Jeff Brown Inspections

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1 Cover Page Jeff Brown Inspections Property Inspection Report Vegas NV, Inspection prepared for: Jim Shen Agent: Lauren Paris - Resolution Realty Inspection Date: 6/13/2013 Time: 10:00 Age: 26 years Size: 1130 sf Weather: Clear Inspector: Jeff Brown License #IOS RES 425 Raindance Drive, Henderson, NV Phone:

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a significant expense to correct, or items that may require immediate attention. The summary is not a complete listing of all the findings in the report and reflects the opinion of the inspector. Please review all of the pages of the report as the summary alone does not address all conditions. It is recommended all repairs be done by a licensed and bonded tradesman or professional. It is also recommended to obtain a copy of all receipts, warranties and permits for any work done. Heat/AC Page 11 Item: 3 Filters The HVAC system filter was not installed. Immediate corrections are advised as this condition may lead to damage in the system. Kitchen Page 33 Item: 12 Plumbing Reverse osmosis system was not functioning properly at the time of the inspection. Further evaluation by a qualified plumbing contractor is advised. Page 1 of 35

3 A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee, which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector, prior to the inspection process. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and apparent condition of the structure and its components on the date of the inspection and not the prediction of future conditions. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection. A material defect is a condition with a residential real property or any portion of it that would have a significant adverse impact on the value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect. An Inspection report shall describe and identify in written format the inspected systems, structures, and components of the dwelling and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or recommendations for correction, monitoring or further evaluation by professionals, but this is not required. 1. Attendance In Attendance: Tenant present. Inspection Details 2. Home Type Home Type: Condominium/Townhouse Condominium Conversion 3. Occupancy Occupancy: Occupied - Furnished The utilities were on at the time of inspection. Moderate to heavy personal and household items observed. Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. Grounds 1. Driveway and Walkway Condition Materials: Asphalt driveway noted. Concrete walkway noted. Concrete patio noted. Concrete step(s) noted. Metal walkway handrails noted. Common area maintained by association. Access to the patio was limited due to personal belongings. Page 2 of 35

4 Common area maintained by association. Common area maintained by association. 2. Grading Common area maintained by association. Access to the patio was limited due to personal belongings. Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. 3. Patio and Porch Condition Some areas of the storage closet were not accessible due to stored personal items. Page 3 of 35

5 4. Sprinklers Some areas of the storage closet were not accessible due to stored personal items. Sprinkler system maintained by the association. 1. Doors Sprinkler system maintained by the association. Exterior Areas The front entrance door trim finish was cosmetically damaged. Minor paint scratches were noted. This condition may be the responsibility of the association. Page 4 of 35

6 The front entrance door trim finish was cosmetically damaged. Minor paint scratches were noted. This condition may be the responsibility of the association. 2. Window Condition Missing screen was noted in a secondary bedroom. 3. Stucco Missing screen was noted in a secondary bedroom. Stucco was stained near the front entrance due to a dripping secondary air conditioner condensation line. Although it is believed that this line was related to the system for the unit above this unit, this condition should be monitored on a regular basis. Stucco is common area maintained by the association. Page 5 of 35

7 Stucco was stained near the front entrance due to a dripping secondary air conditioner condensation line. Although it is believed that this line was related to the system for the unit above this unit, this condition should be monitored on a regular basis. Stucco is common area maintained by the association. 1. Roof Condition Stucco is common area maintained by the association. Roof Materials: Gable roof noted. Hip roof noted. Due to the height, the roof was not inspected. Materials: Concrete tiles noted. The roof is the common area of home owners association. Page 6 of 35

8 The roof is the common area of home owners association. 2. Flashing Metal flashing noted. Mineral or tar flashing noted. The roof is the common area of home owners association. 3. Chimney Metal chimney liner observed. 1. Slab Foundation Foundation All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. 2. Foundation Perimeter No deficiencies were observed at the visible portions of the structural components of the home. 1. Access No attic present Attic 2. Structure Pre-engineered truss system noted. Site framed roof system noted. Plywood / OSB roof sheathing noted. Page 7 of 35

9 3. Ventilation Under eave soffit inlet vents noted. Roof vents noted. 4. Insulation Condition Materials: Insulation type could not be determined. Depth: Insulation depth could not be determined. 1. Electrical Panel Electrical Location: Main Location: Panel disconnect on left side of structure. Location: Sub Panel Location: Located in an exterior closet. Access impaired. The main disconnect panel was locked and could not be accessed. No major system safety or function concerns noted at time of inspection at the sub panel box. Panel cover screw missing. Corrections are advised. Access impaired. The main disconnect panel was locked and could not be accessed. No major system safety or function concerns noted at time of inspection at the sub panel box. Page 8 of 35

10 2. Main Amp Breaker Unknown 3. Cable Feeds There is an underground service lateral noted. 4. Breakers Panel cover screw missing. Corrections are advised. Materials: Copper non-metallic sheathed cable noted. Aluminum non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. 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 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 heat pump FAU is located in an interior closet. Materials: Electric forced hot air The home has a split system Heat pump noted Heat pump FAU appeared to be in good condition. Could not test heat pump unit due to exterior temperature. Page 9 of 35

11 Heat pump FAU appeared to be in good condition. 2. AC Compress Condition Could not test heat pump unit due to exterior temperature. Compressor Type: Electric Location: The compressor is located at the front of the structure. The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. This system responded and achieved an acceptable differential temperature of 22 degrees F. The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. This system responded and achieved an acceptable differential temperature of 22 degrees F. 3. Filters The typical temperature differential split between supply and return air in an air conditioner of this type is degrees F. This system responded and achieved an acceptable differential temperature of 22 degrees F. Location: Located in a filter grill in an interior area wall. The HVAC system filter was not installed. Immediate corrections are advised as this condition may lead to damage in the system. Page 10 of 35

12 The HVAC system filter was not installed. Immediate corrections are advised as this condition may lead to damage in the system. 4. Thermostats Digital, programmable type. Nevada Power Cool Share components noted. The client is advised to contact the company for further information regarding this program. This finding is for informational purposes. Nevada Power Cool Share components noted. The client is advised to contact the company for further information regarding this program. This finding is for informational purposes. 5. Electrical The breaker sizes servicing the air conditioner condenser / compressor units were verified to be sized correctly. Refer to photographs for further clarification. This is a positive finding. Page 11 of 35

13 The breaker sizes servicing the air conditioner condenser / compressor units were verified to be sized correctly. Refer to photographs for further clarification. This is a positive finding. The breaker sizes servicing the air conditioner condenser / compressor units were verified to be sized correctly. Refer to photographs for further clarification. This is a positive finding. 1. Water Heater Condition Water Heater Heater Type: Unknown Location: Water heater was located in a central association building. The water heating system was located in a central association building and could not be accessed. 2. Plumbing The water heating system was located in a central association building and could not be accessed. Materials: Copper PVC ABS Public water source. Public sewer. Main water shut-off was not located. Page 12 of 35

14 Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of bedrooms, 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 test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing for these items. 1. Ceiling Fans The dining room ceiling fan operated normally when tested, at time of inspection. 2. Doors Metal front entrance door. Sliding door leading to patio. Hollow wood doors. Bi fold doors. 3. Electrical The dining room ceiling fan operated normally when tested, at time of inspection. Several bulbs were either burned out or missing. The photos shown are representative photos. It is recommended that all lighting be verified prior to closing. Light fixture globe missing. Naked light bulbs can be hazardous. Corrections are advised. Noted in the dining room. Page 13 of 35

15 Several bulbs were either burned out or missing. The photos shown are representative photos. It is recommended that all lighting be verified prior to closing. Several bulbs were either burned out or missing. The photos shown are representative photos. It is recommended that all lighting be verified prior to closing. Light fixture globe missing. Naked light bulbs can be hazardous. Corrections are advised. Noted in the dining room. 4. Smoke Detectors Several bulbs were either burned out or missing. The photos shown are representative photos. It is recommended that all lighting be verified prior to closing. Testing of smoke detectors is not included in this inspection. Pushing the "Test" button only verifies that there is power at the detector--either a battery or hard wired to the house power--and not the operational workings of the detector. The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery operated smoke alarms should be checked routinely and the batteries changed frequently. IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards Page 14 of 35

16 IMPROVE: Recommend installing one in each bedroom to bring up to modern safety standards 5. Window Condition Materials: Steel framed single hung windows noted. Steel framed sliding windows noted. Steel framed fixed windows noted. Garden style window noted. Some windows were difficult to open. The photograph depicted is only a representative photograph of this condition. Cleaning of the tracks is recommended. Adjustments may be needed. Some windows were difficult to open. The photograph depicted is only a representative photograph of this condition. Cleaning of the tracks is recommended. Adjustments may be needed. 6. Ceiling Condition Materials: There are drywall ceilings noted. 7. Screen Doors Sliding door screen tracks are dirty making the door difficult to operate. Recommend cleaning the tracks out. Sliding screen door is torn. Repair is advised. Page 15 of 35

17 Sliding door screen tracks are dirty making the door difficult to operate. Recommend cleaning the tracks out. 8. Wall Condition Sliding screen door is torn. Repair is advised. Materials: Drywall walls noted. Soiled paint was noted in several areas. The photographs depicted are only representative photographs of this condition. This is considered a cosmetic issue. Wall holed. Noted in several locations. The photographs depicted are only representative photographs of this condition. This is considered an appearance issue. Paint noted on surfaces not meant to be painted. The photos are example photos. This is considered a cosmetic issue. Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Soiled paint was noted in several areas. The photographs depicted are only representative photographs of this condition. This is considered a cosmetic issue. Soiled paint was noted in several areas. The photographs depicted are only representative photographs of this condition. This is considered a cosmetic issue. Page 16 of 35

18 Soiled paint was noted in several areas. The photographs depicted are only representative photographs of this condition. This is considered a cosmetic issue. Wall holed. Noted in several locations. The photographs depicted are only representative photographs of this condition. This is considered an appearance issue. Wall holed. Noted in several locations. The photographs depicted are only representative photographs of this condition. This is considered an appearance issue. Paint noted on surfaces not meant to be painted. The photos are example photos. This is considered a cosmetic issue. Page 17 of 35

19 Paint noted on surfaces not meant to be painted. The photos are example photos. This is considered a cosmetic issue. Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Page 18 of 35

20 Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Walls, doors and trims were noted with minor damage in several areas. The photos are example photos. This is generally considered a cosmetic issue. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Page 19 of 35

21 Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Page 20 of 35

22 Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Page 21 of 35

23 Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. Page 22 of 35

24 Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. 9. Fireplace Materials: Family Room Materials: Site built wood burning fireplace noted. Some areas not accessible due to stored personal items. The photographs depicted are only representative photographs of this condition. 10. Floor Condition Flooring Types: Carpet is noted. Ceramic tile is noted. Carpet stains noted. The photographs depicted are only representative photographs of this condition. Recommend professional evaluation. Carpet stains noted. The photographs depicted are only representative photographs of this condition. Recommend professional evaluation. Carpet stains noted. The photographs depicted are only representative photographs of this condition. Recommend professional evaluation. Page 23 of 35

25 Carpet stains noted. The photographs depicted are only representative photographs of this condition. Recommend professional evaluation. 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, as well as 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. Locations Locations: Master bathroom Hall bathroom 2. Cabinets Modular wood cabinets noted. Most not fully accessible due to stored personal items. Most not fully accessible due to stored personal items. Most not fully accessible due to stored personal items. Page 24 of 35

26 3. Counters Granite tops noted. Some areas not visible due to personal belongings. 4. GFCI GFCI in place and operational Reset for the GFCI is in the master bathroom. Some areas not visible due to personal belongings. 5. Exhaust Fan GFCI in place and operational The bath fans were operated and no issues were found. Bathroom fan gapped at ceiling. Adjustments are advised. Noted in the hall bathroom. Page 25 of 35

27 6. Floor Condition Materials: Ceramic tile is noted. 7. Showers Bathroom fan gapped at ceiling. Adjustments are advised. Noted in the hall bathroom. Fiberglass shower base noted. Shower diverter does not fully engage. Cleaning or replacement is recommended. Noted in the hall bathroom. Shower diverter does not fully engage. Cleaning or replacement is recommended. Noted in the hall bathroom. 8. Shower Walls Fiberglass surrounds noted. 9. Bath Tubs Fiberglass tub noted. Faucet drips. Corrections are advised to improve efficiency. Noted in the hall bathroom. Page 26 of 35

28 10. Enclosure Faucet drips. Corrections are advised to improve efficiency. Noted in the hall bathroom. Tempered glass doors were noted. Shower door pull was missing. These components can be found at most home improvement stores. Noted in the master bathroom. Shower door pull was missing. These components can be found at most home improvement stores. Noted in the master bathroom. 11. Sinks China let-in sinks noted. Pop-up stoppers missing. These components can be found at most home improvement and hardware stores. Noted in both bathrooms. Page 27 of 35

29 Pop-up stoppers missing. These components can be found at most Pop-up stoppers missing. These components can be found at most home improvement and hardware stores. Noted in both bathrooms. home improvement and hardware stores. Noted in both bathrooms. 12. Toilets All toilets operated when tested. No deficiencies noted at the time of the inspection. 13. Bath Fixtures Paper holder removed. Noted in the hall bathroom. Towel bar loose at wall. Adjustments are advised. Noted in the master bathroom. Paper holder loose at wall or cabinet. Adjustments are advised. Noted in the master bathroom. Paper holder removed. Noted in the hall bathroom. Towel bar loose at wall. Adjustments are advised. Noted in the master bathroom. Page 28 of 35

30 Paper holder loose at wall or cabinet. Adjustments are advised. Noted in the master bathroom. Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Modular wood cabinets noted. Sink base cabinet not fully accessible due to stored personal items. 2. Counters Granite tops noted. Limited access due to homeowners belongings. Sink base cabinet not fully accessible due to stored personal items. Page 29 of 35

31 3. Dishwasher Limited access due to homeowners belongings. Dishwasher was operational at the time of inspection. The unit did appear to make an unusual noise during the drain cycle. Dishwashers most commonly fail internally at the pump, motor or seals. We do not disassemble these units to inspect these components. This condition should be monitored on a regular basis. Dishwasher was operational at the time of inspection. The unit did appear to make an unusual noise during the drain cycle. Dishwashers most commonly fail internally at the pump, motor or seals. We do not disassemble these units to inspect these components. This condition should be monitored on a regular basis. 4. Garbage Disposal Operated - appeared functional at time of inspection. 5. Microwave Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. Page 30 of 35

32 Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned, client should seek further review by qualified technician prior to closing. 6. Cook top condition Electric cook top noted. All heating elements operated when tested. 7. Oven & Range All heating elements operated when tested. Oven(s): Electric The oven was not tested at the time of the inspection due to the unit being filled with homeowners belongings. Page 31 of 35

33 8. Sinks The oven was not tested at the time of the inspection due to the unit being filled with homeowners belongings. Kitchen has a stainless steel - surface mounted sink 9. Spray Wand The spray wand was operated and was functional. 10. Vent Condition Materials: Recirculating Exhaust fan was operated and appeared functional. 11. Floor Condition Materials: Ceramic tile is noted. The spray wand was operated and was functional. Page 32 of 35

34 12. Plumbing Reverse osmosis system was not functioning properly at the time of the inspection. Further evaluation by a qualified plumbing contractor is advised. Reverse osmosis system was not functioning properly at the time of the inspection. Further evaluation by a qualified plumbing contractor is advised. 13. GFCI Reverse osmosis system was not functioning properly at the time of the inspection. Further evaluation by a qualified plumbing contractor is advised. GFCI within 72' of the sink in place and operational Although all outlets within 72" of the sink were verified to have functional GFCI protection, required at the time of construction, upgrading all countertop use outlets to include this safety feature is strongly recommended. GFCI within 72' of the sink in place and operational Although all outlets within 72" of the sink were verified to have functional GFCI protection, required at the time of construction, upgrading all countertop use outlets to include this safety feature is strongly recommended. Page 33 of 35

35 Although all outlets within 72" of the sink were verified to have functional GFCI protection, required at the time of construction, upgrading all countertop use outlets to include this safety feature is strongly recommended. 14. Wall Condition Possible minor water damage was noted at the dishwasher area. This area tested dry at the time of the inspection. This condition should be monitored on a regular basis. Possible minor water damage was noted at the dishwasher area. This area tested dry at the time of the inspection. This condition should be monitored on a regular basis. 15. Refrigerator Possible minor water damage was noted at the dishwasher area. This area tested dry at the time of the inspection. This condition should be monitored on a regular basis. The refrigerator is not considered real property and was not included in this inspection. Page 34 of 35

36 The refrigerator is not considered real property and was not included in this inspection. 1. Exhaust Fan Unit was operated and was functional. Laundry 2. Floor Condition Materials: Ceramic tile is noted. 3. Washer / Dryer Washer and dryers are not considered real property and are not included in this inspection. Washer and dryers are not considered real property and are not included in this inspection. Page 35 of 35

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