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Property Inspection Report
123 Home St., San Norte CA Inspection prepared for: Inspection Date: 7-18-2012 Time: 9:00a Age: 27 Size: 1748 Weather: Clear Inspector: John Flowers ASHI #250887 PO 320002 , Los Gatos, CA 95032 Phone: 408 532 3541 Email: [email protected] www.propfoundpropertyinspections.com
123 Home St., San Norte, CA
Report Summary
Report Summary The following improvements are potentially significant and recommended for immediate repair or replacement by the appropriate trades. These items may present a safety concern and/or a notable deficiency requiring attention and improvement expenses to resolve. Please review the remainder of this report for further inspection details and other relevant recommendations.
Foundation Page 4 Item: 1
Foundation Perimeter
Page 4 Item: 5
Access Panel
• The tree is in close proximity to the side chimney. Over time the roots will expand and may cause foundation uplift problems. Recommend removal by the appropriate trades. • Crawlspace inaccessible due to owner storage. We recommend removal of storage for further inspection
Roof Page 6 Item: 6
Gutter
The downspout is missing at the rear corner. Recommend installation to route drainage away from foundation.
Walls Condition
• Wood storage cabinet is close to the home and may promote entry of wood destroying insects or rodent intrusion. Recommend removal.
Exterior Page 9 Item: 1
Grounds Page 11 Item: 6 Page 12 Item: 9
Grounds Electrical • Extension cord wiring at the front entry fixture presents a safety hazard. Recommend cord wiring be removed. Exterior Faucet • The rear hose bib copper piping is damaged. Recommend Condition replacement by a licensed plumber.
Electrical Page 13 Item: 1
Electrical Panel
• Federal Pacific electric panels were noted. This type of panel has a past history of circuit breaker problems that can lead to failures, lack of proper protection of circuits and other serious issues. Recommend consultation with a licensed electrical contractor for further evaluation and possible service upgrade.
Refrigerant Lines
• The insulation is missing or damaged at exterior refrigerant line.
Dishwasher
• Lack of an air gap noted missing at dishwasher drain line. In the event of a drain backup this device prevents waste matter from entering into the dishwasher and potable water system. Recommend installation by a qualified plumber to prevent possible contamination.
Page 17 Item: 5
GFCI
Page 18 Item: 7
Floor Condition
• Whirlpool tub motors require GFCI overcurrent protection. GFCI protection was not observed at this tub receptable. Recommend protection be provided for safety concerns. • Water damage observed at master bedroom tub. Recommend repairs or replacement by a qualified flooring contractor.
Heat/AC Page 15 Item: 9
Kitchen Page 16 Item: 3
Bathroom
John Flowers
Page 1 of 21
ProFound Property Inspections
123 Home St., San Norte, CA Page 18 Item: 10 Enclosure
• The master bath shower pan is cracked near the door. No underfloor access is available for inspection. Recommend repair or replacement by a qualified contractor.
Bedrooms Page 20 Item: 6
John Flowers
Smoke Detectors
• The smoke detector is missing in the upper bedroom and are required in all bedrooms. Recommend replacement for safety concerns.
Page 2 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
The Scope of Inspection The purpose of the ASHI Standards of Practice is to establish a minimum and uniform standard for home inspectors who subscribe to these Standards of Practice. Home inspections performed to these Standards of Practice are intended to provide the client with objective information regarding the condition of the systems and components of the home inspected at the time of the home inspection. This inspection is visual only. Only a representative sample of the building and system components were viewed. The strength, adequacy, effectiveness,or efficiency of any system or components was not determined. This inspection does not address the possible presence or danger from environmental pollutants such as asbestos, mold, radon gas, lead, urea formaldehyde, underground storage tanks, soil and water contamination, toxic or flammable chemicals and all other similar or potentially harmful substances and conditions. An environmental specialist should be consulted if additional information is desired regarding these issues.
Inspection Details 1. Attendance In Attendance: Agent present
2. Home Type Home Type: Single Family Home -1 Story • Sections of property remodeled. Recommend consultation with owner in regards to necessary permits obtained.
3. Occupancy Occupancy: Occupied - Furnished This is a visual inspection to accessible areas only. Assessing the structural integrity of a building is beyond the scope of a typical home inspection. If you have structural concerns about the building, a consultation with a qualified professional engineer is recommended.
Foundation 1. Foundation Perimeter Observations: • Minor exterior slab cracks were noted in the exposed exterior and/or garage portions of the slab foundation. • The tree is in close proximity to the side chimney. Over time the roots will expand and may cause foundation uplift problems. Recommend removal by the appropriate trades.
John Flowers
Page 3 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Tree near fireplace foundation
2. Foundation Walls Observations: • Minor cracks were observed at the exposed exterior foundation. These are typical due to the age of the home.
3. Ventilation Observations: • Screened openings noted.
4. Vent Screens Observations: • Vent screens noted as functional.
5. Access Panel Observations: • Crawlspace inaccessible due to owner storage. We recommend removal of storage for further inspection
6. Post and Girders Observations: • Concrete block/wood piers support floor above.
7. Sub Flooring Observations: • Plywood sheathing sub floor.
8. Anchor Bolts Observations: • The anchor bolts were not visible due to finished walls. This is a visual inspection to accessible areas only. Assessing the structural integrity of a building is beyond the scope of a typical home inspection. If you have structural concerns about the building, a consultation with a qualified professional engineer is recommended.
John Flowers
Page 4 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Basement/Crawlspace 1. Access Observations: • Located in front hall closet.
Roof This is visual inspection to the accessible roof areas only. A roofing evaluation by a licensed roofing contractor is recommended. 1. Roof Conditions Observations: Inspected from roof Materials: Composition shingles noted. Observations: • Recommend evaluation by licensed roofing contractor. • Moss on front right side of roof sihngles. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer.
2. Flashing Observations: • The step flashing next to the chimney should be repaired or replaced as necessary to prevent possible leakage. Recommend an evaluation by a licensed roofing contractor.
3. Chimney Observations: • Recommend review by a qualified chimney professional for repair or replacement, as necessary prior to release of contingencies. • Minor chimney cap cracks were observed and should be monitored for changes or further deterioration.
Roof Chimney
4. Sky Lights Observations: • The skylights appear to be in servicable condition. • No signs of present or past leaking around the skylight were discovered at time of inspection. John Flowers
Page 5 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Vent Caps Observations: The A.B.S plumbing vents on the roof are unpainted. Recommend painting for protection from sun exposure, weather and further deterioration.
6. Gutter Observations: The downspout is missing at the rear corner. Recommend installation to route drainage away from foundation.
Missing downspout at rear
Attic The attic was viewed from the attic hatch only due to insulation covering the wood members. Only a representative number of visible structural component were inspected. If further inspection of this area is desired, sufficient platforms or catwalks must be installed over the exposed ceiling joists.
1. Access Observations: • Inspected from access only. • Access at hallway ceiling
2. Structure/Sheathing Observations: • Roof joists and rafters noted.
3. Ventilation Observations: • Under eave soffit inlet vents noted. • Thermostatically controlled fan is operable.
4. Duct Work Observations: • Attic ducts appeared in satisfactory condition as observed from the access opening.
John Flowers
Page 6 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Electrical Observations: • Recessed lighting present in the attic may be a safety concern if insulation is too close or on top of these lights or if the lights are improperly installed. Please refer to the manufacturer's recommendations for proper installation or have these lights reviewed by a licensed electrician. • Recommend wiring should be properly secured to the framing.
6. Attic Plumbing Observations: • ABS plumbing vents noted. • No deficiencies noted in plumbing vent piping.
7. Insulation Condition Materials: Loose fill insulation noted. Depth: Depth appears 6-8 inch average. Recommend improvement. Observations: • Insulation level in the attic is typical for homes this age
8. Exhaust Vent Observations: • Fan ducts routed to exterior and appeared as functional from access.
Garage 1. Anchor Bolts Observations: • The anchor bolts were not visible.
2. Floor Condition Materials: Bare concrete floors noted. Observations: • Common cracks noted and sealing is recommended for appearance purposes.
3. Rafters & Ceiling Observations: • Limited review due to finished ceilings.
4. GFCI Observations: • GFCI tested and functioned properly
5. 240 Volt Observations: • The 240 volt outlet tested functional.
6. Fire Door Observations: • Appeared satisfactory and functional, at time of inspection.
John Flowers
Page 7 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
7. Garage Door Condition Materials: Metal sectional door noted. Observations: • Door bottom weatherstripping is missing or damaged. Recommend repair or replacement.
8. Garage Door Parts Observations: • The door is noisy and squeaks during operation. Recommend lubrication on the rollers and tracks for improved operation.
9. Garage Opener Status Observations: • Screw drive opener noted.
10. Ventilation Observations: • Side wall vents noted.
11. Vent Screens Observations: • Vent screens noted as functional.
12. Wash Basin Observations: • The basin sink is loose. Recommend securing as necessary.
Exterior A representative number of exterior components were inspected. The inspection does not include an evaluation of geological conditions, site stability and property surface drainage conditions.
1. Walls Condition Materials: Stucco • Wood siding Observations: • Wood storage cabinet is close to the home and may promote entry of wood destroying insects or rodent intrusion. Recommend removal.
John Flowers
Page 8 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Shrubs at entry way should be trimmed 6" from siding.
Wood cabinet at side.
2. Eaves /Facia/Rafters Observations: • Minor cracks and splits were noted at the roof eave sheathing. • Water damage was observed at the front rafters. Recommend repairs and replacement as necessary.
3. Exterior Paint/Trim Observations: • All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.
4. Window Conditions Materials: Vinyl Observations: • The window pane at the front doors lacks tempered(safety) glass. Recommend consideration of tempered glass be installed in accordance with present standards.
5. Door Conditions Materials: Wood • Vinyl Sliding Glass Observations: • The sliding glass door at the rear patio is sticking. Recommend cleaning and lube of slider tracks for improved performance. • The sliding glass door screen is torn. Recommend screen replacement or necessary repairs.
Grounds 1. Grading Observations: Lot topography is generally level. Tree roots in the rear yard are heaving perimeter concrete borders and protruding above portions of grade. Recommend an evaluation by the appropriate trades for treatment.
John Flowers
Page 9 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Tree roots in the rear yard.
2. Driveway and Walkway Condition Materials: Concrete driveway noted. • Concrete sidewalk noted. Observations: • Minor cracks noted in driveway and sidewalks.
3. Vegetation Observations Observations: • Vegetation at the side garage is in contact with the siding. Recommend trimming plants back 6" to remove pathways for wood destroying organisms.
4. Gate Condition Materials: Wood Observations: • Left front gate locked and inoperable.
5. Fence Condition Materials: Wood Observations: The wood fencing at various areas of the property needs repairs or replacement. Recommend evaluation by a qualified contractor for repair or replacement as necessary.
John Flowers
Page 10 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
The wood fencing at various areas of the property needs repairs or replacement. Recommend evaluation by a qualified contractor for repair or replacement as necessary.
6. Grounds Electrical Observations: • Extension cord wiring at the front entry fixture presents a safety hazard. Recommend cord wiring be removed.
Extension cord wiring at entry.
7. Main Gas Valve Condition Materials: Right side of structure Observations: • Main gas shut off located at outside meter. • The gas piping is moderately rusted at the meter. Recommend painting the piping for increased protection against further moisture.
John Flowers
Page 11 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Rust at gas piping.
8. Plumbing Materials: Copper piping noted.
Damaged piping at rear hose bib.
9. Exterior Faucet Condition Location: Front of house • Rear of house Observations: • The rear hose bib copper piping is damaged. Recommend replacement by a licensed plumber.
10. Patio and Porch Condition Materials: The patio/porch roof consists of open slatted wood members. Observations: • Patio cover post caps are badly cracked and weathered. Although this is a minor condition, replacement is recommended as necessary. • The rear patio wood cover shows various water stains. Recommend evaluation for replacement or repairs by the appropriate trades as necessary.
John Flowers
Page 12 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
The rear patio wood cover water stains
11. Sprinklers Observations: • Sprinkler system present. Recommend consultation with owner for operating instructions. Sprinkler systems are beyond the scope of a this inspection as most system piping inaccessible for inspection.
Electrical Electrical components concealed behind finishes could not be inspected. Furniture and/or personal storage items may have restricted access to various electrical components. Only a representative number of outlets and light fixtures were tested per ASHI Standards of Practice.
1. Electrical Panel Main Location: • Right side of the house. Sub Panel Location: • Located near garage entry from house. Observations: • The size of the electrical service is sufficient for typical family needs. • 120V/240V Ms • Federal Pacific electric panels were noted. This type of panel has a past history of circuit breaker problems that can lead to failures, lack of proper protection of circuits and other serious issues. Recommend consultation with a licensed electrical contractor for further evaluation and possible service upgrade.
2. Service Ground Condition Materials: Copper • Ufer Wire
3. Main Amp Breaker Observations: • 100 amp
4. Service Entrance Observations: • There is an underground service lateral noted.
John Flowers
Page 13 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Breakers Materials: Copper non-metallic sheathed cable noted. Observations: • All of the circuit breakers appeared serviceable.
Heat/AC A detailed evaluation of the furnace and/or air conditioning unit is beyond the scope of inspection. Determining furnace heat supply efficiency or inefficiency ,distribution balance or sizing of the unit is not included in this inspection. For a complete evaluation of the heating system contact a licensed HVAC contractor.
1. Furnace Condition Observations: Make: Amana • Approximate Age: 13 • Location: Garage Type: Gas fired forced air heating system Observations: • Fuel Furnace: Service date is over one year old, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Recommend a complete evaluation by a licensed and certified HVAC contractor.
2. Venting Observations: • The visible portions of the vent piping appeared functional.
3. Filters Location: Located inside heater cabinet. Observations: • Electrostatic filter
4. Gas Valves Observations: • Gas shut off valves were present and functional.
5. Enclosure Observations: • Construction dust buildup observed in service compartment and draft tubes.
6. Heater Base Observations: • The heater base appears to be functional.
7. Thermostats Observations: • Location: Hall • Digital - programmable type. • Functional at the time of inspection.
John Flowers
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ProFound Property Inspections
123 Home St., San Norte, CA
8. AC Compressor Condition Observations: Electric • Manufacturer: Amana • Age: 12 Location: Rear exterior Observations: • This is an older a/c unit. It is approaching the end of it's service life cycle. Further evaluation by an HVAC contractor recommended.
9. Refrigerant Lines Observations: • The insulation is missing or damaged at exterior refrigerant line.
Damaged insulation at coolant line.
10. Return Air Observations: • The return air supply system appears to be functional.
Water Heater 1. Location Materials: Garage
2. Approximate Age Observations: 12 Observations: Rheem
3. Gallons Capacity Observations: • 50 gallons
4. TPRV Observations: • A pressure & temperature relief valve & extension is present and appears satisfactory.
John Flowers
Page 15 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Venting Observations: • Minimum water heater single-wall vent pipe clearance from combustible material is 6".
6. Plumbing Conditions Materials: copper Observations: • No deficiencies observed at the visible portions of the supply piping.
7. Gas Valve Observations: • Present and functional.
8. Observations Observations: • Tank appears to be in satisfactory condition.
Kitchen 1. Cabinets Observations: • No deficiencies observed on all kitchen cabinets.
2. Counters Observations: • Granite counter tops noted.
3. Dishwasher Observations: • Tested and operational • Lack of an air gap noted missing at dishwasher drain line. In the event of a drain backup this device prevents waste matter from entering into the dishwasher and potable water system. Recommend installation by a qualified plumber to prevent possible contamination.
4. Garbage Disposal Observations: • Operated - appeared functional at time of inspection.
5. Cook top condition Observations: • Gas cook top and burners noted as operational.
6. Oven & Range Observations: • Oven functional upon test.
7. Sinks Observations: • Stainless steel - under mounted sink
John Flowers
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ProFound Property Inspections
123 Home St., San Norte, CA
8. Vent Condition Materials: Exterior Vented Observations: • Operated and functional as tested
9. Floor Condition Materials: Carpet is noted. • Floating laminate type flooring noted.
10. Plumbing Observations: • Limited review due to personal property stored in undersink cabinet.
11. GFCI Observations: • GFCI in place and operational
Bathroom This is a visual inspection to the accessible areas only.
1. Locations Locations: Hall Bathroom • Master Bathroom
2. Cabinets Observations: • Master bath vanity cabinet drawers require repair/adjustment to close properly. Recommend repairs as necessary.
3. Ceiling Condition Materials: There are drywall ceilings noted.
4. Counters Observations: • Tile and Granite counertops noted with usual wear. • The tile grout at the backsplash of the master bath sink is cracked. Recommend sealing with caulk to prevent water intrusion.
5. GFCI Observations: • GFCI's in place and operational at sinks. • Whirlpool tub motors require GFCI overcurrent protection. GFCI protection was not observed at this tub receptable. Recommend protection be provided for safety concerns.
6. Exhaust Fan Observations: • The bath fans tested as operable.
7. Floor Condition Materials: Ceramic tile is noted. • Sheet vinyl flooring is noted. Observations: • Water damage observed at master bedroom tub. Recommend repairs or replacement by a qualified flooring contractor. Page 17 of 21 John Flowers ProFound Property Inspections
123 Home St., San Norte, CA
Water damage to master floor
8. Shower Walls Observations: • Ceramic tile noted. • Caulking is recommend around pan perimeter to prevent moisture intrusion.
9. Bath Tubs Observations: • Whirlpool tub observed at upper master bath. Tub was filled to a level above the water jets and operated to check intake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lines were not completely visible or accessible. If a more detailed report is desired, the client is advised to consult an appropriate specialist. • Caulking recommended at tubs to seal moisture intrusion.
10. Enclosure Observations: • The master bath shower pan is cracked near the door. No underfloor access is available for inspection. Recommend repair or replacement by a qualified contractor.
Crack in master bath pan
John Flowers
Page 18 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
11. Sinks Observations: • The hall bath sink stopper missing. Recommend replacement.
Missing sink stopper at hall bath.
Bedrooms This is a visual inspection to the accessible areas only.
1. Ceiling Fans Observations: • None present.
2. Ceiling Condition Materials: There are drywall ceilings noted. • There are metal pan ceilings noted.
3. Closets Observations: • The closet is in serviceable condition.
4. Doors Observations: • The master bedroom door closes on it's own. This indicates that the frames are out of plumb. Recommend an evaluation by the appropriate trades for repairs as needed.
5. Floor Condition Flooring Types: Carpet is noted.
6. Smoke Detectors Observations: • The smoke detector is missing in the upper bedroom and are required in all bedrooms. Recommend replacement for safety concerns.
John Flowers
Page 19 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Missing smoke detector in master br
7. Wall Condition Observations: • Some areas not accessible due to stored personal items. • The door trim at the master bedroom is damaged and repair or replacement is recommended for appearance purposes.
Laundry 1. Dryer Vent Observations: • Dryer vented to exterior. • The dryer vent exterior cap is damaged at the side of garage. Recommend replacement for improved exhaust termination.
Damage to vent
2. GFCI Observations: • GFCI in place and operational
John Flowers
Page 20 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
3. Gas Valves Observations: • Appears functional.
4. Wash Basin Observations: • Wash basin is loose. Recommend securing as necessary. Personal items, furniture or storage in various areas may restrict the inspector to proper access.
Interior Areas 1. Cabinets Observations: • No deficiencies observed on all kitchen cabinets.
2. Fireplace Location: Living Room Observations: Masonry fireplace noted. Observations: • Damper was operated and functional. • The fireplace shows typical cracks at the base brick surface. Recommend an evaluation by a fireplace specialist.
3. Ceiling Fans Observations: • None present.
4. Patio Doors Observations: • The sliding patio door was functional during the inspection.
5. Door Bell Observations: • Tested as operable.
6. Doors Observations: • Double door at entryway.
7. Window Condition Materials: Fixed window noted. • Vinyl framed sliding windows noted.
8. Walls /Ceilings Condition Materials: There are drywall ceilings noted. Observations: • The drywall is patched in areas. The reason for the patch could not be determined.
John Flowers
Page 21 of 21
ProFound Property Inspections
Property Inspection Report
123 Home St., San Norte CA Inspection prepared for: Inspection Date: 7-18-2012 Time: 9:00a Age: 27 Size: 1748 Weather: Clear Inspector: John Flowers ASHI #250887 PO 320002 , Los Gatos, CA 95032 Phone: 408 532 3541 Email: [email protected] www.propfoundpropertyinspections.com
123 Home St., San Norte, CA
Report Summary
Report Summary The following improvements are potentially significant and recommended for immediate repair or replacement by the appropriate trades. These items may present a safety concern and/or a notable deficiency requiring attention and improvement expenses to resolve. Please review the remainder of this report for further inspection details and other relevant recommendations.
Foundation Page 4 Item: 1
Foundation Perimeter
Page 4 Item: 5
Access Panel
• The tree is in close proximity to the side chimney. Over time the roots will expand and may cause foundation uplift problems. Recommend removal by the appropriate trades. • Crawlspace inaccessible due to owner storage. We recommend removal of storage for further inspection
Roof Page 6 Item: 6
Gutter
The downspout is missing at the rear corner. Recommend installation to route drainage away from foundation.
Walls Condition
• Wood storage cabinet is close to the home and may promote entry of wood destroying insects or rodent intrusion. Recommend removal.
Exterior Page 9 Item: 1
Grounds Page 11 Item: 6 Page 12 Item: 9
Grounds Electrical • Extension cord wiring at the front entry fixture presents a safety hazard. Recommend cord wiring be removed. Exterior Faucet • The rear hose bib copper piping is damaged. Recommend Condition replacement by a licensed plumber.
Electrical Page 13 Item: 1
Electrical Panel
• Federal Pacific electric panels were noted. This type of panel has a past history of circuit breaker problems that can lead to failures, lack of proper protection of circuits and other serious issues. Recommend consultation with a licensed electrical contractor for further evaluation and possible service upgrade.
Refrigerant Lines
• The insulation is missing or damaged at exterior refrigerant line.
Dishwasher
• Lack of an air gap noted missing at dishwasher drain line. In the event of a drain backup this device prevents waste matter from entering into the dishwasher and potable water system. Recommend installation by a qualified plumber to prevent possible contamination.
Page 17 Item: 5
GFCI
Page 18 Item: 7
Floor Condition
• Whirlpool tub motors require GFCI overcurrent protection. GFCI protection was not observed at this tub receptable. Recommend protection be provided for safety concerns. • Water damage observed at master bedroom tub. Recommend repairs or replacement by a qualified flooring contractor.
Heat/AC Page 15 Item: 9
Kitchen Page 16 Item: 3
Bathroom
John Flowers
Page 1 of 21
ProFound Property Inspections
123 Home St., San Norte, CA Page 18 Item: 10 Enclosure
• The master bath shower pan is cracked near the door. No underfloor access is available for inspection. Recommend repair or replacement by a qualified contractor.
Bedrooms Page 20 Item: 6
John Flowers
Smoke Detectors
• The smoke detector is missing in the upper bedroom and are required in all bedrooms. Recommend replacement for safety concerns.
Page 2 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
The Scope of Inspection The purpose of the ASHI Standards of Practice is to establish a minimum and uniform standard for home inspectors who subscribe to these Standards of Practice. Home inspections performed to these Standards of Practice are intended to provide the client with objective information regarding the condition of the systems and components of the home inspected at the time of the home inspection. This inspection is visual only. Only a representative sample of the building and system components were viewed. The strength, adequacy, effectiveness,or efficiency of any system or components was not determined. This inspection does not address the possible presence or danger from environmental pollutants such as asbestos, mold, radon gas, lead, urea formaldehyde, underground storage tanks, soil and water contamination, toxic or flammable chemicals and all other similar or potentially harmful substances and conditions. An environmental specialist should be consulted if additional information is desired regarding these issues.
Inspection Details 1. Attendance In Attendance: Agent present
2. Home Type Home Type: Single Family Home -1 Story • Sections of property remodeled. Recommend consultation with owner in regards to necessary permits obtained.
3. Occupancy Occupancy: Occupied - Furnished This is a visual inspection to accessible areas only. Assessing the structural integrity of a building is beyond the scope of a typical home inspection. If you have structural concerns about the building, a consultation with a qualified professional engineer is recommended.
Foundation 1. Foundation Perimeter Observations: • Minor exterior slab cracks were noted in the exposed exterior and/or garage portions of the slab foundation. • The tree is in close proximity to the side chimney. Over time the roots will expand and may cause foundation uplift problems. Recommend removal by the appropriate trades.
John Flowers
Page 3 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Tree near fireplace foundation
2. Foundation Walls Observations: • Minor cracks were observed at the exposed exterior foundation. These are typical due to the age of the home.
3. Ventilation Observations: • Screened openings noted.
4. Vent Screens Observations: • Vent screens noted as functional.
5. Access Panel Observations: • Crawlspace inaccessible due to owner storage. We recommend removal of storage for further inspection
6. Post and Girders Observations: • Concrete block/wood piers support floor above.
7. Sub Flooring Observations: • Plywood sheathing sub floor.
8. Anchor Bolts Observations: • The anchor bolts were not visible due to finished walls. This is a visual inspection to accessible areas only. Assessing the structural integrity of a building is beyond the scope of a typical home inspection. If you have structural concerns about the building, a consultation with a qualified professional engineer is recommended.
John Flowers
Page 4 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Basement/Crawlspace 1. Access Observations: • Located in front hall closet.
Roof This is visual inspection to the accessible roof areas only. A roofing evaluation by a licensed roofing contractor is recommended. 1. Roof Conditions Observations: Inspected from roof Materials: Composition shingles noted. Observations: • Recommend evaluation by licensed roofing contractor. • Moss on front right side of roof sihngles. This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer.
2. Flashing Observations: • The step flashing next to the chimney should be repaired or replaced as necessary to prevent possible leakage. Recommend an evaluation by a licensed roofing contractor.
3. Chimney Observations: • Recommend review by a qualified chimney professional for repair or replacement, as necessary prior to release of contingencies. • Minor chimney cap cracks were observed and should be monitored for changes or further deterioration.
Roof Chimney
4. Sky Lights Observations: • The skylights appear to be in servicable condition. • No signs of present or past leaking around the skylight were discovered at time of inspection. John Flowers
Page 5 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Vent Caps Observations: The A.B.S plumbing vents on the roof are unpainted. Recommend painting for protection from sun exposure, weather and further deterioration.
6. Gutter Observations: The downspout is missing at the rear corner. Recommend installation to route drainage away from foundation.
Missing downspout at rear
Attic The attic was viewed from the attic hatch only due to insulation covering the wood members. Only a representative number of visible structural component were inspected. If further inspection of this area is desired, sufficient platforms or catwalks must be installed over the exposed ceiling joists.
1. Access Observations: • Inspected from access only. • Access at hallway ceiling
2. Structure/Sheathing Observations: • Roof joists and rafters noted.
3. Ventilation Observations: • Under eave soffit inlet vents noted. • Thermostatically controlled fan is operable.
4. Duct Work Observations: • Attic ducts appeared in satisfactory condition as observed from the access opening.
John Flowers
Page 6 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Electrical Observations: • Recessed lighting present in the attic may be a safety concern if insulation is too close or on top of these lights or if the lights are improperly installed. Please refer to the manufacturer's recommendations for proper installation or have these lights reviewed by a licensed electrician. • Recommend wiring should be properly secured to the framing.
6. Attic Plumbing Observations: • ABS plumbing vents noted. • No deficiencies noted in plumbing vent piping.
7. Insulation Condition Materials: Loose fill insulation noted. Depth: Depth appears 6-8 inch average. Recommend improvement. Observations: • Insulation level in the attic is typical for homes this age
8. Exhaust Vent Observations: • Fan ducts routed to exterior and appeared as functional from access.
Garage 1. Anchor Bolts Observations: • The anchor bolts were not visible.
2. Floor Condition Materials: Bare concrete floors noted. Observations: • Common cracks noted and sealing is recommended for appearance purposes.
3. Rafters & Ceiling Observations: • Limited review due to finished ceilings.
4. GFCI Observations: • GFCI tested and functioned properly
5. 240 Volt Observations: • The 240 volt outlet tested functional.
6. Fire Door Observations: • Appeared satisfactory and functional, at time of inspection.
John Flowers
Page 7 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
7. Garage Door Condition Materials: Metal sectional door noted. Observations: • Door bottom weatherstripping is missing or damaged. Recommend repair or replacement.
8. Garage Door Parts Observations: • The door is noisy and squeaks during operation. Recommend lubrication on the rollers and tracks for improved operation.
9. Garage Opener Status Observations: • Screw drive opener noted.
10. Ventilation Observations: • Side wall vents noted.
11. Vent Screens Observations: • Vent screens noted as functional.
12. Wash Basin Observations: • The basin sink is loose. Recommend securing as necessary.
Exterior A representative number of exterior components were inspected. The inspection does not include an evaluation of geological conditions, site stability and property surface drainage conditions.
1. Walls Condition Materials: Stucco • Wood siding Observations: • Wood storage cabinet is close to the home and may promote entry of wood destroying insects or rodent intrusion. Recommend removal.
John Flowers
Page 8 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Shrubs at entry way should be trimmed 6" from siding.
Wood cabinet at side.
2. Eaves /Facia/Rafters Observations: • Minor cracks and splits were noted at the roof eave sheathing. • Water damage was observed at the front rafters. Recommend repairs and replacement as necessary.
3. Exterior Paint/Trim Observations: • All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed.
4. Window Conditions Materials: Vinyl Observations: • The window pane at the front doors lacks tempered(safety) glass. Recommend consideration of tempered glass be installed in accordance with present standards.
5. Door Conditions Materials: Wood • Vinyl Sliding Glass Observations: • The sliding glass door at the rear patio is sticking. Recommend cleaning and lube of slider tracks for improved performance. • The sliding glass door screen is torn. Recommend screen replacement or necessary repairs.
Grounds 1. Grading Observations: Lot topography is generally level. Tree roots in the rear yard are heaving perimeter concrete borders and protruding above portions of grade. Recommend an evaluation by the appropriate trades for treatment.
John Flowers
Page 9 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Tree roots in the rear yard.
2. Driveway and Walkway Condition Materials: Concrete driveway noted. • Concrete sidewalk noted. Observations: • Minor cracks noted in driveway and sidewalks.
3. Vegetation Observations Observations: • Vegetation at the side garage is in contact with the siding. Recommend trimming plants back 6" to remove pathways for wood destroying organisms.
4. Gate Condition Materials: Wood Observations: • Left front gate locked and inoperable.
5. Fence Condition Materials: Wood Observations: The wood fencing at various areas of the property needs repairs or replacement. Recommend evaluation by a qualified contractor for repair or replacement as necessary.
John Flowers
Page 10 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
The wood fencing at various areas of the property needs repairs or replacement. Recommend evaluation by a qualified contractor for repair or replacement as necessary.
6. Grounds Electrical Observations: • Extension cord wiring at the front entry fixture presents a safety hazard. Recommend cord wiring be removed.
Extension cord wiring at entry.
7. Main Gas Valve Condition Materials: Right side of structure Observations: • Main gas shut off located at outside meter. • The gas piping is moderately rusted at the meter. Recommend painting the piping for increased protection against further moisture.
John Flowers
Page 11 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Rust at gas piping.
8. Plumbing Materials: Copper piping noted.
Damaged piping at rear hose bib.
9. Exterior Faucet Condition Location: Front of house • Rear of house Observations: • The rear hose bib copper piping is damaged. Recommend replacement by a licensed plumber.
10. Patio and Porch Condition Materials: The patio/porch roof consists of open slatted wood members. Observations: • Patio cover post caps are badly cracked and weathered. Although this is a minor condition, replacement is recommended as necessary. • The rear patio wood cover shows various water stains. Recommend evaluation for replacement or repairs by the appropriate trades as necessary.
John Flowers
Page 12 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
The rear patio wood cover water stains
11. Sprinklers Observations: • Sprinkler system present. Recommend consultation with owner for operating instructions. Sprinkler systems are beyond the scope of a this inspection as most system piping inaccessible for inspection.
Electrical Electrical components concealed behind finishes could not be inspected. Furniture and/or personal storage items may have restricted access to various electrical components. Only a representative number of outlets and light fixtures were tested per ASHI Standards of Practice.
1. Electrical Panel Main Location: • Right side of the house. Sub Panel Location: • Located near garage entry from house. Observations: • The size of the electrical service is sufficient for typical family needs. • 120V/240V Ms • Federal Pacific electric panels were noted. This type of panel has a past history of circuit breaker problems that can lead to failures, lack of proper protection of circuits and other serious issues. Recommend consultation with a licensed electrical contractor for further evaluation and possible service upgrade.
2. Service Ground Condition Materials: Copper • Ufer Wire
3. Main Amp Breaker Observations: • 100 amp
4. Service Entrance Observations: • There is an underground service lateral noted.
John Flowers
Page 13 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Breakers Materials: Copper non-metallic sheathed cable noted. Observations: • All of the circuit breakers appeared serviceable.
Heat/AC A detailed evaluation of the furnace and/or air conditioning unit is beyond the scope of inspection. Determining furnace heat supply efficiency or inefficiency ,distribution balance or sizing of the unit is not included in this inspection. For a complete evaluation of the heating system contact a licensed HVAC contractor.
1. Furnace Condition Observations: Make: Amana • Approximate Age: 13 • Location: Garage Type: Gas fired forced air heating system Observations: • Fuel Furnace: Service date is over one year old, or is unable to be determined. Although this unit appears to be operating properly from controls, there are areas which cannot be seen without specialized equipment and training. Recommend a complete evaluation by a licensed and certified HVAC contractor.
2. Venting Observations: • The visible portions of the vent piping appeared functional.
3. Filters Location: Located inside heater cabinet. Observations: • Electrostatic filter
4. Gas Valves Observations: • Gas shut off valves were present and functional.
5. Enclosure Observations: • Construction dust buildup observed in service compartment and draft tubes.
6. Heater Base Observations: • The heater base appears to be functional.
7. Thermostats Observations: • Location: Hall • Digital - programmable type. • Functional at the time of inspection.
John Flowers
Page 14 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
8. AC Compressor Condition Observations: Electric • Manufacturer: Amana • Age: 12 Location: Rear exterior Observations: • This is an older a/c unit. It is approaching the end of it's service life cycle. Further evaluation by an HVAC contractor recommended.
9. Refrigerant Lines Observations: • The insulation is missing or damaged at exterior refrigerant line.
Damaged insulation at coolant line.
10. Return Air Observations: • The return air supply system appears to be functional.
Water Heater 1. Location Materials: Garage
2. Approximate Age Observations: 12 Observations: Rheem
3. Gallons Capacity Observations: • 50 gallons
4. TPRV Observations: • A pressure & temperature relief valve & extension is present and appears satisfactory.
John Flowers
Page 15 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
5. Venting Observations: • Minimum water heater single-wall vent pipe clearance from combustible material is 6".
6. Plumbing Conditions Materials: copper Observations: • No deficiencies observed at the visible portions of the supply piping.
7. Gas Valve Observations: • Present and functional.
8. Observations Observations: • Tank appears to be in satisfactory condition.
Kitchen 1. Cabinets Observations: • No deficiencies observed on all kitchen cabinets.
2. Counters Observations: • Granite counter tops noted.
3. Dishwasher Observations: • Tested and operational • Lack of an air gap noted missing at dishwasher drain line. In the event of a drain backup this device prevents waste matter from entering into the dishwasher and potable water system. Recommend installation by a qualified plumber to prevent possible contamination.
4. Garbage Disposal Observations: • Operated - appeared functional at time of inspection.
5. Cook top condition Observations: • Gas cook top and burners noted as operational.
6. Oven & Range Observations: • Oven functional upon test.
7. Sinks Observations: • Stainless steel - under mounted sink
John Flowers
Page 16 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
8. Vent Condition Materials: Exterior Vented Observations: • Operated and functional as tested
9. Floor Condition Materials: Carpet is noted. • Floating laminate type flooring noted.
10. Plumbing Observations: • Limited review due to personal property stored in undersink cabinet.
11. GFCI Observations: • GFCI in place and operational
Bathroom This is a visual inspection to the accessible areas only.
1. Locations Locations: Hall Bathroom • Master Bathroom
2. Cabinets Observations: • Master bath vanity cabinet drawers require repair/adjustment to close properly. Recommend repairs as necessary.
3. Ceiling Condition Materials: There are drywall ceilings noted.
4. Counters Observations: • Tile and Granite counertops noted with usual wear. • The tile grout at the backsplash of the master bath sink is cracked. Recommend sealing with caulk to prevent water intrusion.
5. GFCI Observations: • GFCI's in place and operational at sinks. • Whirlpool tub motors require GFCI overcurrent protection. GFCI protection was not observed at this tub receptable. Recommend protection be provided for safety concerns.
6. Exhaust Fan Observations: • The bath fans tested as operable.
7. Floor Condition Materials: Ceramic tile is noted. • Sheet vinyl flooring is noted. Observations: • Water damage observed at master bedroom tub. Recommend repairs or replacement by a qualified flooring contractor. Page 17 of 21 John Flowers ProFound Property Inspections
123 Home St., San Norte, CA
Water damage to master floor
8. Shower Walls Observations: • Ceramic tile noted. • Caulking is recommend around pan perimeter to prevent moisture intrusion.
9. Bath Tubs Observations: • Whirlpool tub observed at upper master bath. Tub was filled to a level above the water jets and operated to check intake and jets. The tub was then drained to check for leaks and/or damage. Pump and supply lines were not completely visible or accessible. If a more detailed report is desired, the client is advised to consult an appropriate specialist. • Caulking recommended at tubs to seal moisture intrusion.
10. Enclosure Observations: • The master bath shower pan is cracked near the door. No underfloor access is available for inspection. Recommend repair or replacement by a qualified contractor.
Crack in master bath pan
John Flowers
Page 18 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
11. Sinks Observations: • The hall bath sink stopper missing. Recommend replacement.
Missing sink stopper at hall bath.
Bedrooms This is a visual inspection to the accessible areas only.
1. Ceiling Fans Observations: • None present.
2. Ceiling Condition Materials: There are drywall ceilings noted. • There are metal pan ceilings noted.
3. Closets Observations: • The closet is in serviceable condition.
4. Doors Observations: • The master bedroom door closes on it's own. This indicates that the frames are out of plumb. Recommend an evaluation by the appropriate trades for repairs as needed.
5. Floor Condition Flooring Types: Carpet is noted.
6. Smoke Detectors Observations: • The smoke detector is missing in the upper bedroom and are required in all bedrooms. Recommend replacement for safety concerns.
John Flowers
Page 19 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
Missing smoke detector in master br
7. Wall Condition Observations: • Some areas not accessible due to stored personal items. • The door trim at the master bedroom is damaged and repair or replacement is recommended for appearance purposes.
Laundry 1. Dryer Vent Observations: • Dryer vented to exterior. • The dryer vent exterior cap is damaged at the side of garage. Recommend replacement for improved exhaust termination.
Damage to vent
2. GFCI Observations: • GFCI in place and operational
John Flowers
Page 20 of 21
ProFound Property Inspections
123 Home St., San Norte, CA
3. Gas Valves Observations: • Appears functional.
4. Wash Basin Observations: • Wash basin is loose. Recommend securing as necessary. Personal items, furniture or storage in various areas may restrict the inspector to proper access.
Interior Areas 1. Cabinets Observations: • No deficiencies observed on all kitchen cabinets.
2. Fireplace Location: Living Room Observations: Masonry fireplace noted. Observations: • Damper was operated and functional. • The fireplace shows typical cracks at the base brick surface. Recommend an evaluation by a fireplace specialist.
3. Ceiling Fans Observations: • None present.
4. Patio Doors Observations: • The sliding patio door was functional during the inspection.
5. Door Bell Observations: • Tested as operable.
6. Doors Observations: • Double door at entryway.
7. Window Condition Materials: Fixed window noted. • Vinyl framed sliding windows noted.
8. Walls /Ceilings Condition Materials: There are drywall ceilings noted. Observations: • The drywall is patched in areas. The reason for the patch could not be determined.
John Flowers
Page 21 of 21
ProFound Property Inspections
