rnd home inspections, llc. · • gates had visible damage at the time of the inspection. the...

RND Home Inspections, LLC.Property Inspection ReportInspector: Daniel Hall, RND Home Inspections, LLC.

Cover Page

4355 Ocean View Dr, Malibu, CA 90265Inspection prepared for: Graystone Auctions

Date of Inspection: 11/27/2019 Time: 10:00 AM Age of Home: 1986 Size: 1481

2 Bedrooms, 4 Bathrooms

Inspector: Daniel Hall23901 Civic Center Way, Malibu, CA 90256

Phone: (310)962-3781Email: [email protected]

www.rndhomeinspections.com

RND Home Inspections, LLC. 4355 Ocean View Dr, Malibu, CA

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INSPECTION and SITE DETAILS

Dear Client,Thank you for choosing RND Home Inspection (RND) to perform your home inspection. Thegoal of this inspection and report is to put you in a better position to make an informed realestate decision. This report is a general guide and provides you with some objectiveinformation to help you make your own evaluation of the overall condition of the home and isnot intended to reflect the value of the property, or to make any representation as to theadvisability of purchase. Not all improvements will be identified during this inspection.Unexpected repairs should still be anticipated. This inspection is not a guarantee or warrantyof any kind.RND endeavors to perform all inspections in substantial compliance with the Standards ofPractice of InterNACHI. As such, we inspect the readily accessible, visually observable,installed systems and components of a home as designated in the InterNACHI Standardsexcept as may be noted in the Limitations of Inspection sections within this report. ThisProperty Inspection Report contains observations of those systems and components that, inthe professional judgment of the inspector, are not functioning properly, significantlydeficient, unsafe, or are near the end of their service lives. If the cause for the deficiency isnot readily apparent, the suspected cause or reason why the system or component is at ornear end of expected service life is reported, and recommendations for correction ormonitoring are made as appropriate. When systems or components designated in theInterNACHI Standards are present but are not inspected, the reason(s) the item was notinspected is reported as well. A copy of the InterNACHI Standards of Practice is available at:www.rndhomeinspections.comThese standards define the scope of a home inspection. Clients sometimes assume that ahome inspection will include many things that are beyond the scope. We encourage you toread the InterNACHI Standards of Practice so that you clearly understand what things areincluded in the home inspection and report. The report is effectively a snapshot of the houserecording the conditions on a given date and time. Home inspectors cannot predict futurebehavior, and as such, we cannot be responsible for things that occur after the inspection. Ifconditions change, we are available to revisit the property and update our report.The report has been prepared for your exclusive use, as our client. No use by third parties isintended. We will not be responsible to any parties for the contents of the report, other thanthe party named herein. The report itself is copyrighted, and may not be used in whole or inpart without RND s express written permission.Again, thanks very much for the opportunity of conducting this inspection for you. We areavailable to you throughout the entire real estate transaction process. Should you have anyquestions, please call or email us.Sincerely,Daniel HallRND Home Inspections, LLC.

1. Inspection TimeObservations:• The Inspection started at 10AM

2. Present at the InspectionObservations:• The seller's agent attended the entire inspection.

3. OccupancyObservations:• The home was unoccupied and was empty of furniture at the time of the inspection.


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GROUNDS

4. Weather ConditionsObservations:• During the inspection the weather was overcast, with steady light rain.

5. Year of Original ConstructionObservations:• The home was originally constructed in approximately 1986

6. Home Footprint SizeObservations:• The size of the home was approximately 1500 square feet.

7. UtilitiesObservations:• All utilities were on at the time of the inspection.

8. Ground/Surface soil ConditionObservations:• At the inspection, the ground was saturated from recent rain.

9. Standards of PracticeObservations:• The General Home Inspection is based on the Standards of Practice (SOPs) followed by theInspector. The SOPs are minimum guidelines that determine what an inspector must and need notinspect and report on. The Inspector is free to exceed these guidelines at his discretion, however,comments on systems, components, or conditions that exceed the scope of the General HomeInspection are not meant to imply that the scope of the inspection is expanded to include allsystems, components, or conditions, the inspection of which lies beyond the scope of the GeneralHome Inspection. Additional defects that lie beyond the scope of the General Home Inspection mayexist in the home and may not be identified by the Inspector.

1. Building Lot ConditionObservations:• The home was built on a hillside that will drain runoff from precipitation toward the homefoundation. Grading near the home sloped away from the foundation adequately and this will helpprotect soil near the home from becoming saturated. Saturation of soil supporting the foundationcan cause structural problems.

2. Building Lot DescriptionObservations:• The building site was steeply sloped with banks.

3. Boundary WallsObservations:• Boundary walls were made of poured concrete.


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4. Driveway MaterialObservations:• The home had a concrete driveway.

5. Driveway ConditionObservations:• The Inspector observed few deficiencies in the condition of the driveway. Notable exceptions willbe listed in this report.• Common cracks (1/4-inch or less) were visible in the driveway. Cracks exceeding 1/4-inch shouldbe filled with an appropriate material to avoid continued damage to the driveway surface fromfreezing moisture.

6. Fence MaterialObservations:• Fences were chain link.

7. Fence ConditionObservations:• The inspector observed no deficiencies in the condition of the fences.

8. GatesObservations:• The gates were made of chain link.• Gates had visible damage at the time of the inspection. The garage does not close properly. Werecommend having a qualified contractor evaluate and repair as needed.

Right side gate damaged.

9. Landscape IrrigationObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thelandscape irrigation (sprinkler) system.• The home was equipped with a landscape irrigation system. Inspection of irrigation systems liesbeyond the scope of the General Home Inspection and the Inspector did not inspect the system.You may wish to have this system inspected by a qualified irrigation or landscape contractor beforethe expiration of your Inspection Objection Deadline. Remember to have the irrigation systemwinterized before weather cold enough to cause freeze damage arrives.


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WALL EXTERIORS

EXTERIOR TRIM

Sprinkler control panel

10. Retaining Wall MaterialObservations:• Retaining walls were constructed using poured concrete.

11. Tree ProblemsObservations:• Tree limbs were rubbing against electrical power lines. To avoid power line damage fromabrasion, the Inspector recommends that tree limbs be cut back by a qualified contractor.

12. WalkwaysObservations:• Home walkways were constructed of brick.• At the time of the inspection, the Inspector observed no deficiencies in the condition of the homewalkways at the time of the inspection.

1. Exterior Wall ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the exteriorwall structures.

2. Stucco ConditionObservations:• The Inspector observed no deficiencies in the condition of Stucco covering exterior walls.

3. Stucco TypeObservations:• Inspection of stucco requires a specialist inspection that exceeds the scope of the general HomeInspection. The Inspector recommends that before the expiration of your Inspection ObjectionDeadline you have the stucco inspected by a qualified inspector.

1. Trim MaterialObservations:• Exterior trim was constructed of wood.


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BALCONIES

2. Corner TrimObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the cornertrim.

3. Door TrimObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the doorexterior trim.

4. Window TrimObservations:• The Inspector observed no deficiencies in the condition of the window exterior trim.

5. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of exteriortrim.

6. SoffitsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the soffits.

1. Balcony ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of thebalconies. Notable exceptions will be listed in this report.• This balcony exhibited minor general deterioration at the time of the inspection.

Balcony condition Balcony condition Balcony condition

2. Attachment to HomeObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of theattachment of this balcony to the home.


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DOOR/WINDOW EXTERIORS

EXTERIOR STAIRS

3. Walking SurfaceObservations:• The balcony walking surface was composed of an elastomeric material designed to be waterproofand installed over solid sheathing that was not directly visible

• Balcony planking (the walking surface) had areas of moderate wear or deterioration visible at thetime of the inspection. Routine maintenance will improve its lifespan.

4. GuardrailsObservations:• Spaces between balcony guardrails balusters, beneath the guardrails or at the sides of theguardrails were too wide. Generally-accepted modern safety standards mandate that a 4-inchsphere should not pass through the handrail at any point. This condition may be hazardous to smallchildren. The Inspector recommends correction by a qualified contractor.

1. Door ExteriorsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of doorexteriors.Inspection of door exteriors typically includes examination of the following:• Door exterior surface condition• Weather-stripping condition• Presence of an effective sweep (sweeps are gaskets which seal the area between the bottom ofa door and the threshold).• Jamb condition• Threshold condition• Moisture-intrusion integrity

• At the time of the inspection, door exteriors showed general weathering, wear, and deteriorationcommensurate with their age.

2. Window Exterior ConditionObservations:• The Inspector observed no deficiencies in the condition of window exteriors at the time of theinspection.

1. Exterior Stair Location

Materials: This set of exterior stairs was located at the front of the home. • This set ofexterior stairs was located at the rear of the home.

2. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of theseexterior stairs. Notable exceptions will be listed in this report.


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FRONT DECK

Rear stairwell Front stairs

3. Stair FoundationObservations:• The base of this exterior staircase rested upon a poured concrete pad.

4. Stair Structure MaterialsObservations:• This staircase was constructed of poured concrete.

5. Tread & Riser ConditionObservations:• The treads of this staircase were made of concrete.

6. Exterior Stair HandrailsObservations:• This exterior staircase had no handrail. Generally-accepted current safety standards mandate thatstairs with 4 or more risers should have a handrail. You should consult with a qualified contractorbefore the expiration of your Inspection Objection Deadline to discuss options and costs forhandrail installation.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of this deck.Notable exceptions will be listed in this report.

• This deck was exhibited minor general deterioration commensurate with its age.


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2. Deck StructureObservations:• The basic deck structure was built of wood.• Inspection of the deck structure typically includes examination of the following:- Visible foundation- Posts (main support and handrail)- Diagonal bracing (permanently-installed only)- Adequately-sized/spaced fasteners- Adequate fastener schedule (spacing between fasteners)- Adequate connections between framing members.This inspection is designed to ensure that the deck structure is in compliance with good buildingpractices based on the Inspector’s past experience and familiarity with good building practices. Itwill not confirm compliance to any building code, local requirements or to any engineeringspecifications.• At the time of the inspection, the Inspector observed no deficiencies in the condition of thestructure of this deck.Inspection of the deck structure typically includes examination of the following:- Visible foundation- Posts (main support and handrail)- Diagonal bracing (permanently-installed only)- Adequately-sized/spaced fasteners- Adequate fastener schedule (spacing between fasteners)- Adequate connections between framing members.This inspection is designed to ensure that framing is in compliance with good building practicesbased on the Inspector’s past experience and familiarity with building practices. It will not confirmcompliance to any building code, local requirements or to any engineering specifications.

3. Deck FoundationObservations:• The deck structure rested upon poured concrete piers.

4. Deck PlankingObservations:• Deck planking (the walking surface) was composed of wood.

5. Deck GuardrailsObservations:• Guardrail assemblies protecting the deck were made of wood.• Inspection of guardrails typically includes examination of the following:- attachment to the deck;- attachment to the home structure;- general condition; and- safety deficiencies.• Spaces between deck guardrails balusters, beneath the guardrails or at the sides of the guardrailswere too wide. Safe building practices dictate that a 4 inch sphere may not pass through thehandrail at any point. This condition is hazardous to small children.The Inspector recommends that this condition be updated to meet generally-accepted modernsafety standards by a qualified contractor.

6. Stair FoundationObservations:• The base of this deck staircase rested upon a poured concrete pad.


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EXTERIOR ELECTRICAL

EXTERIOR PLUMBING

ROOF STRUCTURE EXTERIOR

7. Stair Structure MaterialsObservations:• This deck staircase staircase was entirely constructed of wood.

1. Exterior Electrical ReceptaclesObservations:• Electrical outlet on the rear near patio corner not gfci protected. We recommend having a qualifiedcontractor evaluate and repair as needed

Electrical outlet on the rear not gfci protected.

1. Exterior FaucetsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of exteriorwater faucets.

1. Method of InspectionObservations:• The Inspector inspected the roof and its components from the ground.• The Inspector was unable to safely walk the roof due to its steep slope and inspected the roof-covering materials and components from a ladder and from the ground. Not all portions of the roofwere visible. A full roof inspection will require special equipment, the use of which exceeds thescope of the General Home Inspection. If you wish to have a more detailed roof inspection, theInspector recommends that before the expiration of your Inspection Objection deadline, you hire aqualified roofing contractor with the equipment required to safely access the entire roof.

2. ConfigurationObservations:• The home had a gabled roof.

3. SlopeObservations:• The roof pitch (slope) was approximately 5&12.


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METAL ROOFS

ROOF FLASHING

4. Exterior AppearanceObservations:• The inspector observed no deficiencies in the condition of the roof structure exterior.

5. SheathingObservations:• There was no access from which to view the underside of the roof sheathing and sheathing wascovered with the roof-covering material on its upper surface. The inspector was able to view thesheathing edges and a few inches of its surface only at representive areas around the roofperimeter. The vast majority of the roof sheathing was not inspected and the Inspector disclaimsresponsibility for identifying roof sheathing deficiencies.• The roof appeared to be sheathed with 3/8-inch plywood. Although this is not consideredacceptable by modern standards, it was considered acceptable at the time the home was originallyconstructed. Houses are not required to be upgraded to comply with newly-enacted building codesor standards. 3/8-inch plywood used as roof sheathing does not constitute a defective condition.

1. Metal Roof TypeObservations:• The roof was covered with standing seam metal roof panels.

Roof condition Roof condition

2. Installation DeficienciesObservations:• Because different metal roofing manufacturers have differing installation requirements, theresearch of which lies beyond the scope of the general home inspection, the Inspector disclaimsresponsibility for confirming installation according to the manufacturer’s recommendations.Inspection of the metal roof is for compliance with typical metal roof installation methods. For amore comprehensive inspection you would need to hire a qualified roofing contractor.

3. Metal Roof DamageObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the metalroofing-covering material.


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ROOF DRAINAGE SYSTEM

1. General ConditionObservations:• Flashing is a general term used to describe sheet metal fabricated into shapes and used toprotect areas of the roof from moisture intrusion. Inspection typically includes inspection forcondition and proper installation of flashing in the following locations:- roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio coverattachment points, and around skylights;- junctions at which roofs meet walls;- roof edges;- areas at which roofs change slope;- areas at which roof-covering materials change; and- areas at which different roof planes meet (such as valleys).• The inspector observed no deficiencies in the condition of roof flashing.

2. Sidewall flashingObservations:• The Inspector observed no deficiencies in the condition of sidewall flashing.

3. Headwall flashingObservations:• The Inspector observed no deficiencies in the condition of headwall flashing.

4. Valley FlashingObservations:• The inspector observed no deficiencies when inspecting valley flashing.

5. Kickout FlashingObservations:• The inspector observed no deficiencies when inspecting kick-out flashing.

6. Roof-edge FlashingObservations:• The inspector observed no deficiencies when inspecting roof edge flashing.

1. Drainage System DescriptionObservations:• The roof drainage system consisted of conventional gutters hung from the roof edges feedingdownspouts.• Gutters and downspouts were fabricated from aluminum.

2. General System ConditionObservations:• The Inspector observed no deficiencies in the condition of the the roof drainage system.

3. GutterObservations:• The Inspector observed no deficiencies in the condition of the gutters.


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ROOF VENTS

CHIMNEY at ROOF

CHIMNEY STRUCTURE

ATTIC

4. DownspoutsObservations:• The Inspector observed no deficiencies in the condition of the downspouts.

1. General ConditionObservations:• The Inspector observed few deficiencies in the portion of the chimney that extended above theroof. Notable exceptions will be listed in this report.

2. CrownObservations:• The chimney cap was constructed using sheet metal.

3. FlueObservations:• The chimney was lined with a metal exhaust flue.

4. CricketObservations:• A cricket was installed to protect roofing near the chimney. A cricket is a small roof built on theuphill side of and abutting the chimney. Its purpose is to keep roof drainage from pooling on theuphill side of the chimney and eventually causing leakage. The Inspector observed no deficienciesin the condition of the cricket.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of theportions of the chimney visible from the ground.

2. FoundationObservations:• The chimney had a poured concrete foundation.

3. Stucco ChimneyObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of stuccocovering the chimney.


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1. Attic AccessObservations:• The Inspector evaluated the attic from the access hatch.

Attic condition Attic condition Attic condition

Open junction box on attic space

2. Roof StructureObservations:• The inspector observed no deficiencies during inspection of the roof structure.

3. Conventional Roof FramingObservations:• The roof structure was built of dimensional lumber using conventional framing methods (raftersand ridge).

4. Roof Sheathing MaterialObservations:• The roof appeared to be sheathed with 3/8-inch plywood. Although this is not consideredacceptable by modern standards, it was considered acceptable at the time the home was originallyconstructed. Houses are not required to be upgraded to comply with newly-enacted building codesor standards. 3/8-inch plywood used as roof sheathing does not constitute a defective condition.

5. Roof Sheathing ConditionObservations:• The Inspector observed no deficiencies in the condition of the roof sheathing at the time of theinspection.

6. Thermal Insulation TypeObservations:• The attic floor was insulated with unfinished fiberglass batts.


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GENERAL STRUCTURE

FOUNDATION

7. Thermal Insulation DepthObservations:• Attic floor insulation depth averages 6 to 8 inches. The Inspector recommends installingadditional insulation to comply with local energy codes

8. Thermal Insulation ConditionObservations:• The inspector observed no deficiencies in the condition of the thermal insulation at the time of theinspection.

9. Attic VentilationObservations:• The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but willcomment on the apparent adequacy of the system as experienced by the inspector on the day ofthe inspection. Attic ventilation is not an exact science and a standard ventilation approach thatworks well in one type of climate zone may not work well in another. The performance of astandard attic ventilation design system can vary even with different homesite locations andconditions or weather conditions within a single climate zone.

10. Ventilation General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of roofstructure ventilation.

11. Attic ElectricalObservations:• One or more junction boxes visible in the attic were missing cover plates at the time of theinspection, leaving energized electrical components exposed to touch. This condition is ashock/electrocution and potential fire hazard. The Inspector recommends that listed cover plates beinstalled by a qualified electrical contractor.

1. General StructureObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the homestructure. The General Home Inspection does not include evaluation of structural componentshidden behind floor, wall, or ceiling coverings, but is visual and non-invasive only.

1. Foundation ConfigurationObservations:• The foundation was slab-on-grade.

2. FootingsObservations:• The home appeared to have a continuous poured concrete footing. The footings were onlypartially visible at the time of the inspection. The majority of the footings were buried in soil.


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SLAB-ON-GRADE

FLOOR STRUCTURE

EXTERIOR WALL STRUCTURE

GARAGE

3. Concrete Foundation WallsObservations:• The visible portions of the foundations walls consisted of poured concrete.

4. Slab-on-gradeObservations:• The home foundation consisted of a concrete slab resting on the ground. Most of the slab was notvisible due to interior floor coverings.

1. DescriptionObservations:• Foundation construction included a slab-on-grade.Because the General Home Inspection is a visual inspection, inspection of the slab-on-gradefoundation is limited by the fact that typically, most of the foundation and slab is hiddenunderground or by interior floor coverings. Where possible, I inspect that portion of the foundationvisible at the home exterior between grade and the bottom of the exterior wall covering.Shrinkage cracks are often visible and are not a structural concern. It is possible for moisture toenter the foundation through these cracks by capillary action and within the home structure thismoisture may cause damage typically detectable only through invasive techniques that lie beyondthe scope of the General Home Inspection.

• The home structure rested on a concrete slab, most of which was hidden beneath floor coveringmaterials and could not be visually evaluated. The Inspector disclaims identification of any defectsor deficiencies of the slab that would require direct viewing to identify.

2. Slab ConditionObservations:• Most visible portions of the concrete slab-on-grade foundation appeared to be in serviceablecondition at the time of the inspection. Most of the slab was not visible due to floor coverings.Notable exceptions will be listed in this report.

1. Exterior Wall ConstructionObservations:• Exterior walls were wood frame 2x4.

1. Garage DescriptionObservations:• The home had a two-car attached garage.


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2. Garage General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thegarage.

Garage condition Garage condition

3. Garage FloorObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of thegarage floor. Notable exceptions will be listed in this report.• The garage floor had common shrinkage cracks. These cracks do not appear to be a structuralconcern.

Crack in garage floor Crack in garage floor

4. Fire SeparationObservations:• The walls and ceilings separating the garage from the home living space appeared to meetgenerally-accepted current standards for firewalls. Firewalls are designed to resist the spread of afire which starts in the garage for a certain length of time in order to give the home’s occupantsadequate time to escape.

5. Garage WallsObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of Thegarage walls. Notable exceptions will be listed in this report.• Cracking noted in rear stucco wall. The cause of the damage was undetermined at the time ofinspection. We recommend having a qualified contractor evaluate and repair as needed.


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Cracking noted in rear stucco wall.

6. Garage CeilingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the garageceilings.

7. Door to ExteriorObservations:• The conventional door between the garage and the exterior exhibited light wear and/ordeterioration commensurate with its age.

8. Door to Living SpaceObservations:• Door to the interior should have auto closure device. We recommend having a qualified contractorevaluate and repair as needed.

Door to interior should have auto closure device

9. Garage Electrical DefectsObservations:• A Ground Fault Circuit Interrupter (GFCI) electrical outlet in the garage did not respond to testingat the time of the inspection. The Inspector recommends receptacle repair or replacement asneeded by a qualified electrical contractor.

• Electrical outlet in room off garage on rear wall was wired with reverse polarity. We recommendhaving a qualified contractor evaluate and repair as needed.


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OVERHEAD GARAGE DOOR

Electrical outlet near the sprinkler control did notrespond to test

Electrical outlet in room off garage wired withreverse polarity

1. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of theoverhead vehicle doors.

2. Door TracksObservations:• The overhead garage door tracks appeared to be correctly installed and stable at the time of theinspection.

3. Automatic OpenerObservations:• Two overhead garage doors were equipped with automatic door openers.

• Both automatic garage door openers responded to the controls at the time of the inspection.

• Garage door openers are wired to the light switch so when the light switch is off the garage dooropeners do not function. The garage door openers should be on a separate circuit to allow for useweather the light are on or not. We recommend having a qualified contractor evaluate and repair asneeded.

Opener 1 Opener 2


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ELECTRICAL SYSTEM

ELECTRICAL SERVICE

4. Automatic ReverseObservations:• Garage doors are not tested by the Inspector using specialized equipment and this inspection willnot confirm compliance with manufacturer’s specifications. This inspection is performed accordingto the Inspector’s judgment from past experience. You should adjust your expectations accordingly.If you wish to ensure that the garage door automatic-reverse feature complies with themanufacturer’s specifications, you should have it inspected by a qualified garage door contractor.

• The pressure-activated automatic reverse feature was tested and appeared to be operating in asatisfactory manner at the time of the inspection. Garage doors are not tested by the Inspectorusing specialized equipment and this inspection will not confirm adherence to manufacturer’sspecifications. This inspection is performed according to the Inspector’s judgment from pastexperience. You should adjust your expectations accordingly. If you wish to ensure that the garagedoor complies with the manufacturer’s specifications you should have the it inspected by a qualifiedcontractor or technician.

• The photoelectric sensor designed to activate the automatic-reverse at the overhead garage doorresponded to testing as designed.

5. Automatic Opener SwitchObservations:• The push-button switch for the automatic garage door opener was operable and safely located atthe time of the inspection.

6. Manual DisconnectObservations:• At the time of the inspection, the Inspector observed no deficiencies in the operation of themanual disconnect.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of theelectrical system. Notable exceptions will be listed in this report.


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1. Service DropObservations:• The electrical service was supplied by overhead service cables.• The overhead service-drop conductors had inadequate clearance from tree branches. Thiscondition should be corrected by a qualified contractor or the utility service provider to avoidabrasion and damage to the conductors. Work around the service conductors should be performedby a qualified personnel only. Injury or death may result from attempts at correction by thosewithout proper qualifications.• The overhead service drop conductors had inadequate clearance from portions of the home. Forsafety reasons, generally-accepted current standards require that these conductors maintain aminimum clearance of 3 feet (1m) from the following structures.1. Sides of doors2. Porches3. Decks4. Stairs5. Ladders6. Fire escapes7. Balconies8. Any portion of an operable windowThis home failed to comply with number ___.The Inspector recommends that before the expiration of your Inspection Objection Deadline, youconsult with your electrical service provider to discuss options and costs for correction. Any work onthe service conductors should be performed by a qualified personnel only.

Service drop to close to balcony Service wires run through trees

2. Electric Meter LocationObservations:• The electric meter was located at the right side of the home.

3. Electric Meter ConditionObservations:• The Inspector observed no deficiencies in the condition of the electric meter. Electric meters areinstalled by utility companies to measure home electrical consumption.


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SERVICE PANEL

Meter condition

1. Service Panel General ConditionObservations:• The inspector observed few deficiencies at the electrical service panel at the time of theinspection. Notable exceptions will be listed in this report.Inspection of the main service panel typically includes examination of the following:- Panel interior and exterior condition- Panel amperage rating- Main disconnect amperage rating and condition- Service entrance conductor amperage ratings- Branch conductor types, amperage rating and condition- Wiring visible materials, types, condition and connections- Circuit breaker types, amperage ratings and condition- Label information present- Service and equipment grounding- Bonding of service equipment• Inspection of the electrical service panel typically includes examination of the following:- panel interior and exterior condition;- panel amperage rating;- main disconnect amperage rating and condition;- main conductor amperage ratings;- branch conductor types, amperage rating and condition;- wiring visible materials, types, condition and connections;- circuit breaker types, amperage ratings and condition- label information present;- service and equipment grounding; and- bonding of service equipment.• Low voltage telephone box cover missing. We recommend replacing to prevent damage to wiresand interior wall.

Main panel condition Breaker condition Wire condition


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Double tapped breakers present Protective grommets missing atpanel knock out

2. Service Panel DescriptionObservations:• The electrical service entrance conductors fed a load center service panel containing a maindisconnect and breakers that protected and controlled power to some branch circuits. The loadcenter also supplied power to one or more sub-panels that contained breakers protecting andcontrolling other branch circuits.

3. Service Panel LocationObservations:• The electrical service panel was located at the right side of the home exterior.

4. LabelsObservations:• The manufacturer’s label was missing from the service panel. The manufacturer’s label typicallyprovides information describing the main panel such as the name of the panel manufacturer, thepanel model number, the panel amperage rating, limitations related to the environment in which thepanel was designed to be installed and grounding/bonding information for that particular model.The Inspector was unable to confirm the existence of proper conditions when confirmation wouldrequire information taken from this missing label.• The Circuit Directory label identifying individual electrical circuits was missing from the servicepanel. The service panel should contain a clearly-marked label identifying individual circuits so thatin an emergency, individual circuits can be quickly shut off. The Inspector recommends that aproperly marked Circuit Directory label be installed by a qualified electrical contractor.

5. Service Panel ManufacturerObservations:• The service panel brand was Square D.

6. Cabinet Exposure TypeObservations:• The service panel cabinet was a type 3R, rated for outdoor use primarily to provide a degree ofprotection against rain, sleet and damage from external ice formation.

7. Cabinet Amperage RatingObservations:• The manufacturer's label listed the panel rating as 200 amps.


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8. Cabinet Exterior ConditionObservations:• The Inspector observed few deficiencies in the condition of the electrical service panel. Notableexceptions will be listed in this report.Inspection of the main service panel typically includes examination of the following:- Panel interior and exterior condition- Panel amperage rating- Main disconnect amperage rating and condition- Service entrance conductor amperage ratings- Branch conductor types, amperage rating and condition- Wiring visible materials, types, condition and connections- Circuit breaker types, amperage ratings and condition- Label information present- Service and equipment grounding- Bonding of service equipment• Inspection of the electrical service panel typically includes examination of the following:- Panel interior and exterior condition- Panel amperage rating- Main disconnect amperage rating and condition- Main conductor amperage ratings- Branch conductor types, amperage rating and condition- Wiring visible materials, types, condition and connections- Circuit breaker types, amperage ratings and condition- Label information present- Service and equipment grounding- Bonding of service equipment

9. Main DisconnectObservations:• The Inspector observed no deficiencies in the condition of the electrical service disconnect. It wasinspected visually but was not operated.

10. Overcurrent Protection- BreakersObservations:• Overcurrent protection of branch circuits was located in the service panel.

11. Service Entrance CablesObservations:• The service entrance conductors were2/0 copper rated at 200 amps.

12. Service GroundingObservations:• The service panel had a grounding electrode conductor (GEC) visible that was bonded to theservice panel and that was properly clamped to the top of a driven rod that serves as the groundingelectrode. Driven rods are typically an 8-foot copper or steel rod required to be driven into the soilfor its full length. The inspector was unable to confirm the length of the driven rod. Evaluation of theeffectiveness of the service ground would require the services of a qualified electrical contractorusing special instruments.

13. Equipment GroundingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of theequipment grounding systems.


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SUB-PANEL

14. BondingObservations:• The Inspector observed no deficiencies in the condition of the neutral/ground bonding connection.

15. Wiring DefectsObservations:• Double tapped breakers noted. This is a safety hazard due to risk of over heating. Werecommend having a qualified contractor evaluate and repair as needed.

1. Sub-Panel DescriptionObservations:• A sub-panel does not supply the first means of disconnect for power to the home. This sub-panelis a metal cabinet containing overcurrent devices such as breakers or fuses that protect electricalcircuits in the home. This sub-panel had a breaker-type main disconnect controlling circuit breakerover-current protection devices for various branch circuits.

Sub panel Sub panel wire

2. Sub-panel LocationObservations:• This sub-panel was located in the garage.

3. Feeder Conductor ConditionObservations:• The Inspector observed no deficiencies in the condition of the feeder conductors supplying thissub-panel.

4. Sub-Panel LabelsObservations:• The manufacturer's label is shown in the photo.• This sub-panel brand was General Electric.

5. Sub-panel Amperage RatingObservations:• The manufacturer's label listed the amperage rating of this sub-panel at 100 amps.


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BRANCH WIRING

6. Cabinet ConditionObservations:• The Inspector observed no deficiencies in the condition of this sub-panel cabinet.

7. Panel DisconnectObservations:• The main disconnect for this sub-panel was a breaker type.

8. Equipment Grounding & BondingObservations:• The Inspector observed no deficiencies in the condition of equipment grounding in this sub-panel.

9. Sub-Panel General ConditionObservations:• The Inspector observed no deficiencies in the condition of this subpanel.Inspection of sub-panels typically includes examination of the following:- Panel interior and exterior condition- Panel amperage rating- Main disconnect amperage rating and condition- Feeder amperage ratings- Branch conductor types, amperage rating and condition- Wiring types, condition and connections- Overcurrent device type, amperage ratings and condition- Label information present- Bonding conditions

1. Branch Wiring DescriptionObservations:• Home branch circuit wiring consists of wiring distributing electricity to devices such as switches,receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coveringsand cannot be evaluated by the inspector. The Inspector does not remove cover plates andinspection of branch wiring is limited to proper response to testing of switches and a representativenumber of electrical receptacles.• At the time of the inspection, the Inspector observed no deficiencies in the condition of of visiblebranch wiring.

2. Electrical ReceptaclesObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of electricalreceptacles. In accordance with the Standards of Practice, the inspector tested a representativenumber of accessible outlets only.

3. GFCI/AFCI ReceptaclesObservations:• The home had ground fault circuit interrupter (GFCI) protection that appeared to comply withgenerally-accepted modern safety standards. A representative number of GFCI-protected electricalreceptacles were tested and responded in a satisfactory manner at the time of the inspection.


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WATER SUPPLY SOURCE

WATER SUPPLY PIPES

4. SwitchesObservations:• Switches are sometimes connected to fixtures that require specialized conditions, such asdarkness or movement, to respond. Home wall switches sometimes are connected to outlets(sometimes only the top or bottom half of an outlet). Because outlets are often inaccessible andbecause including the checking of both halves of every electrical outlet in the home exceed theStandards of Practice and are not included in a typical General Home Inspection price structure,and functionality of all switches in the home may not be confirmed by the inspector.• At the time of the inspection, the Inspector observed no deficiencies in the condition of switchesthroughout the home.

5. LightingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of interiorlighting.

1. Water PressureObservations:• Water pressure measured 60 pounds per square inch (psi) at the time of the inspection.Acceptable water pressure is between 40 and 90 psi.

2. Main Water PipeObservations:• The main water supply pipe was 1-inch copperpipe.

3. Main Water Shut-offObservations:• The inspector was unable to identify the main water supply shut-off due to unfamiliarity with therelatively complicated plumbing supply system. The Inspector recommends evaluation of the waterdistribution system and tagging of the main shut-off valve by a qualified plumbing contractor.

4. Water Supply Pipe MaterialObservations:• Water supply pipe diameter was half-inch.

5. Water Supply Pipe ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the visiblewater supply pipes.

6. Functional FlowObservations:• All plumbing fixtures in the home exhibited functional flow at the time of the inspection.


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DRAIN, WASTE, and VENT PIPES

SEWAGE SYSTEM

SEPTIC SYSTEM

7. Water Pipe BondingObservations:• The home water supply pipes appeared to be properly bonded to the home electrical system atthe time of the inspection.

1. DWV MaterialObservations:• The visible drain, waste and vent (DWV) pipes were ABS plastic.

2. Functional DrainageObservations:• All plumbing fixtures in the home exhibited functional drainage at the time of the inspection.

3. DWV Pipe ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the visibledrain, waste and vent pipes.

1. Sewage System TypeObservations:• The home had a private onsite wastewater sewage treatment (septic) system that typicallyconsists of a tank, leach field, and related components. Inspection of this system lies beyond thescope of the General Home Inspection and the Inspector did not inspect it. These systems can beextremely expensive to replace, and the Inspector recommends that before the expiration of yourInspection Objection Deadline, you have the system inspected by a qualified contractor.

2. Sewage System ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the homesewage disposal system.

3. Sewer Clean Out LocationObservations:• Main clean out location is located at: driveway


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WATER HEATER

1. System TypeObservations:• The home was connected to a private onsite wastewater system in which sewage drains by agravity fed sewer pipe to a tank. Typically, tanks have two chambers. Solids settle to the bottom ofthe first chamber (and must be pumped out periodically) while liquid drains to series of perforatedpipes installed in a leach field. liquid drains into the soil of the leach field and pathogens, bacteria,viruses, cycsts, and other contaminants are removed by bacterial action and filtration through thesoil.

2. Septic TankObservations:• The Inspector did not locate or inspect the tank because underground utilities had not beenlocated and flagged, making it unsafe to dig or probe.

1. Water Heater TypeObservations:• This water heater was gas-fired.Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. Thegas control mechanism contains safety features designed to prevent gas from leaking into the livingspace if the burner should fail for some reason.Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to thewater heater and so that the water heater safely exhausts the products of combustion to the homeexterior.Gas-fired water heaters can be expected to last the length of the stated warranty and after itsexpiration may fail at any time.

• This water heater was a low-efficiency atmospheric draft type which drew combustion air from thesurrounding interior area and expelled hot exhaust gasses through a metal flue to the exterior usingnatural air flow (convection).

2. Water Heater LocationObservations:• This water heater was located in the laundry room.

3. Water Heater Data Plate InformationObservations:• The photo shows the data plate of the water heater.• This water heater model number was g52-50t38-3p• This water heater serial number was 9643353837


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4. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of the waterheater. Notable exceptions will be listed in this report.• Gas water heater was not tested due to gas service was off to the home. We recommend furtherevaluation once the gas service is restored• This water heater was not fastened securely. Because the home is located in an area subject toseismic activity, modern safety standards require water heaters in this building jurisdiction to besecured with straps. The Inspector recommends correction by a qualified contractor.

Water heater condition Plumbing condition Product label

5. Burn Chamber ConditionObservations:• The water heater burn chamber was clean and in good condition at the time of the inspection.

6. Fuel SupplyObservations:• This gas-fired water heater was equipped to burn natural gas.

7. Combustion Air SupplyObservations:• Combustion air supplying this water heater appeared to be sufficient at the time of the inspection.

8. Water Pipe ConnectionsObservations:• Pipe fittings at this water heater were heavily corroded and should be replaced by a qualifiedplumbing contractor to avoid leakage.

9. Pressure Relief ValveObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thetemperature/pressure relief (TPR) valve (not tested).• The water heater temperature/pressure relief (TPR) valve discharge pipe did not terminate within6 inches of the floor. To reduce the potential for scalding, the TPR discharge pipe should terminatewithin 6 inches of the floor. The Inspector recommends correction by a qualified contractor.


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GAS SYSTEM

AIR DISTRIBUTION

10. Drip PanObservations:• Although this water heater was installed in a location in which leakage of the tank or plumbingconnections would cause damage, no drip pan was installed. A proper drip pan should be installedby a qualified plumbing contractor to prevent possible water damage.

1. Type of GasObservations:• Gas fuel for the home was propane stored in a tank on the property. Tanks may be either leasedor owned and you should ask the seller about this and discuss with them what arrangements theyhave made in the past for having the tank re-filled. Fuel levels in the tank are checked by reading agauge installed at the tank.In some areas gas may not be available immediately. You should order propane well ahead of timeto avoid running out.

2. Propane TankObservations:• Evaluation of propane tanks lies beyond the scope of the general Home Inspection. The propanetanks can be evaluated by the contractor supplying the home with propane.

3. Main Gas Shut-offObservations:• The main propane shut-off was at the tank.

4. Gas Distribution PipesObservations:• The home gas distribution pipes were black steel.• Gas pipes in the home had severe corrosion. If this condition continues it may eventually causegas pipes to leak, introducing toxic gas into the living space. The source of moisture causing thiscorrosion should be located and the condition corrected. All work should be performed by aqualified contractor.

5. Gas Pipe BondingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of gas pipebonding.

1. Supply Air DuctsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the visibleHVAC ducts.


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FURNACE

2. Return Air DuctsObservations:• The return air system appeared to be adequately configured and operating in a satisfactorymanner at the time of the inspection.

1. Furnace LocationObservations:• The furnace was located in the laundry room.

Heater condition Heater condition Filter compartment condition

Product label

2. Furnace TypeObservations:• The furnace was gas-fired, mid-efficiency, forced-air.

3. General ConditionObservations:• Confirmation of compliance with furnace manufacturer’s installation recommendations requiresresearch that exceeds the scope of the General Home Inspection. Although the Inspector willendeavor to identify potential problems common to many heating systems, a full, technicallyexhaustive evaluation would require the services of a qualified HVAC contractor.• This furnace was old and dirty and appeared to be at or past its design life at the time of theinspection. It may need to be replaced soon.The Inspector recommends evaluation and service by a qualified HVAC technician to moreaccurately determine the furnace’s condition and ensure that it is in the best possible workingcondition.


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4. Furnace ManufacturerObservations:• The photo shows the information marked on the furnace label or data plate.

• This furnace was manufactured by Magic chef.• The inspector was unable to find a manufacturer's label or data plate.• This furnace appeared to be the original installed when the home was built.

5. Combustion Exhaust VentingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thecombustion exhaust vent of the furnace.

6. Furnace Air FilterObservations:• No air filter was installed in this furnace at the time of the inspection. A filter should be installed toimprove indoor air quality.

7. Combustion AirObservations:• Combustion air supply for this furnace appeared to be sufficient at the time of the inspection.

8. Combustion ChamberObservations:• Excessive amounts of dirt and rust flakes on the furnace burner assembly may affect the burnerfunction. The Inspector recommends service by a qualified heating, ventilation and air-conditioning(HVAC) contractor.

9. Furnace Shut-offsObservations:• The furnace electrical and gas shut-offs are shown in the photo.

Gas shut off

10. Fuel Pipe ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the gassupply at this furnace.


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FIREPLACE

11. Condensate DrainObservations:• The high-efficiency furnace exhaust produced condensate fluid that must be discharged to aproper location.Conditions appeared to be acceptable at the time of the inspection.

12. Furnace OperationObservations:• This furnace did not respond to the thermostat. The Inspector recommends that before theexpiration of your Inspection Objection Deadline you have this furnace serviced by a qualifiedHVAC contractor.

1. FireplaceObservations:• The home contained a gas-burning fireplace located in the . Full inspection of gas-burningfireplaces lies beyond the scope of the General Home Inspection. For a full inspection to moreaccurately determine the condition of the fireplace and to ensure that safe conditions exist, theInspector recommends that you have the fireplace inspected by an inspector certified by theChimney Safety Institute of America (CSIA).Find a CSIA-certified inspector near you at http://www.csia.org/search

Fireplace condition Cracking in firewall Damper condition

2. FireboxObservations:• Firebrick lining the wall of the firebox of the wood-burning fireplace in the living room was cracked.This condition may allow the toxic, corrosive products of combustion to damage the chimneystructure or enter the living space.The Inspector recommends repair by a qualified contractor.

3. DamperObservations:• The gas fireplace in the living room had an operable damper. This condition may allow the flue tobe closed, resulting in the toxic products of combustion entering the living space. The dampershould be permanently fastened in the open position for safety reasons.

4. Ember BarrierObservations:• The glass ember barrier of the fireplace in the was missing glassliving room.


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CENTRAL AIR CONDITIONER

1. Home Temperature GradientsObservations:• The General Home Inspection does not include confirming even temperature distributionthroughout the home by the cooling system. In multiple-story homes a temperature gradient willoften exist, with upper floors being warmer than lower floors. You should ask the seller about thiscondition, keeping in mind that individuals often have their own perceptions of what constitutesadequate performance of the cooling system.

2. Cooling System DescriptionObservations:• The air conditioning system was a split system in which the cabinet housing the compressor,cooling fan and condensing coils was located physically apart from the evaporator coils.As is typical with split systems, the compressor/condenser cabinet was located at the home'sexterior so that the heat collected inside the home could be released to the outside air.Evaporator coils designed to collect heat from the home interior were located inside a duct at thefurnace.

Air conditioner condition Air conditioner supply lines Disconnect condition

Disconnect condition Product label

3. Cooling System Data PlateObservations:• Information from the air-conditioner label/data plate is shown in the photo.

• The air-conditioner date of manufacture appeared to be 2014.Model # puz-a36nha4Serial # 4xu04904a


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GENERAL INTERIOR

4. ManufacturerObservations:• The air-conditioner brand was Mitsubishi.

5. General ConditionObservations:• Inspection of the air-conditioning system typically includes visual examination of the following:- compressor housing exterior and mounting condition;- refrigerant line condition;- proper disconnect (line of sight);- proper operation (outside temperature permitting); and- proper condensate discharge.The system should be serviced at the beginning of every cooling season.• At the time of the inspection, the Inspector observed no deficiencies in the condition of the air-conditioning system.

6. System ResponseObservations:• The air-conditioning system did not respond to the controls and should be serviced by a qualifiedHVAC technician.

7. Condenser UnitObservations:• The air-conditioner compressor housing was located at the rear of the home.

8. AC Electrical DisconnectObservations:• Although it was not operated, the electrical disconnect for the condensing unit appeared to beproperly located and installed at the time of the inspection. It was not operated.

9. AC Refrigerant LinesObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the visibleair-conditioner refrigerant lines.


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1. General ConditionObservations:• Inspection of the interior typically includes examination of the following components...

ROOMS- Wall, floor and ceiling surfaces- Doors, interior, exterior and sliding glass including hardware (condition and proper operation)- Windows (type, condition and proper operation)- Ceiling fans (condition and proper operation)

ELECTRICAL- Switches and outlets (condition and proper operation)- Lighting fixtures (condition and proper operation)

INTERIOR TRIM- Door casing- Window casing, sashes and sills (condition and proper operation)- Baseboard- Molding (crown, wainscot, chair rail, etc.)• The Inspector observed no deficiencies in the condition of the home interior.• The doorbell was inoperable. The Inspector recommends correction by a qualified electricalcontractor.

Living area Living area Dining area

2. WallsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of walls in thehome interior.

3. CeilingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of ceilings inthe home.

4. LightingObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition andoperation of permanently-installed interior lighting. Notable exceptions will be listed in this report.


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DOORS

5. Interior TrimObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition interior trimcomponents. Inspection of interior trim typically includes examination of the following:- Door and window casing- Baseboard- Any trim around walls and ceilings- Any permanently-installed corner or cabinet trim- Built-in features such as book cases

6. Ceiling FanObservations:• A ceiling fan installed in the living room was inoperable. The problem may be the switch, wiring inthe wall/ceiling, or problems with the ceiling fan. The inspector recommends evaluation and anynecessary work be performed by a qualified contractor.

Ceiling fan did not operate when tested

7. Smoke/CO DetectorsObservations:• Smoke detector in living area was missing battery. We recommend installing battery for safety.

Smoke alarm condition

1. Exterior Door ConditionObservations:• The Inspector observed no deficiencies in the interior condition of exterior doors.


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WINDOWS

FLOORS

KITCHEN

2. Interior Door ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the interiordoors.

3. Sliding Glass DoorsObservations:• The Inspector observed no deficiencies in the condition of the sliding glass doors.

1. Window TypeObservations:• The home had double-pane aluminumwindows.

2. Window ConditionObservations:• The Inspector observed no deficiencies in the interior condition and operation of windows of thehome.

1. General ConditionObservations:• The Inspector observed no deficiencies in the condition of floors in the home.

2. Type of Wood FloorsObservations:• Wood floors in the home were modern hardwood.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of thekitchen. Notable exceptions will be listed in this report.


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Kitchen condition

2. RangeObservations:• The range was gas-fired. Inspection of gas ranges is limited to basic functions, such as testing ofthe range-top burners, and bake/broil features of the oven.• Range operational test cannot be completed due to gas service being disconnected to the homeat time of inspection. We recommend having a qualified contractor evaluate as needed want to gasservice is restored

Range condition

3. Range ConditionObservations:• The Inspector observed few deficiencies during inspection of the range. Notable exceptions willbe listed in this report.

4. Range HoodObservations:• The exhaust vent of the range hood discharged exhaust to the home exterior.

Vent condition


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5. Built-in OvenObservations:• The Inspector observed no deficiencies in the condition and operation of the electric built-in oven.

Oven condition

6. MicrowaveObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof the built-in microwave oven. Built-in microwave ovens are tested using normal operatingcontrols. Unit was tested and appeared to be serviceable at time of inspection. Leak and/orefficiency testing is beyond the scope of this inspection. If concerned, you should seek furtherevaluation by qualified technician prior to closing.

Microwave condition Microwave product label

7. Kitchen LightingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof the kitchen lights.

8. ReceptaclesObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of electricalreceptacles in the kitchen.

• An electrical receptacle in the kitchen was missing a cover plate. This condition left energizedelectrical components exposed to touch. This shock/electrocution hazard should be corrected by aqualified electrical contractor.


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Outlet let cover plate missing above vent

9. GFCI ReceptaclesObservations:• A ground fault circuit interrupter (GFCI) electrical receptacle in the kitchen did not respond totesting at the time of the inspection. The Inspector recommends receptacle repair or replacementas needed by a qualified electrical contractor.

10. SinkObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof the kitchen sink.

• When kitchen sink is operated the water also runs in hallway bathroom. The cause wasundetermined at the time of inspection. We recommend having a qualified contractor evaluate andrepair as needed

11. Undersink ConditionsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof undersink plumbing in the kitchen.

12. Garbage DisposalObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof the garbage disposal.

Disposal condition


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LAUNDRY ROOM

13. DishwasherObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof the dishwasher. It was operated through a cycle.

Dishwasher condition

14. CabinetsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchencabinets.

15. CountertopsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchencountertops.

16. FloorsObservations:• The kitchen floor tile had minor damage.

17. WallsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of kitchenwalls.

18. CeilingsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the kitchenceiling.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of thelaundry room. Notable exceptions will be listed in this report.


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Laundry room

2. Dryer VentingObservations:• DRYER TIPS: Inspectors should not confuse permanently installed dryer ducts with flexible,ribbed, transition ducts that connect the dryer to the permanent duct.Permanent duct:• 35 feet or less in developed length. o Add 5’ for 90° bend o Add 2.5’ for 45° bend• Smoothwall metal• 4” diameter. Larger may reduce velocity required to clear lint. Smaller may be too restrictive forproper dryer function.Transition duct:• 8’ maximum length

MAKEUP AIRDryer exhaust fan: 120-150 CFMLaundry room exhaust fan: 80-120 CFMIf maximum fan sizes are assumed, the laundry room would be expelling 270 cubic feet of air perminute. Makeup air would need to be supplied from some source. If the door is closed and there isno window this may be a problem. Problems can include extended drying times and accumulationof lint in the dryer exhaust vent (potential fire hazard).

• At the time of the inspection, the Inspector observed no deficiencies in the condition of the dryerexhaust duct.

3. Gas Shut-offObservations:• The gas shut-off for the dryer is shown in the photo.

Gas valve


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4. 120-volt Receptacles

Laundry electrical outlet

5. GFCI ReceptaclesObservations:• Electrical receptacles in the laundry room had ground fault circuit interrupter (GFCI) protectionthat responded to testing in a satisfactory manner at the time of the inspection. The inspectortested a representative number of accessible receptacles only.

6. CabinetsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundryroom cabinets.

7. CountertopsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the laundryroom countertops.

8. Room VentilationObservations:• The laundry room had an operable source of ventilation at the time of the inspection.

9. Exterior Door ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the door tothe exterior in the laundry room.

10. FloorsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of floors inthe home.

11. WallsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of walls in thelaundry room.


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BEDROOMS

MASTER BEDROOM

12. CeilingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of ceilings inthe laundry room.

1. Number of BedroomsObservations:• The home had two bedrooms.

2. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thebedrooms.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of floors inthis bedroom.

2. CarpetObservations:• This bedroom had areas of minor carpet damage.

3. WallsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the walls inthis bedroom.

4. CeilingObservations:• The bedroom ceiling appeared to be in serviceable condition at the time of the inspection.


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5. Exterior Door ConditionObservations:• The Inspector observed no deficiencies in the condition of exterior doors in this bedroom.

6. Interior Door ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of interiordoors in this bedroom.

7. Closet DoorsObservations:• A closet door in this bedroom exhibited light damage and/or deterioration commensurate with theage of the home.

8. AFCI ReceptaclesObservations:• Electrical receptacles in this bedroom appeared to be in functional condition but had no Arc FaultCircuit Interrupter (AFCI) protection. Arc fault protection is provided by a circuit breaker designed toprevent fires by detecting an unintended electrical arc and disconnecting the power before the arcstarts a fire.Although this condition may have been commonly considered safe or acceptable at the time thehome was originally constructed, as general knowledge of safe building practices has improvedwith the passage of time, building standards have changed to reflect current understanding.Bedrooms in new homes are required to have AFCI-protected outlets.Consider having AFCI protection installed as a safety precaution for outlets within 6 feet of aplumbing fixture.This can be achieved by replacing the circuit breaker currently protecting the bedroom outlets witha AFCI circuit breaker.

9. Ceiling FanObservations:• Most ceiling fans in the home were operable and appeared to be in serviceable condition at thetime of the inspection. Notable exceptions will be listed in this report.

10. Smoke/CO DetectorsObservations:• The Inspector recommends installing a smoke detector to provide improved fire protection to thisbedroom. Placement should comply with the manufacturer's recommendations.

11. Gas-burning FireplaceObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the gas-fueled fireplace in this bedroom. Full inspection of gas-burning fireplaces lies beyond the scope ofthe General Home Inspection. For a full inspection to more accurately determine the condition ofthe fireplace and to ensure that safe conditions exist, the Inspector recommends that you have thefireplace inspected by an inspector certified by the Chimney Safety Institute of America (CSIA).Find a CSIA-certified inspector near you at http://www.csia.org/search

12. Wood-burning Fireplace


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STAIRWAY to 2nd FLOOR

Master fireplace condition Fireplace condition

13. FireboxObservations:• The firebox of the wood-burning fireplace in this bedroom needed cleaning.

14. DamperObservations:• The damper of the wood-burning fireplace in this bedroom appeared to be inoperable at time ofthe inspection. This condition may prevent proper exhaust of the toxic products of combustion tothe home exterior and allow them to enter the living space. The Inspector recommends correctionby a qualified HVAC contractor.

15. Visible FlueObservations:• The exhaust flue of the wood-burning fireplace appeared to need cleaning. Dirty flues arepotential fire hazards. The flue should be cleaned by a qualified contractor.

16. Ember BarrierObservations:• The wood-burning fireplace lacked an ember barrier. This condition is a potential fire hazard as itmay allow hot embers to be deposited on the combustible floor-covering material. The Inspectorrecommends providing a means for containing fireplace embers such as a screen.


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1st UPSTAIRS BEDROOM

1. General Stairway ConditionObservations:• Inspection of staircases typically includes visual examination of the following:- Treads and risers- Landings- Angle of stairway- Handrails- Guardrails- Lighting- Headroom- Windows- Walls and ceilings• At the time of the inspection, the Inspector observed no deficiencies in the condition of thisstaircase.Inspection of staircases typically includes visual examination of the following:- Treads and risers- Landings- Angle of stairway- Handrails- Guardrails- Lighting- Headroom- Windows- Walls and ceilings

Stairwell to second floor Stairwell to second floor

2. Stairway IlluminationObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of illuminationfor this staircase.

1. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of floors inthis bedroom.


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Bedroom 1

2. WallsObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the walls inthis bedroom.

3. CeilingObservations:• The bedroom ceiling appeared to be in serviceable condition at the time of the inspection.

4. Exterior Door ConditionObservations:• The Inspector observed no deficiencies in the condition of exterior doors in this bedroom.

5. Interior Door ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of interiordoors in this bedroom.

6. AFCI ReceptaclesObservations:• Electrical receptacles in this bedroom appeared to be in functional condition but had no Arc FaultCircuit Interrupter (AFCI) protection. Arc fault protection is provided by a circuit breaker designed toprevent fires by detecting an unintended electrical arc and disconnecting the power before the arcstarts a fire.Although this condition may have been commonly considered safe or acceptable at the time thehome was originally constructed, as general knowledge of safe building practices has improvedwith the passage of time, building standards have changed to reflect current understanding.Bedrooms in new homes are required to have AFCI-protected outlets.Consider having AFCI protection installed as a safety precaution for outlets within 6 feet of aplumbing fixture.This can be achieved by replacing the circuit breaker currently protecting the bedroom outlets witha AFCI circuit breaker.

7. Ceiling FanObservations:• A ceiling fan in this bedroom was inoperable. The Inspector recommends an evaluation and anynecessary work be performed by a qualified electrical contractor.


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BATHROOMS

SECOND FLOOR BATHROOM

Ceiling fan did not operate at the time of inspection

8. Smoke/CO DetectorsObservations:• The Inspector recommends installing a smoke detector to provide improved fire protection to thisbedroom. Placement should comply with the manufacturer's recommendations.

1. BathroomsObservations:• The home had four bathrooms.

1. Bathroom ConfigurationObservations:• This bathroom contained a sink in a cabinet, a toilet, and a tub with a shower.

2. General ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thisbathroom.

Second floor hallway bathroom


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3. SinkObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thisbathroom sink.

• The bathroom sink had functional drainage at the time of the inspection.• This bathroom sink had functional flow at the time of the inspection.

4. Sink FaucetObservations:• The bathroom sink faucet appeared to be in serviceable condition at the time of the inspection.

5. Cabinet ExteriorObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thebathroom cabinets.

6. Undersink PlumbingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition and operationof undersink plumbing in the kitchen.

7. CountersObservations:• The countertops in this bathroom appeared to be in serviceable condition at the time of theinspection.

8. Toilet Type/OperationObservations:• This bathroom had a low-flow toilet installed that used a maximum of 1.6 gallons (6 liters) perflush.• The toilet in this bathroom was flushed and operated in a satisfactory manner.

9. Electrical ReceptaclesObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of electricalreceptacles in this bathroom.

10. GFCI ReceptaclesObservations:• Electrical receptacles in this bathroom had ground fault circuit interrupter (GFCI) protection thatresponded to testing in a satisfactory manner. The inspector tested a representative number ofaccessible receptacles only.

11. Bathroom VentilationObservations:• This bathroom had an operable source of ventilation at the time of the inspection.


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MAIN FLOOR HALL BATHROOM

12. Interior Door ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of interiordoors in this bathroom.

13. FloorObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of the floor inthis bathroom.

Floor needs minor grout repair near tub

14. Tile FloorsObservations:• This bathroom had minor floor tile damage.• Grout lines in the tile floor of this bathroom needed maintenance. All work should be performed bya qualified contractor.

15. Wall ConditionObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thebathroom walls.

16. CeilingObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thisbathroom ceiling.

17. HeatingObservations:• This bathroom had an operable heat source.

1. Bathroom ConfigurationObservations:• This bathroom contained a pedestal sink and a toilet.


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Main floor hallway bathroom


3. Single SinkObservations:• At the time of the inspection, the Inspector observed no deficiencies in the condition of thisbathroom sink.








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11. Bathroom VentilationObservations:• Although this bathroom had a window, no exhaust fan was installed to exhaust moist air. Thiscondition is likely to result in excessively high humidity levels during the winter when low outsidetemperatures make ventilation with an open window uncomfortable. Elevated moisture levels maycause a number of problems, such as deterioration of materials, shower tile detachment, and moldgrowth. Consider installation of an exhaust fan in this bathroom to exhaust moist air to the homeexterior. All work should be performed by a qualified contractor.



14. Wood FloorsObservations:• Wood floors in this bathroom were modern hardwood.



17. HeatingObservations:• The inspector was unable to locate a heat source in this bathroom.


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MASTER BATHROOM

1. Bathroom ConfigurationObservations:• This bathroom contained a sink in a cabinet, a toilet, and a shower.

Master bedroom condition

2. General ConditionObservations:• At the time of the inspection, the Inspector observed few deficiencies in the condition of thisbathroom. Notable exceptions will be listed in this report.








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9. ShowerObservations:• Most shower components in this bathroom appeared to be in serviceable condition at the time ofthe inspection. Inspection of the shower typically includes:• Functional flow;• Functional drainage• Proper operation of shut-off and diverter valves, and faucet; and• Moisture intrusion of walls and pan.Any notable exceptions will be listed in this report.• The shower had functional drainage at the time of the inspection.

10. Shower EnclosureObservations:• The shower tiles had areas of missing grout that may allow moisture to penetrate the walls.

Grout damaged at master shower





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GARAGE BATHROOM



16. Tile FloorsObservations:• This bathroom had minor floor tile damage.



19. HeatingObservations:• This bathroom had an operable heat source.

1. Bathroom ConfigurationObservations:• This bathroom contained a sink in a cabinet, a toilet, and a shower.


Garage bathroom


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8. Toilet Type/OperationObservations:• This bathroom had a low-flow toilet installed that used a maximum of 1.6 gallons (6 liters) perflush.

9. ShowerObservations:• The shower in this bathroom appeared to be in serviceable condition at the time of the inspection.Inspection of the shower typically includes:• Functional flow;• Functional drainage• Proper operation of shut-off and diverter valves, and faucet; and• Moisture intrusion of walls and pan.




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SAUNA






17. HeatingObservations:• The inspector was unable to locate a heat source in this bathroom.

1. SaunaObservations:• The home had a detached structure designed for use as a sauna. The structure was inspected aspart of the General Home Inspection as per agreement with the Client, but heating componentswere not operated or inspected and will require a specialist inspection.

Sauna Sauna control panel


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INTERIOR PESTS

1. RodentsObservations:• Minor amounts of rodent feces was visible at various areas of the home. Traps should be set formice and avenues of entry located and blocked.


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Report Summary

Report Summary

GROUNDSPage 3 Item: 8 Gates • Gates had visible damage at the time of the inspection. The

garage does not close properly. We recommend having aqualified contractor evaluate and repair as needed.

EXTERIOR STAIRSPage 7 Item: 6 Exterior Stair

Handrails• This exterior staircase had no handrail. Generally-acceptedcurrent safety standards mandate that stairs with 4 or morerisers should have a handrail. You should consult with aqualified contractor before the expiration of your InspectionObjection Deadline to discuss options and costs for handrailinstallation.

FRONT DECKPage 8 Item: 5 Deck Guardrails • Spaces between deck guardrails balusters, beneath the

guardrails or at the sides of the guardrails were too wide. Safebuilding practices dictate that a 4 inch sphere may not passthrough the handrail at any point. This condition is hazardousto small children.The Inspector recommends that this condition be updated tomeet generally-accepted modern safety standards by aqualified contractor.

EXTERIOR ELECTRICALPage 9 Item: 1 Exterior Electrical

Receptacles• Electrical outlet on the rear near patio corner not gfciprotected. We recommend having a qualified contractorevaluate and repair as needed

ATTICPage 14 Item: 11 Attic Electrical • One or more junction boxes visible in the attic were missing

cover plates at the time of the inspection, leaving energizedelectrical components exposed to touch. This condition is ashock/electrocution and potential fire hazard. The Inspectorrecommends that listed cover plates be installed by a qualifiedelectrical contractor.

GARAGEPage 16 Item: 5 Garage Walls • Cracking noted in rear stucco wall. The cause of the

damage was undetermined at the time of inspection. Werecommend having a qualified contractor evaluate and repairas needed.

Page 17 Item: 8 Door to LivingSpace

• Door to the interior should have auto closure device. Werecommend having a qualified contractor evaluate and repairas needed.


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Page 17 Item: 9 Garage ElectricalDefects

• A Ground Fault Circuit Interrupter (GFCI) electrical outlet inthe garage did not respond to testing at the time of theinspection. The Inspector recommends receptacle repair orreplacement as needed by a qualified electrical contractor.

• Electrical outlet in room off garage on rear wall was wiredwith reverse polarity. We recommend having a qualifiedcontractor evaluate and repair as needed.

OVERHEAD GARAGE DOORPage 18 Item: 3 Automatic Opener • Garage door openers are wired to the light switch so when

the light switch is off the garage door openers do not function.The garage door openers should be on a separate circuit toallow for use weather the light are on or not. We recommendhaving a qualified contractor evaluate and repair as needed.

ELECTRICAL SERVICEPage 20 Item: 1 Service Drop • The overhead service-drop conductors had inadequate

clearance from tree branches. This condition should becorrected by a qualified contractor or the utility serviceprovider to avoid abrasion and damage to the conductors.Work around the service conductors should be performed bya qualified personnel only. Injury or death may result fromattempts at correction by those without proper qualifications.• The overhead service drop conductors had inadequateclearance from portions of the home. For safety reasons,generally-accepted current standards require that theseconductors maintain a minimum clearance of 3 feet (1m) fromthe following structures.1. Sides of doors2. Porches3. Decks4. Stairs5. Ladders6. Fire escapes7. Balconies8. Any portion of an operable windowThis home failed to comply with number ___.The Inspector recommends that before the expiration of yourInspection Objection Deadline, you consult with your electricalservice provider to discuss options and costs for correction.Any work on the service conductors should be performed by aqualified personnel only.

SERVICE PANELPage 21 Item: 1 Service Panel

General Condition• Low voltage telephone box cover missing. We recommendreplacing to prevent damage to wires and interior wall.

Page 22 Item: 4 Labels • The Circuit Directory label identifying individual electricalcircuits was missing from the service panel. The service panelshould contain a clearly-marked label identifying individualcircuits so that in an emergency, individual circuits can bequickly shut off. The Inspector recommends that a properlymarked Circuit Directory label be installed by a qualifiedelectrical contractor.

Page 24 Item: 15 Wiring Defects • Double tapped breakers noted. This is a safety hazard dueto risk of over heating. We recommend having a qualifiedcontractor evaluate and repair as needed.


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WATER HEATERPage 29 Item: 4 General Condition • This water heater was not fastened securely. Because the

home is located in an area subject to seismic activity, modernsafety standards require water heaters in this buildingjurisdiction to be secured with straps. The Inspectorrecommends correction by a qualified contractor.

Page 29 Item: 9 Pressure ReliefValve

• The water heater temperature/pressure relief (TPR) valvedischarge pipe did not terminate within 6 inches of the floor.To reduce the potential for scalding, the TPR discharge pipeshould terminate within 6 inches of the floor. The Inspectorrecommends correction by a qualified contractor.

GAS SYSTEMPage 30 Item: 4 Gas Distribution

Pipes• Gas pipes in the home had severe corrosion. If this conditioncontinues it may eventually cause gas pipes to leak,introducing toxic gas into the living space. The source ofmoisture causing this corrosion should be located and thecondition corrected. All work should be performed by aqualified contractor.

FURNACEPage 32 Item: 3 General Condition • This furnace was old and dirty and appeared to be at or past

its design life at the time of the inspection. It may need to bereplaced soon.The Inspector recommends evaluation and service by aqualified HVAC technician to more accurately determine thefurnace’s condition and ensure that it is in the best possibleworking condition.

Page 32 Item: 6 Furnace Air Filter • No air filter was installed in this furnace at the time of theinspection. A filter should be installed to improve indoor airquality.

Page 32 Item: 8 CombustionChamber

• Excessive amounts of dirt and rust flakes on the furnaceburner assembly may affect the burner function. TheInspector recommends service by a qualified heating,ventilation and air-conditioning (HVAC) contractor.

Page 33 Item: 12 Furnace Operation • This furnace did not respond to the thermostat. TheInspector recommends that before the expiration of yourInspection Objection Deadline you have this furnace servicedby a qualified HVAC contractor.

FIREPLACEPage 33 Item: 2 Firebox • Firebrick lining the wall of the firebox of the wood-burning

fireplace in the living room was cracked. This condition mayallow the toxic, corrosive products of combustion to damagethe chimney structure or enter the living space.The Inspector recommends repair by a qualified contractor.

Page 34 Item: 4 Ember Barrier • The glass ember barrier of the fireplace in the was missingglassliving room.

CENTRAL AIR CONDITIONERPage 35 Item: 6 System Response • The air-conditioning system did not respond to the controls

and should be serviced by a qualified HVAC technician.

GENERAL INTERIOR


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Page 36 Item: 1 General Condition • The doorbell was inoperable. The Inspector recommendscorrection by a qualified electrical contractor.

Page 37 Item: 7 Smoke/CODetectors

• Smoke detector in living area was missing battery. Werecommend installing battery for safety.

KITCHENPage 39 Item: 2 Range • Range operational test cannot be completed due to gas

service being disconnected to the home at time of inspection.We recommend having a qualified contractor evaluate asneeded want to gas service is restored

Page 40 Item: 8 Receptacles • An electrical receptacle in the kitchen was missing a coverplate. This condition left energized electrical componentsexposed to touch. This shock/electrocution hazard should becorrected by a qualified electrical contractor.

Page 41 Item: 9 GFCI Receptacles • A ground fault circuit interrupter (GFCI) electrical receptaclein the kitchen did not respond to testing at the time of theinspection. The Inspector recommends receptacle repair orreplacement as needed by a qualified electrical contractor.

Page 41 Item: 10 Sink • When kitchen sink is operated the water also runs in hallwaybathroom. The cause was undetermined at the time ofinspection. We recommend having a qualified contractorevaluate and repair as needed

MASTER BEDROOMPage 46 Item: 10 Smoke/CO

Detectors• The Inspector recommends installing a smoke detector toprovide improved fire protection to this bedroom. Placementshould comply with the manufacturer's recommendations.

Page 47 Item: 15 Visible Flue • The exhaust flue of the wood-burning fireplace appeared toneed cleaning. Dirty flues are potential fire hazards. The flueshould be cleaned by a qualified contractor.

Page 47 Item: 16 Ember Barrier • The wood-burning fireplace lacked an ember barrier. Thiscondition is a potential fire hazard as it may allow hot embersto be deposited on the combustible floor-covering material.The Inspector recommends providing a means for containingfireplace embers such as a screen.

1st UPSTAIRS BEDROOMPage 50 Item: 8 Smoke/CO

Detectors• The Inspector recommends installing a smoke detector toprovide improved fire protection to this bedroom. Placementshould comply with the manufacturer's recommendations.

SECOND FLOOR BATHROOMPage 52 Item: 14 Tile Floors • Grout lines in the tile floor of this bathroom needed

maintenance. All work should be performed by a qualifiedcontractor.

MASTER BATHROOMPage 56 Item: 10 Shower Enclosure • The shower tiles had areas of missing grout that may allow

moisture to penetrate the walls.

rnd home inspections, llc. · • gates had visible damage at the time of the inspection. the...

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