10774 Heather Rd - Truckee… · 2018. 5. 2. · Property Address 10774 Heather Rd City Truckee...

NEV-CAL Home Inspections

10774 Heather Rd Truckee, CA 96161

Prepared for: KJM for Meredith/Alboff

Prepared by: NEV-CAL Home InspectionsP.O. Box 8112Reno, NV 89507

DefinitionsNOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection

Acceptable Functional with no obvious signs of defect. Not Present Item not present or not found. Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time

of inspection. Marginal Item is not fully functional and requires repair or servicing. Defective Item needs immediate repair or replacement. It is unable to perform its intended function.

General InformationTHIS HOME INSPECTION REPORT HAS A LIMITED RESTRICTED USE - CONSULT THE "INSPECTION AGREEMENT" PRIOR TO USING THIS REPORT

Property Information

Property Address 10774 Heather Rd City Truckee State CA Zip 96161 Contact Name KJM E-mail [email protected], [email protected]

Client Information

Client Name KJM for Meredith/Alboff E-Mail [email protected], [email protected]

Inspection Company

Inspector Name Andrew S. Wolf Company Name NEV-CAL Home Inspections Address P.O. Box 8112 City Reno State NV Zip 89507 Phone 775-329-8034 Fax 775-329-3082 E-Mail [email protected] Inspection Fee $375.00 (Realtor to be billed)

Conditions

Others Present Seller Property Occupied Yes Estimated Age 34 years Entrance Faces East Inspection Date 04/25/2018 Start Time 12:00 PM End Time 1:35 PM Electric On Yes Gas/Oil On Yes Water On Yes Temperature 68 Degrees Weather Clear Soil Conditions Partial Snow cover Space Below Grade Crawl space Building Type Single family Garage Attached Sewage Disposal Septic How Verified Typical for area

NEV-CAL Home Inspections10:29 April 26, 2018 KJM for Meredith/Alboff

10774 Heather RdPage 1 of 57

Palm-Tech Inspector, Copyright © 1998-2018, PDmB, Inc.

General Information (Continued)Water Source Municipal How Verified Typical for area Additions/Modifications Interior Remodel Permits Obtained UNKNOWN How Verified Consult seller

Structure1. Acceptable Structure Type: Wood frame - 2x6 walls - assume R19 insulation. 2. Acceptable Foundation: Concrete. 3. Acceptable Differential Movement: No movement or displacement noted 4. Acceptable Beams: Solid & laminated wood 5. Acceptable Joists/Trusses: 2x10 6. Marginal Piers/Posts: Poured piers and wood posts - Gravel

in contact with several support posts for garage - recommend correction.

7. Marginal Stairs/Handrails: Wood & carpeted stairs with wood handrails - Limited head clearance at stairs to lower level (red arrow) - recommend caution.




Structure (Continued)8. Marginal Subfloor: Plywood & OSB - Moisture staining noted

at underside of garage (several locations - appears old - dry at time of inspection) - notation only.

Electrical1. Service Size Amps: 200 Volts: 120-240 VAC 2. Acceptable Service: Aluminum 3. Acceptable 120 VAC Branch Circuits: Copper 4. Acceptable 240 VAC Branch Circuits: Copper 5. Defective Conductor Type: Non-metallic sheathed cable - Exposed main

service line noted under west side of garage (protection required) - recommend correction.




Electrical (Continued)6. Defective Ground: Ufer ground in foundation (assumed, not seen) -

Unable to locate ground bonds for water & gas lines (required for safety - ground wire in direct contact with ground in south crawl space and does not appear to be connected to plumbing/gas lines) - recommend correction.

7. Not Present Central Vacuum: 8. Marginal Smoke Detectors: In bedrooms & associated hallways - Smoke detector operation verification,

repair or replacement plus CO detector installation required by the seller prior to close of escrow - notation only.

9. Marginal CO Detectors: Installation incomplete - No carbon monoxide (CO) detectors installed in the lower level bonus room (normally required) - recommend installation if area is to be used as living space.

West side of garage Electric Panel 10. Acceptable Manufacturer: Sylvania 11. Maximum Capacity: Unknown - label missing 12. Acceptable Main Breaker Size: 200 Amps 13. Is the panel bonded? Yes Assumed - not assessed. Laundry Electric Panel 14. Acceptable Manufacturer: Seimens 15. Maximum Capacity: 200 Amps 16. Acceptable Main Breaker Size: 200 Amps 17. Acceptable Breakers: Labeled for apparent use.




Electrical (Continued)18. Defective AFCI: Bedroom and living spaces - 1) Recommend

testing AFCI circuits monthly. 2) One AFCI breaker does not test trip (red arrow) - recommend replacement.

19. Acceptable GFCI: Present through GFCI receptacles - Recommend testing GFCI circuits monthly. 20. Is the panel bonded? Yes West deck Electric Panel 21. Acceptable Manufacturer: Eaton - Hot tub service panel. 22. Maximum Capacity: 125 Amps 23. Acceptable Main Breaker Size: 50 amps 24. Acceptable Breakers: GFCI protected. 25. Acceptable GFCI: Present 26. Is the panel bonded? Yes

Plumbing1. Acceptable Service Line: Unknown - assume copper 2. Acceptable Main Water Shutoff: Laundry.




Plumbing (Continued)3. Marginal Water Lines: Copper - 1) Most water lines in crawl space are

insulated - notation only. 2) Evidence of old heat tapes in place in north crawl space on plumbing lines (appear to be no longer in use (consult seller on history - red arrow) - recommend removal.

4. Acceptable Drain Pipes: ABS - Septic tank located at the northwest side of the property - notation only.

5. Acceptable Service Caps: Accessible 6. Acceptable Vent Pipes: ABS 7. Acceptable Gas Service Lines: Black pipe, CSST tubing, gas valve & flex lines to furnace & water heater.

Laundry Water Heater 8. Acceptable Water Heater Operation: Functional at time of inspection - Seismic bracing in place - notation

only. 9. Manufacturer: Bradford-White

10. Model Number: M2TW75T6BN Serial Number: LF34567882 11. Type: Natural gas Capacity: 75 Gal. 12. Approximate Age: 4 years Area Served: Whole house 13. Acceptable Flue Pipe: PVC power vent to exterior 14. Acceptable TPRV and Drain Tube: Copper - vented to exterior




Heating SystemThe heat exchanger in a gas or oil furnace is hidden from view, it is recommended that a service contract be placed on the unit and a service call be made prior to settlement to check the condition of the heat exchanger and furnace components.

North crawl space Heating System 1. Marginal Heating System Operation: Functional at time of inspection - Condensate pump drains directly

onto crawl space ground (causing water to pool on top of plastic) - recommend properly draining to exterior, drain line or to gravel sump pit.

2. Manufacturer: Trane 3. Model Number: TUH2C100A9V4VBA Serial Number: 14242YN42G 4. Type: Forced air - high efficiency Capacity: 100,000 BTUHR 5. Area Served: Lower level Approximate Age: 4 years 6. Fuel Type: Natural gas 7. Acceptable Heat Exchanger: Concealed 8. Unable to Inspect: Heat exchanger 9. Acceptable Blower Fan/Filter: Direct drive with disposable filter

10. Marginal Distribution: Insulated metal duct - Some heat ducts on south crawl space are not insulated - recommend correction for energy efficiency.

11. Acceptable Flue Pipe: PVC 12. Not Present Humidifier:




Heating System (Continued) Attic Heating System 13. Marginal Heating System Operation: Functional at time of inspection -

Furnace is difficult to access due to truss structure plus no service platform in place in front of furnace (normally required) - furnace service will be difficult.

14. Manufacturer: Trane 15. Model Number: TUH2B060A9V3VBA Serial Number: 143751KA2G 16. Type: Forced air - high efficiency Capacity: 60,000 BTUHR 17. Area Served: Main floor Approximate Age: 4 years 18. Fuel Type: Natural gas 19. Acceptable Heat Exchanger: Concealed 20. Unable to Inspect: Heat exchanger 21. Acceptable Blower Fan/Filter: Direct drive with disposable filter 22. Acceptable Distribution: Insulated metal duct 23. Acceptable Flue Pipe: PVC 24. Not Present Humidifier: 25. Acceptable Thermostats: Programmable 26. Tank Location: N/A 27. Suspected Asbestos: No




Fireplace/Wood Stove Great Room Fireplace 1. Acceptable Fireplace Construction: Prefab. Gas fireplace controlled by remote thermostat (functional at time

of inspection) - notation only. 2. Type: Gas burning only 3. Acceptable Flue: Metal 4. Acceptable Hearth: Tile

Crawl Space Lower level stairway (south) Crawl Space 1. Method of Inspection: In the crawl space 2. Marginal Unable to Inspect: 10% - 1) Moisture staining noted on sub floor under half bath area

(appears old - dry at time of inspection - red arrow) - notation only. 2) Gravel in direct contact with wood structure at several locations (blue arrows) - recommend correction. 3) Plastic moisture barrier extends above wood post structure at several locations (can direct moisture onto wood - white arrow) - recommend correction.




Crawl Space (Continued)Unable to Inspect: (continued)

3. Acceptable Access: Wood door 4. Acceptable Moisture Penetration: No moisture present at time of inspection 5. Moisture Location: None present 6. Acceptable Moisture Barrier: Plastic under gravel 7. Acceptable Ventilation: Vents 8. Marginal Insulation: R19 batts in ceiling & walls - Crawl

space insulation loose/missing at several locations - recommend repair.

9. Acceptable Vapor Barrier: Paper 10. Acceptable Electrical: Service light Lower level bonus room (north) Crawl Space 11. Method of Inspection: In the crawl space




Crawl Space (Continued)12. Marginal Unable to Inspect: 10% - 1) Gravel in direct contact with wood structure at several locations

(red arrow) - recommend correction. 3) Plastic moisture barrier extends above wood post structure at several locations (can direct moisture onto wood - blue arrow) - recommend correction.

13. Acceptable Access: Wood door 14. Acceptable Moisture Penetration: Some ground dampness - Some crawlspace dampness noted at time of

inspection with no apparent moisture related issues on the wood structure - notation only. 15. Moisture Location: Middle north section of crawl space 16. Acceptable Moisture Barrier: Plastic under gravel 17. Acceptable Ventilation: Vents 18. Marginal Insulation: R19 batts in ceiling & walls - Crawl space insulation loose/missing at several

locations - recommend repair.




Crawl Space (Continued)Insulation: (continued)

19. Acceptable Vapor Barrier: Paper 20. Acceptable Electrical: Service light

Attic Main floor half bath Attic 1. Method of Inspection: In the attic 2. Acceptable Unable to Inspect: 80% - Difficult access due to truss structure & heat ducts - attic not fully

assessed. 3. Acceptable Roof Framing: Wood truss 4. Marginal Sheathing: Plywood - Moisture staining and

probable organic growth noted on visible section of south sheathing (appears old - dry at time of inspection) - recommend further evaluation and cleanup/treatment as necessary.

5. Acceptable Ventilation: Gable & ridge vents 6. Acceptable Insulation: Blown in fiberglass




Attic (Continued)7. Marginal Insulation Depth: 8" to 10" - Insulation moved out of place at

several visible locations - recommend correction for energy efficiency.

8. Acceptable Wiring/Lighting: Service light 9. Acceptable Moisture Penetration: None noted at time of inspection

10. Acceptable Bathroom Fan Venting: Electric fan - vented to exterior

Roof Main Roof Surface 1. Method of Inspection: Ground & deck levels 2. Acceptable Unable to Inspect: 10% 3. Acceptable Material: Composition shingles 4. Type: Gable 5. Approximate Age: Unknown 6. Acceptable Flashing: Painted metal - Snow breaks in place along the front roof edges - notation only. 7. Marginal Valleys: Preformed metal - Valleys not fully assessed due to

pine needle cover - recommend periodic pine needle removal.




Roof (Continued)8. Acceptable Plumbing Vents: ABS in Murphy cricket 9. Acceptable Electrical Mast: Concealed in wall

10. Not Present Gutters: North facing roof Chimney 11. Acceptable Chimney: Metal pipe 12. Acceptable Flue/Flue Cap: Metal 13. Acceptable Chimney Flashing: Metal

Lots and Grounds1. Acceptable Driveway: Asphalt 2. Defective Steps/Stoops: Synthetic decking material or wood - 1) Lower west deck stair hand rail is

bent/damaged (red arrow) - recommend repair. 2) No hand rail from west stair landing to laundry landing (blue arrow) - recommend installation for safety. 3) No hand/guard rails in place at laundry stairs (white arrow) - recommend installation for safety.




Lots and Grounds (Continued)Steps/Stoops: (continued)

3. Marginal Porch: Synthetic decking material - 1) Lifting deck boards adjacent to entry from driveway (potential trip hazard - red arrow) - recommend caution/correction. 2) Slope to deck between house and main east entry deck (due to varying deck structure - blue arrow) - notation only. 3) Moisture staining/organic growth noted at underside of entry deck (black arrow) - recommend cleanup. 4) Gravel in direct contact with several support posts under entry deck (white arrow) - recommend correction. 5) Earth/wood contact note under entry deck section adjacent to driveway (subject to future deterioration - magenta arrow) - recommend periodic evaluation.




Lots and Grounds (Continued)Porch: (continued)




Lots and Grounds (Continued)4. Acceptable Patio: Concrete pavers - 1) Due to snow or ice cover, the

comments reflect only the visible portion of the patio. 2) Gas fire pit located on patio (operation not checked - red arrow) - notation only.

5. Acceptable Deck: Synthetic decking material 6. Acceptable Grading: Moderate slope 7. Marginal Vegetation: Landscaped - 1) Ground vegetation around the

house was partially covered with snow at time of inspection - not fully assessed. 2) Tree limbs over hang and contact the east roof & house surface (red arrow) - recommend trimming branches away from the house.




Lots and Grounds (Continued)8. Marginal Retaining Walls: Stone & wood - 1) Potential fall hazard from landscape retaining walls (red

arrows) - recommend caution. 2) Dirt in contact with retaining wall under entry porch (blue arrow) - recommend periodic evaluation for deterioration.

9. Acceptable Exterior Surface Drain: Culvert drain - A drainage culvert runs along the east side of the property - notation only.

10. Acceptable Fences: Wood & wire 11. Acceptable Trash Enclosure: Metal Bear Box enclosure




Lots and Grounds (Continued)12. Acceptable Lawn Sprinklers: Front and back yard - 1) Yard

irrigation system not part of this home inspection - consult seller for operation instructions. 2) Vacuum breaker for irrigation system located in north crawl space (red arrow) - notation only.

Exterior Surface and Components Front & sides - upper level Exterior Surface 1. Defective Type: 1x8 Ship-lap wood siding - Dirt/gravel with

siding along the west side of the house - recommend correction.

Front & sides - main level & accents Exterior Surface 2. Marginal Type: 1x6. 1) Asphalt in direct contact with wood surfaces at the front of the garage (can hold

moisture against wood siding - red arrow) - recommend periodic evaluation for deterioration. 2) Gravel in contact with base of lower east siding under garage (blue arrow) - recommend correction.




Exterior Surface and Components (Continued) Sides & rear Exterior Surface 3. Marginal Type: T1-11 plywood panels - 1) Unable to view the structure of lower level hallway to bonus

room (built at grade level) - notation only. 2) Gravel in contact with siding at the lower west side and southeast sides of house (red arrows) - recommend correction.

4. Acceptable Trim: Wood 5. Acceptable Fascia: Wood 6. Defective Soffits: Open - 1) Bird/batt droppings on upper east siding (red arrow) - recommend cleanup.

2) Improper openings/along the house junction under the garage (potential pest access points - blue arrow) - recommend sealing.

7. Acceptable Door Bell: Hard wired 8. Acceptable House Numbers: Present in required location




Exterior Surface and Components (Continued)9. Marginal Entry Doors: Wood framed glass door. Secondary door lock

installed above the standard 44" maximum height - recommend correction for safety.

10. Marginal Deck Door: Vinyl framed glass sliding doors, fiberglass & solid core wood - 1) Pet door in place at laundry exterior door (red arrow) - notation only. 2) Secondary door locks installed above the standard 44" maximum height (laundry and lower level hall door) - recommend correction for safety. 3) Daylight gaps noted at the lower level access hall exterior door (black arrows) - recommend adjustment. 4) Lower level access hall exterior door drags on carpet and has started de-laminating (white arrow) - recommend adjustment/repair.




Exterior Surface and Components (Continued)Deck Door: (continued)

11. Acceptable Windows: Dual glazed. Unless noted in the report there were no failed seals on dual-glazed windows at time of inspection.

12. Acceptable Window Screens: Vinyl mesh. 13. Acceptable Exterior Lighting: Surface mount 14. Acceptable Exterior Electric Outlets: 120 VAC GFCI 15. Acceptable Hose Bibs: Frost-free - Entry deck hose bib is not frost free

type (subject to freeze damage in winter) - winterization will be required.

16. Acceptable Gas Meter: Under garage at front of house




Exterior Surface and Components (Continued)17. Acceptable Main Gas Valve: Located at gas meter

Garage/Carport Attached Garage 1. Type of Structure: Wood structure Car Spaces: Two car 2. Acceptable Garage Doors: Insulated metal with windows 3. Acceptable Door Operation: Mechanized 4. Acceptable Door Opener: Lift Master. Motion sensor & down-pressure reversing operation operated properly

- notation only. 5. Acceptable Service Doors: Fiberglass 6. Defective Ceiling: Unfinished drywall. 1) Drywall ceiling is not fire taped (required due to connection to

main living space - red arrow) - recommend correction. 2) Improper openings in the garage ceiling (blue arrows) - recommend proper closure for fire safety.




Garage/Carport (Continued)7. Defective Walls: Painted drywall. North garage wall is not fire

taped (required due to connection to main living space) - recommend correction.

8. Marginal Floor/Foundation: Poured slab. 1) Garage floor covered with storage (red arrow) - condition of floor not fully assessed. 2) Spalling noted on garage slab at several locations (blue arrow) - recommend repair.

9. Defective Electrical: 120 volt lighting & receptacles. 1) Non-GFCI protected garage wall receptacles - recommend correction for safety. 2) Cover plates missing at two locations on garage ceiling (cover plates required for safety) - recommend correction.




Garage/Carport (Continued)10. Acceptable Windows: Vinyl slider.

Laundry Room/AreaWasher/dryer inspections not part of the home inspection - washer/dryer considered accepted as an "as is" condition. Contact an appliance service company for evaluation of the units, if needed.

Mid level Laundry Room/Area 1. Acceptable Closet: Utility closet - Laundry shoot in place from main floor -

notation only.

2. Acceptable Ceiling: Painted drywall 3. Acceptable Walls: Painted drywall. 4. Acceptable Floor: Tile 5. Marginal Doors: Wood panel. Laundry room door does not properly latch shut - recommend adjustment. 6. Acceptable Windows: Vinyl single hung. 7. Acceptable Electrical: 120 volt lighting & receptacles. 8. Acceptable HVAC Source: Floor register 9. Acceptable Laundry Tub: PVC

10. Acceptable Laundry Tub Faucet/Trap 2 handle faucet with ABS trap 11. Acceptable Washer Hose Bib: Ball valves - two 12. Acceptable Washer and Dryer Electrical: 120-240 VAC 13. Acceptable Dryer Vent: Vented to exterior 14. Acceptable Washer Drain: Recessed plumbing box drain

Kitchen Main floor Kitchen 1. Acceptable Cooking Appliances: Gas range. Range burners and oven were both functional at time of

inspection - notation only. 2. Acceptable Ventilator: Range hood - vented to exterior 3. Acceptable Disposal: In-Sinkerator. Disposals in 2 locations - main & prep sinks. Notation only.




Kitchen (Continued)4. Acceptable Dishwasher: LG. Dishwasher run full cycle - operation appears normal. 5. Air Gap Present? Yes 6. Acceptable Refrigerator: Samsung. Refrigerator with ice maker functional at time of inspection - notation

only. 7. Acceptable Microwave: Built-in unit. Microwave functional at time of inspection - notation only. 8. Acceptable Sink: Porcelain - single bowl. A stainless steel prep sink is also present - notation only. 9. Acceptable Plumbing/Fixtures: Single lever with ABS P-trap

10. Acceptable Electrical: 120 volt lighting & receptacles. GFCI protection in place for kitchen counter receptacles - notation only.

11. Marginal Counter Tops: Stone slab. Grout line cracking noted at the counter/back splash junction - recommend repair.

12. Acceptable Cabinets: Wood 13. Acceptable Pantry: Walk In 14. Acceptable Ceiling: Painted drywall 15. Acceptable Walls: Painted drywall 16. Acceptable Floor: Wood 17. Marginal Doors: Wood panel. Pantry door does not properly latch shut - recommend adjustment. 18. Acceptable Windows: Vinyl casement & single hung. 19. Acceptable HVAC Source: Ceiling register

Bathroom Half bath - main floor Bathroom 1. Acceptable Ceiling: Painted drywall. 2. Acceptable Walls: Painted drywall. 3. Acceptable Floor: Tile 4. Acceptable Doors: Wood panel. 5. Acceptable Electrical: 120 volt lighting & receptacles. GFCI protected bathroom receptacle - notation only. 6. Acceptable Sink/Basin: Pedestal 7. Acceptable Faucets/Traps: 2 handle with ABS P-trap. 8. Acceptable Toilets: Elongated. (1.6 Gpf) 9. Acceptable HVAC Source: Ceiling register.

10. Acceptable Ventilation: Electric ventilation fan




Bathroom (Continued) Master bath - main floor Bathroom 11. Acceptable Ceiling: Painted drywall. 12. Acceptable Walls: Painted drywall. 13. Acceptable Floor: Tile 14. Acceptable Doors: Wood panel (pocket). 15. Acceptable Windows: Vinyl single hung. 16. Acceptable Electrical: 120 volt lighting & receptacles. GFCI protected bathroom receptacles - notation only. 17. Acceptable Counter/Cabinet: Stone slab counter with wood cabinet 18. Acceptable Sink/Basin: Two bowls 19. Marginal Faucets/Traps: 2 handle with ABS P-trap. Right

hand sink drain stopper is disconnected - recommend repair.

20. Acceptable Shower/Surround: Tile pan with tile surround 21. Defective Toilets: Elongated. (1.6 Gpf) - 1) Toilet loosening at floor junction - needs securing.

2) Toilet not grouted/caulked at toilet/floor junction - recommend correction. 22. Acceptable HVAC Source: Ceiling register. Electric in-floor heat in place - operation appears functional. 23. Acceptable Ventilation: Electric ventilation fan and window Half bath - mid level Bathroom 24. Acceptable Ceiling: Painted drywall. 25. Acceptable Walls: Painted drywall & wood paneling 26. Acceptable Floor: Tile 27. Acceptable Doors: Wood panel. 28. Acceptable Electrical: 120 volt lighting & receptacles. GFCI protected bathroom receptacle - notation only. 29. Acceptable Sink/Basin: Pedestal 30. Acceptable Faucets/Traps: 2 handle with ABS P-trap. 31. Acceptable Toilets: Elongated. (1.6 Gpf) 32. Acceptable HVAC Source: Floor register 33. Acceptable Ventilation: Electric ventilation fan Hall bath - mid level Bathroom 34. Acceptable Ceiling: Painted drywall. 35. Acceptable Walls: Painted drywall.




Bathroom (Continued)36. Marginal Floor: Tile. Grout line cracking noted at the floor/tub

junction - recommend repair.

37. Defective Doors: Wood panel. Bathroom door does not properly latch shut - recommend adjustment. 38. Acceptable Windows: Vinyl single hung. 39. Acceptable Electrical: 120 volt lighting & receptacles. GFCI protected bathroom receptacle - notation only. 40. Marginal Counter/Cabinet: Stone slab counter with wood

cabinet. Grout line cracking noted at the counter/back splash junction - recommend repair.

41. Acceptable Sink/Basin: Single bowl 42. Acceptable Faucets/Traps: 2 handle with ABS P-trap. 43. Acceptable Tub/Surround: Fiberglass tub/shower unit 44. Acceptable Toilets: Elongated. (1.28 Gpf) 45. Acceptable HVAC Source: Toe Kick register. Electric in-floor heat in place - operation appears functional. 46. Acceptable Ventilation: Electric ventilation fan and window Master bath - mid level Bathroom 47. Acceptable Closet: Walk In 48. Acceptable Ceiling: Painted drywall. 49. Acceptable Walls: Painted drywall. 50. Acceptable Floor: Tile 51. Acceptable Doors: Wood panel. 52. Acceptable Windows: Vinyl single hung. 53. Acceptable Electrical: 120 volt lighting & receptacles. GFCI protected bathroom receptacles - notation only.




Bathroom (Continued)54. Marginal Counter/Cabinet: Stone slab counter with wood

cabinet. Grout line cracking noted at the counter/back splash junction - recommend repair.

55. Acceptable Sink/Basin: Single bowl 56. Acceptable Faucets/Traps: 2 handle with ABS P-trap. 57. Acceptable Shower/Surround: Fiberglass pan and tile surround 58. Acceptable Toilets: Elongated. (1.28 Gpf) 59. Acceptable HVAC Source: Toe Kick register. Electric in-floor heat in place - operation appears functional. 60. Acceptable Ventilation: Electric ventilation fan and window

Living Space Entry hall Living Space 1. Acceptable Closet: Average size. No closet door in place - notation only. 2. Acceptable Ceiling: Painted drywall. 3. Acceptable Walls: Painted drywall. 4. Acceptable Floor: Stone 5. Acceptable Electrical: 120 volt lighting & receptacles. 6. Acceptable Smoke Detector: 120 volt with battery back-up smoke & carbon monoxide detector 7. Acceptable CO Detector: Present.

Great Room Living Space 8. Acceptable Closet: Cabinets. 1) A wet bar sink is in place and functional - notation only.

2) An under counter refrigerator is in place - functional at time of inspection. 9. Acceptable Ceiling: Painted drywall.

10. Acceptable Walls: Painted drywall. 11. Acceptable Floor: Wood. Wood floor partially covered with a rug - condition of the floor not fully assessed. 12. Acceptable Windows: Vinyl slider. 13. Acceptable Electrical: 120 volt lighting & receptacles. 1) Ceiling fan present & functional - notation only.

2) GFCI protection in place for wet bar sink counter receptacle - notation only. 14. Acceptable HVAC Source: Ceiling register. Dining area Living Space




Living Space (Continued)15. Marginal Ceiling: Painted drywall. Drywall cracking noted on

the ceiling - recommend repair.

16. Marginal Walls: Painted drywall. Drywall cracking noted at the wall/ceiling junction above the northwest window - recommend repair.

17. Marginal Floor: Wood. 1) Wood floor partially covered with a rug - condition of the floor not fully assessed. 2) Discoloration due to sun fading noted on floor around where rug is placed (red arrow) - refinishing may be desired.

18. Acceptable Windows: Fixed glass. 19. Acceptable Electrical: 120 volt lighting & receptacles. Hallway - mid level Living Space 20. Acceptable Closet: Single small, walk in and under stair closets. 21. Acceptable Ceiling: Painted drywall.




Living Space (Continued)22. Marginal Walls: Painted drywall. Holes cut in under stair

closet wall - recommend patching.

23. Acceptable Floor: Wood. 24. Acceptable Doors: Wood panel. 25. Acceptable Electrical: 120 volt lighting & receptacles. 26. Acceptable Smoke Detector: 120 volt with battery back-up. 27. Acceptable CO Detector: Present. Family Room Living Space 28. Acceptable Closet: Single small and walk in closets. 29. Acceptable Ceiling: Painted drywall. 30. Acceptable Walls: Painted drywall. 31. Acceptable Floor: Wood. Wood floor partially covered with rugs - condition of the floor not fully assessed. 32. Acceptable Doors: Wood panel. 33. Acceptable Windows: Vinyl slider. 34. Acceptable Electrical: 120 volt lighting & receptacles. Ceiling fan present & functional - notation only. 35. Acceptable HVAC Source: Floor register 36. Acceptable Smoke Detector: 120 volt with battery back-up. Hallway - lower level Living Space 37. Acceptable Ceiling: Painted drywall. 38. Acceptable Walls: Painted drywall & wood paneling 39. Acceptable Floor: Carpet 40. Acceptable Doors: Solid core 41. Acceptable Electrical: 120 volt lighting. Bonus room - lower level Living Space 42. Acceptable Ceiling: Fire-taped drywall 43. Acceptable Walls: Fire-taped drywall 44. Acceptable Floor: Painted sub floor. 45. Marginal Doors: Solid core. Bonus room door does not properly latch shut - recommend adjustment. 46. Acceptable Electrical: 120 volt lighting & receptacles. 47. Acceptable HVAC Source: Wall register 48. Marginal Smoke Detector: None present. Recommend installing a smoke detector in room for added

safety. 49. Marginal CO Detector: Not present. CO detector not present on lower level (normally required) -

recommend installation if using area as living space.




Bedroom Main floor master Bedroom 1. Marginal Closet: Walk In. Gap in paint noted at one closet

drawer face - recommend repair.

2. Acceptable Ceiling: Painted drywall. 3. Acceptable Walls: Painted drywall & wood paneling 4. Marginal Floor: Wood. 1) Wood floor partially covered with a

rug - condition of the floor not fully assessed. 2) Discoloration due to sun fading noted on floor around where rug is placed (red arrow) - refinishing may be desired.

5. Acceptable Doors: Wood panel. 6. Acceptable Windows: Vinyl single hung & slider. 7. Defective Electrical: 120 volt lighting & receptacles. 1) Ceiling

fan present & functional - notation only. 2) West wall receptacle in closet did not have power at time of inspection (reason unknown - red arrow) - recommend correction.

8. Acceptable HVAC Source: Ceiling register. 9. Acceptable Smoke Detector: 120 volt with battery back-up.




Bedroom (Continued) Mid level master Bedroom 10. Acceptable Closet: Average size. 11. Acceptable Ceiling: Painted drywall. 12. Acceptable Walls: Painted drywall. 13. Acceptable Floor: Wood. Wood floor partially covered with a rug - condition of the floor not fully assessed. 14. Acceptable Doors: Wood panel. 15. Acceptable Windows: Vinyl slider. 16. Acceptable Electrical: 120 volt lighting & receptacles. 17. Acceptable HVAC Source: Floor register 18. Acceptable Smoke Detector: 120 volt with battery back-up. Mid level - south Bedroom 19. Not Present Closet: 20. Acceptable Ceiling: Painted drywall. 21. Acceptable Walls: Painted drywall. 22. Acceptable Floor: Wood. Wood floor partially covered with a rug - condition of the floor not fully assessed. 23. Acceptable Doors: Wood panel. 24. Marginal Windows: Vinyl single hung. Window under sized for proper fire egress - window opening should

be a minimum of 20" wide, 24" high & 5.7 sq. ft. and no more than 44" above the floor - recommend caution.

25. Acceptable Electrical: 120 volt lighting & receptacles. 26. Acceptable HVAC Source: Floor register 27. Acceptable Smoke Detector: 120 volt with battery back-up. Mid level - north Bedroom 28. Acceptable Closet: Average size. 29. Acceptable Ceiling: Painted drywall. 30. Acceptable Walls: Painted drywall. 31. Acceptable Floor: Wood. Wood floor partially covered with a rug - condition of the floor not fully assessed. 32. Acceptable Doors: Wood panel. 33. Acceptable Windows: Vinyl slider. 34. Acceptable Electrical: 120 volt lighting & receptacles. 35. Acceptable HVAC Source: Floor register 36. Acceptable Smoke Detector: 120 volt with battery back-up.




Final Comments1) Hot tub/spa in place on the deck - installation & operation inspections (other than electrical to & including the electrical disconnect switch panel) are not part of this inspection. Recommend inspection by a qualified specialist. 2) This report is a listing inspection with limited use intended for use only by the seller and the sellers agent to facilitate necessary disclosures and repairs.




Marginal SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Structure

1. Piers/Posts: Poured piers and wood posts - Gravel in contact with several support posts for garage - recommend correction.

2. Stairs/Handrails: Wood & carpeted stairs with wood handrails - Limited head clearance at stairs to lower level (red arrow) - recommend caution.

3. Subfloor: Plywood & OSB - Moisture staining noted at underside of garage (several locations - appears old - dry at time of inspection) - notation only.




Marginal Summary (Continued)

Electrical

4. Smoke Detectors: In bedrooms & associated hallways - Smoke detector operation verification, repair or replacement plus CO detector installation required by the seller prior to close of escrow - notation only.

5. CO Detectors: Installation incomplete - No carbon monoxide (CO) detectors installed in the lower level bonus room (normally required) - recommend installation if area is to be used as living space.

Plumbing

6. Water Lines: Copper - 1) Most water lines in crawl space are insulated - notation only. 2) Evidence of old heat tapes in place in north crawl space on plumbing lines (appear to be no longer in use (consult seller on history - red arrow) - recommend removal.

Heating System

7. North crawl space Heating System Heating System Operation: Functional at time of inspection - Condensate pump drains directly onto crawl space ground (causing water to pool on top of plastic) - recommend properly draining to exterior, drain line or to gravel sump pit.




Marginal Summary (Continued)8. North crawl space Heating System Distribution: Insulated metal

duct - Some heat ducts on south crawl space are not insulated - recommend correction for energy efficiency.

9. Attic Heating System Heating System Operation: Functional at time of inspection - Furnace is difficult to access due to truss structure plus no service platform in place in front of furnace (normally required) - furnace service will be difficult.

Crawl Space

10. Lower level stairway (south) Crawl Space Unable to Inspect: 10% - 1) Moisture staining noted on sub floor under half bath area (appears old - dry at time of inspection - red arrow) - notation only. 2) Gravel in direct contact with wood structure at several locations (blue arrows) - recommend correction. 3) Plastic moisture barrier extends above wood post structure at several locations (can direct moisture onto wood - white arrow) - recommend correction.




Crawl Space (Continued)Unable to Inspect: (continued)




Marginal Summary (Continued) Marginal Summary (Continued)11. Lower level stairway (south) Crawl Space Insulation: R19 batts in

ceiling & walls - Crawl space insulation loose/missing at several locations - recommend repair.

12. Lower level bonus room (north) Crawl Space Unable to Inspect: 10% - 1) Gravel in direct contact with wood structure at several locations (red arrow) - recommend correction. 3) Plastic moisture barrier extends above wood post structure at several locations (can direct moisture onto wood - blue arrow) - recommend correction.

13. Lower level bonus room (north) Crawl Space Insulation: R19 batts in ceiling & walls - Crawl space insulation loose/missing at several locations - recommend repair.




Crawl Space (Continued)Insulation: (continued)




Marginal Summary (Continued) Marginal Summary (Continued)

Attic

14. Main floor half bath Attic Sheathing: Plywood - Moisture staining and probable organic growth noted on visible section of south sheathing (appears old - dry at time of inspection) - recommend further evaluation and cleanup/treatment as necessary.

15. Main floor half bath Attic Insulation Depth: 8" to 10" - Insulation moved out of place at several visible locations - recommend correction for energy efficiency.





Roof

16. Valleys: Preformed metal - Valleys not fully assessed due to pine needle cover - recommend periodic pine needle removal.

Lots and Grounds

17. Porch: Synthetic decking material - 1) Lifting deck boards adjacent to entry from driveway (potential trip hazard - red arrow) - recommend caution/correction. 2) Slope to deck between house and main east entry deck (due to varying deck structure - blue arrow) - notation only. 3) Moisture staining/organic growth noted at underside of entry deck (black arrow) - recommend cleanup. 4) Gravel in direct contact with several support posts under entry deck (white arrow) - recommend correction. 5) Earth/wood contact note under entry deck section adjacent to driveway (subject to future deterioration - magenta arrow) - recommend periodic evaluation.




Lots and Grounds (Continued)Porch: (continued)

18. Vegetation: Landscaped - 1) Ground vegetation around the house was partially covered with snow at time of inspection - not fully assessed. 2) Tree limbs over hang and contact the east roof & house surface (red arrow) - recommend trimming branches away from the house.

19. Retaining Walls: Stone & wood - 1) Potential fall hazard from landscape retaining walls (red arrows) - recommend caution. 2) Dirt in contact with retaining wall under entry porch (blue arrow) - recommend periodic evaluation for deterioration.




Lots and Grounds (Continued)Retaining Walls: (continued)

Exterior Surface and Components

20. Front & sides - main level & accents Exterior Surface Type: 1x6. 1) Asphalt in direct contact with wood surfaces at the front of the garage (can hold moisture against wood siding - red arrow) - recommend periodic evaluation for deterioration. 2) Gravel in contact with base of lower east siding under garage (blue arrow) - recommend correction.

21. Sides & rear Exterior Surface Type: T1-11 plywood panels - 1) Unable to view the structure of lower level hallway to bonus room (built at grade level) - notation only. 2) Gravel in contact with siding at the lower west side and southeast sides of house (red arrows) - recommend correction.




Exterior Surface and Components (Continued)Type: (continued)

22. Entry Doors: Wood framed glass door. Secondary door lock installed above the standard 44" maximum height - recommend correction for safety.

23. Deck Door: Vinyl framed glass sliding doors, fiberglass & solid core wood - 1) Pet door in place at laundry exterior door (red arrow) - notation only. 2) Secondary door locks installed above the standard 44" maximum height (laundry and lower level hall door) - recommend correction for safety. 3) Daylight gaps noted at the lower level access hall exterior door (black arrows) - recommend adjustment. 4) Lower level access hall exterior door drags on carpet and has started de-laminating (white arrow) - recommend adjustment/repair.




Exterior Surface and Components (Continued)Deck Door: (continued)

Garage/Carport

24. Attached Garage Floor/Foundation: Poured slab. 1) Garage floor covered with storage (red arrow) - condition of floor not fully assessed. 2) Spalling noted on garage slab at several locations (blue arrow) - recommend repair.




Garage/Carport (Continued)Floor/Foundation: (continued)

Laundry Room/Area

25. Mid level Laundry Room/Area Doors: Wood panel. Laundry room door does not properly latch shut - recommend adjustment.

Kitchen

26. Main floor Kitchen Counter Tops: Stone slab. Grout line cracking noted at the counter/back splash junction - recommend repair.

27. Main floor Kitchen Doors: Wood panel. Pantry door does not properly latch shut - recommend adjustment.

Bathroom

28. Master bath - main floor Bathroom Faucets/Traps: 2 handle with ABS P-trap. Right hand sink drain stopper is disconnected - recommend repair.




Marginal Summary (Continued)29. Hall bath - mid level Bathroom Floor: Tile. Grout line cracking

noted at the floor/tub junction - recommend repair.

30. Hall bath - mid level Bathroom Counter/Cabinet: Stone slab counter with wood cabinet. Grout line cracking noted at the counter/back splash junction - recommend repair.

31. Master bath - mid level Bathroom Counter/Cabinet: Stone slab counter with wood cabinet. Grout line cracking noted at the counter/back splash junction - recommend repair.





Living Space

32. Dining area Living Space Ceiling: Painted drywall. Drywall cracking noted on the ceiling - recommend repair.

33. Dining area Living Space Walls: Painted drywall. Drywall cracking noted at the wall/ceiling junction above the northwest window - recommend repair.

34. Dining area Living Space Floor: Wood. 1) Wood floor partially covered with a rug - condition of the floor not fully assessed. 2) Discoloration due to sun fading noted on floor around where rug is placed (red arrow) - refinishing may be desired.




Marginal Summary (Continued) Marginal Summary (Continued)35. Hallway - mid level Living Space Walls: Painted drywall. Holes cut

in under stair closet wall - recommend patching.

36. Bonus room - lower level Living Space Doors: Solid core. Bonus room door does not properly latch shut - recommend adjustment.

37. Bonus room - lower level Living Space Smoke Detector: None present. Recommend installing a smoke detector in room for added safety.

38. Bonus room - lower level Living Space CO Detector: Not present. CO detector not present on lower level (normally required) - recommend installation if using area as living space.

Bedroom

39. Main floor master Bedroom Closet: Walk In. Gap in paint noted at one closet drawer face - recommend repair.

40. Main floor master Bedroom Floor: Wood. 1) Wood floor partially covered with a rug - condition of the floor not fully assessed. 2) Discoloration due to sun fading noted on floor around where rug is placed (red arrow) - refinishing may be desired.




Marginal Summary (Continued)41. Mid level - south Bedroom Windows: Vinyl single hung. Window under sized for proper fire egress - window

opening should be a minimum of 20" wide, 24" high & 5.7 sq. ft. and no more than 44" above the floor - recommend caution.




Defective SummaryThis summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report.

Electrical

1. Conductor Type: Non-metallic sheathed cable - Exposed main service line noted under west side of garage (protection required) - recommend correction.

2. Ground: Ufer ground in foundation (assumed, not seen) - Unable to locate ground bonds for water & gas lines (required for safety - ground wire in direct contact with ground in south crawl space and does not appear to be connected to plumbing/gas lines) - recommend correction.




Defective Summary (Continued) Defective Summary (Continued)3. Laundry Electric Panel AFCI: Bedroom and living spaces - 1)

Recommend testing AFCI circuits monthly. 2) One AFCI breaker does not test trip (red arrow) - recommend replacement.

Lots and Grounds

4. Steps/Stoops: Synthetic decking material or wood - 1) Lower west deck stair hand rail is bent/damaged (red arrow) - recommend repair. 2) No hand rail from west stair landing to laundry landing (blue arrow) - recommend installation for safety. 3) No hand/guard rails in place at laundry stairs (white arrow) - recommend installation for safety.




Lots and Grounds (Continued)Steps/Stoops: (continued)

Exterior Surface and Components

5. Front & sides - upper level Exterior Surface Type: 1x8 Ship-lap wood siding - Dirt/gravel with siding along the west side of the house - recommend correction.

6. Soffits: Open - 1) Bird/batt droppings on upper east siding (red arrow) - recommend cleanup. 2) Improper openings/along the house junction under the garage (potential pest access points - blue arrow) - recommend sealing.




Exterior Surface and Components (Continued)Soffits: (continued)

Garage/Carport

7. Attached Garage Ceiling: Unfinished drywall. 1) Drywall ceiling is not fire taped (required due to connection to main living space - red arrow) - recommend correction. 2) Improper openings in the garage ceiling (blue arrows) - recommend proper closure for fire safety.




Defective Summary (Continued) Defective Summary (Continued)8. Attached Garage Walls: Painted drywall. North garage wall is not

fire taped (required due to connection to main living space) - recommend correction.

9. Attached Garage Electrical: 120 volt lighting & receptacles. 1) Non-GFCI protected garage wall receptacles - recommend correction for safety. 2) Cover plates missing at two locations on garage ceiling (cover plates required for safety) - recommend correction.

Bathroom

10. Master bath - main floor Bathroom Toilets: Elongated. (1.6 Gpf) - 1) Toilet loosening at floor junction - needs securing. 2) Toilet not grouted/caulked at toilet/floor junction - recommend correction.

11. Hall bath - mid level Bathroom Doors: Wood panel. Bathroom door does not properly latch shut - recommend adjustment.




Defective Summary (Continued) Defective Summary (Continued)

Bedroom

12. Main floor master Bedroom Electrical: 120 volt lighting & receptacles. 1) Ceiling fan present & functional - notation only. 2) West wall receptacle in closet did not have power at time of inspection (reason unknown - red arrow) - recommend correction.




10774 Heather Rd - Truckee… · 2018. 5. 2. · Property Address 10774 Heather Rd City Truckee...

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Transcript of 10774 Heather Rd - Truckee… · 2018. 5. 2. · Property Address 10774 Heather Rd City Truckee...