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1234 My Street
Fort Jones CA 96032
08/04/2018 9:00 am

117
Items Inspected
12
Maintenance item
12
Deficiency observed
4
Safety advisory

Thank you for choosing Shacks & Shanties Inspection Services for your home inspection.  We appreciate your confidence.

We understand that whatever the circumstances of your new house purchase - first time, rental/investment property, etc. - it is a big investment that you want to make sure is right for you. With that in mind, please remember and understand that no house is perfect; there will always be something that needs minor (or sometimes major) repair or maintenance. Small or minor (and even big or major) repair and/or maintenance items do not necessarily make a house unlivable, does not mean that it will fall down around you after you move in, nor make it unsafe. Ongoing maintenance and repairs are a part of homeownership, and there is always something that needs attention. An inspection endeavors to help you determine what those items might be, at the date and time specified in the inspection report. This information is to help you decide how those items figure in to your desire to purchase. Your Real Estate Agent, and Shacks & Shanties Inspection Services are here to help you realize your goals of homeownership.

Best Wishes,

Shacks & Shanties Inspection Services

ADDITIONAL INFORMATION

All photos are representative, for narrative purposes only, are taken on the date noted in the report, are not intended to convey or imply the condition, safety, service life, nor a guaranty or warranty.  Photos included in the report representative only and do not necessarily define the entire scope of any deficiency. Photos are to be used as a guide only, and the entire system or component should be taken into consideration when being evaluated.

This inspection report covers systems and/or components of the inspected property on the date and time as noted in the report and does not extend beyond said date.  No guaranty or warranty is stated or implied as to any inspected system or component. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

This Inspection Report was prepared only for the client named in this report, it is not transferrable and cannot be sold. This Inspection Report was prepared only for the client named in this report for the property address noted and is valid only for the date and time stated in this report.

Shacks & Shanties Inspections Services and the client named herein, retain exclusive ownership of this report, and it is not transferrable and cannot be sold. No rights or privileges for the use of this report are given, extended to or implied to any other person or persons besides the client named in this report. No permission is granted, implied or given to any other party besides the client named in this report, for the use this report in any transaction.

This inspection was conducted in accordance with InterNACHI Standards of Practice and Code of Ethics by an InterNACHI Certified Professional Inspector, and certified by the Master Inspector Certification Board as a Master Inspector.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. 

Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, remove panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the client(s) named in this report, third-parties to this information should hire Shacks & Shanties Inspection Services (530-598-7856) to perform an inspection to meet their specific needs and to obtain current information concerning this property.

OWNERSHIP AND USE OF REPORT

This report is the exclusive property of Shacks & Shanties Inspection Services and our client.  Shacks & Shanties is not responsible for misinterpretations by third parties. This report cannot be sold and is not transferrable. If you’re reading this report but did not hire Shacks & Shanties Inspection Services to perform the original inspection, please note that no rights or privileges for the use of this report are granted, extended to or implied to any other person or persons not named in this report, and this report cannot be used in any other transaction. Shacks & Shanties Inspection Services, and the inspector of record on this report disclaims the reliability of any part of this report if used in any "third-party" transactions.

It is very likely that conditions related to the house have changed, even if the report is recent. You should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and items may even have been corrected and improved. Don’t rely on old information about one of the biggest purchases you’ll ever make. Remember that the cost of a home inspection is insignificant compared to the value of the home. Protect your family and your investment, and please call us at (530) 598-7856, or email to info@shacksandshanties.com so that we can arrange for a re-inspection. Thank you!

Copyright 2018, Shacks & Shanties Inspection Services, All Rights Reserved.

1 - Inspection Details

In Attendance
Client, Listing Agent, Property Owner
Occupancy
Occupied
Type of Building
Single Family
Style
Bungalow
Approximate Age
40 - 50 Years
Front Faces
North
Temperature (approximate)
75 Fahrenheit (F)
Weather Conditions
Clear
Thermal/Infrared Imaging
No
Water Testing
No
Well Pump & Systems Testing
No
Mold Testing
No
Radon Testing
No
Septic System
No
Inspection Method
Non-Invasive, Visual, Tactile, Auditory, Olfactory, Operating Controls

Your general home inspection is a non-invasive inspection of the general condition of the house systems and components at the time of inspection. Nothing is removed, disassembled, or moved during the general home inspection.  Working doors, windows and access hatches are opened, and normal operating controls are used to inspect the condition of systems.  Appliances are operated with normal operating controls; however, if any appliance, including heating, cooling and hot water systems are disconnected from a power source, the inspector will not connect that appliance for inspection and it will not be inspected.  Any electrical circuit breakers that are off at the time of inspection will not be turned on for the inspection, and anything served by that circuit will not be inspected.  The general home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions. The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

2 - Roof

IN NI NP MI DO SA
2.1 Covering X X
2.2 Flashing X
2.3 Chimney or Flue X
2.4 Skylights X
2.5 Other Roof Penetrations X
2.6 Roof Drainage System X X X
Inspection Method
Binoculars, Ground, Ladder
Roof Type/Style
Gable
Roof Structure
Rafters (Stick Built)
Covering: Material
Architectural Asphalt Shingles
Covering: Layers
Single Layer
Flashing: Material
Metal
Chimney or Flue: Chimney Exterior
Stone Masonry Veneer
Skylights: Number of Skylights
None
Other Roof Penetrations: Type
Plumbing Vent Pipe
Roof Drainage System: Gutter Material
Metal
Covering: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Covering: Architectural Asphalt Shingles Description

The roof was covered with laminated fiberglass composition asphalt shingles.  Laminated shingles are composted of multiple layers bonded together. Laminated shingles are also called "architectural" or "laminated" shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer. This type of shingle have an average expected life of thirty (30) years.

With any exceptions noted, the composition asphalt shingles observed on the roof of this house appeared to be in good condition with normal signs of aging and wear. They appeared to be adequately protecting the underlying house structure at the time of inspection.  

Covering: Architectural Asphalt Shingles - Remaining Life Expectancy

Asphalt composition shingles have a total average life expectancy of thirty (30) years. Asphalt composition shingles covering the roof of this house exhibited general deterioration commensurate with normal aging of the roof covering. They appeared to be adequately protecting the underlying house structure at the time of inspection. It is estimated that the remaining service life of the roof covering is five (5) or more years.

The inspector does not hereby provide a certification, guarantee, or warranty as to roof condition or remaining life expectancy of the roof covering. Any estimates made herein are based solely upon general observation at the time of inspection. Estimated life and/or remaining life expectancy is given for information only, is not a certification, guarantee, or warranty. For a certification of roof covering condition and remaining life expectancy, it is recommended that you contact a properly licensed, experienced roofing contractor for evaluation.

Flashing: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Chimney or Flue: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Chimney or Flue: Service

Upon moving into the house, it is recommended that a properly licensed, experienced technician or contractor evaluate the fireplace and/or wood stove and make recommendations for any needed cleaning, maintenance, or repairs.

Skylights: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Other Roof Penetrations: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Roof Drainage System: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
2.1.1 - Covering

Debris on Roof

Tree or other vegetation debris was observed on roof and/or valleys. This can cause improper drainage to gutters and downspouts, clog valleys, contribute to ice dams, hold moisture and hasten deterioration of the roof covering. Recommend clearing debris.

Tools Handyman/DIY
Credit
Comment
2.1.2 - Covering

Moss Growth

Moss growth was observed on the roof covering.  Moss left on roof surfaces can develop beyond an aesthetic problem.  It can infiltrate the roof structure underneath the shingles and make their edges lift and curl, that can lead to cracking and blow-off during high winds and storms.  Moss growth attracts and retains moisture, and can actually form dams that can cause water to back up under the shingles and damage the roof deck. Recommend removal of all moss from roof covering.  See attachment for more information.

Tools Handyman/DIY
Credit
Comment
2.1.3 - Covering

Vegetation

Vines were observed growing against the roof covering and flashing. This type of vegetation, if allowed to grow against the house structures, will penetrate into and under the roofing and flashing; and will begin to loosen, lift and damage the covering and flashing. That damage will allow storm water penetration, pests, and debris to infiltrate the structure, causing further damage. Recommend all vegetation be removed and any damage repaired.

Tools Handyman/DIY
Credit
Comment
2.6.1 - Roof Drainage System

Downspout Termination

One or more downspouts drain too close to the foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a installing downspout extensions to direct water at least 4 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Tools Handyman/DIY
Credit
Comment
2.6.2 - Roof Drainage System

Debris in Gutters

Debris from roof was observed to have accumulated in the gutters. Recommend cleaning to for proper function of rain gutter system.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
Credit
Comment
2.6.3 - Roof Drainage System

Reverse Gable/Dormer Gutter

Rain gutter on reverse gable/dormer was observed be discharging directly on roof covering. Rain gutters should never discharge directly on roof covering and should be routed via a leader to the nearest gutter with a downspout. Recommend repair.

Contractor Qualified Professional

3 - Exterior

IN NI NP MI DO SA
3.1 Grading & Drainage X
3.2 Retaining Wall X
3.3 Driveway X
3.4 Walkways X X
3.5 Porch & Covered Entryway X X
3.6 Siding X X
3.7 Trim X
3.8 Exterior Doors X X
3.9 Exterior Windows X
3.10 Eave & Soffit X
3.11 Fascia X
3.12 Deck X X X
3.13 Balcony or Veranda X
3.14 Patio X X
3.15 Stairways, Steps, Stoops, & Ramps X X
3.16 Railing & Handrails X X
3.17 Patio Cover X
3.18 Deck Cover X
3.19 Carport X
Inspection Method
Visual, Tactile
Driveway: Information
Gravel
Walkways: Information
Concrete
Porch & Covered Entryway: Information
Front Porch
Porch & Covered Entryway: Material or Construction
Concrete
Siding: Siding Style
Clapboard
Trim: Material
Wood
Exterior Doors: Type
Wood, Steel, Sliding Glass
Exterior Windows: Type
Double-Hung, Casement
Eave & Soffit : Material
Wood
Fascia: Material
Wood
Deck: Information
Deck
Deck: Material or Construction
Wood
Balcony or Veranda: Information
N/A
Balcony or Veranda: Material or Construction
N/A
Patio: Information
Patio
Patio: Material or Construction
Concrete
Stairways, Steps, Stoops, & Ramps: Information
Stairs
Stairways, Steps, Stoops, & Ramps: Material or Construction
Wood, Concrete
Patio Cover: Information
N/A
Patio Cover: Material or Construction
N/A
Deck Cover: Information
N/A
Deck Cover: Material or Construction
N/A
Carport: Information
N/A
Carport: Material or Construction
N/A
Grading & Drainage: Grading
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Grading & Drainage: Drainage
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Retaining Wall: Information
N/A

ADDITIONAL INFORMATION:  A retaining wall is a structure that holds or retains earth behind it. It controls erosion of the soil and protects your house and/or property from soil/mud slides and sometimes flooding. There are many types of materials that can be used to create retaining walls; such as concrete blocks, poured concrete, treated timbers, rocks or boulders. While the type of retaining wall is not always obvious, and the home inspection does not endeavor to determine the type that may be present; below is brief information on some types of retaining walls:

  • Gravity walls depend on their mass (stone, concrete or other heavy material) to resist pressure from behind and may have a "batter" setback to improve stability by leaning back toward the retained soil.
  • Cantilevered retaining walls are made from an internal stem of steel-reinforced, cast-in-place concrete or mortared masonry (often in the shape of an inverted T). These walls cantilever loads (like a beam) to a large, structural footing, converting horizontal pressures from behind the wall to vertical pressures on the ground below. These walls require rigid concrete footings below seasonal frost depth. This type of wall uses much less material than a traditional gravity wall.
  • Sheet pile retaining walls are usually used in soft soil and tight spaces. Sheet pile walls are made out of steel, vinyl or wood planks which are driven into the ground. Taller sheet pile walls will need a tie-back anchor, or "dead-man" placed in the soil a distance behind the face of the wall, that is tied to the wall, usually by a cable or a rod. Anchors are then placed behind the potential failure plane in the soil.
  • Anchored retaining wall can be constructed in any of the aforementioned styles but also includes additional strength using cables or other stays anchored in the rock or soil behind it. While technically complex, this method is very useful where high loads are expected, or where the wall itself has to be slender and would otherwise be too weak.
Retaining Wall: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Driveway: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Walkways: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Porch & Covered Entryway: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Siding: Siding Material
Wood

Ensure that bottom edges of siding, both the T-111 and clapboards are sealed (painted) against weather (water penetration). The narrow bottom edges, especially close to the ground, are vulnerable to moisture penetration and this causes the siding to de-laminate and deteriorate, that in turn shortens service life.  

Siding: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Trim: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Exterior Doors: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Exterior Windows: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Eave & Soffit : Type
Soffit

ABOUT EAVES, SOFFITS & FASCIA:  The eaves are the edges of the roof that overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to direct water clear of the walls and may be decorated, or the ends left exposed as part of an architectural style. Soffits are actually eaves that have been "boxed" in so that the rafters are not seen. 

Hip roofs have a continuous eave that extends completely around the building. A gable roof has an eave along the side walls, formed at the rafter ends. Most gable roofs also have a rake eave, or rake extension formed on the gable ends. This is created by extending the rafters out past the building ends. Not only does the eave add to the appearance of the home, it also helps protect the building from sun, rain and snow. 

The rafter tails, or ends are finished with a fascia board that helps protect the rafters from water penetration, which will lead to wood rot.  Fascia boards must be monitored and maintained so that water does not penetrate the wood and cause wood rot. Fascia boards are vulnerable to leaking rain gutters and at the corners, where often, the cut ends were not painted or sealed to keep out moisture, and in either instance, wood rot will set in.  With the exception of intentionally exposed rafter tails as part of an architectural feature, fascia boards should always be installed.

In many instances the eaves of todays houses are finished off with a soffit - the covering on the underside of the overhang. Older houses often have an open eave, with the rafters adding to the decor. Some houses, such as might be seen on a Craftsman-style, have exposed rafter tails, or ends.  Exposed rafter tails must be monitored and maintained yearly to prevent rain water penetration of the wood, which causes wood rot.

Soffits must be designed and installed properly. One of the most important factors is proper ventilation. If soffits are not ventilated, they can cause the formation of ice dams at the eaves. As the attic warms from the house heat, it allows the roof surface to melt snow, or ice, which then runs down into the colder eave surfaces and freezes back again. This creates an ice dam that allows water to work its way back into the walls and ceilings of the house. Venting both the attic with eave vents and the soffit with vent systems increases air circulation and prevents this problem. Ventilation not only prevents ice dams, but helps reduce heat build-up in the summer.

Eave & Soffit : Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Fascia: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Deck: Condition
Poor

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Balcony or Veranda: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Patio: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Stairways, Steps, Stoops, & Ramps: Condition
Good, Fair

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Railing & Handrails: Condition
Fair

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Patio Cover: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Deck Cover: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Carport: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Grading & Drainage: Dry Season

A visual assessment of general grading and draining was performed at the time of inspection. However, this is a general "eyeball" inspection and is not exhaustive, and no special equipment is used. Additionally, the observations were made during the dry season, and while no visual indication of deficiency were noted; the conditions may change during the wet season.

Grading & Drainage: Non-technical Visual Observation

A visual assessment of general grading and draining was performed at the time of inspection. However, this is a general "eyeball" inspection and is not exhaustive, and no special equipment is used. Additionally, the observations were made during the dry season, and while no visual indication of deficiency were noted; the conditions may change during the wet season.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
3.4.1 - Walkways

Cement Cracks

Cement cracks were observed that are likely from normal concrete shrinkage, or some settling. These do not impact the foundation, nor do they represent failure of the concrete. Shrinkage and minor settling cracks causes the cement to become vulnerable to further deterioration when water penetrates and the freeze/thaw cycle starts to damage the concrete. Sealing cracks with the proper sealant can help prevent weathering deterioration at these cracks and prolong service life. Also, using a cement stain, or paint will help prevent spalling. Otherwise, monitor for further, or widening of the cracks and repair as necessary.

See Attachments for more information about cement cracks and deterioration.

Tools Handyman/DIY
Credit
Comment
3.5.1 - Porch & Covered Entryway

Cement Cracks

Cement cracks were observed that are likely from normal concrete shrinkage, or some settling. These do not impact the foundation, nor do they represent failure of the concrete. Shrinkage and minor settling cracks causes the cement to become vulnerable to further deterioration when water penetrates and the freeze/thaw cycle starts to damage the concrete. Sealing cracks with the proper sealant can help prevent weathering deterioration at these cracks and prolong service life. Also, using a cement stain, or paint will help prevent spalling. Otherwise, monitor for further, or widening of the cracks and repair as necessary.

See Attachments for more information about cement cracks and deterioration.

Tools Handyman/DIY
Credit
Comment
3.6.1 - Siding

Vegetation Contact

Vegetation was observed to be in contact with deck and/or deck structures. All vegetation, especially climbing vines, should be trimmed away from deck structure and not allowed to contact or climb the structure, causing damage. Also, vegetation that contact can retain moisture, causing deterioration, contribute to dry rot conditions, and encourage pests. Recommend all vegetation be trimmed 12" to 18" away from structure.

Tools Handyman/DIY
Credit
Comment
3.8.1 - Exterior Doors

Damage

The exterior door to the water heater closet was observed to be damaged. Recommend repair or replacement.

Tools Handyman/DIY
Credit
Comment
3.12.1 - Deck

Ground Contact

Deck support members were observed to be in contact with ground, with evidence of wood rot (dry rot). Wood that touches the ground/soil will wick moisture and and start to deteriorate. This also sets up ideal conditions for dry rot to damage wood, and invites wood destroying pests. Recommend all soil be pulled away from all wood structures and replace and/or treat areas of dry rot, as necessary.

ADDITIONAL INFORMATION:  

Dry Rot:  Wood rot/dry rot is caused by biological fungal organisms that require a certain amount of moisture to thrive. The fungus digests the parts of the wood that give the wood strength and stiffness. Scraping/painting only will not stop dry rot from continuing to infiltrate the wood. 

Treating and preventing dry rot is a three step process. Step 1 is to locate and stop the source of the moisture. Step 2 is to remove and replace any damaged wood that has become structurally weakened. Step 3 is to treat new and existing wood with a borate wood preservative to prevent growth of the dry rot fungus and kill any fungus already in the wood.

Tools Handyman/DIY
Credit
Comment
3.12.2 - Deck

Water Seal

Deck is was observed to be deteriorating due to water/weather damage. Recommend water sealant/weatherproofing be applied.

Here is a helpful article on staining & sealing your deck. 

Tools Handyman/DIY
Credit
Comment
3.12.3 - Deck

Deck - Loose Boards

One or more deck boards were observed to be loose. Recommend repair or replacement.

Here is a helpful article for minor DIY deck repair. 

House front 1 Deck Contractor
Credit
Comment
3.12.4 - Deck

Deterioration

One or more deck boards and/or structural members were observed to have dry rot conditions. Recommend repair or replacement, as necessary.

House front 1 Deck Contractor
Credit
Comment
3.14.1 - Patio

Cement Cracks

Cement cracks were observed that are likely from normal concrete shrinkage, or some settling. These do not impact the foundation, nor do they represent failure of the concrete. Shrinkage and minor settling cracks causes the cement to become vulnerable to further deterioration when water penetrates and the freeze/thaw cycle starts to damage the concrete. Sealing cracks with the proper sealant can help prevent weathering deterioration at these cracks and prolong service life. Also, using a cement stain, or paint will help prevent spalling. Otherwise, monitor for further, or widening of the cracks and repair as necessary.

See Attachments for more information about cement cracks and deterioration.

Tools Handyman/DIY
Credit
Comment
3.15.1 - Stairways, Steps, Stoops, & Ramps

Overspanned

One or more stair boards were observed to be over-spanned, or insufficiently supported. Recommend repair or replacement, as necessary.

House front 1 Deck Contractor
Credit
Comment
3.16.1 - Railing & Handrails

Railing Stability

Railing was observed to be loose and/or unstable at time of inspection. Recommend repair for added stability.

Tools Handyman/DIY

4 - Structural - Including Foundation

IN NI NP MI DO SA
4.1 Roof Structure X
4.2 Foundation Structure - Exterior & Crawlspace X X
4.3 Foundation Structure - Exterior & Basement X
4.4 Floor Structure X
4.5 Wall Structure X
4.6 Ceiling Structure X
Inspection Method
Visual, Tactile
Attic Information
Attic Hatch - Interior Closet, Attic Hatch - Interior Hallway
Crawlspace Information
Exterior Hatch
Roof Structure: Construction
2 X 8 Rafters, OSB/Plywood Sheathing
Foundation Structure - Exterior & Crawlspace: Type & Material
Masonry Block Perimeter Foundation, Post & Pier
Foundation Structure - Exterior & Crawlspace: Condition
Good
Foundation Structure - Exterior & Crawlspace: Structure
2 X 8 Wood Joists, 4 X 6 Posts, Concrete Piers, 4 X 8 Wood Beam
Foundation Structure - Exterior & Basement: Type & Material
N/A
Foundation Structure - Exterior & Basement: Structure
N/A
Floor Structure: Structural Material
Wood Joists, Wood Beams, Concrete Piers, Wood Posts
Floor Structure: Basement/Crawlspace Floor
No Vapor Barrier
Floor Structure: Sub-floor
OSB/Plywood
Wall Structure: Structure
2 X 6 Wood
Ceiling Structure: Ceiling Structure
2 X 6 Joists
Roof Structure: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Foundation Structure - Exterior & Basement: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Floor Structure: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Wall Structure: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Ceiling Structure: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
4.2.1 - Foundation Structure - Exterior & Crawlspace

Moisture Present

Moisture was observed in the crawlspace. The crawlspace should be dry at all times. Recommend extending rain gutter downspouts, ensuring grading slopes away from foundation for proper drainage, and monitoring throughout the year. Finding and preventing sources of water/moisture penetration will help prevent deterioration and damage to the foundation structure. In this case, an active leak was observed in a wastewater pipe in the crawlspace. After the leak is repaired, recommend monitoring. If condition does not improve, other moisture-proofing measures may be taken.

Mag glass Monitor

5 - Electrical

IN NI NP MI DO SA
5.1 Service Mast, Head, Drip Loop, & Conduit X
5.2 Meter & Base X
5.3 Service Entrance Conductors X
5.4 Main Panel, Service Disconnect & Grounding, Main Over-current Device X X
5.5 Main Service Disconnect Location X
5.6 Sub-panel - Garage 1 X
5.7 Sub-panel - Garage 2 X X
5.8 Branch Wiring, Circuits, Breakers & Fuses X
5.9 Lighting Fixtures (Ceiling Fans) X
5.10 Switches & Receptacles X X
5.11 AFCI (Arc Fault Circuit Interrupt) X
5.12 GFCI (Ground Fault Circuit Interrupt) X
5.13 Smoke Detectors X
5.14 Carbon Monoxide Detectors X
Inspection Method
Visual, Test Equipment
Service Drop
Underground
Service Entrance Conductors: Electrical Service Conductors
Copper
Main Panel, Service Disconnect & Grounding, Main Over-current Device: Panel Manufacturer
Unknown
Main Panel, Service Disconnect & Grounding, Main Over-current Device: Panel Type
Circuit Breaker
Main Service Disconnect Location: Panel Type
Circuit Breaker
Sub-panel - Garage 1: Sub-Panel Manufacturer
Crouse-Hinds
Sub-panel - Garage 1: Sub-Panel Type
Circuit Breaker
Sub-panel - Garage 2: Sub-Panel Manufacturer
General Electric
Sub-panel - Garage 2: Sub-Panel Type
Circuit Breaker
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex
Main Panel, Service Disconnect & Grounding, Main Over-current Device: Main Panel Location
Exterior, West Side
Main Service Disconnect Location: Location
Exterior, West Side
Sub-panel - Garage 1: Sub-Panel Location
Garage
Sub-panel - Garage 2: Sub-Panel Location
Garage
Service Provider
Pacific Power

Pacific Power:  1-888-221-7070;  https://www.pacificpower.net/res/moving-center.html

Service Mast, Head, Drip Loop, & Conduit: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Main Panel, Service Disconnect & Grounding, Main Over-current Device: Panel Capacity
200 AMP

Here is a link to an article with useful information about the electrical load on houses:  Understanding Home Electrical Loads

Sub-panel - Garage 1: Sub-Panel Capacity
100 AMP

Here is a link to an article with useful information about the electrical load on houses:  Understanding Home Electrical Loads

Sub-panel - Garage 2: Sub-Panel Capacity
50 AMP

Here is a link to an article with useful information about the electrical load on houses:  Understanding Home Electrical Loads

GFCI (Ground Fault Circuit Interrupt) : GFCI Protected Circuits Missing

Some or all electrical receptacles had no Ground Fault Circuit Interrupter (GFCI) protection. Although this condition may have been considered acceptable at the time the house was originally constructed, as knowledge of safe building practices has improved over time, building standards have changed to reflect current understanding and experience. Consider having GFCI protection installed as a safety precaution for receptacles within 6 feet of plumbing fixtures. This can be achieved by: 

  1. Replacing the current standard electrical receptacles with GFCI outlets; 
  2. Replacing the electrical receptacle nearest the over-current protection devices (breakers or fuses) protecting circuits with a GFCI receptacle; or 
  3. Replacing the breakers currently protecting the electrical circuits with GFCI breakers.

Additionally, see the attached "The Safe Home" book, and "GFCI Guidelines" for more information.

Smoke Detectors: Meet Current Standard
No

Currently, in California, smoke alarms are required to be installed on each floor, in each sleeping room and in the immediate vicinity outside of the bedrooms (i.e. a hallway). Proper smoke alarm placement also depends on local ordinance. [Calif. Building Code R314.3] However, currently, in California, operable hardwired and battery-operated smoke alarms that were approved and listed when they were installed dont need to be replaced immediately. [Health & S C 13113.7(a)(4); 13113.7(d)(3)]

Smoke detectors, as observed, may or may not not meet current California requirements and/or standards. The smoke detectors, as observed, did appear to meet California requirements and/or standards that were in place at the time of construction. 

It is easy to bring a house up to current California requirement for smoke detectors, as battery powered (as approved by California State Fire Marshall) units are allowed for older construction, and do not have to be hard-wired.

ADDITIONAL INFORMATION

A part of all residential properties: Smoke alarms approved by the State Fire Marshal are required to be placed in all residential properties in California. The State Fire Marshal lists all approved smoke alarms. [Calif. Health & Safety Code 13113.7] Beginning July 1, 2014, the State Fire Marshal required all battery-operated smoke alarms to contain a non-replaceable battery that lasts at least ten years. [Health & S C 13114(b)]

Beginning January 1, 2015, the State Fire Marshal required all smoke alarms (battery-powered, or powered by electricity) to:

  • display the date of manufacture;
  • provide a place where the date of installation can be written; and
  • incorporate a hush feature.

Operable hardwired and battery-operated smoke alarms that were approved and listed when they were installed dont need to be replaced immediately. [Health & S C 13113.7(a)(4); 13113.7(d)(3)]

Note Local ordinance may require replacement sooner. [Health & S C 13113.7(a)(4)]

When an existing smoke alarm no longer works, the replacement smoke alarm is to meet all new requirements.

Smoke alarms are not required if a State Fire Marshal-approved fire alarm system with smoke detectors is installed on the property. An existing fire sprinkler system no longer exempts a residential property owner from smoke alarm installation requirements. [Health & S C 13113.7(a)(5)]

Violations of smoke alarm rules incur a maximum fine of $200 for each offense. [Health & S C 13113.7(e)]

Enforcement on a transfer of a single family residence: Enforcement of smoke alarm rules is also triggered on the transfer of a single family residence (SFR). Sellers certify the property is in compliance with smoke alarm rules on the Transfer Disclosure Statement (TDS). The certification TDS is handed to the buyer as soon as practicable (ASAP) before the seller enters into a purchase agreement or counteroffer. [Health & S C 13113.8(b)-(c)]

Smoke alarm rules for rentals: Owners of multi-unit residential property or a single family residence (SFR) rental property are required to install, maintain and test smoke alarms on their property. [Health & S C 13113.7(d)(2)] Owners (or property managers, as owners agents) are required to ensure smoke alarms are operable when a new tenancy is created. [Health & S C 13113.7(d)(2)(B)] However, tenants are responsible for notifying the owner or property manager if the smoke alarm becomes inoperable. The owner is not in violation of smoke alarm requirements if they are unaware of a malfunction in the smoke alarm after the tenant is given possession. [Health & S C 13113.7(d)(2)(B)] Additionally, owners of any residential rental property are to install additional smoke alarms to ensure devices are located in accordance with current local building standards. [Health & S C 13113.7(d)(3)] 

In California, smoke alarms are to be installed on each floor, in each sleeping room and in the immediate vicinity outside of the bedrooms (i.e. a hallway). Proper smoke alarm placement also depends on local ordinance. [Calif. Building Code R314.3] Smoke detector laws dont mandate the frequency of owner inspections. However, landlords have a duty to inspect the premises upon entry for any purpose. Inspections need not be exhaustive, but landlords are liable for any dangerous condition that is observable by a reasonable person. [Mora v. Baker Commodities, Inc. (1989) 210 CA3d 771]
Thus, if a smoke alarm defect can be reasonably ascertained visually during a landlords visit to the unit, the landlord needs to repair or replace the device.

Smoke Detectors: Smoke Detectors

All smoke detectors should be checked for adequate number and placement, and should be tested for proper operation upon moving into the house.

See Additional Documents for more information about smoke detectors/alarms.

Carbon Monoxide Detectors: Meet Current Standard
No

Carbon monoxide detectors, as observed, may or may not not meet current California requirements and/or standards. 

OVERVIEW:  As of July 1, 2011, the Carbon Monoxide Poisoning Prevention Act (Senate BillSB 183) requires all single-family homes with an attached garage, appliances using fossil fuel energy source, or wood fuel source, to install carbon monoxide alarms within the home.

Please see California Carbon Monoxide Requirement FAQ attached to the report.


Carbon Monoxide Detectors: Carbon Monoxide Detectors

Carbon monoxide detectors are required when any liquid (gas, diesel, kerosene, etc.) or solid fuel (wood, wood pellets, etc.) appliances, fireplaces, or stoves are used for the house.  Existing carbon monoxide detectors, if any, should be tested for proper operation upon moving into the house.

See Additional Documents for more information about carbon monoxide detectors/alarms.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
5.4.1 - Main Panel, Service Disconnect & Grounding, Main Over-current Device

Panel Legend

The distribution panel was observed to either be missing a legend, or label identifying individual circuits at the service panel cabinet, or it was illegible. The cabinet should contain a clearly-marked legend identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly-marked legend, or label be installed.

Contractor Qualified Professional
Credit
Comment
5.7.1 - Sub-panel - Garage 2

Panel Legend

The distribution panel was observed to either be missing a legend, or label identifying individual circuits at the service panel cabinet, or it was illegible. The cabinet should contain a clearly-marked legend identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly-marked legend, or label be installed.

Contractor Qualified Professional
Credit
Comment
5.10.1 - Switches & Receptacles

Interior Cover Plate

One or more receptacles were observed have missing or damaged cover plate. This allows for short and shock risk. Recommend installation of plates.

Tools Handyman/DIY
Credit
Comment
5.10.2 - Switches & Receptacles

Exterior Cover Plate

One or more exterior fixtures was observed to have missing or damaged water proof cover(s). Recommend replacement for safety.

Contractor Qualified Professional

6 - Plumbing

IN NI NP MI DO SA
6.1 Main Water Shut-off Device X
6.2 Water Supply, Distribution System & Fixtures X X
6.3 Hot Water System - Controls, Flue & Venting X X
6.4 Drain, Waste, & Vent Systems X X
6.5 Sewer Ejector Pump System X
6.6 Basement or Crawlspace Sump Pump System X
6.7 Fuel Storage & Distribution System X
6.8 Exterior Hose Bibs (Faucets) X
Filters
None
Water Source
Well
Sewer
Septic System
Service Provider
N/A
Main Water Shut-off Device: Location
Crawlspace, At Well
Water Supply, Distribution System & Fixtures: Distribution Material
Copper
Water Supply, Distribution System & Fixtures: Water Supply Material
Copper, PVC
Hot Water System - Controls, Flue & Venting: Power Source/Type
Propane
Hot Water System - Controls, Flue & Venting: Capacity
50 gallons
Hot Water System - Controls, Flue & Venting: Model No.
GCR-50 401

Owner's manual attached, if available.

Hot Water System - Controls, Flue & Venting: Serial No.
1643103741146
Hot Water System - Controls, Flue & Venting: Manufacture Date
October 2016
Drain, Waste, & Vent Systems: Material
ABS
Drain, Waste, & Vent Systems: Washer Drain Size
2"
Sewer Ejector Pump System: Location
None
Basement or Crawlspace Sump Pump System: Location
None
Fuel Storage & Distribution System: Main Gas Shut-off Location
At Tank
Hot Water System - Controls, Flue & Venting: Location
Exterior Closet
Hot Water System - Controls, Flue & Venting: Manufacturer
AO Smith

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. 

Sewer Ejector Pump System: Sewer Pump System
Not Applicable

If present, our house is equipped with a sewer pumping system.  This system is needed to pump wastewater to the sewer service provider's main pipe. This system requires routine monitoring and maintenance.

Basement or Crawlspace Sump Pump System: Sump Pump System
Not Applicable

If present, your house is equipped with a sump pump system.  This system is needed to pump water from your basement or crawlspace to the either the sewer service provider's main pipe, or to a water drain system. This system requires routine monitoring and maintenance.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
6.2.1 - Water Supply, Distribution System & Fixtures

Condensation

Condensation was observed on water supply pipes in the crawlspace. This occurs when the water inside the pipe is colder than the humid air surrounding it, or conversely, when water is warmer than the surrounding air. The air is humid in the crawlspace due to damp conditions, encouraging condensation. This condition should be remedied. Even small amounts of water can create conditions that promote the growth of mold, mildew, and other biological growth, especially in insulation. Additionally, water can drip onto nearby wood structures, setting up conditions for dry rot and damage. 

In this case, the active leak observed (see Pluming Section: Drain, Waste, & Vent Systems) may be contributing to the cause. There are several steps that can be taken either along, or in combination, to avoid condensation on pipes in the crawlspace. Some examples are: 

  • Ensure all downspouts direct water away from foundation walls;
  • Ensure grading and drainage systems direct run-off water away from foundation walls;
  • Install vapor barrier in crawlspace; and
  • Wrap pipes with insulating material.
Contractor Qualified Professional
Credit
Comment
6.3.1 - Hot Water System - Controls, Flue & Venting

TPR Valve Connection

The temperature-pressure relief (TPR) valve was not observed to correctly terminated to the outside, OR was not connected to a pipe. Plumbing pipe for TPR valve should terminate outside of the house. Recommend connection to correct plumbing to terminate outside the house.

See "California Water Heater Checklist" in attachments for more information.

Pipes Plumbing Contractor
Credit
Comment
6.4.1 - Drain, Waste, & Vent Systems

Leaking Pipe

An active leak was observed in a wastewater pipe in crawlspace. This represents a health and safety hazard and should be repaired and remediated immediately.

Pipes Plumbing Contractor

7 - Heating

IN NI NP MI DO SA
7.1 Equipment X
7.2 Normal Operating Controls X
7.3 Distribution System X
7.4 Vents, Flues & Chimneys X
7.5 Presence of Installed Heat Source in Each Room X
Inspection Method
Visual, Tactile
Equipment: Information
Split System
Equipment: Manufacturer
Trane
Equipment: Energy Source
Electric
Equipment: Location
Attic
Equipment: Filters
Disposable
Equipment: Model No.
TWE042C140A0

Owners manual attached to report, if available.

Equipment: Serial No.
H17 884314
Equipment: Manufacture Date
May 1993
Distribution System: Ductwork
Insulated
Normal Operating Controls: Location of Thermostat
Dining Room
Warm Temperature

The heating system was not operated due to warm temperatures at time of inspection. Recommend having a HVAC technician fully service the unit and system prior to use.

Equipment: Warm Temperature

Outside ambient temperatures were above safe operating parameters for heating unit. The heating unit was not operated. It is recommended that unit is serviced by a licensed, experienced technician prior to operating in warm temperatures for cleaning, evaluation, maintenance and any necessary repairs.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory

8 - Cooling

IN NI NP MI DO SA
8.1 Cooling Equipment X
8.2 Normal Operating Controls X
8.3 Distribution System X
8.4 Presence of Installed Cooling Source in Each Room X
Inspection Method
Visual, Tactile, Operated Controls
Cooling Equipment: Air Conditioning Information
Split System
Cooling Equipment: Manufacturer
Trane
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior East
Cooling Equipment: Filters
Disposable
Cooling Equipment: Model No.
TWR042C100A0

Owners manual attached to report, if available.

Cooling Equipment: Serial No.
H08235164
Cooling Equipment: Manufacture Date
February 1993
Distribution System: Configuration
Split
Distribution System: Distribution
Insulated Ducts
Normal Operating Controls: Location of Thermostat
Dining Room

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory

9 - Fireplace

IN NI NP MI DO SA
9.1 Clean-out Doors & Frames X
9.2 Damper Operation X
9.3 Exterior - Hearth, Cladding, & Clearances X
9.4 Interior/Fire Box X
9.5 Mantels/Lintels Above Fireplace Opening X
Information
None
Clean-out Doors & Frames: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Damper Operation: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Exterior - Hearth, Cladding, & Clearances: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Interior/Fire Box: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Mantels/Lintels Above Fireplace Opening: Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory

10 - Wood Stove

IN NI NP MI DO SA
10.1 Clean-out Doors & Frames X
10.2 Damper Operation X
10.3 Interior/Fire Box X
10.4 Mantels/Lintels Above Fireplace Opening X
Information
Wood Burning Stove
Damper Operation: Condition
Good
Service Before Use

Recommend service by qualified technician/chimney sweep for cleaning, maintenance and any necessary repairs prior to use, and once each year before cold season.

Clean-out Doors & Frames: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Interior/Fire Box: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Mantels/Lintels Above Fireplace Opening: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory

11 - Interior

IN NI NP MI DO SA
11.1 Doors X
11.2 Windows X X
11.3 Floors X
11.4 Walls X
11.5 Ceilings X
11.6 Stairways & Steps X
11.7 Railings & Handrails X
11.8 Kitchen Cabinets & Countertops X
11.9 Bathroom Cabinets & Countertops X
Inspection Method
Visual, Tactile, Operated
Doors: Type/Material
Hollow Core, Vinyl
Windows: Manufacturer
Marvin
Windows: Window Type
Casement, Double-hung
Floors: Floor Covering
Carpet, Tile, Wood/Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Kitchen Cabinets & Countertops: Cabinetry
Wood
Kitchen Cabinets & Countertops: Countertop Material
Granite Tile
Bathroom Cabinets & Countertops: Cabinetry
Wood
Bathroom Cabinets & Countertops: Countertop Material
Tile
Doors: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Windows: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Floors: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Walls: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Ceilings: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Stairways & Steps: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Railings & Handrails: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Kitchen Cabinets & Countertops: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Bathroom Cabinets & Countertops: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
11.2.1 - Windows

Failed Seal

Observed condensation between the window panes, which indicates a failed seal. This does not mean the window is leaking, or letting water into the house; it just means that the inert gas sealed between the panes has leaked out. When this happens, condensation can build up between the panes, as was observed here. Recommend qualified window contractor evaluate & replace.

Window Window Repair and Installation Contractor

12 - Appliances

IN NI NP MI DO SA
12.1 Refrigerator X
12.2 Range/Oven Combo X
12.3 Cooktop (No Oven) X
12.4 Oven (No Cooktop) X
12.5 Exhaust Hood X
12.6 Built-in Microwave X
12.7 Dishwasher X
12.8 Garbage Disposal X
12.9 Garbage Compactor X
Inspection Method
Visual, Tactile, Operating Controls
Dryer Power Source
220 Electric, Propane
Refrigerator: Information
Samsung
Refrigerator: Cubby Dimensions
36”W X 70”H
Range/Oven Combo: Range/Oven Manufacturer
None
Range/Oven Combo: Range/Oven Energy Source
N/A
Cooktop (No Oven): Range/Oven Manufacturer
Wolf
Cooktop (No Oven): Range/Oven Energy Source
Propane
Oven (No Cooktop): Oven Manufacturer
KitchenAid
Oven (No Cooktop): Oven Energy Source
Electric
Exhaust Hood: Exhaust Hood Manufacturer
Valore, Wolf
Exhaust Hood: Exhaust Hood Type
Vented, Down-Draft
Built-in Microwave: Manufacturer
KitchenAid
Dishwasher: Information
Whirlpool
Garbage Disposal: Manufacturer
In-Sink-Erator
Garbage Compactor: Manufacturer
None
Dishwasher: Dishes in Dishwasher

Dishwasher was not operated due to dishes being in dishwasher at time of inspection.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory

13 - Insulation (As Observed From Attic & Crawlspace)

IN NI NP MI DO SA
13.1 Ceiling Insulation X
13.2 Floor Insulation X
13.3 Vapor Retarders (Crawlspace or Basement) X
Inspection Method
Visual, Tactile
Ceiling Insulation: Insulation Type
Batt
Ceiling Insulation: Thickness or R-Value
6" Thick Batt
Floor Insulation: Information
Batt
Floor Insulation: Thickness or R-Value
6" Thick Batt
Vapor Retarders (Crawlspace or Basement): Vapor Barrier
None
Vapor Retarders (Crawlspace or Basement): Material
None
Ceiling Insulation: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Floor Insulation: Condition
Good

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

Vapor Retarders (Crawlspace or Basement): Condition
N/A

Based on observation made at time of inspection, with any maintenance, deficient, or safety conditions noted.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory

14 - Ventilation (As Observed From Attic & Crawlspace)

IN NI NP MI DO SA
14.1 Ventilation in Attic X
14.2 Ventilation in Foundation or Basement X
14.3 Exhaust Systems X X
Inspection Method
Visual, Tactile
Dryer Vent
Rigid
Ventilation in Attic: Attic Ventilation
Gable Vents, Passive
Ventilation in Foundation or Basement: Foundation Ventilation
Yes
Exhaust Systems: Exhaust Fans
Fan Only

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
14.3.1 - Exhaust Systems

Attic Termination

One or more exhaust fans/systems were observed venting into the attic. This condition can cause moisture problems and mold. Recommend repair, or modifications to ensure correct venting to exterior. 

Contractor Qualified Professional

15 - Garage - Attached

IN NI NP MI DO SA
15.1 Garage Door X
15.2 Ceiling X
15.3 Walls X
15.4 Floor X
15.5 Windows X
15.6 Firewall Separation X
15.7 Occupant Door X
Inspection Method
Visual, Tactile
Garage Door: Type & Material
Roll-up, Automatic, Manual, Wood
Garage Door: Condition
Good
Garage Door: Automatic Door Opener
Genie
Garage Door: Insulated
Yes
Ceiling: Ceiling Material
Drywall
Ceiling: Condition
Good
Ceiling: Insulated
Unknown
Walls: Wall Material
Drywall
Walls: Condition
Good
Floor: Floor Material or Covering
Cement
Floor: Condition
Good
Windows: Manufacturer
N/A
Windows: Condition
N/A
Windows: Window Type
N/A
Firewall Separation: Present
Yes
Firewall Separation: Condition
Good
Occupant Door : Self Closing
Yes
Occupant Door : Fire Door
Yes
Occupant Door : Condition
Good
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • MI = Maintenance Item
  • DO = Deficiency Observed
  • SA = Safety Advisory
Credit
Comment
15.4.1 - Floor

Cement Cracks

Cement cracks were observed that are likely from normal concrete shrinkage, or some settling. These do not impact the house foundation, nor do they represent failure of the concrete. Shrinkage and minor settling cracks causes the cement to become vulnerable to further deterioration when water penetrates and the freeze/thaw cycle starts to damage the concrete. Sealing cracks with the proper sealant can help prevent weathering deterioration at these cracks and prolong service life. Also, using a cement stain, or paint will help prevent spalling. Otherwise, monitor for further, or widening of the cracks and repair as necessary.

See Attachments for more information about cement cracks and deterioration.

Tools Handyman/DIY