The Scope and Purpose of a Home Inspection
Purchasing property involves risk
The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.
A home inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.
A home inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.
This is just our opinion
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.
Your expectations
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
Your participation is requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read your report online, which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information.
This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
- Major Concern:Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
- Repair:Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
- Recommended Maintenance:These are repair items that should be considered "routine home ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace.
- Improve:Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
- Monitor:Items that should be watched to see if correction may be needed in the future.
- Due Diligence:Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
- Future Project:A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
- Efficiency:Denotes observations that are needed to make the home more energy efficient as well as to bring the home up to modern insulation standards. This category typically includes windows and insulation. Other items, such as lighting and appliances, are not inspected for their energy status.
- Completed:Items that were initially an issue but have since been completed.
- Note:Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
- Description:Detailed description of various aspects of the property noted during the inspection.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
Summary
Repairs
- E-3 Electrical:
Square D AFCI (arc fault circuit interrupt) circuit breakers were noted today that have a blue re-set button. Many of these are the subject of a consumer product safety division recall. Recommend having these breakers further evaluated by a licensed electrician and replaced as recommended. Further details found here: https://www.cpsc.gov/Recalls/2004/cpsc-schneider-electric-north-american-division-announce-recall-of-afcis
- E-4 Electrical:
The non-metallic sheathed cable is poorly supported and requires staples or hangers for additional support and strain relief - see attic. This type of wiring should be supported every 4 feet and within 2 feet of junction boxes.
- E-6 Electrical:
An exterior receptacle is being used as a permanent power source without use of a weatherproof dome type cover. One should be installed to prevent water entry and damage.
- E-7 Electrical:
The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern minimum standards for safety - see kitchen countertops. GFCI protection is recommended for the electrical receptacles in the following locations: the two dedicated kitchen appliance circuits, all receptacles within 6 feet of a sink, bathrooms, exterior, garage, unfinished basements, laundry and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an electrical shock. These are an important modern safety feature that have proven to save lives. Hire a licensed electrician to further evaluate and update GFCI protection for improved safety.
This receptacle is also missing a cover plate which should be installed for safety reasons.
- E-8 Electrical:
A cover plate is missing on a light switch in the master bathroom closet. A replacement is needed to prevent entry and injury.
- P-10 Plumbing:
The water heater vent has inadequate clearance to combustible materials - see where sheet rock is near and insulation is touching the flue pipe. Adjust or repair so adequate clearances exist. A 1" clearance to combustible materials is required for B-vent.
- G1-2 Gas:
No sediment trap was found for the gas pipe at the gas water heater or furnace. Sediment traps are designed to prevent fouling of gas equipment by allowing sediment to fall out of the gas supply. Have this further evaluated and repaired as recommended by a qualified plumber. Sediment traps are required at all automatically controlled gas appliances.
- HCFV-2 Heating, Cooling, Fireplaces and Ventilation:
Annual servicing of the gas forced air furnace is recommended for safe and reliable heat. I could not find recent service records on the furnace. The furnace was tested during inspection and was operational. The design life of these forced air furnaces is 15-20 years. I recommend having it serviced and keeping it on an annual service schedule until updated.
- HCFV-3 Heating, Cooling, Fireplaces and Ventilation:
The B-vent for the furnace flue has inadequate clearance from combustible materials. A 1 inch clearance is recommended for these pipes. Cut combustible materials back and use metal flanges to seal openings in finishes.
Furnace cabinet has also been field modified and as a result, there is a section which has inadequate slope to ensure proper drafting.
Have a qualified HVAC technician conduct further evaluation at this time to determine what repairs are needed as well as cost.
- HCFV-5 Heating, Cooling, Fireplaces and Ventilation:
The insulation for the refrigerant lines for the AC is damaged and requires repair. This should be done to ensure reliable and efficient performance from this unit. .
- HCFV-6 Heating, Cooling, Fireplaces and Ventilation:
The air conditioning system was tested during inspection today and it appeared to be performing as intended. I recommend having the system serviced by a professional heating and cooling contractor and have the refrigerant charge checked to ensure proper performance. Proper refrigerant charge is important for the system to perform as intended and this is not visible or within the scope of a home inspection. The design life of an air conditioning system is 15-20 years.
- HCFV-7 Heating, Cooling, Fireplaces and Ventilation:
The condensate drain lines from the evaporator coil in the attic are not properly braced. They are connected with a metal strap to the removable service cover on the furnace. Improved bracing is needed to facilitate maintenance. This is a simple repair and can be completed when other maintenance occurs.
- HCFV-12 Heating, Cooling, Fireplaces and Ventilation:
The bathroom fans were noted to be ducting out of the attic at at roof ventilation jack and not at a jack deigned for ventilation fans as is standard. This could contribute to condensation and problems with organic growth in the attic and overall unreliable performance. Repair all fans to be ducting to the exterior of the home through the roof using proper roof jack vents.
- HCFV-14 Heating, Cooling, Fireplaces and Ventilation:
Vents are required to be a certain height above the surface through which they protrude. They should also be of staggered heights to ensure that drafting from one does not interfere with the other. Repairs should be made by a qualified installer. Have a fireplace specialist conduct further evaluation at this time.
- I-1 Interior:
Mild water damage was noted around the interior of the front facing window in the stairwell. This was dry at the time of inspection. There is always a chance of hidden rot or organic growth with this condition. Please note this was on the operating side of the window so the window may have simply been left open - difficult to know without seller disclosure. I recommend hiring a licensed general contractor to further evaluate and repair these windows as needed.
- I-2 Interior:
One of the seals between dual panes is failing in the second upstairs bathroom. When these seals fail, there is typically moisture found between the panes which was not visible during this inspection. This seal could however fail at any time and will likely require replacement dual pane glass in the near future.
- K-2 Kitchen:
Mild scaling was noted on the waste pipe below the kitchen sink. This indicates it has leaked in the past. No leaks were found during inspection. Clean all scaling and tighten / adjust fittings as needed to ensure reliable performance.
- MB1-2 Master Bathroom:
The sink in the bathroom is cracked and requires replacement.
- MB1-3 Master Bathroom:
The backsplash behind the master bathroom sink and the sink basin itself are not adequately sealed to the countertop and could allow water entry. Seal with caulking.
- MB1-4 Master Bathroom:
The P-trap below the bathroom master bath sink is corroded and though not leaking, will need replacement soon. Replacement is recommended now for improved reliability.
- MB1-5 Master Bathroom:
Corrosion was noted on the supply connectors at the master bathroom sink. Updating is recommended to ensure they do not leak.
- MB1-6 Master Bathroom:
Toilet lid is loose. Secure as needed.
- MB1-7 Master Bathroom:
The tile floor in the master bathroom has failing / missing grout. Have all failing grout repaired or replaced by a qualified tile setter to ensure reliable and water-proof performance. I also recommend cleaning and sealing this tile grout. Please note that the reliability of tile depends on what it is mounted on and what it is mounted with and this is not visible to inspection. It is always possible that proper repair could necessitate tile replacement, a significant expense.
Recommended Maintenance Items
- K-3 Kitchen:
Caulking is needed in the area of the sink. Gaps present where sink meets countertop and along where countertop meets splash wall. Maintenance needed to prevent water entry and damage to concealed locations.
Improves
- P-8 Plumbing:
Water heater bracing is not consistent with recommendations for tanks of 50 gallons and greater. It is recommended that there be three straps to help ensure proper support.
- P-9 Plumbing:
A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks consider a pan or a flood-safe device such as this: http://www.watts.com/pages/_products_details.asp?pid=7683
Monitors
- P-6 Plumbing:
This water heater is likely close to the end of its useful service life. The average life of these water heaters is statistically 8-12 years though in practice, they can vary widely between 8-20 years depending on water quality and maintenance schedule such as frequency of flushing the tank and replacing sacrificial anodes. Budget to replace this water heater at any time. Water was hot at the time of inspection.
Due Diligences
- GC-2 General Comments:
This property is a part of a common interest development, often referred to as a Home Owners Association- HOA. Buyer should be aware that purchase of this individual unit also includes buying into a larger entity which typically owns the structure and surrounding common areas. These elements maintained by the HOA are not the responsibility of the individual homeowner and as such, are not commented on in this report. Comments here are limited to the systems and components present in the dwelling unit inspected. Any mentions made of common elements in relation to this unit are done as a courtesy and do not imply that a thorough evaluation has occurred. If present in this report, it is suggested that they be discussed with the HOA. Client is advised to thoroughly review HOA documents prepared in accordance with California civil code sections 1365-1365.5; those relating to financial, legal, and operational matters. This should involve review of the HOA Bylaws, Reserve Study, Financial Statements and Budgets, and Insurance Master Policy. Client is also advised to review seller's disclosures or contact the HOA regarding any past defects and corrective action relating to this unit. This could involve a more in depth investigation than review of information present in documents provided by minimum disclosure requirements. If available, review of HOA board meeting minutes and/or newsletters may provide additional valuable information.
- RA-1 Roof/Attic:
The NFPA (National Fire Protection Association) recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. Level II inspections are not always needed, especially for short simple flues that can be inspected visually after a cleaning. If a chimney cleaning has not been performed over the past 12 months, such an inspection is recommended before home changes ownership---for fire safety reasons. Implement any repairs as recommended.
- LAP-2 Laundry and Additional Plumbing:
An interior fire sprinkler system was noted in this building. Fire suppression systems are beyond the scope of this inspection. Inquire with the HOA for more information about required scheduled maintenance.
- HCFV-11 Heating, Cooling, Fireplaces and Ventilation:
There is a mechanical ventilation system installed in the lowermost subterranean bedroom which appears to be related to methane mitigation. Evaluation of this type of equipment is outside the scope of this inspection and it is recommended that it be evaluated by an appropriate expert. This room appears to have been added after the original construction of the building and client is advised to research any documentation as relates to this system and the general construction of the area.
Notes
- E-9 Electrical:
Testing of smoke and carbon monoxide alarms is outside the scope of this inspection. Only noted is their presence, not weather or not these are functional. Further evaluation typically is completed by a retrofitting specialist as a part of the real estate transfer process. Testing should occur periodically in accordance with manufacturers instructions. Batteries should typically be replaced annually.
- HCFV-4 Heating, Cooling, Fireplaces and Ventilation:
The air conditioner compressor system currently uses R-22 type of refrigerant. On January 1, 2010, the Environmental Protection Agency placed a ban on the manufacture of new HVAC systems using R-22 refrigerant. General phase out of R-22 refrigerant is estimated to be complete by the year 2020. New, more efficient systems will utilize non-ozone-depleting refrigerants such as 410-A. Unfortunately, 410-A cannot be utilized in some older systems which previously used R-22 without making substantial and costly changes to the equipment. A loophole in current regulations allowed the manufacturer of units after 2010 that were delivered with no refrigerant. These units were designed for R-22 refrigerant to be installed in the field. Maintenance of this unit could pose unexpected challenges due to the growing scarcity of R-22 refrigerant and replacement of the unit may become necessary prior to the end of its expected life.
General Comments
Building Characteristics, Conditions and Limitations
Type of Building : Townhome, 3 story, split main level
Approximate Year of Original Construction: 2008
Attending the Inspection: Buyer and Buyer's Agent, Listing Agent
Occupancy: Occupied
Weather during the inspection: Clear
Approximate temperature during the inspection: Upper 50s
Ground/Soil surface conditions: Damp
For the Purposes of This Report, the Front Door Faces: West
This home was occupied at the time of the inspection. Inspection of occupied homes presents some challenges as occupant belongings can obstruct visual inspection of and access to parts of the building. We do our best during inspection to work around belongings to discover as much as possible about the house without moving or damaging personal property, however, the presence of personal items does limit the inspection.
This property is a part of a common interest development, often referred to as a Home Owners Association- HOA. Buyer should be aware that purchase of this individual unit also includes buying into a larger entity which typically owns the structure and surrounding common areas. These elements maintained by the HOA are not the responsibility of the individual homeowner and as such, are not commented on in this report. Comments here are limited to the systems and components present in the dwelling unit inspected. Any mentions made of common elements in relation to this unit are done as a courtesy and do not imply that a thorough evaluation has occurred. If present in this report, it is suggested that they be discussed with the HOA. Client is advised to thoroughly review HOA documents prepared in accordance with California civil code sections 1365-1365.5; those relating to financial, legal, and operational matters. This should involve review of the HOA Bylaws, Reserve Study, Financial Statements and Budgets, and Insurance Master Policy. Client is also advised to review seller's disclosures or contact the HOA regarding any past defects and corrective action relating to this unit. This could involve a more in depth investigation than review of information present in documents provided by minimum disclosure requirements. If available, review of HOA board meeting minutes and/or newsletters may provide additional valuable information.
Roof/Attic
Chimneys
The NFPA (National Fire Protection Association) recommends an annual inspection of all chimneys, fireplaces, solid fuel-burning appliances, and vents. They also recommend an NFPA 211 Standard, Level II inspection upon sale or transfer of the property. A Level II inspection includes, not only cleaning the interior of the chimney pipe, but also the use of specialized tools and testing procedures such as video cameras, etc. to thoroughly evaluate the serviceability of the entire flue lining and fireplace/chimney system. Level II inspections are not always needed, especially for short simple flues that can be inspected visually after a cleaning. If a chimney cleaning has not been performed over the past 12 months, such an inspection is recommended before home changes ownership---for fire safety reasons. Implement any repairs as recommended.
Exterior/Garage
Exterior Doors
Solid core
Exterior Window Frames
Fiberglass, Clad Exterior
Decks, Balconies and Porches
Present
Deck Structure: Not visible
Deck Ledger Board: Not applicable
Guardrail: Standard
Decking Material: Cementitious finish over membrane
Garage
Attached
Automatic Garage Opener: Present
Garage Slab: Concrete
Electrical
Electric Service Voltage Tested
Service Voltage: 120/240
Service Equipment
Volts: 120/240
Meter Base Amperage: 200
Sub Panel
Service Conductor Size: Copper, 2/0, 200 amps
Sub Panel Amperage: 200 amps
Sub Panel Location: Garage
Sub Panel Manufacturer: Square D
Square D AFCI (arc fault circuit interrupt) circuit breakers were noted today that have a blue re-set button. Many of these are the subject of a consumer product safety division recall. Recommend having these breakers further evaluated by a licensed electrician and replaced as recommended. Further details found here: https://www.cpsc.gov/Recalls/2004/cpsc-schneider-electric-north-american-division-announce-recall-of-afcis
Branch Wiring
Wire Material: Copper, Multi-strand Copper
Wiring Method: Non-metallic sheathed cable
Receptacles and Fixtures
Inspection Method: Representative Testing
An exterior receptacle is being used as a permanent power source without use of a weatherproof dome type cover. One should be installed to prevent water entry and damage.
The use of GFCI (Ground Fault Circuit Interruption) protection is inconsistent with modern minimum standards for safety - see kitchen countertops. GFCI protection is recommended for the electrical receptacles in the following locations: the two dedicated kitchen appliance circuits, all receptacles within 6 feet of a sink, bathrooms, exterior, garage, unfinished basements, laundry and all wet and damp locations. GFCI's protect against electrocution by limiting the duration of an electrical shock. These are an important modern safety feature that have proven to save lives. Hire a licensed electrician to further evaluate and update GFCI protection for improved safety.
This receptacle is also missing a cover plate which should be installed for safety reasons.
Lighting and Switches
Inspection Method: Representative Testing
Smoke and Carbon Monoxide Alarm Systems
CO Alarms Noted:Outside all Sleeping AreasOn Main FloorOn 2nd FloorIn BasementOn 3rd FloorIn Bonus Room
Smoke Alarms Noted:On Main FloorOn 2nd FloorIn BasementOn 3rd FloorIn All BedroomsIn Bonus Room
Testing of smoke and carbon monoxide alarms is outside the scope of this inspection. Only noted is their presence, not weather or not these are functional. Further evaluation typically is completed by a retrofitting specialist as a part of the real estate transfer process. Testing should occur periodically in accordance with manufacturers instructions. Batteries should typically be replaced annually.
Electrical Grounding System
UFER Ground Noted
A UFER ground connection was noted for the electrical grounding system. These are required and standard on newer construction houses. These grounds connect the electrical system to Rebar in the house foundation and make a reliable path to the earth for "earthing" or grounding the electrical system.
Electrical Bonding System
Present - Could Not Confirm
During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building are required to be "bonded" (connected) to the the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth, and to provide a pathway to trip a breaker in the event that these bonded metallic components became energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor and they will be documented as repair items in the observations below if discovered.
Plumbing
Water Service Supply
Pipe Material: Copper, Most all of the supply line from the meter to the house is beneath ground and not able to be seen. There were no evidence of defects noted however inspector cannot fully comment on areas which are not able to be seen. Shut off valves are not operated as a part of this inspection.
Water Supply: Public water
Well or Public Supply: Public
Water Pressure: 70 PSI
Pressure Reducing Valve: Present
This house has a pressure reducing valve to control high water pressure in the street.
Distribution Pipe
Limitations: Evaluation of the plumbing system is limited to visible portions. Inspector cannot comment on areas hidden from view such as beneath ground or concealed within the structure.
Supply Pipe Materials: Copper
Functional Flow: Excellent
Angle Stops Testing Note
Angle stops are the shut offs located below plumbing fixtures such as sinks and toilets. These are designed so that water can be shut off locally to a fixture without shutting off the water to the entire house so that localized fixtures can be serviced and repaired or replaced. Home inspectors do NOT test angle stops during inspection as there is a risk of leakage which could cause damage to the home.
Waste Pipe and Discharge
Discharge Type: Unknown, Comments on waste piping are limited to visible locations such as accessible portions of a crawlspace, attic, and at individual fixtures within the dwelling.
Waste drainage from the dwelling is underground and not visible. It is therefore unable to be confirmed weather the connection is municipal or private. Be aware that it is always possible that the system is not as it is listed; for example, a property could be listed as a public sewer system when in fact it is on a private septic system. This is unlikely, but is another reason why we recommend further evaluation of all sewage discharge systems.
Waste and Vent Pipe Materials: Cast Iron
Water Heaters
System Type: Tank
Manufacturer: Rheem
Size: 50 gal
Age: 2002
Energy Source: Gas
Temperature Pressure Relief Value: Present - Not Tested
The temperature and pressure relief valve is arguably one of the most important safety devices in your house. Should the thermostats fail inside your water heater, the TPRV allows excess pressure to "blow off," which will prevent catastrophic build up of temperature and pressure which can make water heaters explosive. I do not test the "blow off valve" during inspection as there is a risk it could stick open and testing could cause the need for a repair. Manufacturers of these relief valves recommend that these be tested annually. You need to decide for yourself if this is the type of annual testing you wish to perform.
Bracing : Present
This water heater is likely close to the end of its useful service life. The average life of these water heaters is statistically 8-12 years though in practice, they can vary widely between 8-20 years depending on water quality and maintenance schedule such as frequency of flushing the tank and replacing sacrificial anodes. Budget to replace this water heater at any time. Water was hot at the time of inspection.
Water heater bracing is not consistent with recommendations for tanks of 50 gallons and greater. It is recommended that there be three straps to help ensure proper support.
A drain pan is recommended under water heaters that are located in finished spaces or where a leak could damage finishes. Where a pan does not already exist, the tricky part is providing a drain to the outside. A pan without a drain is often of limited benefit / protection. For improved protection from accidental water heater leaks consider a pan or a flood-safe device such as this: http://www.watts.com/pages/_products_details.asp?pid=7683
Gas
Gas Meter
Located at the eastmost end of this run of buildings., An automatic seismic shutoff valve is installed.
Gas Shutoff Location: At meter
Gas Pipe Materials: Steel
Gas, Propane and Oil Piping
Gas Piping Materials Noted: Steel
No sediment trap was found for the gas pipe at the gas water heater or furnace. Sediment traps are designed to prevent fouling of gas equipment by allowing sediment to fall out of the gas supply. Have this further evaluated and repaired as recommended by a qualified plumber. Sediment traps are required at all automatically controlled gas appliances.
Laundry and Additional Plumbing
Laundry Hookups
Laundry appliances are not included as a part of this inspection as they are not considered to be permanently installed. Comments here are only made in relation to location and utility connections.
Heating, Cooling, Fireplaces and Ventilation
Heating Element
Energy Source: Natural gas
Heating Method: Gas forced air furnace
This house has a gas forced air furnace. A critical component to all combustion equipment like this is the heat exchanger. This is the welded clam-shell piece of metal inside the furnace that contains the products of combustion so that moisture, carbon monoxide and other products of combustion do not mix with interior air and get safely vented to the exterior. Heat exchangers on modern furnaces have an average life expectancy of 15-20 years. Unfortunately, heat exchangers are buried inside of heating equipment; they are not visible and specifically excluded from a home inspection.
Manufacturer: Carrier
Capacity: 100,000 btu's
Approximate Efficiency:: 80%
Age: 2003
Annual servicing of the gas forced air furnace is recommended for safe and reliable heat. I could not find recent service records on the furnace. The furnace was tested during inspection and was operational. The design life of these forced air furnaces is 15-20 years. I recommend having it serviced and keeping it on an annual service schedule until updated.
The B-vent for the furnace flue has inadequate clearance from combustible materials. A 1 inch clearance is recommended for these pipes. Cut combustible materials back and use metal flanges to seal openings in finishes.
Furnace cabinet has also been field modified and as a result, there is a section which has inadequate slope to ensure proper drafting.
Have a qualified HVAC technician conduct further evaluation at this time to determine what repairs are needed as well as cost.
Cooling
Manufacturer: Carrier
Location: Rooftop
System Type: Split system
Size: 5 Tons
Energy Source: Electric
Age: 2003
The air conditioner compressor system currently uses R-22 type of refrigerant. On January 1, 2010, the Environmental Protection Agency placed a ban on the manufacture of new HVAC systems using R-22 refrigerant. General phase out of R-22 refrigerant is estimated to be complete by the year 2020. New, more efficient systems will utilize non-ozone-depleting refrigerants such as 410-A. Unfortunately, 410-A cannot be utilized in some older systems which previously used R-22 without making substantial and costly changes to the equipment. A loophole in current regulations allowed the manufacturer of units after 2010 that were delivered with no refrigerant. These units were designed for R-22 refrigerant to be installed in the field. Maintenance of this unit could pose unexpected challenges due to the growing scarcity of R-22 refrigerant and replacement of the unit may become necessary prior to the end of its expected life.
The insulation for the refrigerant lines for the AC is damaged and requires repair. This should be done to ensure reliable and efficient performance from this unit. .
The air conditioning system was tested during inspection today and it appeared to be performing as intended. I recommend having the system serviced by a professional heating and cooling contractor and have the refrigerant charge checked to ensure proper performance. Proper refrigerant charge is important for the system to perform as intended and this is not visible or within the scope of a home inspection. The design life of an air conditioning system is 15-20 years.
The condensate drain lines from the evaporator coil in the attic are not properly braced. They are connected with a metal strap to the removable service cover on the furnace. Improved bracing is needed to facilitate maintenance. This is a simple repair and can be completed when other maintenance occurs.
Air Filters
Filtration Systems: Disposable
Your heating system has disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the furnace.
The furnace filters are located at the cold air return. These should be replaced at least quarterly, more often if needed.
Heating and Cooling Distribution Systems
Heat Source in Each Room: Present
Distribution Method: Forced Air / Ducts
Duct work is mostly enclosed and not able to be seen. Good airflow was however noted which is indication that no significant leaks are present.
Mechanical Ventilation Systems
Bath Fan Ducting: Discharging At Roof Jack Vents
There is a mechanical ventilation system installed in the lowermost subterranean bedroom which appears to be related to methane mitigation. Evaluation of this type of equipment is outside the scope of this inspection and it is recommended that it be evaluated by an appropriate expert. This room appears to have been added after the original construction of the building and client is advised to research any documentation as relates to this system and the general construction of the area.
The bathroom fans were noted to be ducting out of the attic at at roof ventilation jack and not at a jack deigned for ventilation fans as is standard. This could contribute to condensation and problems with organic growth in the attic and overall unreliable performance. Repair all fans to be ducting to the exterior of the home through the roof using proper roof jack vents.
Gas Fireplaces
Fireplace Types: Gas log in prefabricated ceramic box
Vents are required to be a certain height above the surface through which they protrude. They should also be of staggered heights to ensure that drafting from one does not interfere with the other. Repairs should be made by a qualified installer. Have a fireplace specialist conduct further evaluation at this time.
Interior
Floors and Floor Materials
Floor Materials: Hardwood, Carpet
Walls, Ceilings, Trim and Closets
Wall and Ceiling Materials: Drywall
Wall Insulation and Air Bypass
Wall Insulation: Not Visible
Stairs and Railings
Standard
Interior Doors
Hollow Core
Windows
Window Glazing: Double pane
Interior Window Frame: Vinyl
Mild water damage was noted around the interior of the front facing window in the stairwell. This was dry at the time of inspection. There is always a chance of hidden rot or organic growth with this condition. Please note this was on the operating side of the window so the window may have simply been left open - difficult to know without seller disclosure. I recommend hiring a licensed general contractor to further evaluate and repair these windows as needed.
One of the seals between dual panes is failing in the second upstairs bathroom. When these seals fail, there is typically moisture found between the panes which was not visible during this inspection. This seal could however fail at any time and will likely require replacement dual pane glass in the near future.
Kitchen
Sinks and Faucets
Cabinets and Countertops
Ventilation Method
Fan Ducted to Exterior
Appliances
Refrigerator: Present however not included as a part of this inspection.
Dishwasher: Operated
Dishwasher Air Gap: Present
Range/ Oven /Cook-tops: Gas and electric
Disposer: Operated
General Kitchen Condition
Standard
Master Bathroom
Sinks and Cabinets
The backsplash behind the master bathroom sink and the sink basin itself are not adequately sealed to the countertop and could allow water entry. Seal with caulking.
The P-trap below the bathroom master bath sink is corroded and though not leaking, will need replacement soon. Replacement is recommended now for improved reliability.
Bathtub / Shower
Tested
General Bath Condition
Standard
The tile floor in the master bathroom has failing / missing grout. Have all failing grout repaired or replaced by a qualified tile setter to ensure reliable and water-proof performance. I also recommend cleaning and sealing this tile grout. Please note that the reliability of tile depends on what it is mounted on and what it is mounted with and this is not visible to inspection. It is always possible that proper repair could necessitate tile replacement, a significant expense.
Checking Out Procedure
Check Out List
Oven:Off
Lights:OffClient and Realtor Still In HouseClient Still in HouseRealtor Still in House
Heating and Cooling:Restored to Pre-inspection temperatures
Appliances:Off / finishing cycle
Invoice -- Townhouse Inspection
Playa Vista, CA
$0.00 | |
DUE |
Diligence Inspections
C/O Ryan Horton
115 W California Blvd
Pasadena, CA 91001
323-301-7091