Inspection: Official version

This is the edited version, as it is 26 pages long. This inspector is GREAT and well worth the $315 he charged me. He was at the property from 2:00 pm until 5:30 pm. Granted, he did talk a LOT, but was extremely friendly and I would refer him to friends.

There were a few things that I didn't realize. The words 'broken window' appears several times in the report.

Marginal Summary

Lots and Grounds

1. Steps/Stoops: Concrete and brick: Cracks on steps and concrete, concrete pitted and chipped
2. Porch: Covered Bricks: cracked/separated. Mortar needed between bricks. Support column wood not centered.
3. Grading: Minor slope: Low spots near foundation with signs of poor draining.
4. Fences: Wood Fence leans, loose/missing boards

Exterior Surface and Components

5. Exterior Walls Surface Type: Brick: exterior wall bricks need mortar
6. Trim: Wood moisture stains on window trim. Paint peeling.
7. Fascia: Wood moisture stains/damage, Recommend further review by a licensed specialist. Fascia board loose
8. Door Bell: Hard wired chime/control box missing from wall
9. Windows: Wood frame double hung window glass broken/cracked

Roof

10. Plumbing vents: Galvanized vent pipe missing
11. Gutters: Aluminum - at back of house only end cap missing. No downspout.
12. Roof north side: Chimney: antennae connected to chimney bricks (should remove)
13. Roof north side: Chimney: Flue/flue cap: concrete and brick. No rain cap
14. Roof south side: Chimney: mortar needed between bricks.
15. Roof south side Chimney Flue/Flue Cap: Concrete and brick No rain cap

Garage/Carport

16. Garage: Three metal roll-up. Center door top section bent at top. Bottom section dented.
17. Garage Exterior Surface: Brick Wood trim with moisture damage at base.
18. Garage Roof: Asphalt/composition shingles over wood shingles. Ridge shingles damaged. Recommend further evaluation by a licensed specialist.
19. Garage Floor/Foundation: Poured slab: cracks present, Concrete chipped and pitted
20. Garage Electrical: 110 VAC outlets and lighting circuits: extension cord used as permanent wiring. Spliced wire outside of junction box. Cable (Romex) run outside of framing and conduit. Recommend adding GFCI outlet, Recommend further evaluation by licensed electrician

Electrical

21. Smoke Detectors: Not present in front of all bedrooms. Recommend additional detectors
in appropriate locations
22. South wall Electric Panel Breakers: CU/AL breakers not labeled
23. Garage Electric Panel Manufacturer: Zinsco Front dead cover is missing
24. Garage Electric Panel Breakers: CU Breakers not labeled

Attic

25. Bedroom Closet Attic Wiring/Lighting: Knob and tube wiring visible in attic. Insulation on top of and around knob and tube. Recommend further evaluation by a licensed specialist.

Crawl Space

26. Bedroom closet: Crawl space ventilation: Vent screen damaged/loose/missing
27. Bedroom closet: Crawl space electrical: 110 VAC Junction box cover missing

Fireplace/Wood Stove

28. Living Room: Fireplace smoke chamber: Metal warped and needs repair. Spark screen/door missing.
29. Living Room: Fireplace damper: Metal will not close

Plumbing

30. Laundry room: Water heater operation: Gas and pilot off - not able to inspect. Seismic straps missing. Water leaking from base of tank. Water tank has exceeded design life. Gas line not property capped when not in use. Recommend further evaluation by a licensed plumber
31. Laundry room: Water Heater TPRV and Drain Tube: Copper and PVC Drain pipe should be copper or galvanized pipe and needs to drain to exterior of house.

Bathroom

32. Bedroom #1 Electrical: 110 VAC GFCI Light switch cover missing
33. Hallway Bathroom Electrical: 110 VAC GFCI Outlet missing from wall(s)

Bedroom

34. Bedroom #1 Bedroom Windows: Wood frame double hung
35. Bedroom #1 Bedroom Electrical: 110 VAC outlets and lighting circuits Outlet cover missing
36. Bedroom #2 Bedroom Closet: Walk In Door missing. Clothing pole missing. Light fixture cover is missing
37. Bedroom #2 Bedroom Windows: Wood frame double hung. Window will not open
38. Bedroom #2 Bedroom Electrical: 110 VAC outlets and lighting circuits. Outlet is loose at the wall. Outlet cover missing
39. Bedroom #3 Bedroom Windows: Wood frame double hung. Window will not stay open
40. Bedroom #4 Bedroom Closet: Walk In Door locked/not able to open
41. Bedroom #4 Bedroom Windows: Wood frame double hung. Window will not open.
Broken glass
42. Bedroom #4 Bedroom Electrical: 110 VAC outlets and lighting circuits. Outlet cover
missing

Living Space

43. Living Space Ceiling: Wood/Beam and Drywall: moisture stain on beam.
44. Living Space Floor: Hardwood floor chipped and needs sealing
45. Living Space Windows: Wood double hung. Lock mechanism loose
46. Living Space Electrical: 110 VAC outlets and lighting circuits.Outlet cover missing
47. Dining Room Ceiling: Wood/Beam and Drywall: Moisture stain on ceiling beam
48. Dining Room Living Space Electrical: 110 VAC outlets and lighting circuits. Outlet cover
missing
49. Hallway Living Space Electrical: 110 VAC outlets and lighting circuits. Wires (door bell
chime) loose at wall.
50. Sunroom Living Space Windows: Wood frame double hung. Window will not open
51. Sunroom Living Space Electrical: 110 VAC outlets and lighting circuits. Open or missing
ground, Junction box cover(s) missing, Light switch cover missing

Laundry Room/Area

52. Service area Laundry Room/Area Dryer Gas Line: Steel pipe Gas line not properly capped when not in use.

Lots and Grounds

The visible portions of the lots and grounds were visually observed to determine their current
condition during the inspection, areas concealed from view by any means are excluded from this
report. The permanently installed components or equipment are checked for basic operation,
with exception to lawn sprinklers, and low voltage yard lighting. This inspection is a visual
observation and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal water and sewer service piping or concealed clean outs. This inspection is not intended to address or include any geological conditions or site stability information, for information in these areas we recommend consulting with a geologist and/or geo-technical engineer.

Exterior Surface and Components

The exterior surfaces and materials of the structure were visually observed to determine their
current condition. Moisture intrusion through cracks or openings in the exterior siding, trim, windows and doors are the source of moisture deterioration and damage. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces. Areas hidden from view by vegetation and/or stored items can not be observed and are not included in this inspection.

Roof

The visible portions of the roof and components were observed to determine their current
condition during the inspection, areas concealed from view by any means are excluded from this
report. The inspector cannot and does not offer an opinion or warranty as to whether the roof
leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall which is beyond the scope of this report. For a warranty or certification that the roof is or will remain free of leaks, a qualified roofing contractor should be retained for this service. The testing of gutters, downspouts and underground drain piping is beyond the scope of this report.

Garage/Carport

The visible portions of the walls, ceilings, floors, cabinets and counters were visually observed to determine their current condition during the inspection, areas concealed from view by any means are excluded from this report. The accessible doors, window, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage
door balance and spring tension should be checked regularly by a garage door specialist. All
garage door openers should have functional auto-reverse systems safety features for child
safety.

Attic

The visible portions of the attic areas and roof framing were visually observed to determine their current condition during the inspection, areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are
checked for their basic operation and current condition. Thermostatically operated attic vent fans are excluded from the inspection.

Crawl Space

Sections of the foundation and/or structural components of the building were inaccessible because they are installed at or below grade level, and/or behind walls. Assessing the structural integrity of a building is beyond the scope of a home inspection. The inspectors visual observations take into account the age of the building and the construction standards
if that time, older structures may lack many of the modern framing and seismic connections
presently being utilized. Foundations may have curing cracks that do not represent a structural problem. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer, foundation specialist or a geologist. All exterior grades should allow for surface and roof water to be diverted away from the foundation system.

Air Conditioning

The visible portions of the condensing units, electrical connections, coolant lines and evaporative coil units were visually observed to determine their current condition during the inspection, areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.

Fireplace/Wood Stove

The visible portions of the fireplace/wood stove were visually observed to determine the current condition during the inspection, areas concealed from view by any means are excluded from this report. Fireplaces with gas lines should have the damper fixed so it will not fully close and the gas line should be sealed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation.

Heating System

The visible portions of the furnace units, electrical and gas connections, ducting and filters were visually observed to determine their current condition during the inspection, areas concealed from view by any means are excluded from this report. The accessible permanently
installed equipment or components are checked for their basic operation and current condition.
Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights (may be off for unknown reason). Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturers specifications and operating conditions.
NOTE: Asbestos materials have been commonly used in heating systems. Determining the
presence of asbestos can only be determined by laboratory testing and is beyond the scope of
this report.

Plumbing

Plumbing - The visible portions of the main water line, shutoff valve, water supply and drain
lines, gas meter and piping were visually observed to determine their current condition during
the inspection. Piping or components concealed from view by any means are excluded from this
report. The accessible permanently installed equipment or components are checked for their
basic operation and current condition. Leakage or corrosion in underground or concealed piping cannot be detected by a visual observation inspection. Older fixtures or components should be budgeted for replacement. Fixture shutoffs are not tested, some corrosion is common. As we are not equipped to repair a leaky shutoff caused by a test, we recommend fixture shutoffs be tested
by a specialist in the appropriate trade equipped to repair or replace the shutoffs. Water heaters that are shut down or if the pilot is off will not be turned on. When these conditions are found there is a reason that we are not aware of. Water that is hotter than the manufacturers recommended settings of 125 degrees is a scald hazard. The water temperature should never be set higher than the manufacturers recommended settings.