Sunset Coast Home Inspections

Transcription

1 Inspector: Joseph H. Batta, Sunset Coast Home Inspections Cover Page Sunset Coast Home Inspections Property Inspection Report Inspection prepared for: John Sample & Jane Sample Date of Inspection: 4/20/2018 Time: 1:00 Age of Home: 11 years old Size: 1000 This is a 4 unit structure. Only unit #1 was inspected for this sample report. Inspector: Joseph H. Batta License # HI10957 Phone: joe@sunsetcoasthomeinspections.com Coast Home Inspections

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Grounds Page 6 Item: 3 Patio and Porch Deck Unstable supports. Floor boards damaged. Improper fasteners. Missing joist hangers. Suggest further evaluation by a structural engineer and or a licensed contractor to determine its integrity. Page 7 Item: 5 Grounds Electrical GFCI trip test failed. All electrical outlets in the lower level are not covered under any GFCI protection. Can a wet environment as noted with the occasional flooding this could result in severe accident possibly fatal. Suggest install GFCI protection in the lower level. Page 7 Item: 7 Plumbing No antisiphon device on the rear hose bib. - safety defect. Page 8 Item: 11 Balcony The balcony is settling door is out of square. suggest structural engineer and or a licensed contractor for repair. Failure is eminent. Material defect. Page 9 Item: 12 Patio Enclosure Upstairs enclosed patio has screen enclosure. Safety rail not installed. Maybe a safety issue for young children. The screen itself is the only safety measure and is not acceptable for common safety practices. Page 9 Item: 13 Patio and Porch Condition Indications of past or present water leaks, seeps, or condensation at eaves. Severe wood rot and decay, failure is eminent, Replace structure supporting the balcony roof ASAP. Exterior Areas Page 9 Item: 1 Doors 2nd floor door to porch is damaged. Its out of square do to balcony structure settling. Page 10 Item: 3 Siding Condition Insect damage or activity suspected. Recommend further evaluation by a licensed exterminator. Pier/ lower level Page 11 Item: 1 Plumbing Materials Polybutylene although still in use, is no longer available or allowed in new or remodel applications. This material is know to fail without notice. A past class action suit has been rewarded to its victims, no longer paying out. I would highly advise replacing this material by a licensed plumber. Page 12 Item: 2 Basement Electric Electrical conduit (raceway) has severe rust and failed fasteners supporting it. The water line is the only thing holding it up! Suggest further evaluation by a licensed electrical contractor. UNSAFE CONDITION... Page 1 of 34

3 Page 12 Item: 3 GFCI No GFCI receptacle device protection on any of the many receptacles located in the lower level. UNSAFE CONDITION Page 13 Item: 6 Framing Visible evidence of Wood Destroying Organisms observed. Recommend obtaining a termite inspection to confirm that no active infestation exists. Severely cracked floor joists near front of home. ( visible in basement ) Page 13 Item: 8 Columns Recommend Structural engineer evaluate the system. Page 14 Item: 9 Piers Most all piers show signs of severe wood decay. Recommend replacement by a structural engineer and or a licensed contractor. SEVERE DEFECT. Failure is eminent. Attic Page 15 Item: 3 Ventilation Ridge exhaust venting noted on the exterior. Covered over with material observed from the interior. A new roof was installed less than one year ago. Page 15 Item: 8 Insulation Condition Insulation is sparse in some areas. Thermal image of Bedroom #1 Electrical Page 17 Item: 1 Electrical Panel 220 circuit breakers not mechanically connected. Suggest replace by a licensed electrician. Page 17 Item: 4 Cable Feeds Masthead is loose or improperly secured, recommend review by a licensed electrician for repair or replacement as necessary. see photo in grounds section Page 17 Item: 5 Breakers One circuit breaker not in use. Another 220 amp circuit breaker not mechanically tied together. Suggest have electrical system evaluated by a licensed electrical contractor. Heat/AC Page 18 Item: 1 Heater Condition Condensation leaking at the heater. Secondary line was not installed. Prior water damage observed. Bucket catching leaking primarily drain. Suggest repair by a licensed HVAC contractor. Page 20 Item: 9 Thermostats Face cover missing. Suggest replace thermostat. Water Heater Page 21 Item: 4 TPRV Improper installation of the TPR discharge tube. A Temperature Pressure Relief Valve (TPR) is a safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must run down hill. Safety defect. Kitchen Page 21 Item: 2 Counters Counter top to wall needs to be caulked. Visible signs of water deterioration at the time of the inspection. Page 22 Item: 3 Dishwasher No loop in drain line. Disposal has the potential to discharge drain water into the dishwasher. Page 2 of 34

4 Page 23 Item: 10 Plumbing Drain system is not professionally installed. Drain does not have sufficient slope to main stack. This allows all of the drain pipes to stay full of water. This will push dirty water into the second sink after activating the garbage disposal. Recommend repair or replace by a licensed plumbing contractor. This is an UNSAFE DEFECT Page 23 Item: 12 Electrical Hot-neutral reversed outlets present. This means that the black and white wires in the circuit have been reversed, and may be a concern with items such as computers and electronic devices. We recommend that a licensed electrician evaluate, repair and replace wires and connections as necessary. Page 24 Item: 13 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Bathroom Page 24 Item: 4 Doors Bathroom door is delaminating. Page 25 Item: 5 Electrical Switch needs new cover. Outlet needs new cover. Page 25 Item: 6 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 25 Item: 10 Mirrors The mirror was loose on wall. We strongly recommend refastening. Page 28 Item: 16 Sinks Slow drain at sink. Recommend clearing. Laundry Page 28 Item: 3 Electrical Recommend full review by qualified electrical contractor for quotes on upgrades/repair to ensure safe and adequate service. Page 29 Item: 4 GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 29 Item: 5 Plumbing S traps present- these may cause dry traps, slow drains or loud drainage. Not vented. This is not acceptable for current practices. Interior Areas Page 30 Item: 8 Wall Condition Moisture indicated from a leaking condensation drain line. See Utilities section for defect description. Bedroom 1 Page 31 Item: 1 Closets The closet light is missing fixture globe. This can be a potential fire hazard if clothing comes in contact with an exposed light bulb. Page 32 Item: 5 Smoke Detectors There were no smoke detectors present in the bedroom. Suggest install for safety. Page 33 Item: 8 Ceiling Condition See attic section / insulation / for missing insulation location. Bedroom 2 Page 33 Item: 5 Smoke Detectors There were no smoke detectors present in the bedroom(s). Suggest install for safety. Page 3 of 34

5 INTRODUCTION: Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. 1. Attendance In Attendance: Client present Buyer Agent present 2. Home Type Home Type: 1 of 4 multi family on piers 3. Occupancy Occupancy: Occupied - Furnished Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Moderate cracks in driveway. Repair and / or monitor for expansion and development of trip hazards. Page 4 of 34

6 Grounds Continued 2. Grading Multiple cracks The slab under the home is original and shows signs of deterioration. There is cracking and mechanical repairs done to the concrete surface. The exterior drainage is generally away from foundation. Water marks on the walls in the lower level indicate past flooding issues during heavy rain events. 3. Patio and Porch Deck Water marks indicating prior multiple flooding. Unstable supports. Floor boards damaged. Improper fasteners. Missing joist hangers. Suggest further evaluation by a structural engineer and or a licensed contractor to determine its integrity. Page 5 of 34

7 Grounds Continued 4. Stairs & Handrail Balcony structure Appeared functional at time of inspection. Wood decay / Loose flooring 5. Grounds Electrical No return Electrical wires under the floor system in the lower level not properly supported. Suggest securing all electrical conductors using common practices. Overhead service wires running through heavy vegetation. Suggest contacting local utility to remedy the issue. Switch cover not waterproof. - Electrical Service Mast: Bent / Loose. Clamps to secure mast to the structure are either missing or have deteriorated away. Suggest fastening mast to the structure by a licensed professional. GFCI trip test failed. All electrical outlets in the lower level are not covered under any GFCI protection. Can a wet environment as noted with the occasional flooding this could result in severe accident possibly fatal. Suggest install GFCI protection in the lower level. Page 6 of 34

8 Grounds Continued 6. GFCI Service mast DEFECT NOT SAFE No Ground Fault Circuit Interrupter (GFCI) protection of home electrical outlets was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, consider upgrading the electrical system to include GFCI protection at the following locations: Bathrooms Outside Garages Crawlspace (at or below grade) Unfinished basements Kitchens Laundry rooms Within 6 feet of all plumbing fixtures Boathouses 7. Plumbing Materials: Copper piping noted. PVC piping noted. Water main shut off located on the center pier in the west center of the structure. No antisiphon device on the rear hose bib. - safety defect. Page 7 of 34

9 Grounds Continued 8. Water Pressure 40 No antisiphon device - backflow preventer 9. Pressure Regulator 10. Exterior Faucet Condition Location: Outside to the rear Located under the structure. 11. Balcony The balcony is settling door is out of square. suggest structural engineer and or a licensed contractor for repair. Failure is eminent. Material defect. Door on Balcony out of square - Balcony settling Page 8 of 34

10 12. Patio Enclosure Grounds Continued Upstairs enclosed patio has screen enclosure. Safety rail not installed. Maybe a safety issue for young children. The screen itself is the only safety measure and is not acceptable for common safety practices. 13. Patio and Porch Condition Materials: The patio/porch roof is the same as main structure. Asphalt shingles noted. Indications of past or present water leaks, seeps, or condensation at eaves. Severe wood rot and decay, failure is eminent, Replace structure supporting the balcony roof ASAP. Severe wood decay- failure is eminent - major defect Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from ground level. 1. Doors 2nd floor door to porch is damaged. Its out of square do to balcony structure settling. 2. Window Condition Components appeared in satisfactory condition at time of inspection. Some window screens damaged. Page 9 of 34

11 3. Siding Condition Exterior Areas Continued Materials: Vinyl siding, wood frame construction, wood pier foundation. Soffit vents displaced from electrical mast. Vinyl siding loose at rear of house. One piece missing on the front of the house. Recommend repair or replace to prevent water infiltration and future decay. Insect damage or activity suspected. Recommend further evaluation by a licensed exterminator. Siding coming loose Not professional 4. Eaves & Facia Indicates moisture behind the siding. Loose trim cladding observed, suggest securing as necessary. Roof As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof. Page 10 of 34

12 Roof Continued Always ask the seller about the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification from an established local roofing company to determine its serviceability and the number of layers on the roof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisability of installing a damming feature which may limit the size and amount of snow / ice sliding from the roof. 1. Roof Condition Materials: New roof installed. No defects found. Inspected from walking on the roof. Materials: Asphalt shingles noted. Newer roof installed. No major system safety or function concerns noted at time of inspection. 2. Flashing In the inspectors opinion the flashings are near the end of their useful life due to wear. 3. Gutter No gutters installed on the structure, typical practice for this area. 1. Plumbing Materials Pier/ lower level Materials: Unprofessional work noted at one or more locations noted, recommend review and repairs by a qualified plumber to assure proper drain line function. Unprofessional repairs/upgrades noted to supply lines at one or more locations observed. Recommend review and proper repairs by a Qualified Plumber. Drain lines appear to lack proper support, recommend adding support hangers. Inspection of all areas of the drain pipes was not possible due to limited access/finshed walls and ceilings to check for defects such as, but not limited too:leaks, corrosion, improper workmanship, and damage. Vent and Drain lines are not fully visible for inspection due to finished walls/ceiling preventing full view of plumbing. Copper PVC Polybutylene Polybutylene although still in use, is no longer available or allowed in new or remodel applications. This material is know to fail without notice. A past class action suit has been rewarded to its victims, no longer paying out. I would highly advise replacing this material by a licensed plumber. Page 11 of 34

13 Pier/ lower level Continued 2. Basement Electric Polybutylene Electrical conduit (raceway) has severe rust and failed fasteners supporting it. The water line is the only thing holding it up! Suggest further evaluation by a licensed electrical contractor. UNSAFE CONDITION GFCI Service conduit is supported by PVC main water line. No GFCI receptacle device protection on any of the many receptacles located in the lower level. UNSAFE CONDITION 4. Slab Floor Lower level floor exhibits cracking/minor heaving in several places, this is to be expected in a home of this age. Evidence of repairs observed, unable to determine the effectiveness of these repairs. Page 12 of 34

14 Pier/ lower level Continued 5. Finished Floor 6. Framing Not fully visible for inspection due to lack of access to all areas. Visible evidence of Wood Destroying Organisms observed. Recommend obtaining a termite inspection to confirm that no active infestation exists. Visible evidence of Wood Destroying Organisms observed. Recommend obtaining a termite inspection to confirm that no active infestation exists. Severely cracked floor joists near front of home. ( visible in basement ) 7. Subfloor Joist failure No bridging observed, recommend installing proper bridging to increase support and stability of the floor system. Some past water damage/stains near joists especially around bathroom area plumbing. No active leaks were discovered at time of inspection. Sub flooring is partially visible from lower level. 8. Columns Recommend Structural engineer evaluate the system. Page 13 of 34

15 Pier/ lower level Continued 9. Piers Beams are settling. Most all piers show signs of severe wood decay. Recommend replacement by a structural engineer and or a licensed contractor. SEVERE DEFECT. Failure is eminent. Extreme wood decay Attic This report describes the method used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present. 1. Access **Location of access** Common area at the top of the stairs. Attic light located just inside access. Page 14 of 34

16 2. Structure Attic Continued Evidence of past or present leaks, dry at time of the inspection. Monitor for leaks &/or have roofing contractor evaluate. 3. Ventilation Under eave soffit inlet vents noted. Ridge exhaust venting noted on the exterior. Covered over with material observed from the interior. A new roof was installed less than one year ago. 4. Vent Screens Vent screens noted as functional from the interior attic space. 5. Duct Work Ducts were loose in areas; advise securing. Wrapping is torn in areas. 6. Electrical All wiring should be properly secured to the framing. 7. Attic Plumbing PVC plumbing vents No deficiencies noted in plumbing vent piping. 8. Insulation Condition Materials: Fiberglass batts with kraft paper facing noted. Depth: Insulation averages about 6-8 inches in depth Insulation level in the attic is typical for homes this age. Damaged. Insulation is sparse in some areas. Thermal image of Bedroom #1 Page 15 of 34

17 Attic Continued Flir indicates missing insulation. See flir photo. Sparse insulation - Attic Electrical See flir photo This report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensed electrician. Page 16 of 34

18 1. Electrical Panel Electrical Continued Location: Main Location: larger bedroom. Questionable wiring in panel box. Have licensed electrician evaluate. Service panel was not properly indexed to locate individual circuits. 220 circuit breakers not mechanically connected. Suggest replace by a licensed electrician. 2. Main Amp Breaker 150 amp 3. Breakers in off position Recommend professional licensed contractor One circuit breaker in the panel was not in use.( No wires) 4. Cable Feeds There is an overhead service drop noted. Wires are touching trees, recommend review by the local utility company for repair as necessary. Masthead is loose or improperly secured, recommend review by a licensed electrician for repair or replacement as necessary. see photo in grounds section 5. Breakers Materials: Copper non-metallic sheathed cable noted. One circuit breaker not in use. Another 220 amp circuit breaker not mechanically tied together. Suggest have electrical system evaluated by a licensed electrical contractor. Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be Page 17 of 34

19 Heat/AC Continued powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: The furnace is located in the hall closet Materials: Electric forced hot air. The home has a split system. Can not determine outlet of drain. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Condensation leaking at the heater. Secondary line was not installed. Prior water damage observed. Bucket catching leaking primarily drain. Suggest repair by a licensed HVAC contractor. 2. Heater Base The heater base shows signs of water damage. Possible prior water intrusion. 3. Enclosure Due to presence of rust, scale, and some debris in this furnace, a professional cleaning and service review by a licensed HVAC contractor is highly advised to ensure proper and safe operation of this unit. 4. Refrigerant Lines Missing insulation in areas. Condensation drain line terminates under house. 5. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior south. Appeared functional at the time of inspection. Air Conditioning mounting pad not level; this may shorten motor life. Suggest leveling pad or unit. The exterior electrical disconnect/shut off box was rusted and not opened. Unable to verify fuse size. The insulation is missing or damaged at exterior refrigerant line. Rust/Stained at exterior condensor. Page 18 of 34

20 Heat/AC Continued 24 Years old and counting Rust and corrosion 6. Air Supply Bucket catching leak Return air appears to be leaking at unit. We recommend sealing or patching the areas. The return air is drawn from the mechanical closet louvered door. The door is located in the central hall. This is a common practice, however, the two bedrooms do not have return air ducts. This is also a common practice. The issue IS when central units are installed in this way, there must be sufficient air allowed to escape. Typically this is done by cutting extra clearance at the bottom of the door. That is not the case on this inspection. As a result the airflow entering the 2 bedrooms was insufficient. Also adding more strain to the air delivery system. So.. I highly recommend allowing sufficient airflow to escape these two bedrooms by common installation practices. 7. Registers Appeared functional at the time of the inspection. Page 19 of 34

21 8. Filters Heat/AC Continued Location: Located inside heater cabinet. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. 9. Thermostats Location: living room wall. Analog, non-programmable type. Face cover missing. Suggest replace thermostat. 1. Base Thermostat - missing face cover Water Heater The water heater base is showing signs of prior damage. 2. Heater Enclosure The water heater enclosure is rusted, due to prior water infiltration. 3. Water Heater Condition Heater Type: Electric Location: The heater is located in the hall closet. Water heater is past the end of its typical service life. Highly recommend replacement. Rust stains present from condensation or precipitation. Page 20 of 34

22 4. TPRV Water Heater Continued Improper installation of the TPR discharge tube. A Temperature Pressure Relief Valve (TPR) is a safety valve releases water (and thus relieves pressure) if either the temp or pressure in the tank gets too high. The TPR valve discharge tube must run down hill. Safety defect. 5. Number Of Gallons 40 gallons 6. Plumbing Must not run vertical. Safety defect Materials: Copper No deficiencies observed at the visible portions of the supply piping. Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Most not accessible due to stored personal items. Some cabinet drawers need hardware repair/adjustment (to stay shut). Repair as needed. 2. Counters Granite tops noted. Counter top to wall needs to be caulked. Visible signs of water deterioration at the time of the inspection. Page 21 of 34

23 3. Dishwasher Kitchen Continued Operated. Lack of a proper air gap noted at dishwasher drain line. In the event of a sewer backup this device prevents sewer matter from entering into dishwasher. Recommend having a qualified plumber install a air gap to prevent possible contamination. No loop in drain line. Disposal has the potential to discharge drain water into the dishwasher. 4. Garbage Disposal No Loop in drain line. - SAFETY DEFECT Operated - appeared functional at time of inspection. 5. Cook top condition Electric cook top noted. SAFETY CONCERN: Free standing range missing anti-tip bracket/device. Should be installed. The electrical stove/range elements were tested at the time of inspection and appeared to function properly. These can fail at anytime without warning. No warranty, guarantee, or certification is given as to future failure. 6. Oven & Range Oven(s): Electric Oven(s) operated when tested. 7. Sinks Suggest caulking as necessary. Stains from presumed past leaks noted. Slow drain at sink with gurgling which may indicate that the drain line needs to be cleaned and/or that the drain is not properly vented. Sink drain enters the wall at a higher elevation. This may cause backup and clogging. Kitchen faucet leaks. Recommend repair or replacement. Page 22 of 34

24 Kitchen Continued 8. Vent Condition Materials: Recirculating Functional 9. Floor Condition Materials: Ceramic tile is noted. Not professionally installed. 10. Plumbing Drain system is not professionally installed. Drain does not have sufficient slope to main stack. This allows all of the drain pipes to stay full of water. This will push dirty water into the second sink after activating the garbage disposal. Recommend repair or replace by a licensed plumbing contractor. This is an UNSAFE DEFECT 11. Ceiling Condition Materials: There are drywall ceilings noted. No defects found at the time of the inspection. 12. Electrical Hot-neutral reversed outlets present. This means that the black and white wires in the circuit have been reversed, and may be a concern with items such as computers and electronic devices. We recommend that a licensed electrician evaluate, repair and replace wires and connections as necessary. 13. GFCI Missing diffuser kitchen ceiling No GFCI protection present, suggest installing GFCI protected receptacles for safety. Page 23 of 34

25 14. Wall Condition Kitchen Continued Materials: Drywall walls noted. Walls are clad in ceramic tile. No defects found at the time of the inspection. Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Cabinets No deficiencies observed. 2. Ceiling Condition Materials: There are drywall ceilings noted. No defects found during the time of the inspection. 3. Counters Solid Surface tops noted. No discrepancies noted. 4. Doors Bathroom door is delaminating. Bath door - coming apart Page 24 of 34

26 Bathroom Continued 5. Electrical Switch needs new cover. Outlet needs new cover. 6. GFCI No GFCI protection present, suggest installing GFCI protected receptacles for safety. 7. Exhaust Fan No GFCI, improper cover, missing screws The bath fan was operated and no issues were found. 8. Floor Condition Materials: Ceramic tile is noted. Floor tile not professionally installed. Uneven surface. Recommend caulking at the tub and shower areas. 9. Heating Heat lamp mounted in the ceiling noted in this room. At the time of the inspection, it appeared to be functioning and in serviceable condition. 10. Mirrors The mirror was loose on wall. We strongly recommend refastening. Page 25 of 34

27 Bathroom Continued 11. Plumbing Mirror mount is not in contact. Not professionally repaired. Safety defect Improper "S" trap noted. This trap configuration may cause the trap to siphon dry, allowing sewer gas and odor to enter the dwelling. This situation may rectified by the installation of an anti siphon device (cheater vent). Suggest repair by a qualified professional. In the alternative, run a little bit of water into the sink to reseal the trap if odor is detected. 12. Showers S - trap functional Faucet is loose in the wall. Moisture may be infiltrated into the wall cavity. Suggest repair. The shower faucet valves are difficult to operate. Recommend repair by a qualified contractor. Page 26 of 34

28 Bathroom Continued 13. Shower Walls Loose trim and handle Ceramic tile noted. Caulking needed around perimeter. Missing/damaged grout observed, suggest regrouting as necessary. Recommend caulking as required. 14. Bath Tubs Tub Stains observed. Tub is chipped, no leaks observed. 15. Enclosure Tub is chipped The shower enclosure was functional at the time of the inspection. Page 27 of 34

29 16. Sinks Suggest caulking as necessary. Slow drain at sink. Recommend clearing. 17. Toilets Bathroom Continued Operated when tested. Appeared functional, at time of inspection. 1. Locations Locations: Common area of Association Laundry 2. Dryer Vent The dryer vent is dirty at the exterior cover. 3. Electrical Needs cleaning Recommend full review by qualified electrical contractor for quotes on upgrades/repair to ensure safe and adequate service. Page 28 of 34

30 Laundry Continued 4. GFCI Picture is worth a 1000 words. Interior Areas UNSAFE No GFCI protection present, suggest installing GFCI protected receptacles for safety. 5. Plumbing CPVC pressure lines are not secured to the structure. S traps present- these may cause dry traps, slow drains or loud drainage. Not vented. This is not acceptable for current practices. The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. 1. Ceiling Fans Operated normally when tested, at time of inspection. 2. Door Bell Damaged button. Replace as needed. 3. Electrical Some outlets not accessible due to furniture and or stored personal items. Loose outlets noted. Page 29 of 34

31 Interior Areas Continued 4. Smoke Detectors Operated when tested. 5. Ceiling Condition Materials: There are drywall ceilings noted. Small stains noted on the ceiling. They tested dry at the time of the inspection. Monitor for future damage. 6. Patio Doors Stain indicated prior leak - no moisture indicated - monitor **Sliding Patio Doors** The doors hardware is showing signs of wear and may be at the end of its useful life. We recommend budgeting for replacement. 7. Screen Doors 8. Wall Condition Some areas not accessible due to stored personal items. Moisture indicated from a leaking condensation drain line. See Utilities section for defect description. Page 30 of 34

32 Interior Areas Continued Thermal photo of moisture behind the living room wall. Bedroom 1 The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Closets The closet door has fallen out of square and drags on the floor. We recommend contacting a qualified contractor to realign the door. The closet shelving needs to be refastened to the wall. The closet light is missing fixture globe. This can be a potential fire hazard if clothing comes in contact with an exposed light bulb. Missing globe - FIRE HAZZARD Page 31 of 34

33 2. Doors Hollow wood doors. Function properly at the thime of the inspection. 3. Electrical Bedroom 1 Continued Worn outlets noted. No Arc-Fault Circuit Interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. Building codes with which new homes must comply require the installation of AFCI protection of all bedroom outlets. This type of protection is designed to detect electrical arcing, which is a potential fire hazard. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider updating the existing electrical to provide AFCI protection. Arc-fault protection can be provided using either of two methods: 1. Arc Fault Circuit Interrupters (AFCI's) electrical outlets which have this capability built in. 2. AFCI circuit breakers installed at the main electrical panel which provide this protection to all non-afci outlets on the circuit controlled by that AFCI breaker. Some outlets not accessible due to furniture and or stored personal items. 4. Floor Condition Flooring Types: Carpet is noted. In the inspectors opinion the floor is near the end of its useful life due to age. 5. Smoke Detectors There were no smoke detectors present in the bedroom. Suggest install for safety. 6. Wall Condition Materials: Drywall walls noted. Painted finish noted. Some areas not accessible due to stored personal items. 7. Window Condition Materials: Aluminum framed single hung window noted. One or more windows did not lock/latch properly, recommend repairs for enhanced security/safety to occupants. Damaged screens observed. 8. Ceiling Condition Materials: There are drywall ceilings noted. No defects found during the time of the inspection. See attic section / insulation / for missing insulation location. Page 32 of 34

34 1. Closets Bedroom 1 Continued Bedroom 2 The closet door has fallen out of square and drags on the floor. We recommend contacting a qualified contractor to realign the door. The closet shelving needs to be refastened to the wall. 2. Doors Hollow wood doors. Functioned properly at the time of the inspection. 3. Electrical Some outlets not accessible due to furniture and or stored personal items. IMPROVE: Modern electrical codes require branch circuits at all bedrooms to be AFCI protected. The electrical code at the time this house was built may not have required AFCI protection at these circuits. Nonetheless, we strongly recommend they be added to all bedroom circuits as an extra preventive fire safety measure. Licensed electrician recommended. 4. Floor Condition Flooring Types: Carpet is noted. In the inspectors opinion the floor is near the end of its useful life due to age. 5. Smoke Detectors There were no smoke detectors present in the bedroom(s). Suggest install for safety. 6. Wall Condition Materials: Drywall walls noted. Some areas not accessible due to stored personal items. No defects found at the time of the inspection. 7. Window Condition Materials: Vinyl framed single hung window noted. One or more windows did not lock/latch properly, recommend repairs for enhanced security/safety to occupants. 8. Ceiling Condition Materials: There are drywall ceilings noted. No defects found at the time of the inspection. Page 33 of 34

35 Glossary Glossary Term AFCI Air Gap GFCI PVC TPR Valve Definition Arc-fault circuit interrupter: A device intended to provide protection from the effects of arc faults by recognizing characteristics unique to arcing and by functioning to de-energize the circuit when an arc fault is detected. Air gap (drainage): The unobstructed vertical distance through free atmosphere between the outlet of the waste pipe and the flood-level rim of the receptacle into which the waste pipe is discharged. A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines. The thermostat in a water heater shuts off the heating source when the set temperature is reached. If the thermostat fails, the water heater could have a continuous rise in temperature and pressure (from expansion of the water). The temperature and pressure could continue to rise until the pressure exceeds the pressure capacity of the tank (300 psi). If this should happen, the super-heated water would boil and expand with explosive force, and the tank would burst. The super-heated water turns to steam and turns the water heater into an unguided missile. To prevent these catastrophic failures, water heaters are required to be protected for both excess temperature and pressure. Usually, the means of protection is a combination temperature- and pressurerelief valve (variously abbreviated as T&P, TPV, TPR, etc.). Most of these devices are set to operate at a water temperature above 200 F and/or a pressure above 150 psi. Do not attempt to test the TPR valve yourself! Most water heating systems should be serviced once a year as a part of an annual preventive maintenance inspection by a professional heating and cooling contractor. From Plumbing: Water Heater TPR Valves Page 34 of 34