.3 Range/Oven/Cooktop X
6.4 Garbage Disposal X
6.5 Cabinets X
6.6 Counters X
6.7 GFCI X
6.8 Sink X
6.9 Trash compactor X
6.10 Windows X X
Dishwasher: Brand
Kitchenaid
Refrigerator: Brand
Sub-Zero
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Exhaust Hood Type
Vented

Bulbs need replacing on lights

Difficult to turn off fan

Range/Oven/Cooktop: Range/Oven Brand
Kitchenaid, Gaggenau

The range top was temperamental to light but all lit eventually

Counters : Clean good condition
Sink : Sinks intergral to counters
Trash compactor: New / never used
General condition

The kitchen is well maintained but is aging. One has begun to see wear and tear on the cabinets and the cook top. The counters are generally in good shape and as the sinks are intergral to the counters they are also in generally good condition but not new. 

Range/Oven/Cooktop: Cooktop General Condition

Although the Gaggenau cooktop did eventually get all burners lit, it did take several attempts on my part and was not straight forward. this seems to be one of the older appliances and may come to the end of its service life at some point in the next couple of years. 

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.

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
6.2.1 - Refrigerator

No light

the light is not working in the fridge

Contractor Qualified Professional
Credit
Comment
6.3.1 - Range/Oven/Cooktop

No Gas Shut-off Valve

No gas shut-off valve was observed at the supply pipe. Recommend a qualified plumber evaluate and remedy.

Pipes Plumbing Contractor
Credit
Comment
6.5.1 - Cabinets

Little worn in places

Contractor Qualified Professional
Credit
Comment
6.7.1 - GFCI

Todays standards call for more outlets in the kitchen area

Contractor Qualified Professional
Credit
Comment
6.10.1 - Windows

More than one window was inoperable due to hardware

The kitchen windows were some of the first windows i checked for operability.

These windows opened stiffly , but then came off their hardware and had to be manually closed from the outside and pushed back into place. 

As i started to look at other windows around the house i noticed that several of the hardware handle pieces were cracked. I therefore deemed it necessary to stop checking the windows for operability in case they also came off their tracks or snapped off the handles. The windows should be all checked by an Anderson dealer and assessed for replacement hardware as the plastic hardware appears to be having issues. 

Contractor Qualified Professional

7 - Breakfast nook

D NP NI IN
7.1 Doors X
7.2 Windows X X
7.3 Floors X
7.4 Walls X
7.5 Ceilings X
7.6 Thermostat Controls X
7.7 Lighting Fixtures, Switches & Receptacles X
7.8 GFCI & AFCI X
7.9 Fireplace X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Tile
Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
7.2.1 - Windows

Inoperable

not able to easily open , do not wish to break handle

see general comment about the windows in the house 

Contractor Qualified Professional

8 - Living Room

D NP NI IN
8.1 Doors X
8.2 Windows X X
8.3 Floors X
8.4 Walls X
8.5 Ceilings X
8.6 Thermostat Controls X
8.7 Lighting Fixtures, Switches & Receptacles X
8.8 GFCI & AFCI X
8.9 Fireplace X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Fireplace: Damper wedge

On a fireplace that has a gas starter i would recommend installing a damper wedge to avoid the build up of gas in the firebox. 

AS a matter of course I also recommend a fireplace and chimney inspection/service before the next owners use the fireplaces in the house. 

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
8.2.1 - Windows

Given difficulty with other windows not operating cranks

Contractor Qualified Professional
Credit
Comment
8.7.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Damaged

Unsure what this plate has behind it and whether or not it is open to the great room which appears to have the same type of plate in the same place, check with owner

Electric Electrical Contractor

9 - Great room

D NP NI IN
9.1 Doors X
9.2 Windows X X
9.3 Floors X
9.4 Walls X
9.5 Ceilings X
9.6 Thermostat Controls X
9.7 Lighting Fixtures, Switches & Receptacles X
9.8 GFCI & AFCI X
9.9 Fireplace X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Fireplace: Damper wedge

In gas fireplaces i advise that the owner have a damper wedge installed, this prevents the build up of gas in the firebox and allows the gases to escape even when the damper is at the closed position

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
9.2.1 - Windows

Cracked shanks

Contractor Qualified Professional
Credit
Comment
9.5.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.

Contractor Qualified Professional
Credit
Comment
9.7.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Damaged

One or more receptacles have a damaged cover plate. Recommend replacement.
Electric Electrical Contractor

10 - Dining Room

D NP NI IN
10.1 Doors X
10.2 Windows X X
10.3 Floors X
10.4 Walls X
10.5 Ceilings X
10.6 Thermostat Controls X
10.7 Lighting Fixtures, Switches & Receptacles X
10.8 GFCI & AFCI X
10.9 Fireplace X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
10.1.1 - Doors

Door Latch Alignment

Does not lock

Door latch and/or strike plate is out of alignment. Recommend a handyman repair.

Door Door Repair and Installation Contractor
Credit
Comment
10.2.1 - Windows

Craked crank

Contractor Qualified Professional

11 - Master Bedroom

D NP NI IN
11.1 General X
11.2 Doors X
11.3 Windows X
11.4 Floors X
11.5 Walls X
11.6 Ceilings X
11.7 Lighting Fixtures, Switches & Receptacles X
11.8 GFCI & AFCI X
11.9 Smoke Detectors X
11.10 Carbon Monoxide Detectors X
11.11 Fireplace X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Fireplace: Damper wedge
Fireplace: Not operable due to furniture placement
Fireplace: Clean

the fireplace looks to be in good condition and clean 

Recommend chimney inspection before use by next owners 

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
11.2.1 - Doors

Door Latch Alignment

Door latch and/or strike plate is out of alignment. Recommend a handyman repair.

Door Door Repair and Installation Contractor
Credit
Comment
11.2.2 - Doors

Minor rot on exterior

Contractor Qualified Professional
Credit
Comment
11.4.1 - Floors

Carpet Stains

Carpet had areas of staining or discoloration. Recommend a thorough steam clean by a qualified carpet cleaning company 

Mop Cleaning Service
Credit
Comment
11.5.1 - Walls

Scuff marks

Contractor Qualified Professional
Credit
Comment
11.6.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.

Monitor in case it is caused by water intrusion 

Contractor Qualified Professional

12 - Master Bathroom

D NP NI IN
12.1 Toilet X
12.2 Shower X
12.3 GFCI & AFCI X
12.4 Water Supply, Distribution Systems & Fixtures X
12.5 Lighting Fixtures, Switches & Receptacles X
12.6 Sink X
12.7 Tub X
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Shower: Shower head is not very strong

there is not a very strong flow of water through the shower head, it may have mineral deposits. 

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
12.1.1 - Toilet

Needs caulking

The toilet needs caulking to ensure seal

Contractor Qualified Professional
Credit
Comment
12.2.1 - Shower

Gaps in caulk seal

Both grout and caulk should be reapplied to ensure water tightness

Contractor Qualified Professional
Credit
Comment
12.5.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Damaged

The glass cover plates are not flush to the mirror 

this creates a safety hazard and needs to be fixed 


Electric Electrical Contractor
Credit
Comment
12.6.1 - Sink

Sink countertops

Both countertops should be caulked and regrouted to ensure water seal 

Contractor Qualified Professional
Credit
Comment
12.7.1 - Tub

Needs caulking

to ensure water does not start to intrude under the tub , this should have a caulk seal in place 

Contractor Qualified Professional

13 - Bedroom 2

D NP NI IN
13.1 General X
13.2 Doors X
13.3 Windows X
13.4 Floors X
13.5 Walls X
13.6 Ceilings X
13.7 Lighting Fixtures, Switches & Receptacles X
13.8 GFCI & AFCI X
13.9 Smoke Detectors X
13.10 Carbon Monoxide Detectors X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
13.2.1 - Doors

Door Doesn't close

Door in dressing room doesn't close properly. Recommend handyman repair 

Wrenches Handyman
Credit
Comment
13.2.2 - Doors

Worn on the exterior

Contractor Qualified Professional
Credit
Comment
13.2.3 - Doors

Rot

Contractor Qualified Professional
Credit
Comment
13.3.1 - Windows

Damaged

One or more windows appears to have general damage, but are operational. Recommend a window professional clean, lubricate & adjust as necessary.
Window Window Repair and Installation Contractor
Credit
Comment
13.5.1 - Walls

Scuffs

Contractor Qualified Professional
Credit
Comment
13.6.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.

This should be monitored for change or deterioration 

Contractor Qualified Professional

14 - Bathroom 2

D NP NI IN
14.1 General X
14.2 Water Supply, Distribution Systems & Fixtures X
14.3 Lighting Fixtures, Switches & Receptacles X
14.4 GFCI & AFCI X
14.5 Shower X
14.6 Toilet X
14.7 Sink X
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
14.5.1 - Shower

Shower keeps dribbing water

Shower dribbles water for about 25 seconds after shut off 

Contractor Qualified Professional
Credit
Comment
14.6.1 - Toilet

Noisy flush

there is an issue with the internal mechanics of the tank, this should be fixed.

Contractor Qualified Professional

15 - Bedroom 3

D NP NI IN
15.1 General X
15.2 Doors X
15.3 Windows X
15.4 Floors X
15.5 Walls X
15.6 Ceilings X
15.7 Lighting Fixtures, Switches & Receptacles X
15.8 GFCI & AFCI X
15.9 Smoke Detectors X
15.10 Carbon Monoxide Detectors X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
15.2.1 - Doors

Rot or water intrusion

on the door to the outside there appeared to be damage. 

Contractor Qualified Professional
Credit
Comment
15.4.1 - Floors

Carpet Stains

Carpet had areas of staining or discoloration. Recommend a thorough steam clean by a qualified carpet cleaning company 

Mop Cleaning Service

16 - Bathroom 3

D NP NI IN
16.1 General X
16.2 Water Supply, Distribution Systems & Fixtures X
16.3 Lighting Fixtures, Switches & Receptacles X
16.4 GFCI & AFCI X
16.5 Shower X
16.6 Toilet X
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
16.5.1 - Shower

Showe divertor loose

This causes the change from tub to shower some diffculty

Contractor Qualified Professional

17 - Bedroom 4

D NP NI IN
17.1 General X
17.2 Doors X
17.3 Windows X
17.4 Floors X
17.5 Walls X
17.6 Ceilings X
17.7 Lighting Fixtures, Switches & Receptacles X
17.8 GFCI & AFCI X
17.9 Smoke Detectors X
17.10 Carbon Monoxide Detectors X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Carpet
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected

18 - Bathroom 4

D NP NI IN
18.1 General
18.2 Water Supply, Distribution Systems & Fixtures X
18.3 Lighting Fixtures, Switches & Receptacles X
18.4 GFCI & AFCI X
18.5 Shower X
18.6 Toilet X
18.7 Bidet X X
18.8 Sink X X
18.9 Tub X
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
18.6.1 - Toilet

Cover loose

the toilet seat is loose 

Contractor Qualified Professional
Credit
Comment
18.7.1 - Bidet

Not secure

not secured to the floor 

Contractor Qualified Professional
Credit
Comment
18.8.1 - Sink

Faucet not working in one of two sinks

no water coming out of faucet, supply may have been shut off because of leak. Ask owner

Contractor Qualified Professional

19 - Bedroom 5

D NP NI IN
19.1 General X
19.2 Doors X
19.3 Windows X X
19.4 Floors X
19.5 Walls X
19.6 Ceilings X
19.7 Lighting Fixtures, Switches & Receptacles X
19.8 GFCI & AFCI X
19.9 Smoke Detectors X
19.10 Carbon Monoxide Detectors X
Windows: Window Type
Casement
Windows: Window Manufacturer
Andersen
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
19.2.1 - Doors

Door Doesn't Latch

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.
Wrenches Handyman
Credit
Comment
19.3.1 - Windows

Due to damage on other windows not operating cranks

Contractor Qualified Professional
Credit
Comment
19.3.2 - Windows

Window sill worn

Contractor Qualified Professional

20 - Bathroom 5

D NP NI IN
20.1 General X
20.2 Water Supply, Distribution Systems & Fixtures X X
20.3 Lighting Fixtures, Switches & Receptacles X
20.4 GFCI & AFCI X
20.5 Shower X
20.6 Toilet X
20.7 Bidet X X
20.8 Tub X
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Tub: Needs recaulking
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
20.2.1 - Water Supply, Distribution Systems & Fixtures

Water discolored out of faucet

Contractor Qualified Professional
Credit
Comment
20.2.2 - Water Supply, Distribution Systems & Fixtures

Water splashes out of sink

Contractor Qualified Professional
Credit
Comment
20.7.1 - Bidet

Loose

Contractor Qualified Professional

21 - Bathroom 6

D NP NI IN
21.1 General X
21.2 Water Supply, Distribution Systems & Fixtures X
21.3 Lighting Fixtures, Switches & Receptacles X
21.4 GFCI & AFCI X
21.5 Shower X
21.6 Toilet X
21.7 Sink X
Water Supply, Distribution Systems & Fixtures: Distribution Material
PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected

22 - Bathroom 7

D NP NI IN
22.1 General X
22.2 Water Supply, Distribution Systems & Fixtures X
22.3 Lighting Fixtures, Switches & Receptacles X
22.4 GFCI & AFCI X
22.5 Shower X
22.6 Toilet X
22.7 Sink X
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected

23 - Game room

D NP NI IN
23.1 Floors X X
23.2 Second kitchen X
Second kitchen: Appliances fixtures and fittings
Lower Kitchen

The second kitchen that accompanies the game room did not appear to be in use therefore the appliances could not be tested. 


  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
23.1.1 - Floors

Cupping

Contractor Qualified Professional
Credit
Comment
23.2.1 - Second kitchen

Floors

Contractor Qualified Professional
Credit
Comment
23.2.2 - Second kitchen

Floors

The floors in this downstairs area are showing signs of cupping 

This can be caused by a number of things, most commonly the flooring taking in moisture especially if the bamboo is laid onto a concrete slab and has insufficient or no vapor barrier underneath. 

Contractor Qualified Professional

24 - Garage

D NP NI IN
24.1 Ceiling X
24.2 Floor X
24.3 Walls & Firewalls X
24.4 Garage Door X
24.5 Garage Door Opener X
24.6 Occupant Door (From garage to inside of home) X X
Garage Door: Material
Wood
Garage Door: Type
Automatic, Sectional
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
24.4.1 - Garage Door

Auto Reverse Sensor Not Working

The auto reverse sensor was not in place. This is a safety hazard to children and pets. Recommend a qualified garage door contractor evaluate and repair/replace. 

Garage Garage Door Contractor
Credit
Comment
24.6.1 - Occupant Door (From garage to inside of home)

Room between the garage and utility room has a missing switch plate

Contractor Qualified Professional
Credit
Comment
24.6.2 - Occupant Door (From garage to inside of home)

Not Self-closing

***Due to latch******

 New latch should be installed so that the self closing hinges will close the door 


DIY Resource Link.

Door Door Repair and Installation Contractor

25 - Laundry Room

D NP NI IN
25.1 Drain, Waste, & Vent Systems X
25.2 Exhaust Systems X
25.3 Sink X
Water Source
Public
Dryer Power Source
220 Electric
Dryer Vent
Metal (Flex)
Flooring Insulation
Unkown
Drain, Waste, & Vent Systems: Drain Size
Unknown
Drain, Waste, & Vent Systems: Material
Unknown
Exhaust Systems: Exhaust Fans
None
Filters
Unknown
  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
25.3.1 - Sink

Only cold faucet operable

Contractor Qualified Professional

26 - Utility Room

D NP NI IN
26.1 Heating Equipment X X
26.2 Main Water Shut-off Device X
26.3 Distribution System X
26.4 Hot Water Systems, Controls, Flues & Vents X
26.5 Fuel Storage & Distribution Systems X
Heating Equipment: Energy Source
Gas
Heating Equipment: Heat Type
Forced Air
Distribution System: Ductwork
Insulated
Distribution System: Configuration
Central
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
75 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Main Water Shut-off Device: Location
Utility Room
Basement
Heating Equipment: Brand
Utility Room
Trane, Day and night

There are two furnaces located in the utility room, one each side of the water heater. 

The Furnace on the right side is a Day and Night furnace, the model and serial number does not pull up any information about the furnace so maybe the model and serial number for a part , rather than the whole furnace. The sticker that has the age and size of the furnace was not in view. it is likely that it is a 90% efficiency unit 

It would be my assumption that the furnace is original to the house, it has substantial corrosion on the outside of the unit and some on the inside indicating that water has intruded into the unit. 

I would highly recommend a full furnace inspection. 

The second unit to the left of the water heater is a Trane XE 90, 

The Trane XE90 is a single-stage gas furnace that was marketed as a high-efficiency heating unit. Each model of the XE90 range boasts a 90+ AFUE (annual fuel utilization efficiency) percentage.  

It appears to be in much better shape on the outside of the unit with less corrosion. however it does appear to have some sort of pump attached to it which may be to expel the condensate, but the reason it would need this is unclear. 

It is my recommendation that there should be a furnace inspection for this furnace too. They are both possibly original to the house and could be heading towards the end of their working lives. More efficient furnaces are available and it is possible that a combined heating and cooling unit could be appropriate. 

At the very minimum they should be assessed and serviced 


 

Heating Equipment: AFUE Rating
90

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.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

I recommend flushing & servicing 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. 

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
Credit
Comment
26.1.1 - Heating Equipment

Corrosion

Furnace was corroded in one or more areas. This could be the result of improper venting, which the source would need to be identified. Recommend a HVAC contractor evaluate and repair.

Fire HVAC Professional
Credit
Comment
26.1.2 - Heating Equipment

Recommend Furnace Inspection

There are two furnaces located in the utility room, one each side of the water heater. 

The Furnace on the right side is a Day and Night furnace, the model and serial number does not pull up any information about the furnace so maybe the model and serial number for a part , rather than the whole furnace. The sticker that has the age and size of the furnace was not in view. it is likely that it is a 90% efficiency unit 

It would be my assumption that the furnace is original to the house, it has substantial corrosion on the outside of the unit and some on the inside indicating that water has intruded into the unit. 

I would highly recommend a full furnace inspection. 

The second unit to the left of the water heater is a Trane XE 90, 

The Trane XE90 is a single-stage gas furnace that was marketed as a high-efficiency heating unit. Each model of the XE90 range boasts a 90+ AFUE (annual fuel utilization efficiency) percentage.  

It appears to be in much better shape on the outside of the unit with less corrosion. however it does appear to have some sort of pump attached to it which may be to expel the condensate, but the reason it would need this is unclear. 

It is my recommendation that there should be a furnace inspection for this furnace too. They are both possibly original to the house and could be heading towards the end of their working lives. More efficient furnaces are available and it is possible that a combined heating and cooling unit could be appropriate. 

At the very minimum they should be assessed and serviced 

Contractor Qualified Professional
Credit
Comment
26.3.1 - Distribution System

Loose Connection

There are several loosely connected ducts in the utility room. Also an intake that does not appear to be connected to anything. There are loose connections on ducts, resulting in energy loss. 

Recommend licensed HVAC contractor evaluate furnace system.

Fire HVAC Professional
Credit
Comment
26.4.1 - Hot Water Systems, Controls, Flues & Vents

Insufficant strapping

Contractor Qualified Professional
Credit
Comment
26.4.2 - Hot Water Systems, Controls, Flues & Vents

Not bonded

Contractor Qualified Professional
Credit
Comment
26.4.3 - Hot Water Systems, Controls, Flues & Vents

Corrosion

Corrosion was noted at the pipe serving the water heater, and on several pipes around and above it . Recommend a qualified plumber evaluate for repair/replacement.

Pipes Plumbing Contractor
Credit
Comment
26.4.4 - Hot Water Systems, Controls, Flues & Vents

Near End of Life

Water heater showed normal signs of wear and tear. Recommend monitoring it's effectiveness and replacing in the near future.
Pipes Plumbing Contractor
Credit
Comment
26.4.5 - Hot Water Systems, Controls, Flues & Vents

Water Stains - Leakage

Water stains were observed beneath water heater, indicating a past or present leak. Recommend further evaluation and repair by a qualified plumber.
Pipes Plumbing Contractor
Credit
Comment
26.4.6 - Hot Water Systems, Controls, Flues & Vents

Gas leak

There were gas fumes building in the utility room once the water heater kicked into use. 

I made a judgement, along with the real estate agent on site that the gas to that appliance should be turned off. 

It is my opinion that there are several issues with this water heater and that it should be serviced and possibly replaced. 


Contractor Qualified Professional

27 - Attic

D NP NI IN
27.1 Attic Insulation X
Attic Insulation: Insulation Type
Batt, Fiberglass
Attic Insulation: Poked head into attic from Master Bedroom dressing room

I observed no signs of water intrusion , or rot from my limited view, 

The attic had insulation though it was not possible to assess its R-Value 

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.

  • D = Deficiency
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected