Introduction, Scope, Definitions & Compliance Statement

Introduction: The following numbered and attached pages are your property inspection report. The report includes information, pictures, video and recommendations. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics (Spanish Estándares de la Práctica and Código de ética) of InterNACHI (International Association of Certified Home Inspectors) and the Code of Ethics of the CMI (Certified Master Inspectors®). These Standards contain certain and very important limitations, expectations and exclusions to the inspection. A copy is available prior to, during and after the inspection and it is part of the report.

What Really Matters in a Home Inspection: The process can be stressful. You will be asked to absorb a lot of information in a short time. This often includes a digital report, photographs and what the Inspector himself says during the inspection. All this combined with the Seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. However, the issues that really matter will fall into four categories: 1. Major defects. 2. Things that may lead to Major defects. 3. Things that may hinder your ability to finance, legally occupy or insure the property. 4. Safety hazards. Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). Realize that Sellers are typically under no obligation to repair anything mentioned in the report.

Use of Photos and Video: Your report includes photographs which help to clarify where the Inspector went, what was looked at, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you see areas or items that you normally would not see. Not all areas of deficiencies or conditions will be supported with photos.

Thermal Imaging: An infrared camera may be used for specific areas or visual problems and should not be viewed as a full building thermal scan. Temperature readings on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a property inspection.

Scope: A property inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible, and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection.

No Warranty, Guarantee or Insurance by Baker Inspection Group is expressed or implied. This report does not include inspection for Code Compliance, Wood Destroying Organisms, Asbestos, Mold or Lead. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a Structural Engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts.

This report has been produced in accordance with the AGREEMENT and is subject to the terms and conditions agreed upon therein. The report was produced exclusively for our CLIENT. Not to be used or interpreted by anyone other than our CLIENT or REPRESENTATIVE. If you’re reading this report but did not hire us, Baker Inspection Group, to perform the original inspection, please note that it is likely that conditions related to the home have probably changed. Minor problems noted may have become worse, recent events may have created new issues and items may even have been corrected and improved. Please call us at (209) 522-5320 so that we can arrange for a proper inspection. Thank You!

Getting the Information to You

This report is designed to deliver important and technical information in an easy way for anyone to access and understand. 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 (the HTML version), 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. The HTML version of this report also contains short video clips which often contain important information and critical context and sounds that can be difficult to capture in words and still pictures.

For the most reliable viewing experience, I recommend viewing the report on as large a screen as practical, as much detail can be lost on small devices like smart phones. For similar reasons, reports should only be printed in color to retain as much detail as possible.

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 property into logical inspection components. Each chapter is broken into sections that relate to a specific system or component. 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 narratives, 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. 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.

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:

Description:
Detailed description of various aspects of the property noted during the inspection.
Note:
Refers to aside information and / or any comments elaborating on descriptions of systems in the home of a more informational nature.
Due Diligence:
Observations that may require further investigation about a systems condition prior to closing and / or if it exceeds our Standards of Practice for a home inspection.
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. Baker Inspection Group always recommends Qualified Contractors to perform all repair work recommended in the inspection report.
Repair/Replace:
Repair and maintenance items noted during the inspection that should be addressed in the immediate future or the item has already failed. Typically they are concerns that may be expensive to correct or will become expensive corrections if nothing is done. Baker Inspection Group always recommends Qualified Contractors to perform all repair work recommended in the inspection report.
Improvement:
Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
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.
Energy Efficiency & IAQ:
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. It also covers issues related to Indoor Air Quality which is often related to efficiency.
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.

Report Summary: The Report Summary is designed as an overview of all the observations noted during the 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.

California Home Inspector Compliance Statement: I represent that I am a full member in good standing of the International Association of Certified Home Inspectors (InterNACHI) Member #10052303.

CLICK HERE for a link to the California Business and Professions Code Section 7195-7199 which pertains to Home Inspectors.

Scot Baker, Certified Master Inspector®, Owner of Baker Inspection Group

Report Summary

Due Diligence Items

SEF-1 Site and Exterior Features:
The house is situated on a generally flat lot. This could lead to seasonal drainage problems. Recommend inquiring with the sellers and or building department for any history of water problems on the site.
RC-19 Roofing and Components:
Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, recommend you have the flue inspected by a Qualified Contractor.
PS1-1 Plumbing System:
No water meter was found. This house seems to be on a public water system, which should have a metering device. Inquire with the seller or the Utility as needed to locate the water meter.
PS1-16 Plumbing System:
Please note that when the sewage discharge type is listed here, it is listed based on public records and disclosure. 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 another reason why we recommend further evaluation of this system; the type of sewer discharge cannot be verified as part of a visual inspection of the property.
PS1-17 Plumbing System:
A video camera sewer scope is recommended. An evaluation of the sewer line below the ground is beyond the scope of this inspection. A sewer scope is always recommended to further evaluate the sewer line and the below ground connections between the house and the municipal sewer line or septic tank. Sewer scopes are done using video cameras and can reveal the materials, condition and reliability of the sewer line.
AP-1 Additional Plumbing:
An exterior irrigation system was noted. Sprinkler systems are beyond the scope of this inspection. Irrigation systems require annual attention / repair / servicing after every winter. When testing the system, be sure sprinkler heads are adjusted so the system is not watering the side of the house. Recommend further evaluation as needed.
CS-4 Cooling System:
The air conditioning system and condensate control system could not be tested during inspection. Outdoor temperatures should exceed 65 degrees F for at least 24-hours or the air conditioning equipment can be damaged by testing. Recommended prior to closing, if outside temperature permits, operating this system and having it serviced as needed.
ES-14 Electrical System:
Have the electrical bonding system checked by a Qualified Electrical Contractor. Adequate bonding could not be verified at the the gas piping. This is an important safety feature to ensure safe control of stray voltage on metal systems in the house.
EDF-7 Electrical Distribution and Fixtures:
The house had photoelectric dusk to dawn photo eyes installed. These are installed to turn off the lights during the day if the wall switches are left on to conserve energy. Because of the sensors, the exterior lights were not functional during the inspection. Recommend confirming the proper function of the lights prior to closing.
EDF-21 Electrical Distribution and Fixtures:
A security system was noted in the 3rd Bedroom closet. Inspection of the security wiring is beyond the scope of this inspection. Inquire with the seller for any additional information.
I-4 Interior:
Window Blind Cord Safety Young children can strangle in the cord and bead chain loops. They can also wrap cords around their necks and strangle. Always ensure that the inner cord stop devices are within 3-inches of the headrail when the blind is in the fully lowered position. Read the adjustment instructions for your blinds. Always keep the cords and bead chains out of children's reach. Move cribs, playpens, and other furniture away from cords and bead chains. Children can climb furniture to get to cords. Do not tie cords together. Make sure cords do not twist together and create a loop.
B-4 Bathrooms:
The electrical outlet for the pump of the jetted bathtub at the Hallway Bathroom was not accessible and the Inspector was unable to confirm the presence of Ground Fault Circuit Interrupter (GFCI) protection (it did not trip with the other Bathroom receptacles) as is required by generally-accepted modern safety standards and by most Manufacturer's installation instructions. Recommend the verification of GFCI protection prior to closing.

Major Concerns

ES-11 Electrical System:
Currently all sub-panels are required to be fed with four wires (two hots, a neutral and a ground). The fourth ground conductor can be done with metal conduit, no metal conduit was visible here. The sub-panel here appears to be a three-wire feed. Recommend further evaluation and repair by a Qualified Electrical Contractor. On sub-panels it is important that neutrals and equipment grounds be separated to control stray voltage. To accomplish this, you generally need a four-wire feed. There are some cases where three-wire feeds can be used for outbuildings, but never when the sub-panel is located within the same structure.

Repair or Replacement

SEF-10 Site and Exterior Features:
The left side of the house had pest feces visible. Pests should be trapped and avenues of entry blocked. You should ask the seller about this condition.
RC-4 Roofing and Components:
Damaged asphalt composition shingles at the ridges and hips should be repaired or replaced to avoid damage to the underlying home structure from moisture intrusion.
RC-8 Roofing and Components:
A combustion appliance flue appeared to have inadequate clearance or was improperly terminated. Each manufacturer specifies the proper terminations of combustion appliance flues and confirmation requires research that lies beyond the scope of the General Home Inspection. Inadequate or improper terminations can result in backdrafting that can cause the toxic products of combustion to enter the living space. Recommend further evaluation and repairs as needed.
Improperly terminated below a roof overhang
Improperly terminated below a roof overhang
RC-9 Roofing and Components:
A plumbing vent pipe had inadequate clearance above the roof. To help ensure that they perform according to their design, plumbing vent pipes should terminate a minimum of 6-inches above the roof. Recommend further evaluation and repairs as needed.
RC-20 Roofing and Components:
The chimney was missing a proper cap. The cap is a critical part of the chimney system to ensure proper drafting and to keep rain out of the flue. Recommend further evaluation and repairs as needed.
RC-21 Roofing and Components:
The chimney had a cracked flue tile near the top of the flue. Recommend further evaluation and repairs as needed.
EWC-4 Exterior Wall Components:
The stucco covered wall at the left side of the house had moderate visible damage that should be repaired to prevent possible moisture intrusion or additional damage.
EWC-5 Exterior Wall Components:
Vertical cracks in the stucco covered exterior walls at the left side of the house were located where an addition connects to the home. This condition can have several causes, including differential settlement between the addition and main home structure, or differing thermal expansion and contraction rates of substrate materials. Cracks exceeding 1/16-inch in width should be filled with an appropriate material to prevent future damage from freezing moisture and monitored in the future for continued activity.
EWC-8 Exterior Wall Components:
An exterior door at the left side of the house had damage visible. Recommend repairs as needed.
EWC-11 Exterior Wall Components:
One or more wood posts supporting the patio cover/roof structure had wood deterioration visible at the time of the inspection. Recommend further evaluation and repairs as needed.
SF-3 Structure and Foundation:
Minor to moderate cracks were noted in the poured concrete foundation. The purpose of the foundation is to connect the weight of the building to well-compacted soils below the house so that the building does not move or settle. Concrete cracking can indicate poorly compacted soils below the building which could require a repair, but small cracks can also be a sign of routine concrete shrinkage. It is not possible to determine or verify the cause of these cracks during a visual inspection. Recommend additional inspection of this structure to determine the repairs to prevent on-going settlement. The hope on older buildings is that poorly compacted soils below the foundation are now compacted by the weight of the building and no additional movement will occur. One of the better ways to prevent on-going settlement in buildings is to keep the soils around the house as dry as possible. Additional inspection is needed to determine if repairs are needed to prevent additional movement or not. Please note that the scope and urgency of repairs for conditions like this can differ between contractors and you may want to seek more than one additional opinion.
Front wall of crawlspace
Front wall of crawlspace
Right wall of crawlspace
Right wall of crawlspace
Rear of the crawlspace
Rear of the crawlspace
Front wall of crawlspace
Front wall of crawlspace
Right wall of crawlspace
Right wall of crawlspace
Rear of the crawlspace
Rear of the crawlspace
CC-5 Crawlspace / Cellar:
The Crawlspace had signs of pest activity. Pests should be trapped and avenues of entry blocked. You should ask the seller about this condition. Recommend further evaluation and repairs as needed.
PS1-7 Plumbing System:
The plumbing fixture(s) throughout the house had functional flow except for the Main and Hallway Bathrooms which exhibited inadequate flow. Recommend further evaluation and repairs as needed.
PS1-8 Plumbing System:
Metal water distribution pipes in contact with each other at the Crawlspace were made of different types of metal. Dissimilar metals in contact with each other in the presence of sufficient moisture can cause metal to deteriorate due to galvanic corrosion. Recommend installation of dielectric unions wherever necessary.
Below the laundry area
Below the laundry area
PS1-9 Plumbing System:
An inoperative hose bib was noted at the left side of the house. Recommend further evaluation and repairs as needed.
PS1-10 Plumbing System:
The leaky hose bibs at the rear of the house require repair or replacement - they leaked from the hose bib handle when the water was turned on and under pressure. This often requires tightening the packing around the handle stem.
PS1-12 Plumbing System:
The Garage concrete sink was actively leaking and requires replacement.
PS1-18 Plumbing System:
The Laundry area plumbing vent pipe for the drain and vent (DWV) system terminated in the Attic at the time of the inspection. This condition is improper, and may allow sewer gas to enter the living space. The (DWV) pipes should terminate at the home exterior. Recommend further evaluation and repairs as needed.
PS1-19 Plumbing System:
The drain, waste and/or vent pipes visible at the Crawlspace under the Laundry area were improperly sloped. This condition may result in improper drainage, pipe blockage or damage. Recommend further evaluation and repairs as needed.
Improper wire support
Improper wire support
WH-3 Water Heater:
This was a very old water heater. The average life of these water heaters is 8-20 years. The service life of a water heater will depend on a variety of factors such as water quality and regular scheduled maintenance such as flushing the tank and replacing sacrificial anodes. Recommend further evaluation as needed by a Qualified Contractor.
WH-4 Water Heater:
A partial amount of the exhaust flue visible was insulated with a material which had a strong possibility of containing Asbestos. A newer section of metal flue was connected to it from the appliance. A Qualified Contractor should inspect this connection further and correct as needed. Although Asbestos is considered to be a known carcinogen, it is not considered to be a health hazard unless it is in a form in which it can be inhaled. Confirming the presence of Asbestos requires testing by a Qualified Laboratory. Consider consulting with a Qualified Contractor about importance of the presence of this material and the need for removal.
WH-5 Water Heater:
The bottom water heater burn chamber exhibited signs of corrosion that is typically the product of corrosion of the water tank. This indicates that the water tank has suffered some corrosion. Recommend further evaluation as needed.
AP-2 Additional Plumbing:
The sprinkler zone valve(s) at the rear of the house appeared to be leaking at the time of the inspection. Recommend repairs as needed.
AP-3 Additional Plumbing:
Plastic landscape irrigation lines at the rear of the house appeared to be leaking at the time of the inspection. This should be repaired to avoid wasting water. Recommend repairs as needed.
HS-3 Heating System:
The gas forced air furnace was old and was past its useful design life. The average service life of natural gas and propane forced air furnaces is 15-20 years. Furnace heat exchangers are not visible to inspection without expensive diagnostics, so is it difficult to know when the furnace could be posing a safety hazard to the occupants. Older furnaces like this are also less reliable and subject to the need for constant repairs. Recommend further evaluation by a Qualified Contractor as needed.
HS-4 Heating System:
The white crystalline deposits visible inside the furnace indicate the exhaust venting system may be experiencing problems with condensation. Moisture from condensation can cause premature failure of furnace components or the furnace itself. Recommend further evaluation and repairs as needed.
HS-5 Heating System:
Excessive amounts of dirt and rust on the furnace burner assembly may affect the burner function. Recommend further evaluation and repairs as needed.
HS-8 Heating System:
An abandoned exhaust flue at the Attic was insulated with a material which had a strong possibility of containing Asbestos. Although Asbestos is considered to be a known carcinogen, it is not considered to be a health hazard unless it is in a form in which it can be inhaled. Confirming the presence of Asbestos requires testing by a Qualified Laboratory. Consider consulting with a Qualified Contractor about importance of the presence of this material and the need for removal.
CS-7 Cooling System:
The air conditioner listing plate recommends over current protection for the air conditioner compressor not to exceed 30 Amps. The air conditioner was protected by 40 Amp fuses. Recommend repairs as needed to ensure the air conditioner is adequately protected.
CS-8 Cooling System:
The air conditioner wiring from the disconnect appeared to be undersized. The air conditioner minimum amperage rating was 18 Amps, the maximum amperage rating was 30 Amps. The fuses installed were 40 Amps. Recommend further evaluation and repairs as needed to ensure the air conditioner is properly wired.
HDV-6 HVAC Distribution and Ventilation:
The whole-house fan only operated on high and the louvers were contacting the blades on start up. Recommend repairs as needed.
HDV-7 HVAC Distribution and Ventilation:
Old white insulation tape was noted on the furnace make up air ductwork. This is a product that may contain Asbestos. Asbestos testing is beyond the scope of this inspection. Efforts should be made to keep this product encapsulated to prevent the Asbestos fibers from becoming friable or airborne. Consult with an Asbestos Contractor for more information. As some of this product was visibly damaged it should be properly repaired to ensure it is encapsulated. This is typically done by wrapping the suspect white tape with foil tape or mastic in order to encapsulate any potentially damaging fibers or removing as recommended by a Qualified Asbestos Contractor.
ES-2 Electrical System:
Power company service cables fed a load center service panel containing a main disconnect and breakers that protected and controlled power to some branch circuits. The load center also supplied power to one or more sub-panels that contained fuses protecting and controlling other branch circuits.
This was an older electrical system which, while it may technically meet National Electric Code requirements, may not meet modern safety standards. Because of the potential for hidden defects and the specialized knowledge needed to adequately inspect older electrical systems, recommend a comprehensive inspection of the entire electrical system by a Qualified Electrical Contractor.
ES-5 Electrical System:
The main electrical panel was made by Sylvania. Sylvania service panels are reputed to have a high rate of circuit breaker failure. Recommend you consult with a Qualified Electrical Contractor concerning this service panel. Information about defective Sylvania service panels is widely available on the internet. CLICK HERE FOR MORE INFORMATION
ES-6 Electrical System:
The electric panel was corroded and requires further evaluation by to ensure safe and reliable performance. Corrosion inside the panel is an indication that the panel is having moisture problems and this could result in poor and unsafe wiring connections. Recommend further evaluation and repairs as needed.
ES-7 Electrical System:
Recommend a Qualified Electrical Contractor correct the double-tapped or double-lugged circuits in the electric panel; this is when two conductors share the same breaker. Most breaker circuit breaker manufacturers do not allow two conductors / breaker. The breakers here do not look rated for two conductors. This condition risks poorly protected circuits and is a possible fire hazard. Please note that a pigtail is often used as a simple repair for this condition - see the attached illustration.
ES-8 Electrical System:
The location of the electric panel was not up to modern standard as electric panels should not be located inside the 3rd Bedroom clothes closet. Moving the electric panel to a more desirable location is recommended. While not to today's safety standards this location problem can often be tolerated until modifications, updates or alterations are made to this panel, at which time, repair or relocation of this condition may be needed. Recommend further evaluation and repairs as needed.
EDF-1 Electrical Distribution and Fixtures:
Older cloth covered cable wiring was noted in use. This is generally older wiring that should be considered for updating, especially in the course of renovation work. This wiring cable can become brittle over time so the jacket may be more vulnerable to deterioration and physical damage. The wiring was also likely rated for 60 degree Celsius, an older rating that makes the wiring more vulnerable to heat buildup.
EDF-2 Electrical Distribution and Fixtures:
The electrical conduit had been damaged at the Attic and requires repair. Repair is recommended during other repairs to the electrical system.
EDF-3 Electrical Distribution and Fixtures:
At the time of the inspection, cover plates were missing at the Attic and Crawlspace. This condition left energized electrical components exposed to touch. Recommend that listed cover plates be installed.
EDF-4 Electrical Distribution and Fixtures:
Recommend properly supporting the electrical wires at the Crawlspace as needed.
EDF-8 Electrical Distribution and Fixtures:
Multiple inoperative lights were noted at the areas around the house. This is likely due to bulbs being burned out or functional with a photo sensor, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair lights as needed.
Living room
Hallway bathroom
Front of the house
Rear of the house
Living room
Hallway bathroom
Front of the house
Rear of the house
EDF-9 Electrical Distribution and Fixtures:
Recommend a Qualified Electrical Contractor repair all open grounds throughout the house. This is a common condition in older buildings (prior to 1962) where three prong receptacles have been installed on an older two wire system. This creates a safety hazard; appliances that rely on an equipment ground to discharge a fault can be plugged into ungrounded circuits. This disables the important safety feature of an equipment ground. Proper repair can include:
- Running an equipment grounding conductor or a new three-wire circuit
- Restoring a two-prong receptacle or
- Installing GFCI protection for this circuit and labeling the open ground receptacles
If GFCI protection is used, the outlets on this circuit should be labeled so it is clear they are protected. Examples of locations where open grounds were found include:
EDF-10 Electrical Distribution and Fixtures:
A damaged electric GFCI receptacle was noted at the rear of the house. The receptacle popped when pushing the receptacle test button. Recommend further evaluation and repairs as needed.
EDF-11 Electrical Distribution and Fixtures:
I was unable to determine what device was controlled by switches at the front of the house and Hallway Bathroom. They may connect to future ceiling fans. Switches sometimes control exterior lights which are controlled by photo sensors and will operate only at night or only the upper or lower half of an interior switchable receptacle. Tracing the devices controlled by all switches exceeds the scope of the general home inspection. Recommend further evaluation as needed.
Front of the house
Hallway bathroom
Front of the house
Hallway bathroom
EDF-12 Electrical Distribution and Fixtures:
The loose electric receptacles at the Main Bedroom closet should be secured to prevent accidental damage to the wiring connections. Repair as needed.
EDF-13 Electrical Distribution and Fixtures:
Inoperative receptacles were noted at the Garage. This may be on a switched or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further evaluated and repaired as needed.
EDF-14 Electrical Distribution and Fixtures:
The GFCI protected receptacle at the Main Bathroom did not respond to testing and may be defective, the test button was frozen. Have this receptacle replaced as needed.
EDF-15 Electrical Distribution and Fixtures:
The missing cover plates at the areas around the house should be installed to cover all access to wiring at switches and receptacles. Recommend further evaluation and repairs as needed.
Kitchen
Garage
Garage
Kitchen
Garage
Garage
EDF-16 Electrical Distribution and Fixtures:
The house interior had ground fault circuit interrupter (GFCI) protection where needed except for the Kitchen, Garage and Laundry area which had partial and none. Although GFCI protection may not have been required at the time the home was built, for safety reasons, Baker Inspection Group recommends that electrical receptacles located in Basements, Cellars, Crawlspaces, Garages, and interior receptacles located within 6-feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards. This can be achieved relatively inexpensively by: 1. Replacing an individual standard receptacle with a GFCI receptacle. 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.
I-5 Interior:
The window glass near the bathtub in the Hallway Bathroom should be safety glass for optimal safety. Window and door glass in wet locations can pose a safety hazard due to slip and fall risks. Glass less than 60-inches above standing or walking surfaces in wet locations should be done in safety glass. We did not find a safety glass label on the panes that were checked. All tempered and safety glass should be labeled. Recommend verification and updating this glazing if needed for safety.
This shows an example of a proper safety glass identification logo. No logo like this was found during inspection today.
This shows an example of a proper safety glass identification logo. No logo like this was found during inspection today.
I-9 Interior:
Localized water damage was noted in the hardwood floors at the rooms throughout the house. The area as dry at the time of inspection. Repair the water damage as desired.
I-10 Interior:
The wall to wall carpeting was older and showing signs of age indicating it may require updating soon. Urgency of updating depends on your desire for cosmetic appearance. See attached photos showing localized staining and damage.
I-15 Interior:
No Smoke alarms were noted anywhere. Smoke alarms are an important safety feature and are recommended inside all Bedrooms and in Hallways outside of all sleeping areas. It is also recommended that there be at least one smoke alarm on each floor of the house. Recommend having Smoke alarms installed to meet modern safety standards.
I-16 Interior:
The installation of Carbon Monoxide alarms is recommended for all houses that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in many states now recommend one Carbon Monoxide alarm outside of all Bedrooms and at least one per floor of the house.
I-17 Interior:
Tubes visible at the house indicated possible wood destroying organism infestation. Recommend further evaluation and repairs as needed.
K-2 Kitchen:
An anti-tip device is needed to prevent the range from tipping during operation of the oven door. This is a small clip that secured the back adjustable feet of the range to the floor. Recommend repairs as needed.
K-12 Kitchen:
The garbage disposal wiring was missing the electrical housing (anti-strain device) clamp. Clamps are electrical connectors designed to protect and secure conductors where they pass through sheet metal. Recommend that a proper clamp be installed.
B-5 Bathrooms:
No access has been provided for the pump to the jetted bathtub at the Hallway Bathroom. Access is required to inspect, service and repair this pump. Install proper access as needed. This can sometimes be tricky if the access point is covered by finishes.
B-6 Bathrooms:
At the Main and Hallway Bathrooms, the handles leaked when running the water. Recommend further evaluation and repairs as needed.
B-10 Bathrooms:
The loose toilet in the Hallway Bathroom needs to be reset and the wax ring and flange should be replaced to prevent hidden plumbing leaks. This is a simple job unless the bolts that fasten the toilet also require repair. Sometimes, loose toilets can even be shimmed for a tight and proper seal and sometimes simply caulking can help prevent the toilet from rocking and twisting.
LA-5 Laundry Area:
The 240-Volt dryer electrical receptacle in the Laundry area was missing the cover plate. Recommend that a proper cover plate be installed.
FW-2 Fireplaces and Woodstoves:
Damaged / cracked brick were noted to the walls of the fireplace firebox. This can make the fireplace unsafe for fires. Recommend further evaluation of this condition and repairs as needed to ensure safe and reliable performance from the fireplace. Firebox repairs need to be made using firebrick and proper refractory mortars designed for high temperatures.
FW-3 Fireplaces and Woodstoves:
The wood-burning fireplace lacked a spark barrier. This condition is a potential fire hazard as it may allow sparks from the firebox to ignite the combustible floor-covering material. Recommend the installation of a means for containing fireplace sparks, such as a screen.
FW-4 Fireplaces and Woodstoves:
There was not an adequate non-combustible hearth under the fireplace (typical in older houses), the hearth was supported by combustible wood (as seen in the Crawlspace). Generally, a 20-inch deep hearth is recommended in front of all fireplaces greater than 6 sq. ft. The hearth should extend 12-inches to the sides of the firebox. For smaller fireplaces, minimum recommended clearances are 16-inches deep and 8-inches on either side. Recommend further evaluation and repairs as needed.
G-1 Garage:
An unprotected opening was found in the Garage wall finishes. This should be repaired to complete the fire separation between the house and the Garage. Large holes should be repaired with the proper sheetrock materials. Small holes and openings should be sealed with mud or high temperature of "fire stop" caulking. Openings with doors should employ listed fire-rated doors.
G-2 Garage:
The door between the Garage and the house did not appear to be a rated door. Rated doors are important fire safety protection to slow a fire from spreading from the Garage into the house. Garage occupant doors should have a UL listing plate for a minimum 20-minute rating. Solid wood doors at least 1 3/8-inches thick are also considered to be rated for 20-minutes. Have this door further evaluated and updated as recommended.
G-3 Garage:
The self-closing hinges on the Garage occupant door were missing. This safety device is recommend to ensure the door to the Garage is closed to keep pollutants and even fire from spreading into the house. This is a requirement that has been enforced and then removed from building standards over the years. It is currently recommended considered best-practices for improved safety.
G-5 Garage:
Recommend having this overhead Garage door serviced and repaired as recommended. During visual inspection and testing, the door would not stay open correctly. This is an indication that the torsion springs require adjustment, repair or replacement. The overhead door should be able to stay open on its own.
G-6 Garage:
The overhead Garage door was difficult to open manually at the time of the inspection. Recommend further evaluation and repairs as needed.
G-12 Garage:
Large cracks were noted in the Garage slab. The cracks seem to indicate structural settlement. Recommend additional inspection of the structure as needed and implement repairs as needed.

Improvement Items

SEF-2 Site and Exterior Features:
Downspouts were discharging adjacent to the foundation. This can cause foundation settlement or Crawlspace moisture problems. Make sure all downspouts discharge into a proper tight-line system that diverts water at least 5-feet away from the foundation.
SEF-3 Site and Exterior Features:
Downspouts were discharging onto the base of a wooden post. This will facilitate decay and settlement. Install an extension to divert water away from the base of this post.
SEF-6 Site and Exterior Features:
Cracks were noted in the driveway and walkway flatwork at the areas around the house. No immediate repair appears necessary, though water will continue to deteriorate the surface until the flatwork is repaired or replaced.
SEF-8 Site and Exterior Features:
Localized areas of deteriorated fencing was noted. This is characteristic of older fencing. Implement repairs to the fencing as needed until the fencing is systematically updated. The urgency of this project is subjective.
RC-5 Roofing and Components:
The asphalt composition shingle roof had visible moderate random hairline cracking which was not continuous through the shingle but was limited to the upper-most layer of asphalt. This condition is called "craze cracking". Craze-cracking is a natural response to long-term weathering of the shingle asphalt surface layer and is a common sign of aging. Craze cracking typically appears toward the end of the shingle warranty, but appearance after 8 years is not unusual. Early craze cracking is a sign of poor shingle quality. Although unsightly, this condition alone does not limit the ability of the shingles to shed water or shorten their long-term service life, and so is not usually considered a defect by Manufacturers or Insurance Companies unless splits through the shingle mat develop before the expiration of the shingle warranty period.
RC-6 Roofing and Components:
Moss build-up was noted on the roof. This is bad for the roof covering and decking as it can trap moisture on the roof and can inhibit drainage off the roof. Moss removal is recommended. Products such as Tide are not recommended as the bleach in these products can deteriorate the shingles. Pressure washers should not be used to clean the moss as they can damage the shingles unless the moss has been killed prior to washing. Only low pressure should be used to clean the roof of moss and chemicals should be used to kill the moss prior to removal. One product people use to kill the moss is baking soda. Recommend a professional clean and service this roof to ensure proper control of roof runoff and proper drainage off the roof.
RC-14 Roofing and Components:
Leaks were noted in the gutters at the front and rear of the house that need to be repaired to control roof runoff. Seal-up all leaking areas and tune-up to ensure gutters are properly secured and sloped to drain.
RC-17 Roofing and Components:
Recommend repairing all of the loose or poorly secured downspouts at the right side of the house to ensure proper water runoff.
RC-22 Roofing and Components:
The chimney crown was visibly deteriorated. Failure of the crown can allow moisture intrusion of the chimney structure that can cause damage. Recommend repairs as needed.
EWC-3 Exterior Wall Components:
The stucco exterior walls at the areas around the house was an older installation and had inadequate clearance above or it terminated below grade. Where possible stucco should terminate a minimum of 4-inches above grade. This condition may result in staining and deterioration of the lower portion of the wall stucco from moisture absorption. There was no weep screed installed at the lower termination of the stucco as is typically recommended by Stucco System Manufacturers. Recommend further evaluation and repairs as needed.
Left side of the house
Left side of the house
Rear of the house
Rear of the house
Right side of the house
Left side of the house
Left side of the house
Rear of the house
Rear of the house
Right side of the house
EWC-6 Exterior Wall Components:
The siding had visible gaps in areas at the front of the house. Recommend the application of an appropriate sealant / method at these areas to help prevent damage from moisture intrusion to the home materials.
EWC-7 Exterior Wall Components:
The window screens were missing at the areas around the house. Recommend replacement as needed.
EWC-9 Exterior Wall Components:
The sliding glass door at the left side of the house was not sliding smoothly and requires repair or adjustment for proper operation.
EWC-10 Exterior Wall Components:
The concrete patio had cracking visible in areas. Cracks wider than 1/4-inch should be repaired with the appropriate method. This does not appear to be a structural concern at this time.
EWC-12 Exterior Wall Components:
The vent cover was loose at the left side of the house. Recommend repair as needed.
AC-7 Attic and Components:
The insulation was missing in areas at the Attic. This condition can result in increased heating and cooling costs and reduced comfort levels. Recommend that the insulation be properly distributed to cover all portions of the Attic located above the home living space.
SF-2 Structure and Foundation:
The hardware used for seismic protection here is older. As an example, the washers used today for foundation bolts are 3-inch square washers. It is common for older buildings to be done to lesser seismic protection standards. Some older buildings have no seismic protection at all. Starting around the 1970's seismic protection starting being required and standards have improved over the years. Consult with a Qualified Contractor about options for improving this protection as desired.
SF-4 Structure and Foundation:
At the Crawlspace, a white, powdery substance was visible on the interior of the poured concrete foundation walls which is called “efflorescence". This condition is the result of moisture seeping through the foundation wall and indicates high moisture levels in soil near the foundation. Moisture in soil supporting the foundation can reduce its ability to support the weight of the structure above. The source of moisture should be identified and the condition corrected.
CC-2 Crawlspace / Cellar:
There was no flashing installed at the Crawlspace access cover. This condition may result in moisture intrusion to this area of the Crawlspace.
CC-6 Crawlspace / Cellar:
Minor to moderate dampness was noted in the perimeter walls of the Crawlspace at the time of inspection. This condition can change seasonally so it is difficult to gauge the scope and urgency of a needed repair. Recommend additional inspection as needed. Minor moisture can often be handled with some gravel and a new vapor barrier. More persistent problems may require a sump pump or additional drainage work.
CC-7 Crawlspace / Cellar:
The screens for the Crawlspace vents were damaged at the areas around the house and could allow rodent entry. Use 1/4 inch wire mesh screen and be sure all openings are well sealed to prevent rodent entry. Do not apply multiple layers of screen as this will restrict air flow.
Right side of the house
Right side of the house
Rear of the house
Left side of the house
Right side of the house
Right side of the house
Rear of the house
Left side of the house
PS1-11 Plumbing System:
The hose bibs noted on this house were missing anti siphon devices and updating is recommended. Modern hose bibs are typically anti siphon style which can prevent water from your hoses backing into your water supply system. Consider installing anti siphon hose bibs or adding an anti siphon device to the existing hose bibs. The following video shows a vacuum breaker. Click Here
WH-6 Water Heater:
The seismic restraints for the water heater should wrap all the way around the water heater and not just go across the front. Install seismic restraints to meet manufacturers recommended installation procedures.
WH-9 Water Heater:
Testing of the plumbing system today, the water tested as too hot - 135 degrees F. This is a scalding hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees F. There is some evidence that hot water temperatures should be greater than 130 degrees F to prevent Legionnaires' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during inspection it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during inspection and a median temperature is taken.
Nearly set to VERY HOT
Nearly set to VERY HOT
FDS-3 Fuel Distribution System:
There was no sediment trap found for the gas pipe at the gas water heater and furnace. Sediment traps are designed to prevent fouling of gas equipment by allowing sediment to fall out of the gas supply. Sediment traps are required at all automatically controlled gas appliances. Recommend further evaluation and repairs as needed.
CS-5 Cooling System:
The insulation for the refrigerant lines for the A/C was damaged and requires repair. This should be done to ensure reliable and efficient performance from this unit.
CS-9 Cooling System:
The condensation line designed to properly dispose of condensate produced by the operation of the air-conditioning evaporator coils was improperly configured. Recommend repairs as needed.
The cooling system evaporator coil had no condensate overflow warning/shutoff device installed. If the condensate drainage system should fail, this condition could result in moisture damage to the home. Recommend that a proper condensate overflow/shutoff device be installed. Click here for information
CS-10 Cooling System:
The condensate line in the Crawlspace had inadequate slope and may not drain properly. Recommend further evaluation and repairs as needed.
HDV-8 HVAC Distribution and Ventilation:
The Hallway Bathroom fan was noted to be venting into roof jack vents that are meant for venting the roof cavity. This could contribute to condensation and mold problems 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.
ES-13 Electrical System:
Metal cold water distribution pipes appeared to be properly bonded. Metal hot water pipes were not bonded. Electrical bonding of the water pipes helps to ensure that safe conditions exist if the pipes should somehow come into contact with electrical wiring and become energized. Bonding of water pipes is required in new homes by generally-accepted modern safety standards. Although it may not have been required at the time the home was originally constructed, as a safety measure the Inspector recommends that the hot water pipes be bonded also.
EDF-17 Electrical Distribution and Fixtures:
The lights had missing globes or covers at the areas around the house. Recommend repairs as needed.
Hallway
Hallway
EDF-19 Electrical Distribution and Fixtures:
The ceiling fans were poorly mounted and loose at the Main Bedroom. This could pose a safety hazard. This is difficult to verify during a visual inspection and the electrical box and fixture need to be properly mounted to framing. Have this further evaluated and repaired as recommended to ensure safe and reliable performance.
I-1 Interior:
Patching was visible on the walls at the rooms throughout the house. Recommend repairs as needed.
Left wall
Left wall
I-2 Interior:
Baseboard trim was missing at the rooms throughout the house and needed to be installed for proper finish. Recommend repairs as needed.
I-6 Interior:
The Bedrooms in this house had inadequate escape and rescue openings by today's standards. Today, all Bedrooms must have a second means of ingress and egress in case of emergency. This can be provided by a door but is typically provided by a window, and the window opening and installation must meet some basic size requirements. Recommend further evaluation to improve safety as desired. Please note that these standards are not just for occupants to get out, but for Firemen to be able to safely enter Bedrooms through windows.
Escape and rescue openings must comply with these basic guidelines:
- Minimum width of opening: 20-inches
- Minimum height of opening: 24-inches
- Minimum net clear opening at any grade floor level escape and rescue window: 5 sq. ft.
- Minimum net clear opening of other escape and rescue windows: 5.7 sq. ft.
- Maximum height of base of opening above interior side floor: 44-inches
- Windows should open easily without the use of keys or tools
Main bedroom
Main bedroom
2nd bedroom
2nd bedroom
3rd bedroom
3rd bedroom
Main bedroom
Main bedroom
2nd bedroom
2nd bedroom
3rd bedroom
3rd bedroom
I-7 Interior:
Interior doors at the rooms throughout the house were binding and were difficult to close. Recommend repairs as needed.
I-8 Interior:
The door stop system for the home was incomplete. Recommend installing door stops to protect doors and wall finishes.
I-11 Interior:
The hardwood floors were repaired at the front entry with an additional layer of flooring. Recommend further evaluation and repairs as needed.
I-12 Interior:
Recommend completing the installation of the missing floor transition thresholds where needed.
Hallway bathroom
Hallway bathroom
K-6 Kitchen:
The Kitchen fan was very old. It was operating at the time of inspection but started and got up tp speed very slowly. This fan should be updated in the near term for more reliable performance.
Processing Video
(This may take up to 30 minutes...)
(This video is only viewable online.)
B-2 Bathrooms:
A slow drain was noted at the Main Bathroom sink indicating that the drain may be obstructed. Repair as needed so the drain keeps up with the fixture supply. This typically involves cleaning out the trap.
B-7 Bathrooms:
The door to the Main Bathroom shower was too narrow. Standards recommend minimum door widths for showers of 22-inches. This could be difficult to repair and indicates a non-conforming installation.
B-8 Bathrooms:
The glass shower door in the Main Bathroom shower requires adjustment, it was not latching properly and could leak during operation.
B-9 Bathrooms:
The Hallway Bathroom bathtub drain was slow and appears to be obstructed. Repair as needed for reliable drainage.
B-12 Bathrooms:
No ventilation fan was noted in the Main Bathroom; there was a window but no fan. Fans that vent to the exterior are recommended and will help reduce indoor humidity and risks for molds. Installation of a Bathroom fan is recommended.
LA-7 Laundry Area:
No ventilation fan or window was noted for the Laundry area. This is common in older homes and required in newer buildings. Installing a ventilation fan is recommended to help control indoor relative humidity. This fan can be run during operation of the Laundry and/or placed on a timer to come on automatically throughout the day using a timer.
G-7 Garage:
The overhead Garage door was dented or had minor damage visible visible. The door was functional at the time of the inspection.
G-8 Garage:
The automatic Garage door opener did not respond to testing of the pressure-activated automatic-reverse features. This is typically an adjustment made at the opener itself called "down-force". Overhead Garage doors are required to have at least one automatic-reverse device. The doors did have operable photo-sensor activated automatic reverse devices installed.
G-9 Garage:
The handle that attaches to the overhead Garage door detaching mechanism was located too high off the floor. These release handles should be accessible, less than 6-feet off the ground. Repair as needed for improved safety.
G-10 Garage:
The automatic Garage door opener control button was too close to the ground or landing. This could allow a child to operate the door. Locate button at least 5-feet off the nearest walking surface.

Recommended Maintenance

SEF-4 Site and Exterior Features:
The trees near the house have limbs that overhang the structure. Falling leaves clog flashings and gutters. Falling limbs due to conditions such as wood decay or high winds may cause injury or damage. We recommend having these trees evaluated and trimmed accordingly.
SEF-5 Site and Exterior Features:
Pruning trees, branches and vegetation away from the house is recommended. Where trees, branches and large shrubs can provide rodent access to the roof, a minimum 6-foot clearance is recommended as many rodents can jump 6-feet. All vegetation, including smaller landscaping such as grasses, flowers and shrubs should be kept 1-foot off the house to eliminate contact which could trap moisture against the building.
RC-10 Roofing and Components:
The piping / vents at the roof required proper sealing around the perimeter of the piping / vent and the roof flashing.
RC-11 Roofing and Components:
Visible fasteners on flashings are considered by manufacturers to be defects. Sealant should be applied at the nail heads to prevent leakage. Sealant will need to be examined annually and re-applied as needed.
RC-12 Roofing and Components:
Debris accumulated in the flashings at the time of the inspection may damage roof covering materials by retaining moisture. Clearing the flashings of debris should be included in annual maintenance.
RC-15 Roofing and Components:
The gutter guards were collapsed inside the gutters at the areas around the house. If gutter guards are not properly in place, leaves can contribute to a clog which can cause deterioration of fascia, soffit or roof edge. Correct as needed.
RC-16 Roofing and Components:
The gutters were filled with organic debris at the areas around the house and require cleaning to ensure proper control of roof runoff. Clean the gutters and ensure they are unobstructed and leak free, this should be routine house maintenance.
AC-4 Attic and Components:
The screens that protect the eave vent openings were damaged at the rear of the house and require repair to exclude birds and rodents and ensure proper ventilation. Use 1/4-inch wire mesh to seal-up openings from rodents and birds and make sure screens are not blocked by paint or other debris. Refrain from using tight-mesh window screen as this can obstruct air flow.
AC-5 Attic and Components:
The Attic vent screens were blocked at the left and right sides of the house. This condition will reduce the amount of air flowing through the roof structure to exhaust excessive heat and moisture to the exterior. Recommend the cleaning of any blocked vents to allow proper airflow and improve roof structure ventilation.
CC-4 Crawlspace / Cellar:
Clean construction debris from the Crawlspace to eliminate a condition conducive to wood destroying organisms, especially the wood / cellulose debris.
CC-8 Crawlspace / Cellar:
Crawlspace vents are currently blocked by organic debris in places. Remove leaves and soils from the Crawlspace vents and ensure the vents remain unobstructed to allow proper ventilation of the Crawlspace.
HS-6 Heating System:
Annual servicing of the gas forced air furnace is recommended for safe and reliable heat. The design life of these forced air furnaces is 15-20 years. Recommend keeping this furnace on a regular service schedule.
CS-6 Cooling System:
The air-conditioner cabinet or components had corrosion visible. Recommend further evaluation to ensure proper and efficient operating conditions exist.
HDV-2 HVAC Distribution and Ventilation:
The air filter was located in the lower blower compartment. Access was through the front. Shut off the unit at the electrical switch before attempting any service such as filter replacement. After removing the upper panel, lift up and pull off the cover of the lower compartment. The air filter should be checked quarterly and replaced when dirty.
LA-6 Laundry Area:
The clothes dryer exhaust duct should be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.
FW-5 Fireplaces and Woodstoves:
The exhaust flue of the fireplace appeared to need cleaning. Dirty flues are potential fire hazards. The flue should be cleaned by a Qualified Contractor. Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, we recommend that you have the flue inspected by a Qualified Contractor.
FW-6 Fireplaces and Woodstoves:
The firebox of the wood-burning fireplace needed cleaning at the time of the inspection. This condition is a potential fire hazard. Recommend cleaning as needed.

General Comments

Building Conditions and Limitations

Standards of Practice: InterNACHI (International Association of Home Inspectors)

Inspection Type: Home Inspection

Attending the Inspection: Client and REALTOR®

Occupancy: Vacant, Empty

Building Type: Single Family [1 story]

Approximate Square Footage: 1370

Approx. Year of Original Construction (per MLS): 1957

Utilities: On

Structural Pest Inspection Included: No

Building Faces: North

Temperature at Start of Inspection: 45-50 (F)

Temperature at End of Inspection: 50-55 (F)

Weather During the Inspection: Cloudy

Ground/Soil Surface Condition: Damp

Significant Precipitation in Prior Three Days: Yes

(GC-1) Note:In 1978, federal laws were passed to prohibit use of Lead and Asbestos in building materials. Manufacturers of building materials were allowed to sell existing stocks of materials that were manufactured with Lead and Asbestos, so even buildings constructed as late as the mid-1980's could possibly contain Lead or Asbestos. Identification and testing for Lead and Asbestos and other environmental testing is beyond the scope of this home inspection. If you wish to seek additional information, Baker Inspection Group recommends contacting an Environmental Lab.

(GC-2) Note:Unless the wiring in the building has been fully updated, this building likely has wiring that predates the late 1980's. Branch circuit wiring installed in buildings built prior to the late 1980s is typically rated for a maximum temperature of only 60 degrees Celsius. This includes non-metallic sheathed (Romex) wiring, and both BX and AC metal-clad flexible wiring. Knob and tube wiring, typically installed in homes built prior to 1950, may be rated for even lower maximum temperatures. Newer electric fixtures including lighting and fans typically require wiring rated for 90 degrees Celsius. Connecting newer fixtures to older, 60 degree rated wiring is a potential fire hazard. Repairs for such conditions may involve replacing the last few feet of wiring to newer fixtures with new 90 degree rated wire, and installing a junction box to join the old and new wiring. It is beyond the scope of this inspection to determine if any such incompatible components are installed. Based on the age of this building, be aware that such components may be present.

(GC-3) Note:Important Pest Notice and Disclaimer:
 California termites can attack a home in the eaves, rafter tails, Attic and Crawlspace areas. Baker Inspection Group recommends that the client obtain a pest inspection and report from a Qualified and Licensed Pest Inspector before the end of the Inspection Period. California law allows only persons who possess a valid Structural Pest Control License, issued by the State of California Structural Pest Control Board, to inspect or make reports with respect to pest infestations including wood destroying insects, termites, and other organisms such as fungus (causing wood rot). This report is not a termite inspection and no responsibility is assumed for any infestation or damage caused by wood-destroying organisms. More information can be found here http://www.pestboard.ca.gov.

(GC-4) Note:This house was vacant / unoccupied at the time of inspection. Vacant and unoccupied houses present unique challenges for home inspection, especially the piping and wiring systems which have not be subject to regular use prior to the inspection. While these systems can be tested during inspection, this one-time test is different than regular use and it is difficult to know how these systems will respond to regular use after the inspection. For example, septic systems may initially function and then fail under regular daily use. Plumbing traps may operate with no signs of leaks and then let go when being actively used for a few days. Shower pans may only leak when someone is standing in the shower and taking a shower. Seals for plumbing fixtures can dry up and leak when not is use. Sewer lines with roots may allow water flow, but then fail when waste and tissue are flushed; it can take a few days for that to backup. Please understand we are trying our best to look for clues of past or existing problems to paint a realistic best-guess as to the reliability of these systems during inspection.

Site and Exterior Features

Site Grading and Drainage

Site Description: Flat (Flat Lot - Inquire With Sellers)

Clearance to Grade: Non-Standard

Downspout Discharge: At Foundation, At Wooden Post

(SEF-1) Due Diligence:The house is situated on a generally flat lot. This could lead to seasonal drainage problems. Recommend inquiring with the sellers and or building department for any history of water problems on the site.

(SEF-2) Improvement:Downspouts were discharging adjacent to the foundation. This can cause foundation settlement or Crawlspace moisture problems. Make sure all downspouts discharge into a proper tight-line system that diverts water at least 5-feet away from the foundation.

(SEF-3) Improvement:Downspouts were discharging onto the base of a wooden post. This will facilitate decay and settlement. Install an extension to divert water away from the base of this post.

Grounds, Trees and Vegetation

Trees/Vegetation Too Near Building: Trees (Roof Covering), Vegetation at Building

(SEF-4) Recommended Maintenance:The trees near the house have limbs that overhang the structure. Falling leaves clog flashings and gutters. Falling limbs due to conditions such as wood decay or high winds may cause injury or damage. We recommend having these trees evaluated and trimmed accordingly.

(SEF-5) Recommended Maintenance:
Pruning trees, branches and vegetation away from the house is recommended. Where trees, branches and large shrubs can provide rodent access to the roof, a minimum 6-foot clearance is recommended as many rodents can jump 6-feet. All vegetation, including smaller landscaping such as grasses, flowers and shrubs should be kept 1-foot off the house to eliminate contact which could trap moisture against the building.

Driveways and Walkways

Driveway: Concrete

Walkways: Concrete

(SEF-6) Improvement:Cracks were noted in the driveway and walkway flatwork at the areas around the house. No immediate repair appears necessary, though water will continue to deteriorate the surface until the flatwork is repaired or replaced.

Fences and Walls

Exterior Fencing: Present, Not Inspected

(SEF-7) Note:The property has a fencing system in place. Inspection and evaluation of fencing is beyond the scope of a home inspection.

(SEF-8) Improvement:Localized areas of deteriorated fencing was noted. This is characteristic of older fencing. Implement repairs to the fencing as needed until the fencing is systematically updated. The urgency of this project is subjective.

Outbuildings and Exterior Features

Type: Storage Shed, Not Inspected

(SEF-9) Note:
This property had outbuildings. These are beyond the scope of this inspection and were not inspected.

Exterior Conditions

(SEF-10) Repair/Replace:The left side of the house had pest feces visible. Pests should be trapped and avenues of entry blocked. You should ask the seller about this condition.

Roofing and Components

Roofing Materials

Roof Covering Materials: Architectural Grade Composition Shingle

Roof Style: Gable

Roof Inspection Method: From the Roof Surface (walked/climbed)

(RC-1) Note:The roof was covered with architectural fiberglass asphalt shingles, also called "laminated" or dimensional" shingles. Architectural shingles are composed of multiple layers bonded together. Fiberglass shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.

(RC-2) Note:Roofing overview pictures.

(RC-3) Note:Although the asphalt composition shingles covering the roof of this home were not new, they appeared to be in generally functional condition at the time of the inspection. Any exceptions will be listed in this report.

(RC-4) Repair/Replace:Damaged asphalt composition shingles at the ridges and hips should be repaired or replaced to avoid damage to the underlying home structure from moisture intrusion.

(RC-5) Improvement:
The asphalt composition shingle roof had visible moderate random hairline cracking which was not continuous through the shingle but was limited to the upper-most layer of asphalt. This condition is called "craze cracking". Craze-cracking is a natural response to long-term weathering of the shingle asphalt surface layer and is a common sign of aging. Craze cracking typically appears toward the end of the shingle warranty, but appearance after 8 years is not unusual. Early craze cracking is a sign of poor shingle quality. Although unsightly, this condition alone does not limit the ability of the shingles to shed water or shorten their long-term service life, and so is not usually considered a defect by Manufacturers or Insurance Companies unless splits through the shingle mat develop before the expiration of the shingle warranty period.

(RC-6) Improvement:Moss build-up was noted on the roof. This is bad for the roof covering and decking as it can trap moisture on the roof and can inhibit drainage off the roof. Moss removal is recommended. Products such as Tide are not recommended as the bleach in these products can deteriorate the shingles. Pressure washers should not be used to clean the moss as they can damage the shingles unless the moss has been killed prior to washing. Only low pressure should be used to clean the roof of moss and chemicals should be used to kill the moss prior to removal. One product people use to kill the moss is baking soda. Recommend a professional clean and service this roof to ensure proper control of roof runoff and proper drainage off the roof.

Roof Flashings

Flashings, Valleys and Penetrations: Present and Visually Standard, Metal Valleys Noted

(RC-7) Note:Roof flashings are used to keep a roofing system waterproof where the roofing material starts, stops, changes direction or is penetrated. During inspection, we look for standard flashing techniques that could be considered normal or standard in our region. Damaged, incomplete or non-standard flashings can be a sign of an older or less reliable roofing system and may require repair. Any non-standard flashings noted during inspection will be reported on below if found.

(RC-8) Repair/Replace:
A combustion appliance flue appeared to have inadequate clearance or was improperly terminated. Each manufacturer specifies the proper terminations of combustion appliance flues and confirmation requires research that lies beyond the scope of the General Home Inspection. Inadequate or improper terminations can result in backdrafting that can cause the toxic products of combustion to enter the living space. Recommend further evaluation and repairs as needed.
Improperly terminated below a roof overhang
Improperly terminated below a roof overhang

(RC-9) Repair/Replace:
A plumbing vent pipe had inadequate clearance above the roof. To help ensure that they perform according to their design, plumbing vent pipes should terminate a minimum of 6-inches above the roof. Recommend further evaluation and repairs as needed.

(RC-10) Recommended Maintenance:The piping / vents at the roof required proper sealing around the perimeter of the piping / vent and the roof flashing.

(RC-11) Recommended Maintenance:Visible fasteners on flashings are considered by manufacturers to be defects. Sealant should be applied at the nail heads to prevent leakage. Sealant will need to be examined annually and re-applied as needed.

(RC-12) Recommended Maintenance:
Debris accumulated in the flashings at the time of the inspection may damage roof covering materials by retaining moisture. Clearing the flashings of debris should be included in annual maintenance.

Roof Drainage System

Gutter and Downspouts: Yes, Gutter Guard System

(RC-13) Note:The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.

(RC-14) Improvement:Leaks were noted in the gutters at the front and rear of the house that need to be repaired to control roof runoff. Seal-up all leaking areas and tune-up to ensure gutters are properly secured and sloped to drain.

(RC-17) Improvement:
Recommend repairing all of the loose or poorly secured downspouts at the right side of the house to ensure proper water runoff.

(RC-15) Recommended Maintenance:The gutter guards were collapsed inside the gutters at the areas around the house. If gutter guards are not properly in place, leaves can contribute to a clog which can cause deterioration of fascia, soffit or roof edge. Correct as needed.

(RC-16) Recommended Maintenance:The gutters were filled with organic debris at the areas around the house and require cleaning to ensure proper control of roof runoff. Clean the gutters and ensure they are unobstructed and leak free, this should be routine house maintenance.

Chimney Above Roof

Present

Chimney Flue Liners: Tile

(RC-19) Due Diligence:Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, recommend you have the flue inspected by a Qualified Contractor.

(RC-20) Repair/Replace:The chimney was missing a proper cap. The cap is a critical part of the chimney system to ensure proper drafting and to keep rain out of the flue. Recommend further evaluation and repairs as needed.

(RC-21) Repair/Replace:
The chimney had a cracked flue tile near the top of the flue. Recommend further evaluation and repairs as needed.

(RC-22) Improvement:
The chimney crown was visibly deteriorated. Failure of the crown can allow moisture intrusion of the chimney structure that can cause damage. Recommend repairs as needed.

Exterior Wall Components

Siding and Trim

Siding Material: Stucco, Wood Siding, Veneer

(EWC-1) Note:This building had a hardcoat stucco siding system. When installed over a wood building, stucco should be installed with two layers of underlayment below the stucco and a weep screed system which allows air to dry any accumulated moisture behind the stucco. Stucco is one of the nicest and lowest-maintenance siding systems but it is installation-sensitive. Poor installation can lead to expensive moisture control problems. The critical weather barrier, which is installed beneath the stucco is not visible to inspect, limiting the Inspectors' ability to see how the system is performing. During our visual inspection, we look for clues to help make an educated guess about the future reliability of this system. More detailed information can be gained through destructive testing. This involves drilling holes in the stucco and using a moisture probe to determine if any sections of the building have moisture control problems. Destructive testing is beyond the scope of this inspection. 

(EWC-2) Note:At the time of the inspection, the Inspector observed the condition of the veneer covering exterior walls. Notable  exceptions will be listed in this report. Inspection of stone typically includes examination of installation practices  and visible condition.

(EWC-4) Repair/Replace:The stucco covered wall at the left side of the house had moderate visible damage that should be repaired to prevent possible moisture intrusion or additional damage.

(EWC-5) Repair/Replace:Vertical cracks in the stucco covered exterior walls at the left side of the house were located where an addition connects to the home. This condition can have several causes, including differential settlement between the addition and main home structure, or differing thermal expansion and contraction rates of substrate materials. Cracks exceeding 1/16-inch in width should be filled with an appropriate material to prevent future damage from freezing moisture and monitored in the future for continued activity.

(EWC-3) Improvement:The stucco exterior walls at the areas around the house was an older installation and had inadequate clearance above or it terminated below grade. Where possible stucco should terminate a minimum of 4-inches above grade. This condition may result in staining and deterioration of the lower portion of the wall stucco from moisture absorption. There was no weep screed installed at the lower termination of the stucco as is typically recommended by Stucco System Manufacturers. Recommend further evaluation and repairs as needed.
Left side of the house
Left side of the house
Rear of the house
Rear of the house
Right side of the house
Left side of the house
Left side of the house
Rear of the house
Rear of the house
Right side of the house

(EWC-6) Improvement:
The siding had visible gaps in areas at the front of the house. Recommend the application of an appropriate sealant / method at these areas to help prevent damage from moisture intrusion to the home materials.

Windows

(EWC-7) Improvement:The window screens were missing at the areas around the house. Recommend replacement as needed.

Doors

(EWC-8) Repair/Replace:
An exterior door at the left side of the house had damage visible. Recommend repairs as needed.

(EWC-9) Improvement:The sliding glass door at the left side of the house was not sliding smoothly and requires repair or adjustment for proper operation.

Chimney Exterior

Exterior Material: Brick

Porches and Patios

Porch and Patio: Concrete

(EWC-11) Repair/Replace:
One or more wood posts supporting the patio cover/roof structure had wood deterioration visible at the time of the inspection. Recommend further evaluation and repairs as needed.

(EWC-10) Improvement:The concrete patio had cracking visible in areas. Cracks wider than 1/4-inch should be repaired with the appropriate method. This does not appear to be a structural concern at this time.

Vent and Exhaust Terminations

Present

(EWC-12) Improvement:
The vent cover was loose at the left side of the house. Recommend repair as needed.

Attic and Components

Accessibility

Attic Inspection Method: - (Inside the Attic)

(AC-1) Note:
The Attic was accessed through a hatch in the ceiling at the Hallway. 

(AC-2) Note:The Inspector evaluated the Attic from inside the Attic space.

(AC-3) Energy Efficiency & IAQ:The Attic access hatch requires insulation and weather stripping to prevent heat loss and heat migration into the Attic.

Roof Sheathing and Framing

Sheathing: 1x Spaced Boards and Plywood

Rafters: Wood Joist

Ventilation Type

Structure Ventilation Type: Eave, Gable and Roof Vents

(AC-4) Recommended Maintenance:
The screens that protect the eave vent openings were damaged at the rear of the house and require repair to exclude birds and rodents and ensure proper ventilation. Use 1/4-inch wire mesh to seal-up openings from rodents and birds and make sure screens are not blocked by paint or other debris. Refrain from using tight-mesh window screen as this can obstruct air flow. 

(AC-5) Recommended Maintenance:The Attic vent screens were blocked at the left and right sides of the house. This condition will reduce the amount of air flowing through the roof structure to exhaust excessive heat and moisture to the exterior. Recommend the cleaning of any blocked vents to allow proper airflow and improve roof structure ventilation.

Thermal Envelope

Insulation Type: Blown-In Cellulose

Approximate Insulation R-Value on Attic Floor: R-13 [Cellulose 3-1/2"]

(AC-7) Improvement:
The insulation was missing in areas at the Attic. This condition can result in increased heating and cooling costs and reduced comfort levels. Recommend that the insulation be properly distributed to cover all portions of the Attic located above the home living space.

(AC-6) Energy Efficiency & IAQ:The Attic insulation could be improved to modern standards, which recommend R-49 on the floor. R-value is the measure of resistance to heat loss; the higher the R-value the better the insulation. During insulation repairs it is best practices to implement any air seal-up repairs to seal air leakage. Also, be sure you have completed any wiring or other projects that are needed in the Attic.

Structure and Foundation

Ceiling, Wall and Floor Structures

Ceiling Framing: Wood Frame

Wall Framing: Wood Frame

Subfloor Material: Decking

Floor Framing: Girders and Joists

(SF-1) Energy Efficiency & IAQ:
Holes were noted in the sub-floor between the Crawlspace and the house. These are common where pipes, wires, vents and ducts pass through the sub-floor. Holes in the sub-floor should be sealed to slow air leakage and reduce the stack effect of cold air entering the living space.

Foundation

Foundation Configuration: Crawlspace

Foundation Type and Material: Poured Concrete Foundation Walls

Evidence of Seismic Protection: Present - Older Type of Protection

(SF-3) Repair/Replace:Minor to moderate cracks were noted in the poured concrete foundation. The purpose of the foundation is to connect the weight of the building to well-compacted soils below the house so that the building does not move or settle. Concrete cracking can indicate poorly compacted soils below the building which could require a repair, but small cracks can also be a sign of routine concrete shrinkage. It is not possible to determine or verify the cause of these cracks during a visual inspection. Recommend additional inspection of this structure to determine the repairs to prevent on-going settlement. The hope on older buildings is that poorly compacted soils below the foundation are now compacted by the weight of the building and no additional movement will occur. One of the better ways to prevent on-going settlement in buildings is to keep the soils around the house as dry as possible. Additional inspection is needed to determine if repairs are needed to prevent additional movement or not. Please note that the scope and urgency of repairs for conditions like this can differ between contractors and you may want to seek more than one additional opinion.
Front wall of crawlspace
Front wall of crawlspace
Right wall of crawlspace
Right wall of crawlspace
Rear of the crawlspace
Rear of the crawlspace
Front wall of crawlspace
Front wall of crawlspace
Right wall of crawlspace
Right wall of crawlspace
Rear of the crawlspace
Rear of the crawlspace

(SF-2) Improvement:The hardware used for seismic protection here is older. As an example, the washers used today for foundation bolts are 3-inch square washers. It is common for older buildings to be done to lesser seismic protection standards. Some older buildings have no seismic protection at all. Starting around the 1970's seismic protection starting being required and standards have improved over the years. Consult with a Qualified Contractor about options for improving this protection as desired.

(SF-4) Improvement:At the Crawlspace, a white, powdery substance was visible on the interior of the poured concrete foundation walls which is called “efflorescence". This condition is the result of moisture seeping through the foundation wall and indicates high moisture levels in soil near the foundation. Moisture in soil supporting the foundation can reduce its ability to support the weight of the structure above. The source of moisture should be identified and the condition corrected.

Crawlspace / Cellar

Hatch and Accessibility

Crawlspace Inspection Method: Crawled

(CC-1) Note:
During the inspection of the Crawlspace, every effort is made to inspect the entire space. Visual inspection of Crawlspaces is difficult and limited as access is often restricted by pipes, ducts and sub-floor insulation as well as limited clearances.

(CC-2) Improvement:
There was no flashing installed at the Crawlspace access cover. This condition may result in moisture intrusion to this area of the Crawlspace.

General Crawlspace Conditions

(CC-3) Note:The photos provided here show representative images of this Crawlspace at the time of inspection.

(CC-5) Repair/Replace:
The Crawlspace had signs of pest activity. Pests should be trapped and avenues of entry blocked. You should ask the seller about this condition. Recommend further evaluation and repairs as needed.

(CC-4) Recommended Maintenance:
Clean construction debris from the Crawlspace to eliminate a condition conducive to wood destroying organisms, especially the wood / cellulose debris.

Piers and Footings

Footing Type: Wood Posts - Poured Concrete Footings, Not Continuous

Moisture Conditions

(CC-6) Improvement:Minor to moderate dampness was noted in the perimeter walls of the Crawlspace at the time of inspection. This condition can change seasonally so it is difficult to gauge the scope and urgency of a needed repair. Recommend additional inspection as needed. Minor moisture can often be handled with some gravel and a new vapor barrier. More persistent problems may require a sump pump or additional drainage work.  

Ventilation Type

Ventilation Type: Wall Vents Present

(CC-7) Improvement:The screens for the Crawlspace vents were damaged at the areas around the house and could allow rodent entry. Use 1/4 inch wire mesh screen and be sure all openings are well sealed to prevent rodent entry. Do not apply multiple layers of screen as this will restrict air flow. 
Right side of the house
Right side of the house
Rear of the house
Left side of the house
Right side of the house
Right side of the house
Rear of the house
Left side of the house

(CC-8) Recommended Maintenance:
Crawlspace vents are currently blocked by organic debris in places. Remove leaves and soils from the Crawlspace vents and ensure the vents remain unobstructed to allow proper ventilation of the Crawlspace.

Thermal Envelope

Insulation Type: None Noted

Vapor Barrier

Vapor Barrier Material: None Noted

Plumbing System

Water Meter

(PS1-1) Due Diligence:No water meter was found. This house seems to be on a public water system, which should have a metering device. Inquire with the seller or the Utility as needed to locate the water meter.

Supply Source and Material

Water Supply: Public Water Supply

Main Water Pipe Material: Unknown

Water Pressure: Tested, 64 PSI

(PS1-2) Note:Please note that when the water service type is listed here, it is listed based on public records, listing information and disclosure. It is always possible that the system is not as it is listed.

(PS1-3) Note:
This shows the location of the main water shut off at the rear of the house.

(PS1-4) Note:
This shows the water pressure (64 PSI) tested during inspection. Generally, "normal water pressure," should be between 40-80 PSI, though pressures near or below 40 PSI can result in poor functional flow to fixtures. Water pressures in excess of 80 PSI risk damaging supply piping components and should be controlled with a pressure reducing valve.

Distribution Piping

Supply Pipe Materials: Galvanized Steel, Copper

Functional Flow: Low Flow Localized

(PS1-5) Note:Please note that when old galvanized steel pipe is eventually replaced, be sure to have the electrical bonding and grounding system evaluated and repaired / updated as needed by a Qualified Electrical Contractor. It is common to update old metal piping using plastic piping. This can have the unintended consequence of disrupting important electrical grounding and bonding systems.

(PS1-6) Note:The visible water distribution pipes were 1/2-inch copper.

(PS1-7) Repair/Replace:The plumbing fixture(s) throughout the house had functional flow except for the Main and Hallway Bathrooms which exhibited inadequate flow. Recommend further evaluation and repairs as needed.

(PS1-8) Repair/Replace:Metal water distribution pipes in contact with each other at the Crawlspace were made of different types of metal. Dissimilar metals in contact with each other in the presence of sufficient moisture can cause metal to deteriorate due to galvanic corrosion. Recommend installation of dielectric unions wherever necessary.
Below the laundry area
Below the laundry area

Exterior Hose Bibs

Hose Bibs: Tested All Accessible

Anti-Siphon Present: No

(PS1-9) Repair/Replace:
An inoperative hose bib was noted at the left side of the house.  Recommend further evaluation and repairs as needed.﻿

(PS1-10) Repair/Replace:
The leaky hose bibs at the rear of the house require repair or replacement - they leaked from the hose bib handle when the water was turned on and under pressure. This often requires tightening the packing around the handle stem.

(PS1-11) Improvement:
The hose bibs noted on this house were missing anti siphon devices and updating is recommended. Modern hose bibs are typically anti siphon style which can prevent water from your hoses backing into your water supply system. Consider installing anti siphon hose bibs or adding an anti siphon device to the existing hose bibs. The following video shows a vacuum breaker. Click Here

Interior and Exterior Sinks

Tested

(PS1-12) Repair/Replace:
The Garage concrete sink was actively leaking and requires replacement.

Drain, Waste and Vent Systems

System Type: Public Sewer - Buyer

Waste and Vent Pipe Materials: Cast Iron

Functional Drainage: All Plumbing Fixtures had Functional Drainage

(PS1-13) Note:Please note that the waste piping system was partially concealed behind finishes and not fully visible to inspect.

(PS1-14) Note:All of the plumbing fixtures in the house exhibited functional drainage at the time of the inspection.

(PS1-15) Note:This shows the location of the sewer cleanouts at the areas around the house.
Kitchen
Crawlspace
Kitchen
Crawlspace

(PS1-16) Due Diligence:Please note that when the sewage discharge type is listed here, it is listed based on public records and disclosure. 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 another reason why we recommend further evaluation of this system; the type of sewer discharge cannot be verified as part of a visual inspection of the property.

(PS1-17) Due Diligence:A video camera sewer scope is recommended. An evaluation of the sewer line below the ground is beyond the scope of this inspection. A sewer scope is always recommended to further evaluate the sewer line and the below ground connections between the house and the municipal sewer line or septic tank. Sewer scopes are done using video cameras and can reveal the materials, condition and reliability of the sewer line.

(PS1-18) Repair/Replace:
The Laundry area plumbing vent pipe for the drain and vent (DWV) system terminated in the Attic at the time of the inspection. This condition is improper, and may allow sewer gas to enter the living space. The (DWV) pipes should terminate at the home exterior. Recommend further evaluation and repairs as needed.

(PS1-19) Repair/Replace:
The drain, waste and/or vent pipes visible at the Crawlspace under the Laundry area were improperly sloped. This condition may result in improper drainage, pipe blockage or damage. Recommend further evaluation and repairs as needed.
Improper wire support
Improper wire support

(PS1-20) Future Project:All of the waste plumbing used in this building was old metal piping. While no leaks were noted at the time of inspection, updating and on-going repairs should be expected. Old metal pipes are subject to internal corrosion which can cause problems at any time. During any renovations to the home be sure to have this old piping evaluated and updated as recommended by a licensed plumber. It is difficult to predict the useful life of metal pipe. Vertical pipe can last much long than horizontal runs and where occupants use drain cleaning products or other substances that can damage metal pipes, the useful life of the pipe can be shorted. As a general rule the old cast iron pipe often lasts a very long time - even as much as 100 years, galvanized and copper waste pipe can have a shorter useful service life - sometime 50 years.

Water Heater

System Type and Capacity: 40 Gallon (1-2 people), Tank

Energy Source: Natural Gas

TPR Valve: Present - Not Tested

Water Heater Straps: Present

Age: 1998

Manufacturer: Bradford White

(WH-1) Note:This shows the location of the water heater at the Garage.

(WH-2) Note:A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here shows a typical TPRV. They may also be found on the side of the heater on some models. We do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a Qualified Plumber.
The arrow shows how a TPRV can be tested
The arrow shows how a TPRV can be tested

(WH-3) Repair/Replace:This was a very old water heater. The average life of these water heaters is 8-20 years. The service life of a water heater will depend on a variety of factors such as water quality and regular scheduled maintenance such as flushing the tank and replacing sacrificial anodes. Recommend further evaluation as needed by a Qualified Contractor.

(WH-4) Repair/Replace:
A partial amount of the exhaust flue visible was insulated with a material which had a strong possibility of containing Asbestos. A newer section of metal flue was connected to it from the appliance. A Qualified Contractor should inspect this connection further and correct as needed. Although Asbestos is considered to be a known carcinogen, it is not considered to be a health hazard unless it is in a form in which it can be inhaled. Confirming the presence of Asbestos requires testing by a Qualified Laboratory. Consider consulting with a Qualified Contractor about importance of the presence of this material and the need for removal.

(WH-5) Repair/Replace:The bottom water heater burn chamber exhibited signs of corrosion that is typically the product of corrosion of the water tank. This indicates that the water tank has suffered some corrosion. Recommend further evaluation as needed.

(WH-6) Improvement:The seismic restraints for the water heater should wrap all the way around the water heater and not just go across the front. Install seismic restraints to meet manufacturers recommended installation procedures.

This shows the data plate for the water heater.

Water Temperature

Water Temperature Measured During Inspection: Yes, 135 Degrees F

(WH-8) Note:The water temperature was tested multiple times during inspection. It is common for water temperatures to fluctuate throughout the house depending on the distance from the water heater, the water heater settings, the type of water heater and any thermostatic controls used in the plumbing fixtures and mixing valves. For reporting, the median temperature is used.

(WH-9) Improvement:Testing of the plumbing system today, the water tested as too hot - 135 degrees F. This is a scalding hazard. To prevent scalding, standards recommend indoor hot water temperatures do not exceed 120 degrees F. There is some evidence that hot water temperatures should be greater than 130 degrees F to prevent Legionnaires' disease from developing in the water heater. If this is a concern, you can heat the water in the tank to 140 degrees F and have a tempering valve installed at the hot water tank. Have this further evaluated and repaired or simply turn down the temperature as desired to eliminate a scald hazard. Please note that during inspection it is difficult to accurately test the water temperature as it can vary between fixtures. Testing is done in multiple locations during inspection and a median temperature is taken.
Nearly set to VERY HOT
Nearly set to VERY HOT

Additional Plumbing

Landscape Irrigation

Present, Noted For Buyer

(AP-1) Due Diligence:An exterior irrigation system was noted. Sprinkler systems are beyond the scope of this inspection. Irrigation systems require annual attention / repair / servicing after every winter. When testing the system, be sure sprinkler heads are adjusted so the system is not watering the side of the house. Recommend further evaluation as needed.

(AP-2) Repair/Replace:
The sprinkler zone valve(s) at the rear of the house appeared to be leaking at the time of the inspection. Recommend repairs as needed.

(AP-3) Repair/Replace:
Plastic landscape irrigation lines at the rear of the house appeared to be leaking at the time of the inspection. This should be repaired to avoid wasting water. Recommend repairs as needed.

Fire Suppression

(AP-4) Note:
A fire hydrant was noted near the house. Sometimes you can get a discount on home owners insurance with a nearby fire hydrant. 

Fuel Distribution System

General Comments

Type of Fuel: Natural Gas

Gas Meter

Present

(FDS-1) Note:
This shows the location of the gas main valve shut off at the right side of the house.

Fuel Distribution Systems

Gas Piping Materials: Partially Visible-Black Steel

(FDS-2) Note:The house gas distribution pipes visible were black steel.

(FDS-3) Improvement:There was no sediment trap found for the gas pipe at the gas water heater and furnace. Sediment traps are designed to prevent fouling of gas equipment by allowing sediment to fall out of the gas supply. Sediment traps are required at all automatically controlled gas appliances. Recommend further evaluation and repairs as needed.

Heating System

Heating Type: Gas-Fired Furnace Medium Efficiency

Energy Source: Natural Gas

Listed Nominal Capacity: 80,000 BTU

Age: 1992

Manufacturer: Trane

(HS-1) Note:This shows the location of the heating system at the interior closet.

(HS-2) Note:
This house has a gas forced air furnace. A critical component to all combustion heating equipment is the heat exchanger. This is the welded metal assembly 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 concealed inside the heating equipment; they are not visible and specifically excluded from a home inspection. Cracks in heat exchangers may be concealed and can pose a potential safety hazard. 
This shows an image of a heat exchanger
This shows an image of a heat exchanger

(HS-3) Repair/Replace:The gas forced air furnace was old and was past its useful design life. The average service life of natural gas and propane forced air furnaces is 15-20 years. Furnace heat exchangers are not visible to inspection without expensive diagnostics, so is it difficult to know when the furnace could be posing a safety hazard to the occupants. Older furnaces like this are also less reliable and subject to the need for constant repairs. Recommend further evaluation by a Qualified Contractor as needed.

(HS-4) Repair/Replace:
The white crystalline deposits visible inside the furnace indicate the exhaust venting system may be experiencing problems with condensation. Moisture from condensation can cause premature failure of furnace components or the furnace itself. Recommend further evaluation and repairs as needed.

(HS-5) Repair/Replace:
Excessive amounts of dirt and rust on the furnace burner assembly may affect the burner function. Recommend further evaluation and repairs as needed.

(HS-6) Recommended Maintenance:Annual servicing of the gas forced air furnace is recommended for safe and reliable heat. The design life of these forced air furnaces is 15-20 years. Recommend keeping this furnace on a regular service schedule.

This shows the data plate from the furnace.

Vents and Flues

Common Observations: B-Vents

(HS-8) Repair/Replace:
An abandoned exhaust flue at the Attic was insulated with a material which had a strong possibility of containing Asbestos. Although Asbestos is considered to be a known carcinogen, it is not considered to be a health hazard unless it is in a form in which it can be inhaled. Confirming the presence of Asbestos requires testing by a Qualified Laboratory. Consider consulting with a Qualified Contractor about importance of the presence of this material and the need for removal.

Cooling System

System Type: Air Source

Cooling Type: Air Conditioning Present, Split System

Listed Nominal Capacity: 3.5 Tons

Cooling Equipment Refrigerant Type: R-410A - Puron

Energy Source: Electric

Condensate Overflow Piping and Warning Device: Configured Improperly - Alarm Missing

Temperature Differential: Not Tested: Below 65 Degrees F.

Age: 2016

Manufacturer: Trane

(CS-1) Note:
This shows the location of the cooling system at the rear of the house.

(CS-2) Note:The following list is a minimum set of requirements to be expected of air conditioning servicing. These are provided as a courtesy to show they types of check-ups that should be expected from a professional servicing. 
Check compressor efficiency. Check refrigerant level. Clean the condenser coil. Change or clean air filters. Inspect contactors and wiring. Inspect drive-sheaves, pulleys and belts. Check and adjust for proper air flow. Clean the blower motor as needed. Lubricate all motors and shaft bearings. Check, calibrate and program the thermostats and be sure the thermostat has adequate batteries as needed. Check unit smoke detector, clean filter if applicable. Check safety disconnect, laser-temp -- check across contacts

(CS-3) Note:
The Shave the Energy Peak (STEP) devices used to cycle off program participants' air conditioners in times of high power demand are outdated. Unfortunately, it became too difficult and expensive for MID to maintain these devices. As of April 2023, MID deactivated all devices and discontinued the STEP program.
Disconnected
Disconnected

(CS-4) Due Diligence:The air conditioning system and condensate control system could not be tested during inspection. Outdoor temperatures should exceed 65 degrees F for at least 24-hours or the air conditioning equipment can be damaged by testing. Recommended prior to closing, if outside temperature permits, operating this system and having it serviced as needed.

(CS-7) Repair/Replace:
The air conditioner listing plate recommends over current protection for the air conditioner compressor not to exceed 30 Amps. The air conditioner was protected by 40 Amp fuses. Recommend repairs as needed to ensure the air conditioner is adequately protected.

(CS-8) Repair/Replace:
The air conditioner wiring from the disconnect appeared to be undersized. The air conditioner minimum amperage rating was 18 Amps, the maximum amperage rating was 30 Amps. The fuses installed were 40 Amps. Recommend further evaluation and repairs as needed to ensure the air conditioner is properly wired.

(CS-5) Improvement:
The insulation for the refrigerant lines for the A/C was damaged and requires repair. This should be done to ensure reliable and efficient performance from this unit.

(CS-9) Improvement:The condensation line designed to properly dispose of condensate produced by the operation of the air-conditioning evaporator coils was improperly configured. Recommend repairs as needed. 
The cooling system evaporator coil had no condensate overflow warning/shutoff device installed. If the condensate drainage system should fail, this condition could result in moisture damage to the home. Recommend that a proper condensate overflow/shutoff device be installed. Click here for information

(CS-10) Improvement:The condensate line in the Crawlspace had inadequate slope and may not drain properly. Recommend further evaluation and repairs as needed.

(CS-6) Recommended Maintenance:
The air-conditioner cabinet or components had corrosion visible. Recommend further evaluation to ensure proper and efficient operating conditions exist.

This shows the data plate for the air conditioner.

HVAC Distribution and Ventilation

Distribution Systems

Heating/Cooling Duct Location: Attic and Crawlspace

Distribution Method: Rigid Duct, Insulated

Presence of Heat Source in Each Room: Present

Presence of Cooling Source in Each Room: Could Not Test During Inspection

(HDV-1) Note:The pictures illustrate that the heating equipment responded to operating controls at the thermostat when placed in the heating mode. Heated air was discharging from all supply air registers (representative amount shown) unless otherwise noted. No further equipment diagnostics were performed as part of this home inspection.

Air Filters

Air Filter Location: At Unit (blower section)

Air Filter Type: Disposable

Air Filter Size: 16x25

(HDV-3) Note:The heating and cooling system had disposable air filter(s) 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.

(HDV-2) Recommended Maintenance:
The air filter was located in the lower blower compartment. Access was through the front. Shut off the unit at the electrical switch before attempting any service such as filter replacement. After removing the upper panel, lift up and pull off the cover of the lower compartment. The air filter should be checked quarterly and replaced when dirty.

Thermostat

Type: Non Programmable

(HDV-4) Energy Efficiency & IAQ:
Programmable thermostats would be a logical upgrade to improve the efficiency of the HVAC system. Programmable thermostats can save up to 10% on your heating bill when properly programmed to set heat back when you are not at home.

Room Mechanical Ventilation Systems

Bathroom and Laundry Area Fan Ducting: Discharging At Roof Jack Vents, Laundry Area - N/A

Kitchen Fan Ducting: Ducted to Exterior

Whole House Fans, Ventilation and ERVs: Whole House Fan

(HDV-5) Note:The whole-house fan responded to the controls in a satisfactory manner. Whole house fans are typically large fans with diameters in the 24 to 30-inch range. They are usually installed in the ceiling of the top floor of a home, often above a stairway. They are designed to pull cool air into the home through open lower floor windows and exhaust hot air to the home exterior through Attic ventilation devices such as roof, soffit, eave, gable or ridge vents. While whole-house fans can be effective at removing heat from a home at a relatively low cost compared to other types of cooling equipment, they can be somewhat noisy. During the heating season, the opening in the ceiling should be sealed with an insulated cover to reduce heat loss. IMPORTANT: While the whole-house fan is in use, it is important that windows should be partially opened to avoid de-pressurizing the home, a condition that can pull toxic exhaust gases from combustion appliances into indoor air.
Processing Video
(This may take up to 30 minutes...)
(This video is only viewable online.)

(HDV-6) Repair/Replace:The whole-house fan only operated on high and the louvers were contacting the blades on start up. Recommend repairs as needed.

(HDV-7) Repair/Replace:
Old white insulation tape was noted on the furnace make up air ductwork. This is a product that may contain Asbestos. Asbestos testing is beyond the scope of this inspection. Efforts should be made to keep this product encapsulated to prevent the Asbestos fibers from becoming friable or airborne. Consult with an Asbestos Contractor for more information. As some of this product was visibly damaged it should be properly repaired to ensure it is encapsulated. This is typically done by wrapping the suspect white tape with foil tape or mastic in order to encapsulate any potentially damaging fibers or removing as recommended by a Qualified Asbestos Contractor. 

(HDV-8) Improvement:
The Hallway Bathroom fan was noted to be venting into roof jack vents that are meant for venting the roof cavity. This could contribute to condensation and mold problems 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.

Electrical System

Service Entrance and Meter

Service Entrance: Above Ground

Meter Base Amperage: 200 Amps

(ES-1) Note:
This shows the electrical meter.

Service Voltage

Service Voltage: 120/240 Volts

Service Panel Type

Type: Load Center With Fused Sub-Panel

(ES-2) Repair/Replace:Power company service cables fed a load center service panel containing a main disconnect and breakers that protected and controlled power to some branch circuits. The load center also supplied power to one or more sub-panels that contained fuses protecting and controlling other branch circuits. 
This was an older electrical system which, while it may technically meet National Electric Code requirements, may not meet modern safety standards. Because of the potential for hidden defects and the specialized knowledge needed to adequately inspect older electrical systems, recommend a comprehensive inspection of the entire electrical system by a Qualified Electrical Contractor.

Main Electrical Panel

Service Disconnect Location: At Service Panel

Service Disconnect Type: Breaker

Service Disconnect Amperage: 100 Amps

Main Electrical Panel Amperage: 125 Amps

Main Electrical Panel Manufacturer: Sylvania

Service Overcurrent Protection Device: Breakers

Service Panel (AFCI) Protection: No

Service Panel (GFCI) Protection: No

(ES-3) Note:This shows the location of the main electrical panel at the rear of the house.

(ES-4) Note:Main electrical panel wiring.

(ES-5) Repair/Replace:The main electrical panel was made by Sylvania. Sylvania service panels are reputed to have a high rate of circuit breaker failure. Recommend you consult with a Qualified Electrical Contractor concerning this service panel. Information about defective Sylvania service panels is widely available on the internet. CLICK HERE FOR MORE INFORMATION

(ES-6) Repair/Replace:
The electric panel was corroded and requires further evaluation by to ensure safe and reliable performance. Corrosion inside the panel is an indication that the panel is having moisture problems and this could result in poor and unsafe wiring connections. Recommend further evaluation and repairs as needed.

(ES-7) Repair/Replace:Recommend a Qualified Electrical Contractor correct the double-tapped or double-lugged circuits in the electric panel; this is when two conductors share the same breaker. Most breaker circuit breaker manufacturers do not allow two conductors / breaker. The breakers here do not look rated for two conductors. This condition risks poorly protected circuits and is a possible fire hazard. Please note that a pigtail is often used as a simple repair for this condition - see the attached illustration.

Sub-Panel

Sub-Panel Disconnect Type: Breaker

Sub-Panel Disconnect Ampacity: 30 Amps

Sub-Panel Type: Main Lug (no main disconnect)

Sub-Panel Amperage: 30 Amps

Sub-Panel Manufacturer: Cutler-Hammer

Sub-Panel Overcurrent Protection Device: Edison Fuses (threaded)

Sub-Panel (AFCI) Protection: No

Sub-Panel (GFCI) Protection: No

Number of Sub-Panels: One

(ES-9) Note:
Sub-panel wiring at the 3rd Bedroom closet.

(ES-10) Note:Overcurrent protection of branch circuits was provided by screw in-type fuses.

(ES-11) Major Concern:
Currently all sub-panels are required to be fed with four wires (two hots, a neutral and a ground). The fourth ground conductor can be done with metal conduit, no metal conduit was visible here. The sub-panel here appears to be a three-wire feed. Recommend further evaluation and repair by a Qualified Electrical Contractor. On sub-panels it is important that neutrals and equipment grounds be separated to control stray voltage. To accomplish this, you generally need a four-wire feed. There are some cases where three-wire feeds can be used for outbuildings, but never when the sub-panel is located within the same structure.

(ES-8) Repair/Replace:The location of the electric panel was not up to modern standard as electric panels should not be located inside the 3rd Bedroom clothes closet. Moving the electric panel to a more desirable location is recommended. While not to today's safety standards this location problem can often be tolerated until modifications, updates or alterations are made to this panel, at which time, repair or relocation of this condition may be needed. Recommend further evaluation and repairs as needed.

Grounding System

Grounding Type: Grounding Rod Noted

(ES-12) Note:Ground rod connections were noted at the exterior. The ground rods looked to be fully driven and connections looked standard,

Water Bonding

Bonding Present: Noted - Cold Piping Only

(ES-13) Improvement:Metal cold water distribution pipes appeared to be properly bonded. Metal hot water pipes were not bonded. Electrical bonding of the water pipes helps to ensure that safe conditions exist if the pipes should somehow come into contact with electrical wiring and become energized. Bonding of water pipes is required in new homes by generally-accepted modern safety standards. Although it may not have been required at the time the home was originally constructed, as a safety measure the Inspector recommends that the hot water pipes be bonded also.

Gas Bonding

Bonding Present: Not Bonded

(ES-14) Due Diligence:Have the electrical bonding system checked by a Qualified Electrical Contractor. Adequate bonding could not be verified at the the gas piping. This is an important safety feature to ensure safe control of stray voltage on metal systems in the house.

Electrical Disconnects

Disconnects Noted: Air Conditioner

(ES-15) Note:
This shows the electrical disconnect for the A/C compressor unit.

Electrical Distribution and Fixtures

Branch Wiring Circuits

Branch Wiring Method: Cloth Cable Sheathed Wiring, Non-Metallic Sheathed Cable

Branch Wiring Material Type: Copper - Solid

(EDF-1) Repair/Replace:
Older cloth covered cable wiring was noted in use. This is generally older wiring that should be considered for updating, especially in the course of renovation work. This wiring cable can become brittle over time so the jacket may be more vulnerable to deterioration and physical damage. The wiring was also likely rated for 60 degree Celsius, an older rating that makes the wiring more vulnerable to heat buildup. 

(EDF-2) Repair/Replace:The electrical conduit had been damaged at the Attic and requires repair. Repair is recommended during other repairs to the electrical system.

(EDF-3) Repair/Replace:At the time of the inspection, cover plates were missing at the Attic and Crawlspace. This condition left energized electrical components exposed to touch. Recommend that listed cover plates be installed.

(EDF-4) Repair/Replace:Recommend properly supporting the electrical wires at the Crawlspace as needed.

Lighting, Switches and Receptacles

Inspection Method: Tested All Accessible

Receptacle Types: Two Wire and Three Wire Open Ground Receptacles, Three Wire Receptacles

Interior GFCI Protection : Yes, Partial in Areas

Exterior GFCI Protection: Yes

(EDF-5) Note:During the inspection we make every effort to test and inspect all accessible electric receptacles and switches. In general, the scope of testing is directly related to access; where personal belonging and furniture obstruct access to receptacles and fixtures, fewer of them can be reasonably tested during inspection. All defects found during inspection today will be listed in this report. 

(EDF-6) Note:The exterior electrical receptacles at the home had ground fault circuit interrupter (GFCI) protection that responded to testing in a satisfactory manner at the time of the inspection. The Inspector tested a representative number of readily accessible receptacles only.

(EDF-7) Due Diligence:
The house had photoelectric dusk to dawn photo eyes installed. These are installed to turn off the lights during the day if the wall switches are left on to conserve energy. Because of the sensors, the exterior lights were not functional during the inspection. Recommend confirming the proper function of the lights prior to closing.  

(EDF-8) Repair/Replace:Multiple inoperative lights were noted at the areas around the house. This is likely due to bulbs being burned out or functional with a photo sensor, but could be due to an inoperative fixture, circuit or switch. Replace bulbs or repair lights as needed.
Living room
Hallway bathroom
Front of the house
Rear of the house
Living room
Hallway bathroom
Front of the house
Rear of the house

(EDF-9) Repair/Replace:Recommend a Qualified Electrical Contractor repair all open grounds throughout the house. This is a common condition in older buildings (prior to 1962) where three prong receptacles have been installed on an older two wire system. This creates a safety hazard; appliances that rely on an equipment ground to discharge a fault can be plugged into ungrounded circuits. This disables the important safety feature of an equipment ground. Proper repair can include:
Running an equipment grounding conductor or a new three-wire circuit
Restoring a two-prong receptacle or
Installing GFCI protection for this circuit and labeling the open ground receptacles
If GFCI protection is used, the outlets on this circuit should be labeled so it is clear they are protected. Examples of locations where open grounds were found include:

(EDF-10) Repair/Replace:A damaged electric GFCI receptacle was noted at the rear of the house. The receptacle popped when pushing the receptacle test button. Recommend further evaluation and repairs as needed.

(EDF-11) Repair/Replace:I was unable to determine what device was controlled by switches at the front of the house and Hallway Bathroom. They may connect to future ceiling fans. Switches sometimes control exterior lights which are controlled by photo sensors and will operate only at night or only the upper or lower half of an interior switchable receptacle. Tracing the devices controlled by all switches exceeds the scope of the general home inspection. Recommend further evaluation as needed.
Front of the house
Hallway bathroom
Front of the house
Hallway bathroom

(EDF-12) Repair/Replace:
The loose electric receptacles at the Main Bedroom closet should be secured to prevent accidental damage to the wiring connections. Repair as needed.

(EDF-13) Repair/Replace:
Inoperative receptacles were noted at the Garage. This may be on a switched or GFCI protected circuit, but no switch or GFCI was found during inspection. Have the receptacle further evaluated and repaired as needed.

(EDF-14) Repair/Replace:
The GFCI protected receptacle at the Main Bathroom did not respond to testing and may be defective, the test button was frozen. Have this receptacle replaced as needed.

(EDF-15) Repair/Replace:The missing cover plates at the areas around the house should be installed to cover all access to wiring at switches and receptacles. Recommend further evaluation and repairs as needed.
Kitchen
Garage
Garage
Kitchen
Garage
Garage

(EDF-16) Repair/Replace:The house interior had ground fault circuit interrupter (GFCI) protection where needed except for the Kitchen, Garage and Laundry area which had partial and none. Although GFCI protection may not have been required at the time the home was built, for safety reasons, Baker Inspection Group recommends that electrical receptacles located in Basements, Cellars, Crawlspaces, Garages, and interior receptacles located within 6-feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards. This can be achieved relatively inexpensively by: 1. Replacing an individual standard receptacle with a GFCI receptacle. 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

(EDF-17) Improvement:
The lights had missing globes or covers at the areas around the house. Recommend repairs as needed.
Hallway
Hallway

Ceiling Fans

Ceiling Fans: Present and Tested

(EDF-18) Note:The ceiling fans were tested and functional during the inspection.

(EDF-19) Improvement:The ceiling fans were poorly mounted and loose at the Main Bedroom. This could pose a safety hazard. This is difficult to verify during a visual inspection and the electrical box and fixture need to be properly mounted to framing. Have this further evaluated and repaired as recommended to ensure safe and reliable performance.

Low Voltage Wiring

(EDF-20) Note:The doorbell was functional at the time of the inspection.

(EDF-21) Due Diligence:A security system was noted in the 3rd Bedroom closet. Inspection of the security wiring is beyond the scope of this inspection. Inquire with the seller for any additional information.

Interior

Ceilings, Walls and Trim

(I-1) Improvement:
Patching was visible on the walls at the rooms throughout the house. Recommend repairs as needed.
Left wall
Left wall

(I-2) Improvement:Baseboard trim was missing at the rooms throughout the house and needed to be installed for proper finish. Recommend repairs as needed.

Windows

Inspection Method: Tested All Accessible

(I-3) Note:During the inspection we inspected the headers and sills around all windows where accessible. No water stains, or signs of leakage were found. It is always good practice to monitor any exposed windows, especially those with South and West exposures to check for leaks during heavy wind-driven rains.

(I-4) Due Diligence:Window Blind Cord Safety Young children can strangle in the cord and bead chain loops. They can also wrap cords around their necks and strangle. Always ensure that the inner cord stop devices are within 3-inches of the headrail when the blind is in the fully lowered position. Read the adjustment instructions for your blinds. Always keep the cords and bead chains out of children's reach. Move cribs, playpens, and other furniture away from cords and bead chains. Children can climb furniture to get to cords. Do not tie cords together. Make sure cords do not twist together and create a loop.

(I-5) Repair/Replace:The window glass near the bathtub in the Hallway Bathroom should be safety glass for optimal safety. Window and door glass in wet locations can pose a safety hazard due to slip and fall risks. Glass less than 60-inches above standing or walking surfaces in wet locations should be done in safety glass. We did not find a safety glass label on the panes that were checked. All tempered and safety glass should be labeled. Recommend verification and updating this glazing if needed for safety.
This shows an example of a proper safety glass identification logo. No logo like this was found during inspection today. 
This shows an example of a proper safety glass identification logo. No logo like this was found during inspection today. 

(I-6) Improvement:The Bedrooms in this house had inadequate escape and rescue openings by today's standards. Today, all Bedrooms must have a second means of ingress and egress in case of emergency. This can be provided by a door but is typically provided by a window, and the window opening and installation must meet some basic size requirements. Recommend further evaluation to improve safety as desired. Please note that these standards are not just for occupants to get out, but for Firemen to be able to safely enter Bedrooms through windows. 
Escape and rescue openings must comply with these basic guidelines:
Minimum width of opening: 20-inches
Minimum height of opening: 24-inches
Minimum net clear opening at any grade floor level escape and rescue window: 5 sq. ft.
Minimum net clear opening of other escape and rescue windows: 5.7 sq. ft.
Maximum height of base of opening above interior side floor: 44-inches
Windows should open easily without the use of keys or tools
Main bedroom
Main bedroom
2nd bedroom
2nd bedroom
3rd bedroom
3rd bedroom
Main bedroom
Main bedroom
2nd bedroom
2nd bedroom
3rd bedroom
3rd bedroom

Doors

Inspection Method: Tested All Accessible

(I-7) Improvement:Interior doors at the rooms throughout the house were binding and were difficult to close. Recommend repairs as needed.

(I-8) Improvement:The door stop system for the home was incomplete. Recommend installing door stops to protect doors and wall finishes.

Floor Condition and Flooring Materials

Flooring Materials: Wood

(I-9) Repair/Replace:Localized water damage was noted in the hardwood floors at the rooms throughout the house. The area as dry at the time of inspection. Repair the water damage as desired. 

(I-10) Repair/Replace:
The wall to wall carpeting was older and showing signs of age indicating it may require updating soon. Urgency of updating depends on your desire for cosmetic appearance. See attached photos showing localized staining and damage. 

(I-11) Improvement:
The hardwood floors were repaired at the front entry with an additional layer of flooring. Recommend further evaluation and repairs as needed.

(I-12) Improvement:
Recommend completing the installation of the missing floor transition thresholds where needed. 
Hallway bathroom
Hallway bathroom

Smoke and Carbon Monoxide Alarms

Smoke Alarms: None Anywhere

Carbon Monoxide Alarms: None Noted

(I-13) Note:For reliability, Fire Marshals recommended updating Smoke alarms every 10 years and changing batteries bi-annually. The latest data indicate that we should be using photoelectric technology in our Smoke alarms for improved fire detection and to reduce problems with false alarms which can lead to disabling of this important safety system. Unfortunately, the alarms have to be removed to determine if they are photo-electric or ionization types. It is surprisingly complex to accurately test a Smoke alarm system and determine the reliability, age, and type of sensor technology used, especially as many houses can have half a dozen or more alarms throughout the house. A complete evaluation of Smoke alarms is beyond the scope of this inspection. For optimal fire safety, recommend taking control of these important safety devices and learning about how to service and maintain your Smoke alarm system to keep the building occupants safe. 
FOR MORE INFORMATION CLICK HERE.

(I-14) Note:The installation of a Carbon Monoxide alarm is recommended for all houses that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. The location should be: at least one alarm outside of all sleeping areas and one on each floor of the house. Best practices are to have these alarms hardwired with a battery back-up, though requirements are for the installation to meet manufacturer's specifications. Carbon Monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. Carbon Monoxide alarms have a useful service life of roughly 6 years, so changing them more frequently than Smoke alarms is recommended. 

(I-15) Repair/Replace:No Smoke alarms were noted anywhere. Smoke alarms are an important safety feature and are recommended inside all Bedrooms and in Hallways outside of all sleeping areas. It is also recommended that there be at least one smoke alarm on each floor of the house. Recommend having Smoke alarms installed to meet modern safety standards. 

(I-16) Repair/Replace:The installation of Carbon Monoxide alarms is recommended for all houses that have fuel burning appliances such as gas or oil furnaces, gas water heaters, gas ovens and cook-tops, gas fireplaces and wood stoves. Carbon monoxide is a colorless, odorless gas that can cause sickness, nausea and even death. For more information, consult the Consumer Product Safety Commission at 1-800-638-2772 (C.P.S.C.) Modern standards in many states now recommend one Carbon Monoxide alarm outside of all Bedrooms and at least one per floor of the house. 

Interior Conditions

(I-17) Repair/Replace:Tubes visible at the house indicated possible wood destroying organism infestation. Recommend further evaluation and repairs as needed.

Kitchen

Faucets, Sinks and Traps

Sink Functional: Tested

Range, Cooktop and Oven

Range, Cooktop and Oven: Electric Range

Manufacturer: Kenmore

(K-1) Note:Thermal images show the range was tested and working during the inspection.
Warming area
Warming drawer
Warming area
Warming drawer

(K-2) Repair/Replace:
An anti-tip device is needed to prevent the range from tipping during operation of the oven door. This is a small clip that secured the back adjustable feet of the range to the floor. Recommend repairs as needed.

This shows the data plate for the range.

Microwave, Range Hood, Ventilation System

Type: Ceiling Fan, Microwave Functional

Thermal Images Testing Procedure Notes: Thermal Images - Microwave

Manufacturer: Kenmore

(K-4) Note:
There was a functional ceiling fan for ventilation in the Kitchen.

(K-5) Note:
Thermal images show the microwave was tested and working during inspection.

(K-6) Improvement:
The Kitchen fan was very old. It was operating at the time of inspection but started and got up tp speed very slowly. This fan should be updated in the near term for more reliable performance.
Processing Video
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This shows the data plate for the microwave.

Dishwasher

Dishwasher: Operated

Dishwasher Air Gap: Present

Manufacturer: Kenmore

(K-8) Note:Though the Kitchen appliances are generally beyond the scope of a home inspection, we did run the dishwasher as a courtesy. The appliance seemed to be performing normally. No signs of leakage or water damage were visible. It is always wise to monitor the dishwasher after moving in as testing during inspection is different than regular use.

(K-9) Note:The dishwasher had an air gap type anti-siphon device installed. This is an acceptable method for preventing contamination of the washing compartment.

This shows the data plate for this dishwasher.

Garbage Disposal

Garbage Disposal: Operated

Manufacturer: Badger

(K-12) Repair/Replace:
The garbage disposal wiring was missing the electrical housing (anti-strain device) clamp. Clamps are electrical connectors designed to protect and secure conductors where they pass through sheet metal. Recommend that a proper clamp be installed.

This shows the data plate for this garbage disposal.

Refrigerator

Refrigerator: None Installed

(K-13) Note:There was no refrigerator for the Kitchen.

Bathrooms

General Bathroom

(B-1) Note:During the inspection, I operated all the plumbing fixtures in the Bathrooms. I tapped for loose tiles and finishes in shower and tub enclosures. I do not test bathtub overflow drains as this risks damaging finishes around the tub. Monitor tubs while filling and avoid pushing water into the overflow. Even well-installed overflow drains can leak as the gaskets that seal the overflow will dry out over time and may no longer provide a watertight seal. I also do not perform shower pan testing, this is performed by blocking the drain and filling the shower pan with water and allowing it to sit for a determined amount of time. Monitor plumbing after moving into a new house as testing during inspection presents less stress on plumbing than daily use. Please note that vacant houses present additional risk as it can be difficult to distinguish how the plumbing system will respond to daily use. Any defects uncovered during inspection are listed in this report.

Counters, Cabinets and Sink Components

Sinks Functional: Tested

(B-2) Improvement:A slow drain was noted at the Main Bathroom sink indicating that the drain may be obstructed. Repair as needed so the drain keeps up with the fixture supply. This typically involves cleaning out the trap.

Showers and Bathtubs

Bathtub / Shower Functional: Tested

(B-3) Note:The jetted tub in the Hallway Bathroom was filled and tested during the inspection today.
Processing Video
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(B-4) Due Diligence:The electrical outlet for the pump of the jetted bathtub at the Hallway Bathroom was not accessible and the Inspector was unable to confirm the presence of Ground Fault Circuit Interrupter (GFCI) protection (it did not trip with the other Bathroom receptacles) as is required by generally-accepted modern safety standards and by most Manufacturer's installation instructions. Recommend the verification of GFCI protection prior to closing.

(B-5) Repair/Replace:No access has been provided for the pump to the jetted bathtub at the Hallway Bathroom. Access is required to inspect, service and repair this pump. Install proper access as needed. This can sometimes be tricky if the access point is covered by finishes.

(B-6) Repair/Replace:At the Main and Hallway Bathrooms, the handles leaked when running the water. Recommend further evaluation and repairs as needed.

(B-7) Improvement:The door to the Main Bathroom shower was too narrow. Standards recommend minimum door widths for showers of 22-inches. This could be difficult to repair and indicates a non-conforming installation.

(B-8) Improvement:
The glass shower door in the Main Bathroom shower requires adjustment, it was not latching properly and could leak during operation.

(B-9) Improvement:The Hallway Bathroom bathtub drain was slow and appears to be obstructed. Repair as needed for reliable drainage.

Toilets

Toilet Functional: Tested

(B-10) Repair/Replace:
The loose toilet in the Hallway Bathroom needs to be reset and the wax ring and flange should be replaced to prevent hidden plumbing leaks. This is a simple job unless the bolts that fasten the toilet also require repair. Sometimes, loose toilets can even be shimmed for a tight and proper seal and sometimes simply caulking can help prevent the toilet from rocking and twisting.

Ventilation Method

Type: Bath Fan - 1, Operable Window - 1

(B-11) Note:The Main Bathroom fan was operated today and it appeared to be working as intended.

(B-12) Improvement:No ventilation fan was noted in the Main Bathroom; there was a window but no fan. Fans that vent to the exterior are recommended and will help reduce indoor humidity and risks for molds. Installation of a Bathroom fan is recommended.

Laundry Area

General Laundry

Clothes Washer and Connections

Clothes Washer: Washer Hook-Ups Only, No Appliance

(LA-2) Note:
We were unable to test the supply and waste plumbing for the Laundry area today as there was no clothes washing machine installed at the house. Complete the installation of a clothes washing machine to be able to test and verify the proper operation.

Clothes Dryer and Connections

Clothes Dryer: Dryer Hook-Ups Only, No Appliance

Power Source: Electric 240-Volt Only

Dryer 240-Volt Electrical Receptacle: 3-Prong Older, Cover Plate Missing

Dryer Gas Supply: None Visible

Dryer Venting: Ducted to Exterior

(LA-3) Note:
There was no dryer installed in the Laundry area at the time of inspection. When you install your clothes dryer, be sure to check that it is venting outdoors, this is difficult to confirm during inspection when no appliances are present.

(LA-4) Note:
The electric receptacle to the clothes dryer was a three-prong or three-wire system. This is an older configuration. Modern electric dryers circuits require a four-wire system. These older three-wire circuits are still allowed, but be sure that you have a three prong outlet so the cord can be swapped out and the appliance appropriately bonded.

(LA-5) Repair/Replace:
The 240-Volt dryer electrical receptacle in the Laundry area was missing the cover plate. Recommend that a proper cover plate be installed.

(LA-6) Recommended Maintenance:The clothes dryer exhaust duct should be cleaned for improved safety. This is important regular maintenance to eliminate a potential fire hazard.

Ventilation Method

Type: None Noted

(LA-7) Improvement:No ventilation fan or window was noted for the Laundry area. This is common in older homes and required in newer buildings. Installing a ventilation fan is recommended to help control indoor relative humidity. This fan can be run during operation of the Laundry and/or placed on a timer to come on automatically throughout the day using a timer.

Fireplaces and Woodstoves

Solid Fuel Fireplaces

Fireplace Types: Masonry Firebox

(FW-1) Note:At the time of the inspection, Baker Inspection Group observed the condition of the wood-burning fireplace, but it was not operated. Any exceptions will be listed in this report. Inspection of wood-burning fireplaces typically includes visual examination of the following: adequate hearth, firebox condition, operable damper, visible flue condition, ember barrier, exterior condition. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, we recommend that you have the fireplace inspected by an Inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-Certified Inspector near you at http://www.csia.org/search.

(FW-2) Repair/Replace:
Damaged / cracked brick were noted to the walls of the fireplace firebox. This can make the fireplace unsafe for fires. Recommend further evaluation of this condition and repairs as needed to ensure safe and reliable performance from the fireplace. Firebox repairs need to be made using firebrick and proper refractory mortars designed for high temperatures. 

(FW-3) Repair/Replace:
The wood-burning fireplace lacked a spark barrier. This condition is a potential fire hazard as it may allow sparks from the firebox to ignite the combustible floor-covering material. Recommend the installation of a means for containing fireplace sparks, such as a screen.

(FW-4) Repair/Replace:
There was not an adequate non-combustible hearth under the fireplace (typical in older houses), the hearth was supported by combustible wood (as seen in the Crawlspace). Generally, a 20-inch deep hearth is recommended in front of all fireplaces greater than 6 sq. ft. The hearth should extend 12-inches to the sides of the firebox. For smaller fireplaces, minimum recommended clearances are 16-inches deep and 8-inches on either side. Recommend further evaluation and repairs as needed.

(FW-5) Recommended Maintenance:The exhaust flue of the fireplace appeared to need cleaning. Dirty flues are potential fire hazards. The flue should be cleaned by a Qualified Contractor. Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible, a full, accurate evaluation of the flue condition would require the services of a specialist. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, we recommend that you have the flue inspected by a Qualified Contractor.

(FW-6) Recommended Maintenance:The firebox of the wood-burning fireplace needed cleaning at the time of the inspection. This condition is a potential fire hazard. Recommend cleaning as needed.

Garage

General Garage Conditions

Garage Type: Attached

Garage Occupant Doors: Not Fire Rated, Self Closing Hinges Missing

(G-1) Repair/Replace:
An unprotected opening was found in the Garage wall finishes. This should be repaired to complete the fire separation between the house and the Garage. Large holes should be repaired with the proper sheetrock materials. Small holes and openings should be sealed with mud or high temperature of "fire stop" caulking. Openings with doors should employ listed fire-rated doors.

(G-2) Repair/Replace:
The door between the Garage and the house did not appear to be a rated door. Rated doors are important fire safety protection to slow a fire from spreading from the Garage into the house. Garage occupant doors should have a UL listing plate for a minimum 20-minute rating. Solid wood doors at least 1 3/8-inches thick are also considered to be rated for 20-minutes. Have this door further evaluated and updated as recommended.

(G-3) Repair/Replace:
The self-closing hinges on the Garage occupant door were missing. This safety device is recommend to ensure the door to the Garage is closed to keep pollutants and even fire from spreading into the house. This is a requirement that has been enforced and then removed from building standards over the years. It is currently recommended considered best-practices for improved safety.

Vehicle Doors and Automatic Openers

Overhead Garage Door Type: Double - Overhead

Number of Vehicle Doors: One

Automatic Garage Door Opener: Present

Number of Automatic Openers: One

Manufacturer: LiftMaster

(G-4) Note:
The Garage Door Systems Industry recognizes the critical safety role of Home Inspectors. This checklist is intended to help Home Inspectors maximize the value of their service to homeowners and home buyers. This checklist covers a basic inspection of a residential sectional garage door, connected to an automatic garage door operator when applicable.
Dasma Garage Door Checklist
Is a spring warning label attached to the spring or spring bracket?
No
Is a general warning label attached to the back of a door section? 
No
Are two warning labels attached to the door in the vicinity of the bottom corner brackets?
No
Are all hardware parts securely and appropriately attached and damage free?
Yes
Are counterbalance springs and their attachment components restrained by a cable or shaft? 
Yes
Are the door sections free of any signs of fatigue?
Yes
Are the door sections free of any signs of cracking? 
Yes
Are the door sections free of any signs of separation of materials?
Yes
Is an Entrapment Warning label attached to the wall nearby the wall-mounted control button? 
No
Does the door have an acceptable means of manually detaching the door from the operator? 
No
Are all control buttons mounted in clear view of the door, and safely away from all moving parts of the door?
Yes
Are all control buttons mounted at least five feet above any adjacent walking surfaces to keep them out of the reach of children?
No
Are there handles or suitable gripping points on both the inside and outside of the door?
No
Does the door move freely, without difficulty, and not more quickly than force applied?
No
Do the rollers stay in the track during operation?
Yes
Does the door stay in the fully open position?
Yes
Does the door stay in the partially open position 3-4 feet above the floor?
No
Does the garage door operator have at least one working control button?
Yes
Does the door fully open and stop above the opening?
Yes
Does the door fully close and rest on the floor with no gap?
Yes
Is a self-grounding or GFCI electrical receptacle outlet within cord length of the operator?
Yes
If present, is the beam no higher than six inches above the floor?
Yes
Does the door reverse and return to the fully open position?
Yes

(G-5) Repair/Replace:Recommend having this overhead Garage door serviced and repaired as recommended. During visual inspection and testing, the door would not stay open correctly. This is an indication that the torsion springs require adjustment, repair or replacement. The overhead door should be able to stay open on its own. 

(G-6) Repair/Replace:The overhead Garage door was difficult to open manually at the time of the inspection. Recommend further evaluation and repairs as needed.

(G-7) Improvement:The overhead Garage door was dented or had minor damage visible visible. The door was functional at the time of the inspection.

(G-8) Improvement:The automatic Garage door opener did not respond to testing of the pressure-activated automatic-reverse features. This is typically an adjustment made at the opener itself called "down-force". Overhead Garage doors are required to have at least one automatic-reverse device. The doors did have operable photo-sensor activated automatic reverse devices installed.

(G-9) Improvement:The handle that attaches to the overhead Garage door detaching mechanism was located too high off the floor. These release handles should be accessible, less than 6-feet off the ground. Repair as needed for improved safety. 

(G-10) Improvement:
The automatic Garage door opener control button was too close to the ground or landing. This could allow a child to operate the door. Locate button at least 5-feet off the nearest walking surface.

This shows the data plate for the Garage door opener.

Floor

Garage Slab: Concrete

(G-12) Repair/Replace:Large cracks were noted in the Garage slab. The cracks seem to indicate structural settlement. Recommend additional inspection of the structure as needed and implement repairs as needed.

Safe Home Book

(SHB-1) Note:Baker Inspection Group is proud to include our SAFE HOME BOOK as part of your home inspection report. This publication is a compilation of well-researched articles especially for homeowners. They include valuable information and tips for helping keep families safe and their homes in top condition. Please enjoy it with our compliments. 
©2013 International Association of Certified Home Inspectors & Master Inspector Certification Board.
THE SAFE HOME BOOK contains chapters on the following:
CHILD SAFETY Twelve safety devices to protect your children, crib safety, furniture and TV tip-over hazards, anti-tip brackets, window falls, safety glass, child-proofing windows and stairs, Garage doors and openers, trampoline safety, tree swings, treehouses.
LADDERS AND STAIRWAYS Ladder safety, Attic pull-down ladders, stairways, deck safety.
SWIMMING POOL SAFETY Home pools, swimming pool barriers, pool alarms, pool drain hazards, pool water pathogens, saunas.
HOME SECURITY Burglar-resistant homes, bump keys, the 10 best places to hide valuables in your home, window bars, Safe Rooms (panic rooms).
FIRE SAFETY Dryer vent safety, pilot lights, hearths and hearth extensions, holiday safety, firestops, clothes closet lighting, barbecue safety, kerosene heaters, attached Garage fire containment, non-conforming Bedrooms, window wells, fire extinguishers, smoke alarms, fire sprinklers, house numbers.
ELECTRICAL SAFETY Aluminum wiring, knob-and-tube wiring, ungrounded electrical receptacles, ground-fault circuit interrupters (GFCI), arc-fault circuit interrupters (AFCI), electric fences, generators.
ENVIRONMENTAL CONCERNS Asbestos, Asbestos cement siding, lead facts, formaldehyde, carbon monoxide, backdrafting, fireplace fuel, ventless fireplaces, mold, central humidifiers, Bathroom ventilation, sewer gases, pesticides, pet allergens, greywater, backflow prevention, carpeted Bathrooms, Chinese drywall, home heating oil tanks, underground fuel storage tanks, compost pile hazards, Hantavirus, plants and Indoor Air Quality.
MOTHER NATURE Earthquake preparedness, tornado inspections, wind mitigation, windbreaks, tree dangers, lightning, poison ivy, oak and sumac, rodents, bed bugs, venomous pests, snow guards, defensible space, emergency preparedness.
ELDERLY SAFETY Aging in place, aging in place checklist, anti-scald valves.

CLICK HERE to view

Checking Out Procedure

Check Out List

Lights: Client and Realtor Still in House

Heating and Cooling: Restored to Pre-Inspection Settings

Oven: Off

Appliances: Off / Finishing Cycle

(COP-1) Note:CA PUBLIC RESOURCES CODE 25401.7 At the time a single-family residential dwelling is sold, a buyer or seller may request a home inspection, as defined in subdivision (a) of Section 7195 of the Business and Professions Code, and a Home Inspector, as defined in subdivision (d) of Section 7195 of the Business and Professions Code, shall provide, contact information for one or more of the following entities that provide home energy information: (a) A nonprofit organization. (b) A provider to the residential dwelling of electrical service, or gas service, or both. (c) A government agency, including, but not limited to, the commission.
UTILITY BILL, REBATES AND OTHER ASSISTANCE Online Consumer and Business Conservation Rebate Database: http://www.energy.ca.gov. California Department of Consumer Affairs: www.dca.ca.gov/energy-challenge.htm. California Energy Commission, for information on utility bill assistance programs: 800-772-3300 or http://www.energy.ca.gov/. California Public Utilities Commission Consumer Affairs Branch, for information on baseline and other optional rates and bill assistance programs: 800-649-7570 or www.cpuc.ca.gov. California Energy Alternative Rates (CARE): Call your local utility company for information and applications.
PRODUCT RECALLS Baker Inspection Group has included pictures of the appliance data plates for your informational needs. Links are provided below to enter the information to determine if any recalls have been issued for the appliances in the house.
United States Consumer Safety Product Commission Website CLICK HERE. 
WeMakeItSafer Website CLICK HERE.
CONCLUSION We are proud of our service and trust you will be happy with the quality of your report. We have made every effort to provide you with an accurate assessment of the condition of the property and its components and to alert you to any significant defects or adverse conditions. However, we may not have tested every outlet, opened every window and door or identified every problem. Also because our inspection is essentially visual, latent defects could exist. We cannot see behind walls. Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report on the general condition of a property at a given point in time. As a homeowner, you should expect problems to occur. Roofs will leak, Crawlspaces may have water problems and systems may fail without warning. We cannot predict future events. For those reasons, you should keep a comprehensive insurance policy current. This report was written exclusively for our Client. It is not transferable to other people. The report is only supplemental to a Seller’s disclosure. Thank you for taking the time to read this report and call us if you have any questions. 
PRE-CLOSING WALK-THROUGH The walk-through prior to closing is the time for Client to inspect the property. Conditions can change between the time of a home inspection and the time of closing. Restrictions that existed during the inspection may have been removed for the walk-through. Defects or problems that were not found during the home inspection may be discovered during the walk-through. Client should be thorough during the walk-through. Any defect of problem discovered the walk-through should be negotiated with the Owner/Seller of the property prior to closing. Purchasing the property with a known defect or problem releases BAKER INSPECTION GROUP of all responsibility. Client assumes responsibility for all known defects after settlement. The following are recommendations for the pre-closing walk-through your new house.
1. Check the heating and cooling system. Turn the thermostat to heat mode and turn the temperature setting up. Confirm that the heating system is running and making heat. Turn the thermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperature setting down. Confirm the condenser is spinning and the system is making cool air. The cooling system should not be checked if the temperature is below 65 degrees. You should not operate a heat pump in the heating mode when it is over 66 degrees outside. 2. Operate all appliances. 3. Run water at all fixtures and flush all toilets. 4. Operate all exterior doors, windows and locks. 5. Test smoke and carbon monoxide detectors. 6. Ask for all remote controls to any Garage door openers, fans, gas fireplaces, etc. 7. Inspect areas that may have been restricted at the time of the inspection. 8. Ask Seller questions about anything that was not covered during the home inspection. 9. Ask Seller about prior infestation treatment and warranties that may be transferable. 10. Read Seller’s disclosure. 

We recommend that you re-key all of the properties exterior door dead bolts and locks and purchase multiple hand held fire extinguishers and place them in the Kitchen and Garage accordingly.

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﻿Scot Baker, CMI

Baker Inspection Group

(209) 522-5320

Company Information

Baker Inspection Group

﻿Scot Baker, CMI

Baker Inspection Group

(209) 522-5320

Getting the Information to You

Report Summary

Due Diligence Items

Major Concerns

Repair or Replacement

Improvement Items

Recommended Maintenance

The Full Inspection Report

General Comments

Building Conditions and Limitations

Site and Exterior Features

Site Grading and Drainage

Grounds, Trees and Vegetation

Driveways and Walkways

Fences and Walls

Outbuildings and Exterior Features

Exterior Conditions

Roofing and Components

Roofing Materials

Roof Flashings

Scot Baker, CMI

Scot Baker, CMI