Thank you for choosing Signature Home Inspection (SHI) to inspect your new home! Please carefully read your entire Inspection Report. If you have any questions throughout the closing process don't hesitate to ask. This report is based on an inspection of the visible portion of the structure at the time of the inspection with a focus on safety and function, not on current building or municipality codes. Any and all evaluations or repairs made by SHI should be carried out prior to closing. We recommend that you and/or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property.

A home inspection is limited in scope and lower in cost than many individual inspections. Client is hereby informed that exhaustive inspections are available from specialists in a multitude of disciplines such as roofing, plumbing, pools, heating and air conditioning, decking, electrical, fenestration (windows and doors) and environmental quality among others. Additional inspections by specialists in a particular field will be more exhaustive and thorough, and likewise cost significantly more than a home inspection. A home inspection is intended to identify evidence of problems which exist. Since home inspections are non-destructive, the home inspector can only report on the evidence that is observable at the time of the inspection. A home inspection is specifically not exhaustive in nature, and therefore cannot identify defects that may be discovered only through more rigorous testing than a home inspection allows. A generalist inspection is essentially visual and does not include the dismantling of any component, or the sampling of air and inert materials. Consequently, a generalist inspection and report will not be as comprehensive or technically exhaustive as that by a specialist, and it is not intended to be.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

We are specifically prohibited by state law from commenting on damage caused by termites and other wood-destroying organisms, which is the responsibility of a state-licensed pest control expert and commonly mandated as a condition of sale and usually scheduled and paid for by the sellers. More importantly, a home inspection does not include mold, air, contaminate, radon, asbestos, lead, drug residue or other sampling unless otherwise agreed to. Mold testing services are available by this company and other companies for an additional fee.

Numerous digital photographs have been taken of the house to document the flaws noted or defects observed when possible. Sometimes it is not possible to take a photograph of a defect due to location, lighting, or other obstructions. Numerous pictures may be taken of a house but not all photographs will necessarily be included with the report.

If similar defects are found at several locations throughout the house, only a representative number of photos may be shown in the report. Repair should not be limited to only those areas, but at all instances of the defect (such as aged angle stop valves, failed GFCI, failed windows, worn rollers, etc.)

Due to personal items such as towels, clothing, personal items, hygiene and/or cleaning products, There is limited accessibility and visibility as a result. We may not be able to test or inspect each and every outlet, heating and air conditioning supply, window, wall surface or other inaccessible components. We therefore recommend a follow-up inspection to be performed prior to the close of title, perhaps at your pre-closing walk through when furnishings and stored items are removed and accessibility is better. We recommend you carefully inspect the cabinets and closets prior to close of escrow. The home inspector does not move personal items, panels, furniture, equipment, plant life, soil, or debris that obstructs access or visibility.

There may come a time when you discover something wrong with the house you purchased, and you may be upset or disappointed with your home inspection.  There are some things wed like you to keep in mind.

Intermittent or Concealed Problems:

Some problems can only be discovered by living in a house.  They cannot be discovered during the few hours of a home inspection.  For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap.  Some roofs and basements only leak when specific conditions exist.  Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.

No Clues:

These problems may have existed at the time of the inspection, but there were no clues as to their existence.  Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.

We Always Miss Some Minor Things:

Some say we are inconsistent because our reports identify some minor problems, but not others.  The minor problems that are identified were discovered while looking for more significant problems.  We note them simply as a courtesy.  The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems.  These are the things that affect peoples decisions to purchase.

Contractors Advice:

A common source of dissatisfaction with home inspectors comes from comments made by contractors.  Contractors opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs.

Last Man in Theory:

While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs.  This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he wont want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback.  This is understandable.

Most Recent Advice Is Best:

There is more to the last man in theory.  It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.

Why Didn't We See It?

Contractors often say, I cant believe you had this house inspected, and the inspector didn't find this problem.  There are several reasons for these apparent oversights:

• Most Contractors Have No Clue Whats Inside or Outside The Scope Of A Standard Home Inspection:  All of our inspections are conducted in accordance with the NACHI Standards of Practice.  The Standards of Practice specifically state what's included and excluded from the standard home inspection. Most contractors have no clue this document exists and many of them have a tendency to blame the Home Inspector for any issue found, regardless of whether the issue is within the scope of the standard home inspection. 
• Conditions During the Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection.  Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc.  It's impossible for contractors to know what the circumstances were when the inspection was performed.
• The Wisdom of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor.  Predicting the problem is a different story.
• A Long Look:  If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, wed find more problems, too.  Unfortunately, the inspection would take several days and would cost considerably more.
• Were Generalists:  We are generalists; we are not specialists.  The heating contractor may indeed have more heating expertise than we do.  This is because we are expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc.
• An Invasive Look:  Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on.  A home inspection is a visual examination.  We don't perform invasive or destructive tests.
• Not Insurance:  In conclusion, a home inspection is designed to better your odds of not purchasing a money pit.  It is not designed to eliminate all risk.  For that reason, a home inspection should not be considered an insurance policy.  The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge.  It would also not include the value added by the inspection.

Receipt of this report by any purchasers of this property other than the party(s) identified on the cover page of this report is not authorized by the inspector. The inspector strongly advises against any reliance on this report by such party(s). We recommend that you retain a qualified home inspector to provide you with your own inspection and report on this property. Liability under this report is limited to the party identified on the cover page of this report. The Home Inspection and the Inspection Report do not constitute and shall not be considered to be a warranty, either expressed or implied, concerning the present or future condition of the Property, the presence or absence of latent or hidden defects that are not reasonably ascertainable in a competently performed home inspection, or the remaining useful life of any system or component of the property. This report is not binding unless the pre-inspection agreement has been signed by the client and returned to Wind River Property LLC dba Signature Home Inspection along with payment of the inspection fee.

The following areas and descriptions are not included in the scope of this inspection:

•    Structural integrity,
•    Geological stability or ground condition of site,
•    System design problems or functional adequacy, operational capacity, quality of suitability for particular use of items inspected,
•    Fireplace and flue draft,
•    Capacity for the garbage disposal to grind food or the dishwasher to clean properly,
•    Cosmetic items including, but not limited to minor scratches, scrapes, dents, cracks, stains, soiled or faded surfaces, 
•    Wells or well pumps,
•    Septic systems,
•    Cisterns
•    Sewer lines beyond the foundation wall and not visible,
•    Fountains,
•    Electronic air cleaners or filters,
•    Water quality or volume,
•    Water conditioning systems,
•    Environmental hazards,
•    Active or passive solar systems,
•    Security systems,
•    Detached buildings or equipment unless specifically included and paid for in the agreement,
•    Central vacuum systems,
•    Wall or window mounted air conditioning systems,
•    Home warranty and component warranties.

The home inspection was performed in accordance with the Standard of Practice and Code of Ethics of the National Association of Certified Home Inspectors (NACHI). These standards are included in the report under each section summary. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to the price of the home inspection. This inspection is an evaluation of the condition of the home. Any areas that are not safe, readily accessible and/or visible to the inspector will not be included in the home inspection report. The home inspection is not intended as a substitute for a Sellers Disclosure. This home inspection is not a compliance inspection or certification of any kind. It simply is an inspection of the condition of the home at the time of the inspection. This inspection does not cover items or conditions that may be only discovered by invasive methods. No removal of materials or dismantling of systems shall be performed under this inspection. This is not a technically exhaustive inspection. The inspection report lists the systems and components inspected Signature Home Inspection Items not found in this report are considered beyond the scope of the inspection and should not be considered inspected at this time. This report contains technical information that may not be readily understandable to the lay person. Therefore, a verbal consultation with the inspector is a mandatory part of this inspection. If you choose not to consult with the inspector, Signature Home Inspection cannot be held liable for your understanding or misunderstanding of this reports contents. If you were not present during this inspection, please call the office at (888-860-2688) to arrange for your verbal consultation.

This home inspection is not an inspection for mold. Mold can be present in any home. Mold cannot grow unless there is excess moisture. The key to mold control is moisture control. While this inspection attempts to detect high moisture conditions that can lead to mold growth, be advised that mold can grow in hidden areas which are beyond the scope of this inspection. If mold is a concern to you, you should obtain a further evaluation by a mold specialist prior to the end of the inspection contingency.

DO NOT RELY ON THIS REPORT FOR IDENTIFICATION OF MOLD OR OTHER ALLERGENS UNLESS CLIENT AUTHORIZES THE COLLECTION AND TESTING OF AREAS OF CONCERN. THE REAL ESTATE INSPECTION COMPANY SPECIFICALLY DISCLAIMS ANY MOLD RELATED ISSUES UNLESS SAMPLES AND TESTING ARE AUTHORIZED BY PAYMENT OF ADDITIONAL MOLD SAMPLING FEES.

Recommended reading -  A Brief Guide to Mold Moisture and Your Home 

Receipt of this report by any purchasers of this property other than the party(s) identified on the cover page of this report is not authorized by the inspector. The inspector strongly advises against any reliance on this report. We recommend that you retain a qualified home inspector to provide you with your own inspection and report on this property. Liability under this report is limited to the party identified on the cover page of this report.

It is always wise to check with the Building and Codes Department of your local township or municipality for permit information and code requirements when there is a question regarding the construction or remodeling of a home.

California termites can attack a home at the fascia, eave, rafter tail, Attic and Crawlspace areas. Signature Home Inspection recommends that the Client obtain a pest inspection and report from a Qualified and Licensed Structural Pest Inspector before the end of the Inspection Period. California law allows only persons who possess a valid Structural Pest Control License, issued by the State of California Structural Pest Control Board, to inspect or make reports with respect to pest infestations including wood destroying insects, termites, and other organisms such as fungus (causing wood rot). This report is not a termite inspection and no responsibility is assumed for any infestation or damage caused by wood-destroying organisms. More information can be found here http://www.pestboard.ca.gov

This is a home inspection question that we often get asked. Here is a good reference source for estimating costs for home repairs and services. It will give you a price range. Let me know if you find this helpful in your Real Estate transactions. https://www.fixr.com/costguides.html

Definitions:

FURNISHED - Access to some items such as electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. 

OCCUPIED - Similar to FURNISHED. Potentially more areas of restricted acces due to furniture and personal belongs. Areas that are restricted are excluded from this inspection report.

UNOCCUPIED - The home was not being lived in and was empty of furniture at the time of the inspection.

VACANT - Access to plumbing, electrical and HVAC systems may be limited due to those systems being turned off. Access to other parts of the home may be limited due to locked doors, barricades or usage conditions. Any items or areas that are not accessible for the above reasons will be excluded from this report.

STAGED - The home was unoccupied, but had been staged with furniture at the time of the inspection. Homes that are not used on a full-time basis may have problems, such as plumbing leakage, that will not be identified without regular use.

UTILITIES OFF - The utilities were shut off to the house at the time of the inspection. The plumbing, electrical and heating systems could not be fully evaluated and should be completely evaluated after the utilities are turned on and prior to settlement.

Safety features that comply with the new law, as outlined in Senate Bill 442:

1. An enclosure that isolates the swimming pool or spa from the private single-family home.
2. Removable mesh fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device.
3. An approved safety pool cover
4. Exit alarms on the private single-family homes doors that provide direct access to the swimming pool or spa. The exit alarm may cause either an alarm noise or a verbal warning, such as a repeating notification that the door to the pool is open.
5. A self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor on the private single-family homes doors providing direct access to the swimming pool or spa.
6. An alarm that, when placed in a swimming pool or spa, will sound upon detection of accidental or unauthorized entrance into the water. The alarm shall meet and be independently certified to the ASTM Standard F2208 Standard Safety Specification for Residential Pool Alarms, which includes surface motion, pressure, sonar, laser, and infrared type alarms. A swimming protection alarm feature designed for individual use, including an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water, is not a qualifying drowning prevention safety feature.
7. Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the features set forth above and has been independently verified by an approved testing laboratory as meeting standards for those features established by the ASTM or the American Society of Mechanical Engineers (ASME).

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings, foundations, exterior surfaces or components obscured by vegetation, stored items or debris, wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

The exterior of the property has been recently painted. New paint makes it difficult for the inspector to see any previous damage and or moisture stains.

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, solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.

Although not required to, we generally attempt to evaluate various roof types by walking on their surfaces. If we are unable or unwilling to do this for safety reason or possible physical damage to the roofing system, we will indicate the method used to evaluate them. Every roof will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. We can only offer an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, 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. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, 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. We do not inspect attached accessories including by not limited to solar systems, antennae, and lightning arrestors

One or more roof surface sections slope down towards exterior walls. Debris such as leaves or needles are more likely to accumulate in this area than rest of the roof. Leaks may occur as a result. Recommend monitoring such areas for accumulated debris in the future and cleaning as necessary.

The following items are not included in this inspection- generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring, underground utilities and systems, low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings or stored items are present some receptacles are usually inaccessible and are not tested, these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke detectors is not determined as part of this inspection. Upon taking occupancy, proper operating of smoke and carbon monoxide detectors should be verified and batteries should be changed. Smoke detectors have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

While we are not licensed electricians and in accordance with the 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. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. Any electrical repairs or upgrades should be made by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Smoke Alarms should be installed within 15 feet of all bedroom doors, and tested regularly. Inoperative light fixtures often lack bulbs or have dead bulbs installed.

The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.

The following items are not included in this inspection: private/shared wells and related equipment, private sewage disposal systems, hot tubs or spas, main, side and lateral sewer lines, gray water systems, pressure boosting systems, trap primers, incinerating or composting toilets, fire suppression systems, water softeners, conditioners or filtering systems, plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs, underground utilities and systems, overflow drains for tubs and sinks, backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.

The home inspector in no way can determine the condition plumbing pipes that are concealed in walls counties and below grade. The home inspector will do his best to describe what type systems are present in. The home inspector will not determine the percentage of copper versus galvanized in a home that has been re-piped. If the home inspector diagnose the system as no apparent leaks on the day of inspection. This does not mean that there is not leaks present. It only means that there were no leaks visibly apparent. Destructive evaluations the plumbing system is not allowed during a basic home inspection.

Modern plumbing system will utilize PEX tubing. This tubing functions under certain water pressure and temperatures that help to prevent leaks. It is important to maintain proper water pressure levels along with hot water heater temperatures. Client should seek the assistance of a licensed plumber if higher hot water temperature is desired in the home.

The plumbing inspection is not a guarantee or warranty against future leaks, clogs or predictions of the future performance of the plumbing systems. It is merely a snapshot of the functionality of the primary plumbing system on the day of inspection.

A meter wrench should be located in the vicinity of the gas meter as recommended in areas subject to seismic activity. A proper wrench should be chained to the meter to provide a convenient means for shutoff in an emergency. The valve can be turned 90 degrees in either direction to shut the gas supply off.

Order a Gas Meter Wrench Here

Laundry appliances are not tested or moved during the inspection and the condition of any walls or flooring hidden by them cannot be judged. Drain lines and water supply valves serving washing machines are not operated. Water supply valves may be subject to leaking if turned. 20 amp rated outlets are recommended for continuous use laundry equipment outlet(s).

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, solar, coal or wood fired heat systems, thermostat or temperature control accuracy and timed functions, heating components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks.

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters, thermostat or temperature control accuracy and timed functions, cooling components concealed within the building structure or in inaccessible areas, underground utilities and systems, safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on cooling system components, does not determine if cooling systems are appropriately sized, and does not test coolant pressure. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

The inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operate components when weather conditions or other circumstances apply that may cause equipment damage. The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, or inspect concealed portions of evaporator and condensing coils, heat exchanger or firebox, electronic air filters, humidifiers and de-humidifiers, ducts and in-line duct motors or dampers, as this can only be done by dismantling the unit or external components. This is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout the structure cannot be determined by a visual inspection. However these items can help with overall efficiency and should be evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding refrigerant charge or line integrity.

We perform a conscientious evaluation of the system, but we are not HVAC contractors. Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result in sickness and even death. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presence of asbestos materials commonly used in heating systems can ONLY be preformed by laboratory testing and is beyond the scope of this inspection.

The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. First and foremost garage door safety is the responsibility of the operator. The garage door should not be operated when children and pets are within close proximity to moving parts. Tilt up garage doors pose a additional safety hazards and should be considered for immediate upgrade. Determining the heat resistance rating of firewalls is beyond the scope of this inspection. Flammable liquids such as gasoline and kerosene should only be stored in appropriate containers. Garage door opening heights are not standard for all homes, so you may wish to measure the opening to ensure that there is sufficient clearance to accommodate your vehicles. It is not uncommon for moisture to penetrate garages, particularly with slabs on-grade construction, and this may be apparent in the form of efflorescence, calcium or salt crystal formations on the concrete. Post tension slabs should not be cut or cored as this will create a structural defect and may even cause personal injury or death. All cracks in the garage slab small or not should be monitored for growth and movement. Contact an engineer if changes appear. You may want to have any living space above the garage should there be any, evaluated further by a structural engineer, as it may be seismically vulnerable. A structural engineer may recommend additional bracing around the garage door opening to prevent failure during seismic activity. Only a licensed structural engineer can evaluate the home for structural integrity.

Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps, solar water heating systems, Energy Smart or energy saver controls, catch pan drains. 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 or a shut-off valve to be operated.

When it comes to doing household chores, flushing your hot water heater is easy to overlook. But regularly flushing out your hot water heater is an important task. Getting rid of the gunk and mineral deposits that accumulate will help your hot water heater run more efficiently as well as prolong its life, saving you money in the long run. Depending on your model, aim to flush your hot water heater every one to three years. Really, the job is so easy, it wouldn't be a bother to do it at least once a year.

How to Flush Your Hot Water Heater

The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters, appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.

All solid fuel burning appliances (wood stoves and fireplaces, etc.) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.

The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

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. Determining the cause and/or source of odors is not within the scope of this inspection.

The interior of the property has been recently painted. New paint makes it difficult for the inspector to see any prior potential damaged/moistures stains.

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on cosmetic deficiencies. We may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, 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 specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Check with owners for further information and disclosures. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage.

Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow.

The home interior showed minor general wear and deterioration commensurate with its age.

The following items are not included in this inspection: overflow drains for tubs and sinks, heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

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.

The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultra violate light systems; filter back flushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level.

How much water does it take to grow an attractive and healthy landscape? There really is no “right” answer to this question, it all depends factors such as local climate, type of plants, soil conditions, shading, maintenance practices, and so on.  Some healthy landscapes require no supplemental irrigation beyond what falls from the sky, others rely on substantial amounts of water.  In a perfect world, everyone would put exactly the right amount of water on their landscape to keep it healthy and attractive without any excess runoff or water waste.  We are a long way from a perfect world.

Research has shown that on average about half of the water used in a single-family American home during the course of a year will be put onto the landscape. In a wet climate such as the Pacific Northwest less water is required for irrigating a turf landscape compared with a hot dry climate like Arizona. But even in a wet climate, the landscape area is often the single highest user of water.

This confidential report is furnished for the use of the client only. It is not intended to be relied upon for any purpose by any other party not named on the report and Inspection Agreement.

This inspection was performed in accordance with and under the terms of the Sewer Scope Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request.

Signature Home Inspection conducts all inspections according to the recommended procedures outlined by the camera equipment manufacturer, and follows the National Association of Certified Home Inspectors (NACHI) Code of Ethics for every sewer scope inspection performed.

A sewer scope inspection is a video camera inspection to inspect the main sewer line from the house to the street or sewer service point to the property. The line is accessed through a clean out or access point in the home, which could include a an exterior, basement or crawl space clean out, a toilet drain line, or a roof vent. The inspector will determine the best access point, and the report will outline where the line was entered.

The camera inspection does not scope every drain line in the home or all the drain lines running underneath the basement slab, for example. The intent is to inspect the line that runs from the house to the final service point, and to inspect this buried line for defects. The results of the inspection are outlined below.

The drain line leading away from the property was remotely inspected via a sewer camera via the clean out. Recommend client follow up with a plumbing contractor for regular sewer line cleaning to remove any build up that commonly happens over time.

CLICK HERE FOR LINK TO VIDEO OF SEWER SCOPE

It takes a lot of energy to heat, cool and operate a home. Most homebuyers have no idea how much it will cost them to operate their home once they move in. Homeowners do not fully understand how much energy and, therefore, money is being wasted by their home. And if they did understand, they wouldn't know what to do about it. The International Association of Certified Home Inspectors (InterNACHI), the U.S. Environmental Protection Agency (EPA), and the U.S. Department of Energy (DOE) are embarking upon an effort to develop a national program to assess the energy performance of every home in America and lead homeowners toward investing in home energy improvements. InterNACHI's Home Energy Inspection Program includes: empowering 15,000 Home Energy Inspectors with the Home Energy Report; inspecting every home in America by 2030; and educating current and prospective homeowners about saving energy, increasing comfort and protecting the environment. As the worlds largest organization of residential and commercial property inspectors who perform more than 10,000 property inspections nationwide every day, InterNACHI will help American homeowners maintain safe, healthy and energy-efficient home.

CLICK HERE TO GET YOUR HOME ENERGY REPORT

SIMPLE WARRANTY VIDEO

Order your warranty here and get 18 months of coverage for the price of 12 months just for using Signature Home Inspection.

www.signaturehomewarranty.com

The Simple Warranty by Residential Warranty Services represents the broadest coverage available in the market today. All options are included, no known preexisting conditions and we offer a best coverage guarantee. In fact, if you are ever denied coverage for a claim that can be verified eligible by any other policy we will either cover it or give you 100% of your premiums back. Pricing is based on a simple square footage system, and youll never experience any up charges. To see details of this policy, please download the brochure here.

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This service contract is for the repair of leaks to your home's (Detached Homes Only) roof for a period of 5 years following the date of inspection. This service contract covers only those items specifically listed and excludes all others, subject to the terms and conditions herein.

This policy covers all residential roof types, including asphalt singles, slate roofs, metal roofs, tiles roofs, and non-commercial flat roof types. This policy applies only to the home itself, and specifically excludes other structures. 

For warranty claims or questions call 800-544-8156.

Click to see policy for complete terms and conditions