HOME INSPECTION REPORT

Transcription

1 HOME INSPECTION REPORT Kupuna Street Report Prepared For: Tracy De Soto and Emilio De Soto Report Prepared By: Warren d'aquin

2 Page 2 of 27 TABLE OF CONTENTS TABLE of CONTENTS... 2 SUMMARY REPORT... 3 GENERAL INFORMATION... 5 INTRODUCTION AND OVERVIEW... 5 PURPOSE AND SCOPE... 6 GENERAL LIMITATIONS AND EXCLUSIONS... 7 EXTERIOR... 8 ROOF SYSTEM PLUMBING SYSTEM ELECTRICAL SYSTEM INTERIOR APPLIANCES... 24

3 Page 3 of 27 SUMMARY REPORT Note: This analysis is not meant to be technically exhaustive but rather to highlight areas where repairs are needed or areas of long-term future concern relating to maintenance and operation. This summary lists items taken from the main report that we feel need immediate attention or consideration. It is entirely the customer's decision whether or not to include additional items from the main report that they may have concerns about. Further, the Summary is not a substitute for reading and understanding the complete report. EXTERIOR The exterior woodwork and painted surfaces appear in satisfactory condition. No unusual or severe deterioration was observed in the exterior paint/stain finishes. It is important that all exposed wood surfaces are kept well protected to ensure a maximum service life. Subsequent paint maintenance can be carried out as the usual signs of failure such as cracking, peeling or blistering of the painted surface become evident. Typically this would occur at intervals of five to seven years. The driveway and west walkway have cracks in the concrete. The structure appears viable. ROOF SYSTEM The roof cover is aging normally. Some typical indicators of aging (such as minor surface cracking and slightly raised seams) were visible. However, the wear is consistent over the entire surface and typical for a cover this age. There is an area on the roof that has been sealed with roofing compound. The seal has been done professionally. There are a few cracks developing that should be monitored annually and repaired if needed. PLUMBING SYSTEM When reference is made to the type of plumbing, the comment relies on a visual observation, seller statements, the presence or absence of a water bond, and what may be present in the way of notification in the electrical service panel. There is no non-invasive way to determine what is behind a closed wall. For example, when copper plumbing is identified, copper piping protrudes from the walls behind plumbing fixtures. If client requires absolute knowledge as to the type of plumbing throughout the home, then a consultation with a licensed plumbing contractor is recommended. Please note: Inspectors are not required to determine the source of the water supply or operate any valve except water closet flush valves, fixture faucets, and hose bibs. Solar systems, septic systems, wells, filters, conditioners, yard watering systems and fire sprinkler systems are not part of this inspection. Please note: Water stop valves and overflows are not checked for function in the course of a home inspection. Fixtures and trim are observed for function only and not for cosmetic value. There is no seismic bracing on the main water heater. Earthquakes and water heaters: the hazards are obvious. A shifting or toppling water heater poses such a major threat to your safety that most state law requires that these units be braced, anchored or strapped. It is further recommended that the water heater be raised off the ground. An exemption is if the water heater is a short type like in the ohana or if the water heater is located in a dedicated lockable closet.

4 Page 4 of 27 The TPR (pressure relief) valve on the main water heater is frozen closed. Recommend immediate repair or replacement of the valve. Although sprinkler systems are excluded from home inspections, there is a small leak in the valve assembly on the west of the house. ELECTRICAL SYSTEM The smoke alarms were tested and found to be working in the manner intended at the time of the inspection. A representative number of switches and receptacles that are readily accessible are tested for function. Determination of adequacy of electrical panels and current capacity are not within the scope of this report. Low voltage systems, stereos, intercoms, vacuum systems, security systems or other low voltage systems are not inspected and are not within the scope of a home inspection. The main electrical panel cover requires adjustment. The insert must be adjusted so when the breakers are reset, they do not become dislodged from the buss bar as they do now. There is no breaker legend in either panel box. Recommend labeling all breakers. There is no cover plate on the outlet under the ohana kitchen sink. Recommend installing a cover. There is exposed romex in the laundry room and the ohana bedroom closet. Recommend enclosing the romex. The GFCI outlets in the bathrooms are redundant. They are controlled by breakers in the electrical panel box. The outlets should be replaced with standard outlets. Some of the breakers are double tapped. Double tapped wiring is ok if the circuit breaker is designed for two conductors. If a circuit breaker is designed for two conductors, it will say so right on the circuit breaker, and the terminal of the circuit breaker will be designed to hold two conductors in place. Recommend repair. The GFCI breaker in the ohana panel is not seated correctly. Recommend repair. The doorbell does not work. INTERIOR There are minor blemishes throughout the home that are of no real significance other than cosmetic. There are many windows missing screens. Recommend installing screens on all windows. APPLIANCES All appliances were functioning as designed.

5 Page 5 of 27 GENERAL INFORMATION INSPECTION ADDRESS Street: Kupuna Street City: Kailua Kona State: Hawaii Zip: INTRODUCTION AND OVERVIEW INSPECTION DETAILS Inspection Date: Report Date: October 31, 2018 Report Delivered: by web site download Weather Conditions: overcast Temperature: 82 degrees Building Occupied: yes occupied Inspection Limited to: exterior, roof, plumbing, electrical, living spaces, bathroom and kitchen CONSTRUCTION TYPE Construction Style: Single level Construction Material: Single wall construction Residence Type: Single-family dwelling BUILDING DETAILS Date Built: 1981 Approximate Age: 37 years Bedrooms: Four Bathrooms: Three Kitchens: One Supporting Foundation: Slab-on-grade Approximate Area: 2187 Sq. Ft. LEGAL DESCRIPTION TMK: CLIENT INFORMATION Name: Tracy De Soto and Emilio De Soto Address: 6875 Via Valverde City: LaJolla State: California Zip: Cell: tracy@desotosport.com

6 Page 6 of 27 BUYERS AGENT INFORMATION Name: Rebecca Clancy Company: Hawaii Real Estate Group LLC City: Kailua Kona State: Hawaii Zip: Cell: rebecca@rebeccaclancy.com INSPECTED BY Name: Warren d'aquin COMPANY INFORMATION Company: Kona Home Inspections Address: PO Box 1508 City: Kealakekua State: Hawaii Zip: Phone: FAX: warren@konahomeinspections.com Web Site: PURPOSE AND SCOPE It should be noted that a standard pre-purchase inspection is a visual assessment of the condition of the residence at the time of inspection. The inspection and inspection report are offered as an opinion only. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, it must be understood that no guarantee is implied nor responsibility assumed by the inspector or inspection company, for the actual condition of the building or property being examined. Additional information as to inspection standards is included at the end of the report. This firm endeavors to perform all inspections in substantial compliance with the standards of practice of the American Society of Home Inspectors (ASHI). As such, inspectors inspect the readily accessible and installed components and systems of a home as outlined below: This report contains observations of those systems and components that are, in the professional opinion of the inspector authoring this report, significantly deficient or are near the end of their expected service life. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate. When systems or components designated for inspection in the ASHI standards are present but are not inspected, the reason the item was not inspected is reported as well.

7 Page 7 of 27 GENERAL LIMITATIONS AND EXCLUSIONS The ASHI Standards of Practice are applicable to buildings with four or fewer dwelling units and their garages or carports. They are the bare minimum standard for a home inspection, are not technically exhaustive and do not identify concealed conditions or latent defects or items contained on the Seller s Disclosure form. Inspectors are NOT required to determine the condition of any system or component that is not readily accessible; the remaining service life of any system or component; the strength, adequacy, effectiveness or efficiency of any system or component; causes of any condition or deficiency; methods materials or cost of corrections; future conditions including but not limited to failure of systems and components; the suitability of the property for any specialized use; compliance with regulatory codes, regulations, laws or ordinances; the market value of the property or its marketability; the advisability of the purchase of the property; the presence of potentially hazardous plants or animals including but not limited to wood destroying organisms or diseases harmful to humans; the presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water or air; the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; the operating costs of any systems or components and the acoustical properties of any systems or components. Inspectors are NOT required to operate any system or component that is shut down or otherwise inoperable; any system or component which does not respond to normal operating controls or any shut off valves. Inspectors are NOT required to offer or perform any act or service contrary to law; offer or perform engineering services or work in any trade or professional service other than home inspection. Inspectors DO NOT offer or provide warranties or guarantees of any kind unless clearly explained and agreed to by both parties in a formal pre-inspection agreement. Inspectors are NOT required to inspect underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active; systems or components that are not installed; decorative items; systems or components that are in areas not entered in accordance with the ASHI Standards of Practice; detached structures other than carports or garages; common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing. Inspectors are NOT required to perform any procedure or operation which will, in the opinion of the inspector, likely be dangerous to the inspector or others or damage the property, its systems or components; move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice or debris or dismantle any system or component, except as explicitly required by the ASHI Standards of Practice. Inspectors are NOT required to enter under-floor crawlspaces or attics that are not readily accessible nor any area which will, in the opinion of the inspector, likely be dangerous to the inspector or others persons or damage the property or its systems or components. Inspectors are not limited from examining other systems and components or including other inspection services. Likewise, if the inspector is qualified and willing to do so, an inspector may specify the type of repairs to be made. The inspector may also exclude those systems or components that a client specifically requests not be included within the scope of the inspection. If systems or components are excluded at the request of the client they are listed herein.

8 Page 8 of 27 EXTERIOR In accordance with the ASHI standard of practice pertaining to Exteriors, this report 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. COMPONENT DESCRIPTIONS Landscaping and lot topography is examined during a residential house inspection as they can have a significant impact on the building structure. It is important that surface runoff water is adequately diverted away from the building. A high water table or excessive ground saturation can also impact septic systems. Even over watering of gardens and shrubbery can have significant effects. A similar impact can result from tree roots growing against the foundation and causing cracking or movement of the structure. It is a standard recommendation that the lot grading slopes away from the building. Grading should fall a minimum of one inch every foot for a distance of six feet around the perimeter of the building. It is also important that tree branches are not permitted to overhang the roof and that all landscaping is kept well pruned and not permitted to grow up against any part of the building. This will help prevent the development of pest and insect problems. BUILDING EXTERIOR Wall Surface Material: wood Condition: satisfactory Wall Trim: wood Condition: satisfactory Entry Door Types: wood panel with glass panel inserts Condition: good condition-no issues SLOPE AND DRAINAGE Direction of Lot Slope: relatively flat Condition: satisfactory condition DRIVES WALKS AND PATIOS Driveway Types: concrete Condition: serviceable condition-aged and worn Walkway Type: concrete Walkway condition: satisfactory Fence and Gate: wood Condition: satisfactory

9 Page 9 of 27 OBSERVATIONS The exterior woodwork and painted surfaces appear in satisfactory condition. No unusual or severe deterioration was observed in the exterior paint/stain finishes. It is important that all exposed wood surfaces are kept well protected to ensure a maximum service life. Subsequent paint maintenance can be carried out as the usual signs of failure such as cracking, peeling or blistering of the painted surface become evident. Typically this would occur at intervals of five to seven years. The driveway and west walkway have cracks in the concrete. The structure appears viable.

10 Page 10 of 27 Inspectors are NOT required to inspect or report on the presence or condition of recreational facilities, outbuildings, seawalls, break-walls and docks, window and door screening, shutters, awnings or similar seasonal accessories.

11 Page 11 of 27 ROOF SYSTEM In accordance with the ASHI standard of practice pertaining to Roof Systems, this report describes the roof coverings and the method used to inspect the roof. Inspectors are required to inspect the roof covering, roof drainage systems, flashings, skylights, chimneys and roof penetrations. COMPONENT DESCRIPTIONS Inspection of the roof includes the cover, flashing, venting, skylights and chimneys. Ideally, the roof is walked. In cases where walking is not possible, observations are limited to what can be seen by the method employed. ROOF COVERING Roof Inspected: by walking the entire surface Roof Slope: pitched Roof Style: hip Roofing Materials: asphalt shingles Material Condition: good condition-no repairs needed GUTTERS DOWNSPOUTS SKYLIGHTS Gutter Downspout Type: none 1 Skylight Type: operable, glass, raised-curb-type Skylight Condition: good condition-no issues 1 The building does not have any gutters. This may result in moisture damage to, or cause unsightly mud spattering of, the exterior siding. It is recommended that gutters be installed.

12 Page 12 of 27 OBSERVATIONS The roof cover is aging normally. Some typical indicators of aging (such as minor surface cracking and slightly raised seams) were visible. However, the wear is consistent over the entire surface and typical for a cover this age. There is an area on the roof that has been sealed with roofing compound. The seal has been done professionally. There are a few cracks developing that should be monitored annually and repaired if needed. Inspectors are NOT required to inspect antennae, interiors of chimneys or flues that are not readily accessible or other installed accessory items.

13 Page 13 of 27 PLUMBING SYSTEM In accordance with the ASHI standard of practice pertaining to Plumbing Systems, this report describes the water supply, drain, waste and vent piping materials and the water heating equipment, energy source and location of the main water and main fuel shut-off valves, when readily viewable or known. Inspectors are required to inspect the interior water supply and distribution systems, all fixtures and faucets, the drain waste and vent systems (including all fixtures for conveying waste), the water heating equipment (vent systems, flues and chimneys of water heaters or boiler equipment), fuel storage and distributions systems for water heaters and/or boiler equipment and drainage sumps, sump pumps and associated piping. COMPONENT DESCRIPTIONS The inspection of the plumbing system includes checking all faucets and fixtures for crossconnection and leaks. Cross-contamination issues are also included as well as pressure, functional flow and functional drainage. SUPPLY AND PIPING Supply and Waste System: municipal supply and waste system Service Piping Size: 3/4-inch Service Piping Type: copper Branch Piping Size: 1/2-inch and 3/4-inch Branch Piping Type: copper Fixtures/Faucets Condition: satisfactory Functional Flow: satisfactory Function Drainage: satisfactory Waste Piping: schedule 40 ABS plastic Condition: no access-not inspected 1 Vent Piping: schedule 40 ABS plastic Condition: No access-not inspected WATER CONTROLS AND DRAINS Main Water Shut Off Location: west exterior of building Main Water Regulator Location: east side of the house WATER HEATER Water Heater Type: one conventional storage tank Water Heater Energy Source: electricity 1 Only visible DWV piping is inspected. The inspection is primarily for leaks and flow. For a more intensive inspection a consultation with a licensed plumbing contractor is recommended.

14 Page 14 of 27 Capacity: 50 Gallons Water Heater Location: laundry room Condition: satisfactory Automatic Safety Controls (TPR) Condition: unsatisfactory condition-defects present ADDITIONAL WATER HEATER Water Heater Type: a conventional storage tank Capacity: 28 Gallons Heater Location: ohana bathroom Condition: satisfactory Automatic Safety Controls (TPR) Condition: satisfactory condition-no defects apparent OBSERVATIONS When reference is made to the type of plumbing, the comment relies on a visual observation, seller statements, the presence or absence of a water bond, and what may be present in the way of notification in the electrical service panel. There is no non-invasive way to determine what is behind a closed wall. For example, when copper plumbing is identified, copper piping protrudes from the walls behind plumbing fixtures. If client requires absolute knowledge as to the type of plumbing throughout the home, then a consultation with a licensed plumbing contractor is recommended. Please note: Inspectors are not required to determine the source of the water supply or operate any valve except water closet flush valves, fixture faucets, and hose bibs. Solar systems, septic systems,

15 Page 15 of 27 wells, filters, conditioners, yard watering systems and fire sprinkler systems are not part of this inspection. Please note: Water stop valves and overflows are not checked for function in the course of a home inspection. Fixtures and trim are observed for function only and not for cosmetic value.

16 Page 16 of 27 There is no seismic bracing on the main water heater. Earthquakes and water heaters: the hazards are obvious. A shifting or toppling water heater poses such a major threat to your safety that most state law requires that these units be braced, anchored or strapped. It is further recommended that the water heater be raised off the ground. An exemption is if the water heater is a short type like in the ohana or if the water heater is located in a dedicated lockable closet. The TPR (pressure relief) valve on the main water heater is frozen closed. Recommend immediate repair or replacement of the valve. Although sprinkler systems are excluded from home inspections, there is a small leak in the valve assembly on the west of the house. Inspectors are NOT required to inspect the connections for clothes washing machines, interiors of flues or chimneys when not readily accessible, wells or well pumps, equipment associated with water storage, water conditioning equipment, solar water heating components or systems, fire sprinkler or irrigation systems or private waste disposal (septic) systems. Additionally, inspectors are not required to operate

17 Page 17 of 27 safety valves or shut-off valves of any kind. We DO NOT determine the quantity or quality of water supplies or whether water supply and waste disposal systems are public or private. ELECTRICAL SYSTEM In accordance with the ASHI standard of practice pertaining to Electrical Systems, 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 and the absence of smoke detectors. 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. COMPONENT DESCRIPTIONS SERVICE ENTRY Service Drop Type: underground service lateral Condition: satisfactory Meter Location: east side of the residence MAIN DISCONNECT Main Disconnect Type: breaker Main Disconnect Rating: 100 amps Main Disconnect Location: adjacent to main service entrance panel DISTRIBUTION WIRING Wiring Type: non-metallic sheathed cable (Romex) Wiring Conductors: copper Condition: no view-not inspected GFCI Locations: in the home 1 Outlets & Switches Tested: inside the building Polarity & Ground Tested: inside the building SMOKE ALARM DETECTORS Smoke Alarms: No Alarms Found MAIN PANEL 1 GFCI are safety devices that sense a ground fault in an electrical system and cut power to a circuit faster than one s nervous system can react. Modern codes require any branch circuits at kitchen counters, in bathrooms, basements, garages or exterior outlets to be GFCI protected.

18 Page 18 of 27 Service Entrance Panel Location: laundry room Panel Style: breaker system Amperage Rating: 100 amps Voltage Rating: 120/240 volts Condition: satisfactory condition-needs minor repairs Final Service Rating: 125 amps SUB PANEL Sub Panel Location: ohana bedroom Sub Panel Style: breaker system Sub Panel Amperage Rating: 60 amps Sub Panel Voltage Rating: 120/240 volt Condition: satisfactory-with exceptions OBSERVATIONS There are no smoke alarms in the residence.

19 Page 19 of 27 A representative number of switches and receptacles that are readily accessible are tested for function. Determination of adequacy of electrical panels and current capacity are not within the scope of this report. Low voltage systems, stereos, intercoms, vacuum systems, security systems or other low voltage systems are not inspected and are not within the scope of a home inspection. The main electrical panel cover requires adjustment. The insert must be adjusted so when the breakers are reset, they do not become dislodged from the buss bar as they do now. There is no breaker legend in either panel box. Recommend labeling all breakers. There is no cover plate on the outlet under the ohana kitchen sink. Recommend installing a cover. There is exposed romex in the laundry room and the ohana bedroom closet. Recommend enclosing the romex.

20 Page 20 of 27 The GFCI outlets in the bathrooms are redundant. They are controlled by breakers in the electrical panel box. The outlets should be replaced with standard outlets. Some of the breakers are double tapped. Double tapped wiring is ok if the circuit breaker is designed for two conductors. If a circuit breaker is designed for two conductors, it will say so right on the circuit breaker, and the terminal of the circuit breaker will be designed to hold two conductors in place. Recommend repair. The GFCI breaker in the ohana panel is not seated correctly. Recommend repair. The doorbell does not work.

21 Page 21 of 27 Inspectors are NOT required to inspect any remote control devices (unless such device is the only means of control), alarm systems and associated components and controls, low-voltage wiring systems or components or any ancillary wiring, systems or components that are not part of the primary power distribution system. We are also NOT required to measure amperage draw, line voltage or ground impedance. INTERIOR In accordance with the ASHI standard of practice pertaining to Interiors, there is NO requirement for the report to describe any interior components or finishes. Inspectors are required to inspect walls, ceilings and floors, steps, stairways and railings, countertops and a representative number of cabinets, a representative number of doors and windows and the garage doors and automatic garage operators. COMPONENT DESCRIPTIONS ROOM INTERIOR Wall Surface Type: drywall Condition: satisfactory Ceiling Surface Type: drywall and wood Condition: satisfactory Flooring Type: luxury vinyl Condition: good-no issues Kitchen Counter Top Type: granite Condition: good-no issues CABINETS AND COUNTERS Kitchen Cabinet Type: face frame Condition: good-no issues Bathroom Counter Top Type: solid surface resin Condition: good-no issues Bathroom Cabinet Type: face frame Condition: good-no issues Inside Door Type: hollow core wood panel Condition: satisfactory WINDOWS AND DOORS Window Frame Type: aluminum Window Pane Type: single glazed and jalousie Condition: satisfactory OBSERVATIONS There are minor blemishes throughout the home that are of no real significance other than cosmetic.

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23 Page 23 of 27 There are many windows missing screens. Recommend installing screens on all windows. Inspectors are NOT required to inspect paint, wallpaper or other finish treatments, carpeting, window treatments, central vacuum systems, household appliances and recreational facilities or gymnastic equipment.

24 Page 24 of 27 APPLIANCES COMPONENT DESCRIPTIONS INCLUSIONS & EXCLUSIONS Inspection Will Include: range, refrigerator, dishwasher, food disposer and microwave oven RANGE Range Style: Free standing, self-contained cook top and oven Fuel: Electric Make: Frigidaire REFRIGERATOR Refrigerator Style: French door refrigerator/freezer Make: Frigidaire

25 Page 25 of 27 DISHWASHER Dishwasher Style: Built-in Make: Frigidaire FOOD DISPOSER Food Disposer Type: Electric Make: Insinkerator MICROWAVE OVEN Microwave Oven Type: a built-in type Make: Frigidaire

26 Page 26 of 27 REFRIGERATOR IN OHANA Refrigerator Style: Over-under refrigerator/freezer Make: Frigidaire MICROWAVE OVEN IN OHANA Microwave Oven Type: a built-in type Make: Frigidaire

27 Page 27 of 27 FOOD DISPOSER IN OHANA Food Disposer Type: Electric Make: Insinkerator OBSERVATIONS All appliances were functioning as designed.