1735 North Madison Avenue Pasadena CA 91104

Transcription

1 1735 North Madison Avenue Pasadena CA Client(s): Plumbid Inspection Date: 2/7/2017 The Best Inspectors. Anywhere. Inspector: Rob Bost # Inspection Date: 2/7/2017 Client(s): Plumbid Page 1 of 10

2 Thank you for choosing BPG for your property inspection. We value your business and are available should you have any follow-up questions regarding your report. This report represents our professional opinion regarding conditions of the property as they existed on the day of our inspection. We adhere to the Standards of Practices as outlined in the Standards of Practice of the American Society of Home Inspectors (ASHI) or your specific state standards. Your INSPECTION REPORT includes three sections: 1) Key Findings, 2) Property Information, and 3) Inspection Agreement. It is important to evaluate all three sections in order to fully understand the property and general conditions. The following definitions may be helpful in reviewing your reports. Action Items may include: Items that are no longer functioning as intended Conditions that present safety issues Items or conditions that may require repair, replacement, or further evaluation by a specialist Items that were inaccessible Consideration Items may include: Conditions that may require repair due to normal wear and the passage of time. Conditions that have not significantly affected usability or function- but may if left unattended. SECTION I. KEY FINDINGS This section is designed to summarize the findings and conditions that may require your immediate attention. Typically, the Key Findings Summary is used to help prioritize issues with other parties involved in the real estate transaction (home buyer, home seller, and real estate agents). It is important to review carefully all sections of your report and not rely solely on the Key Findings summary. SECTION II. PROPERTY INFORMATION This section contains our detailed findings on all items inspected. Component locations, system types and details, maintenance tips, and other general information about the property will be included as appropriate. SECTION III. INSPECTION AGREEMENT This section details the scope of the inspection. BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU ARE AGREEING TO THE TERMS OF OUR INSPECTION AGREEMENT. A copy of this agreement was made available immediately after scheduling your inspection and prior to the beginning of your inspection. In addition, a copy is included on our website with your final inspection report. To retrieve your full PROPERTY INSPECTION REPORT (all 3 sections) from our Web site: Point your web browser to Click on View Your Inspection Report Enter the Report Id and Client Last Name (shown below) Report Id: Client's Last Name: Plumbid Follow the instructions to either view the report online or download it to your computer. Again, thank you for selecting us as your inspection company. Please contact our Customer Service Center at should you have any questions about your reports or desire additional assistance. Inspection Date: 2/7/2017 Client(s): Plumbid Page 2 of 10

3 Action Items Structure CLIENT INFORMATION 1. The old abandoned floor furnace flue connectors appear to be Transite (asbestos cement) flue pipe. A qualified technician should remove or encapsulate as needed. Exterior DRIVEWAYS AND WALKWAYS 2. Damage to the front walkway has created trip hazards. The damaged areas should be replaced or repaired as needed. This should be the city responsibility. WALL CLADDING AND TRIM 3. Sections of the siding on the rear exterior are damaged. - A qualified technician should repair or replace any damaged siding. A qualified pest inspector should further evaluate this area as well. Electrical GFCI CONDITIONS (GROUND FAULT CIRCUIT INTERRUPTERS) 4. Ground Fault Circuit Interrupter (GFCI) protection is installed for some, but not all, of the receptacles where this type of protection is presently required. This includes locations in bathrooms, garages, exteriors, wet bars, laundry sinks, basements and crawl spaces and kitchens within six feet of the sink. They are also commonly utilized for equipment such as sump pumps, whirlpools, spas and pool equipment. GFCI's have two different forms: receptacles with test/reset buttons, and panel breakers. Either form is effective in protecting appropriate outlets or fixtures. - Consider upgrading unprotected receptacles in areas where GFCI protection is presently required. WIRING 5. Knob and tube wiring in the attic is covered with insulation but does not appear to be active where noted. A qualified electrician should evaluate as needed. INTERIOR RECEPTACLES AND FITURES 6. One or more cover plates for receptacles and switches are missing or damaged in the building. This can be a shock hazard. All missing or damaged cover plates should be replaced with new cover plates. Heating and Cooling A/C CONDENSATE SYSTEM 7. The secondary condensate drain and line are missing in the attic. A qualified technician should repair or replace as needed. Interiors CLOSETS/CABINETS 8. Light fixtures with bare, incandescent bulbs located close to storage shelves in closets can be fire hazards, and are not allowed in new construction. Uncovered bulbs should be at least 12 inches away from combustible materials. Install a protective cover, or replace the existing fixture with a fluorescent or recessed incandescent fixture, or at the minimum, keep all combustible materials at least 12 inches away from light bulbs. Closets in new construction should be at least 3 feet deep to contain light fixtures. Heat sensitive circuit breakers may also be required for recessed fixtures. SMOKE DETECTORS/CO DETECTOR Inspection Date: 2/7/2017 Client(s): Plumbid Page 3 of 10

4 Interiors 9. There are no permanently installed carbon monoxide detectors on the property. - As required by law, any property with gas or oil burning appliances such as furnaces, ranges, ovens, space heaters, water heaters or have an attached garage, should have a carbon monoxide detector installed according to the device manufacture's instructions and State guidelines. 10. The number of smoke detectors is less than would be required by modern standards. Most cities want the detectors in each bedroom, hallway leading to the bedrooms and if multi-storied, at the top and bottom of the staircase at each level. Since smoke detector regulations vary from jurisdiction to jurisdiction, we recommend that you consult the local building and safety department for a copy of their smoke detector requirements. Smoke detectors should be installed as needed. No detector is installed in the hallway, Action Items Bathrooms SHOWER PAN(S) 11. The shower grout and caulk is cracked, deteriorated and/or missing. Water leakage through unsealed areas can cause structural damage. Damage caused by water seepage cannot be determined by this visual inspection. All cracked or missing grout and caulking should be replaced to prevent moisture intrusion of the wall. Inspection Date: 2/7/2017 Client(s): Plumbid Page 4 of 10

5 Consideration Items Introductory Notes ENVIRONMENTAL 12. Indications are that this property was built prior to Prior to this year, many paint and stain products contained lead. Lead is a material that is medically harmful to human health and development, especially children. Testing for lead is outside the scope of this inspection, but only by testing can one determine the presence or absence of lead in either the interior or exterior painted or stained surfaces. - Check with local authorities for any testing requirements. Have a qualified technician perform any tests as desired. 13. Given the age of this property, it may have some products in it that contain asbestos. Asbestos has been shown to cause a variety of health problems. Asbestos was used as an ingredient in hundreds of products commonly used in construction. Shingles, floor coverings, ceiling tiles, duct wraps, insulation, vent pipe, ceiling coatings, and wallboard joint compound are but a few of these common products that often contained asbestos in years past. Determination of asbestos in any given product that may be present in this structure can only be made with a laboratory test of the material. Unless specifically requested by the client and addressed elsewhere in this report or by separate document, testing for asbestos content in any material is not within the scope of this inspection. Structure SLAB FOUNDATIONS AND CRAWLSPACES 14. Some visible small cracks were noted in the foundation at the crawl space. Not all cracks in concrete or block foundation walls are indicative of structural problems. Cracks may be due to either normal expansion-contraction cycles, shrinkage of concrete or mortar, or settlement that has stopped. These cracks could be evaluated and repaired if needed. 15. An abandoned floor furnace is noted in the crawl space. It is disconnected from the gas system. It should be removed. 16. There are multiple types of debris ( metal, plastic, wire, wood, paper, etc. ) that needs removing from the crawlspace under home. CRAWL SPACE MOISTURE 17. The soil in the underbuilding crawl space was damp at the time of inspection. The drainage around the house needs to be regraded or a cover on the vent. Consult with a technician for proper grading. CRAWL SPACE VENTILATION 18. One or more crawl space vent screens are torn or missing. It is important that vents around the perimeter of a crawl space or basement foundation have screens in good condition to minimize the entry of pests and rodents into the house. - A qualified technician should replace any damaged, missing screens. Exterior DRIVEWAYS AND WALKWAYS 19. We observed cracking of the walkways around the building. The damaged areas should be evaluated and repaired as needed. Roofing CLIENT INFORMATION 20. Trees near the building have overhanging branches resting on the roof. This could damage (abrade) the roof surfaces. - Trees should be pruned as needed. Inspection Date: 2/7/2017 Client(s): Plumbid Page 5 of 10

6 Consideration Items Roofing 21. There is an accumulation of vegetation on the roof. This can promote deterioration of the roofing materials. Removal of the vegetation is recommended. FLASHINGS 22. The mastic used to seal the roof penetrations is deteriorated. All deteriorated mastic sealant should be repaired as necessary to help prevent leaks. 23. The mastic used to seal the roof penetrations is deteriorated. All deteriorated mastic sealant should be repaired as necessary to help prevent leaks. Plumbing PLUMBING FITURES and DRAINS 24. The tub/shower diverter in the hall bathroom is not fully functional. It doesn't completely divert from tub to shower. - The diverter should be repaired or the fixture replaced, as needed. GAS SYSTEM:LIMITATIONS 25. There is a gas piping system and gas appliances within the subject building. It is not within the scope of this inspection to perform leak or combustion tests on the gas systems. Contact the Gas Company to perform a safety test on all gas appliances prior to the close of the investigational time period allowed under contract. GAS PIPES and VALVES 26. The condensate or sediment trap is missing at the gas appliances (furnace & water heater). Gas valves installed on all gas appliances should be protected by a short pipe 'T' called a trap/drip leg that is installed upstream just before the appliance valve. The trap's purpose is to capture any debris or moisture that might be pushed through the gas line before it can foul the gas valve. Consult a licensed gas plumbing contractor for any required repair. Electrical ETERIOR RECEPTACLES AND FITURES 27. One or more lights are not functional at the exterior. The bulbs may have burned out. Try replacing the bulbs and testing the fixtures. If new bulbs do not correct the problem, a qualified electrician should make repairs or modifications as necessary. INTERIOR RECEPTACLES AND FITURES 28. One or more lights are not functional at the interior. Some bulbs are missing and other bulbs may have burned out. Try replacing the bulbs, and test the fixtures. If a new bulb does not correct the problem, a qualified electrician should make repairs or modifications as necessary. Heating and Cooling HEAT - GENERAL CONDITIONS 29. We suggest review and servicing of all heating units by a qualified HVAC contractor for continued safe and efficient operation prior to close of the investigational time period. DUCTING, FILTERS, PLENUM 30. The filter is dirty. This decreases its effectiveness, and blocks airflow. This can dramatically decrease the efficiency of both the heating and cooling system. Replace any dirty filters now, and at regular intervals thereafter. Filters should be properly sized to ensure proper function. If the system has been operating in this condition for an extended period of time, service by a licensed HVAC contractor is advised to further inspect the fan, evaporator coil, ducts, etc., and clean these components as needed. Inspection Date: 2/7/2017 Client(s): Plumbid Page 6 of 10

7 Consideration Items Heating and Cooling 31. Dirt and debris have collected at the base of the filter, in the bottom of the return air duct plenum, and in the blower compartment. -We recommend that these areas be thoroughly cleaned. A qualified tradesperson should do the work. A/C EQUIPMENT 32. An ambient air test was performed by using a thermometer on the air handler of air conditioner to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 54 degrees, and the return air temperature was 73 degrees. This indicates the range in temperature drop is normal. Attic LIMITATIONS OF ATTIC ACCESS 33. Debris and other items were noted in the attic. All items not related to the structure should be removed. ATTIC MOISTURE CONDITIONS 34. There are water stains on the underside of the sheathing and the rafters. These stains are indications of old leaks. We observed no signs of active leaks. Monitoring these stained areas is recommended. Interiors WINDOWS 35. One or more windows do not operate smoothly, are difficult to latch or are in need of adjustment. All poorly or nonoperating windows and their associated hardware should be cleaned, lubricated, and adjusted for smoother operation. Where needed, essential hardware, such as operator cranks, sash balances and latches should be replaced with compatible components. CLOSETS/CABINETS 36. The cabinets are in adequate condition. However, adjustment of some/all hinges, latches and drawers is needed. FIREPLACE 37. The living room fireplace flue and firebox has a build-up of soot. The condition of the flue and firebox could not be fully determined. - A qualified chimney sweep should clean & evaluate the flue and chimney. 38. Permanent screen curtains at the fireplace in the living room are missing. We recommend repair as needed. Bathrooms WASH BASIN(S) 39. The drain stop for the wash basin in the hall bathroom is inoperable. - It should be repaired or replaced to restore proper function. BATHTUB(S) 40. The tub and walls are reglazed at the hall bathroom. The condition of the underlying tiles could not be determined. The area around the tub should be repaired as needed. There are areas around the drain where the surface is deteriorated. CLIENT INFORMATION Laundry Inspection Date: 2/7/2017 Client(s): Plumbid Page 7 of 10

8 Consideration Items Laundry 41. Due to limited clearances around the laundry equipment, we could not identify the type of utility sources provided for the dryer, nor could we verify the washer connections and drain lines. Ask the owner whether gas or electricity (or both) are available at the dryer location and review the washer hookups when access is available. CLOTHES WASHER CONNECTIONS 42. The clothes washer overflow pan is not installed. Because of the location of this laundry, a pan connected to a drain in good repair is advised. We recommend installation of a drained catch pan under the washing machine, as an upgrade and preventive measure. Prepared Using HomeGauge : Licensed To BPG Inspection Services Inspection Date: 2/7/2017 Client(s): Plumbid Page 8 of 10

9 ITEMS INSPECTED Legend No Action Items Found Action Item Consideration Item Introductory Notes 1.0 CLIENT ADVICE 1.1 INSPECTION SCOPE 1.2 PERMITS 1.3 ENVIRONMENTAL 1.4 WALK THROUGH INFORMATION 1.5 PICTURES Structure 2.0 CLIENT INFORMATION 2.1 LIMITATIONS: ACCESS 2.2 SLAB FOUNDATIONS AND CRAWLSPACES 2.3 CRAWL SPACE MOISTURE 2.4 FOUNDATION MOISTURE 2.5 CRAWL SPACE VENTILATION 2.6 MUDSILL and BOLTING 2.7 CRIPPLE WALLS 2.8 BEAMS 2.9 PIERS and POSTS 2.10 LIMITATIONS: FLOOR FRAMING 2.11 FLOOR JOISTS 2.12 SUBFLOORING 2.13 INSULATION and VAPOR BARRIER 2.14 LIMITATIONS: ROOF FRAMING 2.15 ROOF and CEILING FRAMING 2.16 PURLINS and COLLAR TIES 2.17 RIDGE - VALLEY - HIP BEAMS 2.19 LIMITATIONS: WALL FRAMING 2.20 WALL FRAMING Exterior 3.0 CLIENT INFORMATION 3.1 LIMITATIONS: ETERIOR 3.2 GRADING, DRAINAGE, RETAINING WALLS 3.3 DRIVEWAYS AND WALKWAYS 3.4 PATIOS and COVERS 3.5 DECKS, BALCONIES and PORCHES 3.6 LIMITATIONS: ETERIOR CLADDING 3.7 WALL CLADDING AND TRIM 3.8 EAVES, SOFFITS, FASCIA AND PAINT 3.9 LIMITATIONS: ETERIOR DOORS & WINDOWS 3.10 DOORS 3.11 WINDOWS 3.12 STEPS and RAILINGS 3.13 FENCES and GATES 3.14 VEGETATION and PLANTERS Roofing 4.0 CLIENT INFORMATION 4.1 LIMITATIONS: ROOFING 4.2 ROOF COVERINGS 4.3 FLUES and CAPS 4.4 FLASHINGS 4.5 GUTTERS/ DOWNSPOUTS AND DRAINS 4.6 CHIMNEYS Plumbing 5.0 CLIENT INFORMATION 5.1 LIMITATIONS: PLUMBING WATER SUPPLY 5.2 MAIN WATER SHUT-OFF 5.3 PLUMBING WATER SUPPLY 5.4 PLUMBING FITURES and DRAINS 5.5 WASTE and VENT PIPES: LIMITATIONS 5.6 WASTE and VENT PIPES 5.7 WATER HEATER : LIMITATIONS 5.8 WATER HEATER WATER HEATER GAS and ELECTRIC CONNECTIONS WATER HEATER COMBUSTION and VENTING 5.12 WATER HEATER - CONDITIONS 5.13 TANKLESS WATER HEATER 5.14 GAS SYSTEM:LIMITATIONS 5.15 GAS SYSTEM 5.16 GAS PIPES and VALVES 5.17 GAS VENTS AND FLUES 5.21 WASTE and VENT PIPES:LIMITATIONS Electrical 6.0 CLIENT INFORMATION 6.1 LIMITATIONS: ELECTRICAL 6.2 SERVICE ENTRANCE CONDUCTORS/ AMPACITY 6.3 METER AND GROUNDING 6.4 MAIN DISTRIBUTION PANEL 6.5 CIRCUIT BREAKERS Inspection Date: 2/7/2017 Client(s): Plumbid Page 9 of 10

10 ITEMS INSPECTED Legend No Action Items Found Action Item Consideration Item 6.6 SUB PANEL(S) 6.7 GFCI CONDITIONS (GROUND FAULT CIRCUIT INTERRUPTERS) 6.8 WIRING ETERIOR RECEPTACLES AND FITURES INTERIOR RECEPTACLES AND FITURES 6.11 HVAC DISCONNECT Heating and Cooling 7.0 CLIENT INFORMATION 7.1 LIMITATIONS - HEATING AND COOLING 7.2 HEAT - GENERAL CONDITIONS 7.3 BURNER CONDITIONS 7.4 VENTS AND FLUES 7.5 THERMOSTATS 7.6 DUCTING, FILTERS, PLENUM 7.7 SAFETY SWITCH and SENSORS 7.8 COMBUSTION AIR/RETURN AIR 7.11 LIMITATIONS - A/C 7.12 A/C EQUIPMENT 7.13 A/C CONDENSATE SYSTEM Attic 8.0 LIMITATIONS OF ATTIC ACCESS 8.1 ATTIC ACCESS CONDITIONS 8.2 ATTIC MOISTURE CONDITIONS 8.3 ATTIC VENTILATION CONDITIONS 8.4 ATTIC INSULATION CONDITIONS 8.5 ATTIC FIRE BARRIERS Garage 9.0 CLIENT INFORMATION 9.1 LIMITATIONS ABOUT INSPECTING the GARAGE 9.2 GARAGE CEILINGS GARAGE WALLS (FIREWALL SEPARATION - VENTILATION) PASSAGE DOOR FROM GARAGE TO INTERIOR 9.5 GARAGE FLOOR 9.6 GARAGE DOOR(S) and HARDWARE 9.7 GARAGE DOOR OPERATORS Interiors 10.0 INTERIOR INSPECTION LIMITATIONS 10.1 CEILINGS 10.2 WALLS 10.3 FLOORS 10.4 WINDOWS 10.5 BEDROOM FIRE SAFETY EGRESS 10.6 DOORS 10.7 CLOSETS/CABINETS 10.9 SMOKE DETECTORS/CO DETECTOR FIREPLACE Kitchen 11.0 LIMITATIONS ABOUT KITCHEN INSPECTION 11.1 COUNTERTOP/SINK 11.2 RANGES/OVENS/COOKTOPS 11.3 KITCHEN EHAUST SYSTEM 11.4 WASTE DISPOSER 11.5 MICROWAVE 11.6 DISHWASHER and AIR GAP 11.7 CABINETS Bathrooms 12.0 CLIENT INFORMATION 12.1 WALLS 12.2 FLOOR 12.3 CEILINGS 12.4 WASH BASIN(S) 12.5 SHOWER WALLS 12.6 SHOWER ENCLOSURE(S) 12.7 SHOWER PAN(S) 12.8 TOILET(S) 12.9 BATHROOM VENTILATION BATHTUB(S) CABINETS/COUNTERTOP Laundry 13.0 CLIENT INFORMATION 13.1 CLOTHES WASHER CONNECTIONS 13.2 CLOTHES DRYER CONNECTIONS 13.3 VISIBLE CLOTHES DRYER VENT 13.4 LAUNDRY TUB Inspection Date: 2/7/2017 Client(s): Plumbid Page 10 of 10