Confidential Inspection Report · running splices, reversed polarity and circuit protection...

Confidential Inspection Report

LOCATED AT:838 Paloma Ave

South Lake Tahoe, CA 96150

PREPARED EXCLUSIVELY FOR:Burl Steven Walker

INSPECTED ON:Friday, April 27, 2018

Inspector, Jorge A Aguila SanchezAguila home inspections

of 50 Copyright© 2010-2018, SPECTACULAR, Aguila home inspections , Jorge A Aguila Sanchez 173962547

Executive Summary

This is a summary review of the inspectors' findings during this inspection. However, it does not containevery detailed observation. This is provided as an additional service to our client, and is presented in theform of a listing of the items which, in the opinion of your inspector, merit further attention, investigation, orimprovement. Some of these conditions are of such a nature as to require repair or modification by askilled craftsman, technician, or specialist. Others can be easily handled by a homeowner such asyourself.

Often, following the inspector's advice will result in improved performance and/or extended life of thecomponent(s) in question. In listing these items, your inspector is not offering any opinion as to who,among the parties to this transaction, should take responsibility for addressing any of these concerns. Aswith most of the facets of your transaction, we recommend consultation with your Real EstateProfessional for further advice with regards to the following items:

Plumbing

DRAIN LINES1: - There is cracked drain piping with active leakage at the kitchen faucet. This is a potential health hazard. We recommend the piping in question be replaced.

of 50 Copyright© 2010-2018, SPECTACULAR, Aguila home inspections , Jorge A Aguila Sanchez 173962547

Friday, April 27, 2018Burl Steven Walker

838 Paloma AveSouth Lake Tahoe, CA 96150

Dear Burl Steven Walker,

We have enclosed the report for the property inspection we conducted for you on Friday, April 27, 2018at:

838 Paloma AveSouth Lake Tahoe, CA 96150

Our report is designed to be clear, easy to understand, and helpful. Please take the time to review itcarefully. If there is anything you would like us to explain, or if there is other information you would like,please feel free to call us. We would be happy to answer any questions you may have.

We thank you for the opportunity to be of service to you.

Sincerely,

Inspector, Jorge A Aguila SanchezAguila home inspections

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Receipt838 Paloma Ave

South Lake Tahoe, CA 96150(925) 588-3391

[email protected]

Client:Burl Steven Walker

Receipt Number:173962547

Receipt Date:Friday, April 27, 2018

Quantity Description Unit Price Amount

Aguila home inspections • (530) 721-3303 • [email protected] • (530) 721-3303 • [email protected]

Change Due

$0.00

Thank you for your business!

1 Base Amount $400.00 $400.00

Subtotal: $400.00Cash -$400.00

Copyright© 2010-2018, SPECTACULAR, Aguila home inspections , Jorge A Aguila Sanchez 173962547

Table of Contents

Executive Summary......................................................................................................................................2

Introduction....................................................................................................................................................6

Introductory Notes.........................................................................................................................................7

Heat...............................................................................................................................................................8

Electrical System.........................................................................................................................................10

Interior.........................................................................................................................................................12

Insulation/Energy.........................................................................................................................................14

Plumbing.....................................................................................................................................................15

Roofing........................................................................................................................................................16

Structure......................................................................................................................................................19

Water Heater...............................................................................................................................................20

Exterior/Site/Ground....................................................................................................................................21

Attic.............................................................................................................................................................28

Bathroom.....................................................................................................................................................31

Bedroom......................................................................................................................................................35

Crawl Space................................................................................................................................................38

Dining Room/Area.......................................................................................................................................42

Kitchen........................................................................................................................................................43

Laundry Area...............................................................................................................................................47

Living Room................................................................................................................................................48

Locations of Emergency Controls...............................................................................................................49

Environmental Concerns.............................................................................................................................50

Conclusion...................................................................................................................................................50

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The Steven Walker Report838 Paloma Ave

South Lake Tahoe, CA 96150Friday, April 27, 2018


Introduction

We have inspected the major structural components and mechanical systems for signs of significant non-performance, excessive or unusual wear and general state of repair. The following report is an overviewof the conditions observed.

In the report, there may be specific references to areas and items that were inaccessible. We can makeno representations regarding conditions that may be present but were concealed or inaccessible forreview. With access and an opportunity for inspection, reportable conditions may be discovered.Inspection of the inaccessible areas will be performed upon arrangement and at additional cost afteraccess is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents.Information regarding recalled appliances, fixtures and any other items in this property can be found onthe Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinionsregarding conditions present. As a courtesy, the inspector may list items that they feel have priority in theExecutive Summary portion of the report. Although the items listed in this section may be of higher priorityin the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If theclient has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priorityconditions. Do not equate low cost with low priority. Cost should not be the primary motivation forperforming repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all relatedcomponents will continue to deteriorate/wear out with time and may not be in the same condition at theclose of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that thisbe done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other thanthe client named herein. No other persons should rely upon the information in this report. Client agrees toindemnify, defend and hold inspector harmless from any third party claims arising out of client'sunauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement withall of the terms contained in the standard contract provided by the inspector who prepared this report.

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Introductory Notes

ORIENTATIONFor purposes of identification and reporting, the front of this building faces northwest.

NOTESThe house was estimated to be approximately 48 years old.

Over the course of this inspection the temperature was estimated to be between 60 and 70 degrees.

The weather was sunny at the time of our inspection.

We make no representations as to the extent or presence of code violations, nor do we warrant the legaluse of this building. This information would have to be obtained from the local building and/or zoningdepartment.

A driveway and/or street is shared with other properties. To determine if maintenance-sharing or liabilityagreements are in effect regarding the driveway or street, consult the owner of the subject property,neighboring owners or public records.

There may be information pertinent to this property which is a matter of public record. A search of publicrecords is not within the scope of this inspection. We recommend the client or their representative reviewall appropriate public records.

There is no garage on this property. Some jurisdictions require at least one covered parking area. Noaction is required, but the lack of a garage may impact the issuance of permits for future remodelingand/or additions.

Comment on the nearby water course is not within the scope of our inspection. The owner/occupant mayhave information regarding the volume of water during adverse weather and if there has been flooding orerosion in the past.

There are conditions conducive to the growth of Fungi and/or related Pathogenic Organisms. Thesesubstances may be present at this time.

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The inspection does not include reporting on the presence of these substances and/or their possiblehealth issues. We recommend further evaluation by a fungal expert in this field.

The scope of this inspection is limited to reasonably accessible areas. We make no attempt to movefurnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal ofthese items may reveal reportable items.

Heat

A heating system consists of the heating equipment, operating and safety controls, venting and the meansof distribution. These items are visually examined for proper function, excessive or unusual wear andgeneral state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover orcalculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.

Forced Hot Air

BASIC INFORMATIONFurnace location: Attic

Energy source: Natural gasFurnace btu input rating: 80,000 btu'sAge: 5 years old

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GAS SUPPLYThe gas piping includes a 90 degree shutoff valve for emergency use. The valve was not tested at thetime of inspection. This age and style of valve is normally found to be operable by hand and generallytrouble free.

REGULATOR & CONTROLThe gas pressure regulator and control valve appear to be properly installed and in serviceable condition.

BURNERSThe burners were inspected and found to be clean and in good working order.

HEAT EXCHANGERThe heat exchanger was visually examined and we observed no cracks, holes or other conditions thatwould indicate it is at the end of its service life.

IGNITION SYSTEMThe standing pilot light is controlled by a thermocouple which ensures that the pilot gas valve will close ifthe pilot light is extinguished. This system appears to be in serviceable condition.

CLEARANCEThere is adequate clearance to combustible materials in the area around the heating unit as long as thespace is not used for storage. We encourage good housekeeping practices in this area.

VENTThe heating system vent is properly installed and appears in serviceable condition where seen.

COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuelburning appliances is vital for their safe operation. The air can come from inside or outside, providingindustry standards are met.

There is adequate combustion air for this heating unit.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.

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THERMOSTATThe thermostat appears to be properly installed and the unit responded to the user controls.

HVAC WIRINGAll accessible wiring appears in good condition.

GENERAL COMMENTThe heating is newer, responded to normal operating controls and with routine maintenance should bereliable for a number of years.

Our inspection of the heating system is non-invasive and is limited to visible components and their basicfunction. A full evaluation requires extensive testing and is beyond the scope of our inspection.

This component is a newer application. Review of all permits and Title 24 documentation is suggested.

Electrical System

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights,and receptacles). Our examination of the electrical system includes the exposed and accessibleconductors, branch circuitry, panels, overcurrent protection devices, and a random sampling ofconvenience outlets. We look for adverse conditions such as improper installation, exposed wiring,running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/orcalculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length ofwire.

BASIC INFORMATIONService entry into building: Underground service lateralVoltage supplied by utility: 120/240 voltsCapacity (available amperage): 100 amperesSystem grounding source: Unable to locate

METER & MAINThe meter and main electrical service panel are outside on the left-front corner of the building.

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ELECTRIC METERThe electric meter is outside on the left side of the building.

MAIN SERVICEThe main electrical service panel is outside on the left side of the building.

MAIN DISCONNECTThe main electrical service disconnect is outside on the left side of the building.

CB MAIN PANELThe main service panel is in good condition with circuitry installed and fused correctly.

FSE MAIN PANELThe main service panel is in serviceable condition with circuitry installed and fused correctly. The servicepanel does not meet present standards but upgrades are optional and would usually only be consideredalong with other improvements.

SERVICE GROUNDINGThe system and equipment grounding appears to be correct.

BREAKER SUBPANELThe subpanel was opened and the inspected circuitry was found to be installed and fused correctly.

BRANCH CIRCUITRYThe accessible branch circuitry was examined and appeared properly installed and in serviceablecondition.

CONDUCTOR MATERIALThe accessible branch circuit wiring in this building is copper.

RECEPTACLES: OVERALLFor reference, as receptacles are discussed in this report, present standards for typical room plugsrequire grounded, 3 prong receptacles within six feet of any point on all walls. Upgrading is required inolder buildings only during remodeling.

Based upon our inspection of a representative number, the receptacles were found to be properlyinstalled for the time of construction, in serviceable condition, and operating properly.

SWITCHES: OVERALLWe checked a representative number of switches and found they were operating and in serviceablecondition.

LIGHTS: OVERALLThe light fixtures in this building are generally in serviceable condition.

GFI PROTECTIONGFCI (ground fault circuit interrupter) protection is a modern safety feature designed to prevent shockhazards. GFCI breakers and receptacles function to de-energize a circuit or a portion of a circuit when ahazardous condition exists.

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GFCI protection is inexpensive and can provide a substantial increased margin of safety.

GFCI protection is installed for all of the receptacles where this type of protection is presently required.We recommend testing these devices on a monthly basis.

AFCI PROTECTIONArc fault protection devices are an essential feature that could prevent fires in sleeping quarters and/orother rooms. We do not review or test these specialized devices or circuitry and suggest further review bya licensed electrical contractor.

Many of the older style AFCI (arc fault) breakers have been recalled. Verification by a licensed electricianis suggested.

GENERAL COMMENTThe electrical system is in good condition and the components are properly installed. No unsafeconditions were observed in the readily accessible portions of the installation.

Interior

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways,balconies and railings. These features are visually examined for proper function, excessive wear andgeneral state of repair. Some of these components may not be visible/accessible because of furnishingsand/or storage. In such cases these items are not inspected.

BASIC INFORMATIONNumber of bedrooms: TwoNumber of bathrooms: OneWindow material: PVC plasticWindow glazing: Double paneFinished ceiling material: DrywallFinished floor material: WoodFinished floor material: TileFinished wall material: Drywall

SURFACES: OVERALLThe interior wall, floor, and ceiling surfaces were professionally installed and found to be generally in verygood condition.

WALLS & CEILINGSThe wall and ceiling surfaces appear to be properly installed and in good condition.

FLOORS: OVERALLThe floors have a good appearance and are in serviceable condition, with exceptions noted below.

There are cosmetic floor blemishes which can be eliminated in the course of routine maintenance.

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DOORS: OVERALLThe interior doors appear to be properly installed and in good condition, with exceptions noted below.

The interior doors appear to be properly installed and in good condition, with the exception of the door atthe #2 bedroom . Attention to this door is recommended.

WINDOWS: OVERALLWe operate a representative sample of the windows, but do not necessarily open, close, and latch everywindow. Our inspection standards require testing a minimum of one window in every room.

The windows tested appear to be properly installed and in serviceable condition. We operate arepresentative sample of the windows, but do not necessarily open, close, and latch every window.

DETECTORS: OVERALLThe smoke detectors were tested with their test buttons. This method only verifies battery and hornfunction, but does not test the sensor in the unit. After occupancy, and regularly thereafter, we advisetesting with real or simulated smoke.

HEAT SOURCEWe observed a permanent heat source in each room throughout the building.

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GENERAL COMMENTIn addition to any specific rooms noted, we inspected all rooms generally considered to be habitablespace. These include, but are not limited to, the living room, dining room, family room, den, bedrooms,utility room, etc. if applicable.

The interior surfaces, hardware, fixtures, doors and windows appear to be professionally installed and aregenerally in very good condition.

Insulation/Energy

Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are features thathelp reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspectionincludes review to determine if these features are present in representative locations and we may offersuggestions for upgrading. Our review of insulation is based upon uniformly insulated or are insulated tocurrent standards. It is our opinion that all homes could benefit from energy conservation upgrades, andwe suggest that you consult professionals.

ATTIC INSULATIONThe attic has fiberglass batt insulation.

The insulation would appear to provide an R-11 insulating value. This provides only minimal resistance toheat transfer and does not meet today's energy standards. An insulation contractor could be consultedregarding upgrading.

WALL INSULATIONWe were unable to access the wall cavities and/or determine the presence or condition of insulation.

FLOOR INSULATIONThere is no insulation beneath the floors, which is a common finding in older homes. While optional,upgrading would reduce cold air infiltration and make the home more comfortable.

GENERAL COMMENTThe areas normally accessible were concealed by finished surfaces and could not be inspected. We areunable to evaluate the presence or degree of insulation and/or energy efficiency.

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Plumbing

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposedpipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, andgeneral state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewerlateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope ofthis inspection If desired, a qualified individual could be retained for such a test. Our review of theplumbing system does not include landscape watering, fire suppression systems, private watersupply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires aqualified and licensed specialist.

BASIC INFORMATIONDomestic water source: Public supplyLandscape water source: Public supplyMain water line: CopperSupply piping: Copper where seenWaste disposal: MunicipalWaste piping: Plastic where seen

WATER SHUTOFF LOCATIONThe domestic water supply main shut-off valve is on the front wall in the underbuilding crawl space.

MAIN SUPPLYThere was no evidence of surface corrosion or leakage at the exposed and accessible main supply.

INTERIOR SUPPLYThe exposed and accessible supply piping generally appears to be properly installed and in goodcondition.

WATER PRESSUREThe system water pressure, as measured at the exterior hose bibs, is within the range of normal.

DRAIN LINESThe visible drain piping appears to be properly installed and in serviceable condition.

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There is cracked drain piping with active leakage at the kitchen faucet. This is a potential health hazard. We recommend the piping in question be replaced.

GAS PIPINGThe gas piping appears to be properly installed and in serviceable condition. We detected no evidence ofleakage at any of the exposed gas piping. Pressure testing may reveal leaks, but this procedure is beyondthe scope of our inspection.

GENERAL COMMENTThe plumbing system appears to be in good condition, with the exceptions noted above.

Roofing

A roof system consists of the surface materials, connections, penetrations and drainage (gutters anddownspouts). We visually review these components for damage and deterioration and do not perform anydestructive testing. If we find conditions suggesting damage, improper application, or limited remainingservice life, these will be noted. We may also offer opinions concerning repair and replacement. Opinionsstated herein concerning the roof are based on a limited visual inspection. These do not constitute awarranty that the roof is, or will remain, free of leaks.

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Composition Shingle

BASIC INFORMATIONLocation: Covers whole buildingRoof slope: Medium

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Layers: Single layerConnections and penetrations: Sealed with mastic sealsRoof drainage system: None

INSPECTION METHODOur inspection of this roof was conducted from the roof surface. The inspector walked upon the surfaceand visually examined the accessible roofing components.

SURFACEThe shingle surface appears to have been properly installed and is in good condition.

FLASHINGS: OVERALLA combination of asphalt sealing compound or 'mastic' and metal flashings has been used to seal theconnections and penetrations.

The accessible connection and penetration flashings appear to be properly installed and in serviceablecondition. All of the connections and penetrations should be periodically examined for signs of leakageand repairs performed if necessary.

CHIMNEY AT ROOFThe chimney appears to be properly installed and in serviceable condition.

GUTTERSThere is no provision for collection of roof runoff. Lack of gutters may be an annoyance at some locationsbut, in our opinion, drainage patterns and soil conditions are such that gutters do not seem necessary.Action would be considered optional.

GENERAL COMMENTThis is a newer roof, and with routine maintenance should remain watertight for a number of years.

The roof covering appears to have been installed in a professional and workmanlike fashion. Weobserved no signs of unusual or excessive wear of the roofing components that would suggest immediateattention is required.

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Structure

The structural elements of a building include foundation, footings, all lower support framing andcomponents, wall framing and roof framing. These items are examined, where visible, for proper function,excessive or unusual wear and general state of repair. Many structural components are inaccessiblebecause they are buried below grade or behind finishes. Therefore, much of the structural inspection isperformed by identifying resultant symptoms of movement, damage and deterioration. Where there are novisible symptoms, conditions requiring further review or repair may go undetected and identification willnot be possible. We make no representations as to the internal conditions or stabilities of soils, concretefootings and foundations, except as exhibited by their performance.

BASIC INFORMATIONFoundation type: Slab-on-grade and raised perimeterSlab material: Poured concreteMudsill: Bolted to slabExterior wall support: Wood frame

FOUNDATIONDue to the installation of finished surfaces, the slab is mostly inaccessible and could not be thoroughlyinspected. However, we observed no signs of significant settlement or related interior cracking to suggesta major problem.

MUDSILLThe mudsill is the first wood member of the framing, resting directly on the slab foundation. The majorityof the mudsill is inaccessible and was not inspected.

There was no evidence of any cosmetic conditions on the interior or exterior finishes to indicate the needfor destructive testing and further inspection.

WALL FRAMINGIn the areas where the wall framing is visible, all components appear to be properly installed and generallyin good condition.

MOISTUREAlthough access to the slab was limited due to the installation of finished flooring, we found no visibleevidence of seepage or other moisture related conditions.

PEST CONTROLOur observations regarding evidence of pests is not a substitute for inspection by a licensed pest controloperator or exterminator. We report current visible conditions only and cannot render an opinion regardingtheir cause or remediation.

GENERAL COMMENTAll the visible structural elements appear to be in generally good condition and are performing as wouldbe expected for a building of this age and type of construction.

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Water Heater

Our review of water heaters includes the tank, water and gas connections, electrical connections, ventingand safety valves. These items are examined for proper function, excessive or unusual wear, leakage andgeneral state of repair. We do not fully review tankless/on-demand systems and suggest you consult aspecialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent andconnection.

BASIC INFORMATIONLocation: #1 bedroom closet

Energy source: Natural gasUnit type: instant hot

Water heater temperature settings should be maintained in the mid-range to avoid injury from scalding

T/P RELEASE VALVEThe water heater is equipped with a temperature and pressure relief valve. This device is an importantsafety device and should not be altered or tampered with. We observed no adverse conditions.

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GAS SUPPLYThe gas piping for the appliance includes a local 90 degree shut-off valve for use in an emergency or incase of repair. The valve was not tested at the time of inspection, but is of a type usually found to beserviceable.

VENTINGThe water heater vent is properly installed and appears in serviceable condition.

COMBUSTION AIRCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around all fuelburning appliances is vital for their safe operation. The air can come from inside or outside, providingindustry standards are met.

The combustion air supply is adequate.

WATER CONNECTORSThe cold water inlet and hot water outlet connections appear properly installed and in serviceablecondition.

ELEVATION/LOCATIONThe water heater has been elevated above the garage floor in accordance with present standards. This isa beneficial configuration which helps prevent the ignition of fumes from spilled flammable liquids.

GENERAL COMMENTThis water heater is in the middle of its expected service life, was operating and with routine maintenanceshould be reliable for a number of years.

Exterior/Site/Ground

BASIC INFORMATIONGeneral lot topography: Flat lotDriveway: AsphaltPrimary exterior wall covering: Wood lap siding

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Primary exterior window material: Vinyl/plastic or vinyl clad

FOUNDATIONThe foundation and other visible elements of the support structure have performed well and are in goodcondition for the age of the structure.


WATER SHUT-OFF LOCATIONThe domestic water supply main shut-off valve is on the front wall in the underbuilding crawl space.

EXTERIOR PLUMBINGThe plumbing on the exterior of the building and in the yard appears to be properly installed and inserviceable condition. We make no attempt to locate and test every hose bib. Testing of irrigation systemsis beyond the scope of our inspection.

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Testing of the irrigation system and/or automatic timer is beyond the scope of this inspection.

Testing of the irrigation system is beyond the scope of this inspection. However, damaged componentsand/or structural overspray were observed and it is clear that the system is not functioning properly. Werecommend further review.

MAIN SUPPLYThere was no evidence of surface corrosion or leakage at the exposed and accessible main supply.


GAS METER LOCATIONThe gas meter is outside on the left side of the building. The main gas supply shutoff valve is located onthe riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) inorder to shut off the gas.

WOOD SIDINGThe siding appears to be properly installed and in good condition.

DOORSThe exterior doors appear to be properly installed and in serviceable condition.

WINDOWSThe windows appear to be properly installed and in serviceable condition.

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DECKThe decks appear to be properly constructed and generally in serviceable condition, with no need forsignificant maintenance or repair at this time.

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FENCINGThe presence or condition of the fences at the perimeter of the property were not inspected and are notincluded in this report. Fences immediately adjacent to the house were inspected.

The fences appear to be properly installed and generally in serviceable condition, with exceptions notedbelow.

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The fencing is generally serviceable but shows signs of routine wear and is in need of minor maintenance.

TRIMThe exterior trim appears to be properly installed and is in good condition.

The trim shows routine wear but appears to be properly installed and in serviceable condition. We adviseroutine maintenance to ensure maximum service life.

FASCIAThe fascia appears to be properly installed and in good condition.

Portions of the fascia are weathered, with blistered and/or peeling paint. This will require surfacepreparation and refinishing in the course of routine property maintenance to restore surface appearance.

We recommend all unpainted fascia be prepared and finished to prevent premature aging and subsequentdamage.

EAVES/SOFFITSThe eaves and overhangs appear to be properly installed and in good condition.

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PAINT/STAINSome of the areas need to be paint touch up scrape in match colors to the rest of the house

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GENERAL COMMENTThe exterior features of the building generally appear to be properly installed and in serviceable condition.Exceptions are discussed above and elsewhere in this report. Regular maintenance will prolong theservice life of the 'weather shell'.

Attic

The attic contains the roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine theattic components for proper function, excessive or unusual wear, general state of repair, leakage, ventingand misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling,inspection is from the access opening only.

ACCESS/ENTRYThe attic access is located in the hall.


RAFTERSRafters are boards that support the roof sheathing, which in turn, supports the roof covering.

The rafters are 2 x 6 placed 24 inches on center.

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The rafters are manufactured Truss uss placed 24 inches on center.

The roof structure appears to be constructed in a manner typical of houses of this type and age. Therafters are generally in good condition, where seen, and have performed adequately since theirinstallation.

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SHEATHINGThe roof sheathing is the material directly supporting the roof covering.

The roof sheathing is plywood nailed solidly across the rafters.

The roof sheathing appears to be properly installed and in good condition.

CEILING JOISTSCeiling joists are the structural members which support the finished ceiling and often serve as animportant component of the roof structure.

The ceiling joists appear to be generally properly installed and in good condition.

ROOF TRUSSESRoof trusses support the roof sheathing and roof covering, transferring loads to the bearing walls. Thebottom of a truss supports the finished ceiling. Trusses are usually engineered components assembled ina factory and delivered to the site.

The trusses are generally in good condition, where seen, and have performed adequately since theirinstallation.


VENT LINESThe vent piping for the waste system appears to be properly installed and in good condition.

WIRINGMuch of the wiring in the attic is covered by insulation and could not be inspected. The visible wiringappears to be properly installed and the need for further investigation is not apparent.

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition.

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The front receptacle is missing its cover plate. We recommend it be replaced to reduce the risk ofelectrical shorts and hazardous shocks.

DUCTSThe ducts appear to be properly installed and are in serviceable condition.

VENTILATIONOur feeling regarding attic ventilation is that 'you can never have too much'. Attic ventilation can beprovided by eave, gable, and ridge vents as well as by automatic and wind driven fans. We encourageuse of any or all of the above.

The lack of adequate ventilation, when combined with cold weather and high indoor relative humidity,causes water vapor produced inside the house to rise into the attic, causing condensation on the coldsurfaces.

Condensation can promote deterioration of the roof framing and sheathing, cause mildew growth on theceilings, drip down to soak insulation, and reduce the serviceable life of the roof covering.

Additionally, poor ventilation can increase the chances of ice dams building up at the exterior eaves.

In this case, this phenomenon has caused mold and mildew growth. We recommend the installation ofadequate ventilation and the treatment of the mold and mildew.

Bathroom

Bathrooms are visually inspected for proper function of components, active leakage, excessive or unusualwear and general state of repair. Fixtures are tested using normal operating features and controls. Due tofinished surfaces such as drywall/plaster, tile, and flooring, much of the bathroom is consideredinaccessible. We do not test or confirm proper application of secondary equipment including but notlimited to steam units, spa tubs, heated towel bars, etc.

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BASIC INFORMATIONToilet: Ceramic unit with a porcelain finish

Wash basins: Corian or cultured marble

Bathtub: Molded fiberglass

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Shower walls: Mortar set ceramic tile

TOILETThe toilet was flushed and appeared to be functioning properly.

WATER BASINThe wash basin appears to be properly installed. When operated, it was observed to be fully functionaland in serviceable condition.

BATHTUBThe bathtub is a sunken bathtub.

The bathtub appears to be properly installed and in serviceable condition.

SHOWERThe shower was operated for the inspection and appeared to be in serviceable condition.

RECEPTACLESGFCI (ground fault circuit interrupter) protection has been installed providing an increased margin ofsafety. We recommend testing the device on a monthly basis.

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HEAT OUTLETThe heating outlet is in serviceable condition. Conditioned air was observed flowing into the room whenthe heating system was operated.

INTERIOR WALLSExcellent condition

SHOWER WALLSThe shower walls appear to be properly installed and in serviceable condition.

BATHROOM FLOORThe finish floor in this bathroom is tile.

BATHROOM CEILINGGood condition

CABINETSThe cabinets are in serviceable condition. Several of the doors need adjustment of hinges and latches forsmoother operation.

COUNTERTOPSThe countertop is granite.

The countertop shows typical wear and tear, normal for this heavily used component. We considered theflaws cosmetic in nature with no action indicated.

VENTILATIONVentilation in this bathroom is adequate.

GENERAL COMMENTThe finished surfaces, hardware, windows, and doors were found to be generally in good condition at thetime of our inspection.

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Bedroom

#1

RECEPTACLESThe receptacles were found to be properly installed and in serviceable condition. The number ofreceptacles is considered adequate for the size of the room.


WALLSThe wall surfaces are blemished, and can be repaired in the course of routine maintenance.

CEILINGThe ceiling surface is blemished, and can be repaired in the course of routine maintenance.

FLOORMinor blemishes bot ok

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SMOKE DETECTORThe smoke detector alarm was activated when the test button was depressed.


#2





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FLOORGood condition minor blemishes

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DOORSThe top left corner door rubs on the frame. We recommend it be planed or sanded for smoother operation.



Crawl Space

The crawl space is where most of the building's structural elements and portions of its mechanicalsystems are located. These include foundation, structural framing, electrical, plumbing and heating. Eachaccessible and visible component and system is examined for proper function, excessive or unusual wearand general state of repair. It is not unusual to find occasional moisture and dampness in crawl spaces.Significant and/or frequent water accumulation can adversely affect the building foundation and supportsystem and would indicate the need for further evaluation by a specialist. Although observed in the crawlspace, some items will be reported under the individual systems to which they belong.

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BASIC INFORMATIONFoundation type: Raised perimeter with isolated piers

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Foundation material: Poured concreteMudsill: Bolted to foundationFloor system: 4x4 4ft on center 1"1/4 play-wood

ACCESSThe crawl space is accessible through an interior closet.

FOUNDATIONThe foundation and other visible elements of the support structure have performed well and are in goodcondition for the age of the structure.

Hairline and/or small cracks, within normal tolerances, are visible. This type of cracking is often a result ofshrinkage of materials and/or minor settlement and usually does not affect the strength of the foundation.No action is indicated.

MUDSILLThe mudsill is the first wood member of the framing, resting directly on the foundation. The accessiblesections of mudsill are in good condition.

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FLOOR JOISTSIn the areas where the floor framing is visible, all components appear to be properly installed and in goodcondition.

BEAMSThe girders or support beams of the floor structure may be somewhat 'overspanned' by today's standards.However, no excessive sagging or cracking was noted and, in our opinion, no action is indicated.

POSTSThe floor system is supported by wooden posts set over concrete pier blocks.

The support posts have performed adequately over time and would be expected to continue to do so.

MOISTUREThe soil was dry at the time of our inspection, and there were no adverse conditions or damage observedrelated to excessive moisture.

VAPOR BARRIERThere is no vapor barrier in place in this crawl space. A vapor barrier is considered a beneficial featureand we recommend one be installed.

VENTILATIONVentilation in the crawl space is adequate. Good ventilation in the crawl space is important to keepmoisture levels down. Keeping the vents clear of debris and vegetation should be part of regularmaintenance.


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WATER SHUT-OFFThe domestic water supply main shut-off valve is on the front wall in the underbuilding crawl space.


DRAIN LINESThe visible drain piping appears to be properly installed and in serviceable condition.


FLOOR INSULATIONThere is no insulation beneath the floors, which is a common finding in older homes. While optional,upgrading would reduce cold air infiltration and make the home more comfortable.

GENERAL COMMENTAll of the structural elements appear to be in generally good condition and are performing as would beexpected for a building of this age and type of construction. Additional crawl space comments can befound under the heading crawl space.

Dining Room/Area



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Kitchen

The kitchen is visually inspected for proper function of components, active leakage, excessive or unusualwear, and general state of repair. We inspect built-in appliances to the extent possible using normaloperating controls. Freestanding stoves are operated, but refrigerators, small appliances, portabledishwashers, and microwave ovens are not tested.

BASIC INFORMATIONEnergy: Electric appliances onlyVentilation: Exhaust ducted to the exteriorRefrigerators, wine coolers, and other cooling appliances are beyond the scope of this inspectionMicrowave ovens and trash compactors, although operated, are beyond the scope of this inspection

DRAIN TRAPSThe drain trap and associated piping are ABS plastic.

AIR GAPThe dishwasher drain discharges into an approved standpipe which supplies the required separation ofthe supply water from the waste water.

SINKThe sink is metal.

The sink appears to be properly installed. When operated, it was observed to be fully functional and inserviceable condition.

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The sink is damaged. We recommend it be repaired or replaced.

RECEPTACLESThe receptacles appear to be properly installed and were operational.

GFCI (ground fault circuit interrupter) protection has been installed providing an increased margin ofsafety. We recommend testing the device on a monthly basis.




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FLOORSome of the tile grout is loose or missing. We recommend the grout be replaced for a better appearance,for better sanitation, and to minimize damage to the edges of the tiles.

CABINETSThe cabinets are in serviceable condition. Several of the doors need adjustment of hinges and latches forsmoother operation.

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COUNTERTOPSThe countertop is a man-made acrylic or other polymer material.

The countertop shows typical wear and tear, normal for this heavily used component. We considered theflaws cosmetic in nature with no action indicated.

VENTILATIONKitchen ventilation is provided by a range hood over the burners, venting to the exterior. The fan appearsto be properly installed and in serviceable condition.

APPLIANCES: OVERALLAll appliances were tested using normal operating controls and were found to be in satisfactory workingcondition.

The secondary kitchen appliances (toasters, blenders, etc.) were not inspected and are not included inthis report. A qualified individual would have to be retained to provide detailed information concerning theircondition.

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STOVEThe stove was turned on with the normal operating controls and found to be in satisfactory workingcondition.

DISPOSALThe disposal was turned on with normal user controls and observed to be in satisfactory workingcondition.


Laundry Area

Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hiddennature, we do not review appliances, connections, hookups, or venting.

DRAIN TRAPThe drain trap and associated piping are ABS plastic.

WIRINGWe found exposed wiring in this room. Even if insulated, we recommend all wiring be encased in aconduit or otherwise protected in accordance with present standards.

RECEPTACLESThe receptacles appear to be properly installed and were operational.

There is no GFCI (ground fault circuit interrupter) protection for this area. For an increased margin ofsafety, we recommend the installation of a GFCI receptacle.


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WASHER/DRYERThe hookups for the washer and dryer are properly installed and in serviceable condition. The appliancesthemselves were not tested.

The hookups for the washer are properly installed and in serviceable condition. The washer itself was nottested.

The hookups for the dryer are properly installed and in serviceable condition. The dryer itself was nottested.


Living Room



THERMOSTATThe thermostat appears to be properly installed and the unit responded to the user controls.

WALLSExcellent condition

CEILINGExcellent condition

FLOORMinor blemishes

SMOKE DETECTORThere is no smoke detector in this area, as required. We recommend one be installed.

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Locations of Emergency Controls

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system.We have listed below these controls and their location for your convenience. We urge that you familiarizeyourself with their location and operation.

METER & MAINELECTRICAL SYSTEMThe meter and main electrical service panel are outside on the left-front corner of the building.

ELECTRIC METERELECTRICAL SYSTEMThe electric meter is outside on the left side of the building.

MAIN SERVICEELECTRICAL SYSTEMThe main electrical service panel is outside on the left side of the building.

MAIN DISCONNECTELECTRICAL SYSTEMThe main electrical service disconnect is outside on the left side of the building.

WATER SHUTOFF LOCATIONPLUMBINGThe domestic water supply main shut-off valve is on the front wall in the underbuilding crawl space.

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GAS METER LOCATIONEXTERIOR/SITE/GROUNDThe gas meter is outside on the left side of the building. The main gas supply shutoff valve is located onthe riser pipe between the ground and the meter. This valve should be turned 90 degrees (either way) inorder to shut off the gas.

Environmental Concerns

Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, leadcontamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground watercontamination and soil contamination. We are not trained or licensed to recognize or discuss any ofthese materials. We may make reference to one of more of these materials in this report when werecognize one of the common forms of these substances. If further study or analysis seems prudent, theadvice and services of the appropriate specialists are advised.

Conclusion

COMMENTSThis structure appears to be very well built utilizing quality materials and professional workmanship. It is inneed of only typical maintenance and upgrading.

If performed routinely, this type of construction requires only routine maintenance to keep it in serviceablecondition.

Confidential Inspection Report · running splices, reversed polarity and circuit protection...

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