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.
- Monitor:Items that should be watched to see if correction may be needed in the future.
- Pool Notes:Refers to aside information and / or any comments elaborating on descriptions of systems of the pool in a more informational nature.
- Pool 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 pool inspection.
- Pool Repair:Repair items that require correction now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
- Pool Improvement / Maintenance:These are repair items that should be considered "routine pool ownership" items.
- 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.
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
Full Inspection Report
Site and Components
Site Grading and Drainage
Grounds, Trees and Vegetation
Driveways and Walkways
Fences and Walls
Outbuildings and Exterior Features
Exterior Wall and Components
Eaves
Siding and Trim
Windows
Doors
Porches and Patios
Vent and Exhaust Terminations
Exterior Stairs
Crawlspace / Cellar
Hatch and Accessibility
General Crawlspace Conditions
Ventilation Type
Thermal Envelope
Vapor Barrier
Moisture Conditions
Plumbing System
Water Meter
Supply Source and Material
Distribution Piping
Interior and Exterior Sinks
Exterior Hose Bibs
Drain, Waste and Vent Systems
HVAC Distribution and Ventilation
Distribution Systems
Air Filters
Thermostat
Mechanical Ventilation Systems
Main Electrical System
Service Entrance and Meter
Service Voltage
Service Panel Type
Main Electrical Panel
Electrical Distribution and Fixtures
Branch Wiring Circuits
Electrical Disconnects
Lighting, Switches and Receptacles
Ceiling Fans
Smoke and Carbon Monoxide Alarms
Low Voltage Wiring
Kitchen Appliances
Range, Cooktop and Oven
Microwave, Range Hood Ventilation System
Dishwasher
Garbage Disposal
Refrigerator
Bathroom Components
General Bathroom
Sinks, Countertops and Cabinets
Showers and Bathtubs
Toilets
Ventilation Method
Laundry Area
General Laundry
Clothes Washer and Connections
Clothes Dryer and Connections
Ventilation Method
Pool and Spa Area
General Pool Photos
Safety Barrier System
Decking, Coping, Features and Area
Surface, Tiling and Components
Water Level
Water Quality
General Comments
Building Conditions and Limitations
Standards of Practice: InterNACHI (International Association of Home Inspectors)
Inspection Type: Home and Pool Inspections
Building Type: Single Family [1 story]
Approx. Year of Original Construction (per MLS): 1973
Approximate Square Footage: 1568
Building Faces: West
Utilities: On
Pool Inspection: Yes
Occupancy: Vacant, Empty
Attending the Inspection: Client and REALTOR®
Structural Pest Inspection Included: Yes, Best Pest
Temperature at Start of Inspection: 40-45 (F)
Temperature at End of Inspection: 55-60 (F)
Ground/Soil Surface Condition: Damp
Significant Precipitation in Prior Three Days: No
Weather During the Inspection: Partly Cloudy
Weather Conditions
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.
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.
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.
Important Pest Notice and Disclaimer: California termites can attack a building 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.
The house had evidence that alteration work had been performed. This work may have been performed without the required building permits and the accompanying required building inspections. Work performed without the required building inspections designed to ensure compliance with applicable safety codes may contain hidden defects and significant safety hazards. Locating hidden defects may require invasive techniques. The application of invasive techniques exceeds the scope of the General Home Inspection. You should inquire with the seller for any documentation showing that work on or in the house was performed with the proper permits and building inspections.
Pools are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A child can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15% die in the hospital and as many as 20% suffer severe, permanent brain damage. Of all preschoolers who drown, 70% are in the care of one or both parents at the time of the drowning and 75% are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under in Arizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington. A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children you should be concerned. 35% of children that drowned did so in someone else's pool. For more info, please do an Internet search on pool safety.
Site and Components
Site Grading and Drainage
Site Description: Flat (Flat Lot - Inquire With Sellers)
Clearance to Grade: Non-Standard
Downspout Discharge: At Foundation, Corrugated Drain Lines (Present)
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.
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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.
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Important area drains were noted around the property at the rear of the house. These are designed to capture surface runoff and divert water around the building. Be sure to keep these drains clear, especially before large rain storms.
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Corrugated storm drain pipe appears to be used for sub-surface drainage work to divert roof runoff away from the building. This product is prone to failure as it is susceptible to crushing and clogging. No evidence was found during inspection that these drains are backing up and require repair. Monitor during heavy rains to ensure roof runoff is being reliably carried away from the structure.
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Grounds, Trees and Vegetation
Trees/Vegetation Too Near Building: Trees (Close)
Trees planted too close to the front of the house may cause damage. We recommend further evaluation and any necessary work as needed be performed.
Driveways and Walkways
Driveway: Concrete
Walkways: Concrete
Cracks were noted in the driveway flatwork at the front of 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
The property has a fencing system in place. Inspection and evaluation of fencing is beyond the scope of a home inspection.
Localized areas of deteriorated fencing were noted at the rear of the house. 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.
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Outbuildings and Exterior Features
Type: Not Inspected
This property had additional features. These are beyond the scope of this inspection and were not inspected.
Roofing and Components
Roofing Materials
Roof Covering Materials: Architectural Grade Composition Shingle, Torch-Down / Modified Bitumen
Roof Style: Gable
Roof Inspection Method: From the Roof Surface (walked/climbed)
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.
The roofing material is a torch-down or modified bitumen membrane. The service life of these roofs can vary depending on the quality of the membrane and the quality of the installation, including how well the roof is sloped to drain. Torch-down roofs often have roughly 10 years of reliable service life beyond which regular repairs are often needed. With on-going maintenance these roofs can be made to last as long as 25 years.
Roofing overview pictures.
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The asphalt composition shingles covering the roof of this house were old and appeared to be past the mid point of their long-term service life. Recommend further evaluation as needed.
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The patio roof was done in a torch-down membrane that appears to be roughly 1/2 way into its useful service life and exhibited deterioration such as granule loss, delamination, bubbling or cracking. I find the typical life cycle of these roof membranes is 10 years of little to no maintenance and then a 2nd 10 years of higher-maintenance until the membrane is replaced. Recommend further evaluation as needed.
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.
The satellite dish penetrations should be maintained to avoid damage to the underlying structure from moisture intrusion.
Roof Flashings
Flashings, Valleys and Penetrations: Present and Visually Standard
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.
The vents and edge flashing on the roof had corrosion visible and will need to be replaced soon to avoid damage from leakage.
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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.
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Roof Drainage System
Gutter and Downspouts: Yes, Gutter Guard System - Partial
The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.
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.
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The gutters had debris at the areas around the house and needed to be cleaned. The debris in gutters can also conceal rust, deterioration or leaks that are not visible until cleaned. We were unable to determine if such conditions exist.
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Exterior Wall and Components
Eaves
The fascia at the rear of the house was deteriorated. Recommend further evaluation and repairs or replacement as needed.
The trim at the areas around the house had peeling paint and needed maintenance.
Siding and Trim
Siding Material: Stucco, Wood Siding, Veneer, Composite
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.
The Inspector observed the condition of wood siding covering the exterior walls of the house. Notable exceptions will be listed in this report. Inspection of wood siding typically includes visual examination of installation practices and condition.
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.
The Inspector observed the condition of the composite exterior siding at the time of the inspection. Notable exceptions will be listed in this report. Composite siding is composed of man-made boards which are manufactured for use as exterior siding from various combinations of wood fibers, fillers, binders and glue. These mixtures are heated and compressed into composite wood products. When these composites are intended for use as siding, an embossed overlayment is often added to simulate the look of wood.
The stucco covered exterior walls at the right side of the house had patching visible. Prior to closing inquire with the seller on the purpose for the patching repairs.
The exterior walls at the front of the house had areas of deteriorated wood siding that should be repaired or replaced to help prevent damage from moisture intrusion.
The stucco covered exterior walls at the right side of the house showed widespread minor cracking. This type of cracking, called "thermal cracking", is common as stucco ages and is a cosmetic concern, not a structural problem. This type of cracking can be expected to continue slowly over time.
The veneer covering the front of the house appeared to be loose at the time of the inspection. Recommend further evaluation and repairs as needed.
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.
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The composite siding at the rear of the house had inadequate clearance from grade. This condition may result in damage to lower courses of composite siding from moisture absorption. The Manufacturer recommends maintaining a minimum of 6-inches from grade. Recommend re-grading areas of the home where this condition exists as needed.
The siding had visible gaps in areas at the left side 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
A window screen was damaged at the rear of the house. Repair as needed.
Doors
The Garage rear door hardware was installed backwards with the keyed portion on the inside. Recommend repairs.
The sliding glass door screen at the rear of the house was damaged. Recommend repairs as needed.
The exterior door weather-stripping at the front and rear of the house was missing. Weather-stripping should be installed to help prevent air leakage which will increase heating/cooling costs and reduce home comfort.
Porches and Patios
Porch and Patio: Concrete
The patio had areas of hollow, (hollow sounding when tapped upon, indicating possible adhesion issue) sounding tiles. Recommend further evaluation and repairs as needed.
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Cracks were noted in the concrete porch and patio. This is mostly a cosmetic defect though displaced concrete could pose a trip hazard. No immediate repair appears necessary.
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Vent and Exhaust Terminations
Present
Exterior Stairs
The tread for the porch steps was too shallow. Standards for safety are generally a 10-inch stair tread. This has created a narrow step that could be unsafe. Have this further investigated and repaired as needed to ensure safe and reliable performance. In some cases this can be nearly impossible to correct.
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Attic and Components
Accessibility
Attic Inspection Method: Inside the Attic
The Attic was accessed through a hatch in the ceiling at the Hallway closet.
The Inspector evaluated the Attic from inside the Attic space.
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The Attic access hatch requires insulation and weather stripping to prevent heat loss and heat migration into the Attic.
Roof Framing and Sheathing
Sheathing: 1x Spaced Boards and Oriented Strand Board (OSB)
Rafters: Truss
The roof framing at the chimney had areas of discoloration that appeared to be the result of past roof leakage. Either the source of the leak has been corrected, or the lack of recent rain may has allowed sufficient time for the sheathing to dry. Recommend further evaluation as needed.
Ventilation Type
Structure Ventilation Type: Eave, Gable and Roof Jack Vents, Soffit Vents - Continuous
Thermal Envelope
Insulation Type: Blown-In Fiberglass
Approximate Insulation R-Value on Attic Floor: R-11 [Fiberglass 4"]
The Attic insulation could be improved to modern standards, which recommend an R-value between 30 and 60 for Zone 3 on the Attic 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: Bottom Chord of Truss
Wall Framing: Wood Frame, CMU
Subfloor Material: Decking
Floor Framing: Beams
The ceiling and exterior walls appeared to be wood frame construction. The wall framing was not visible during the inspection.
The floor sheathing staining visible in the Crawlspace under the Mechanical Room appeared to have been caused by furnace condensate leakage. You should ask the seller about this condition and repair as needed.
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Minor floor settlement was noted in the house; this is pretty typical for this age of house. Inquire with the seller for any history of repairs or movement. No signs of recent movement were visible at the time of inspection, however, the structure here is mostly concealed from view, it is not possible to predict if a future repair could be needed. Recommend further evaluation by a Qualified Contractor and repairs as needed.
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
Signs of seismic protection noted during inspection. This inspection is not a cohesive analysis of seismic engineering, but I do look for signs of seismic protection.
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.
Piers and Footings
Footing Type: Wood Posts - Poured Concrete Footings, Not Continuous
A portion of the foundation wall and a support post in the right rear corner of the Crawlspace appear to have inadequate bearing soils below the footings. As a general rule, the cone of compression should not be disturbed below a footing. This is a 45 degree angle out from the footing where soils should not be disturbed. This is to ensure proper bearing soils remain below the footing. Recommend further evaluation and repairs as needed.
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Crawlspace / Cellar
Hatch and Accessibility
Crawlspace Inspection Method: Crawled
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.
General Crawlspace Conditions
The photos provided here show representative images of this Crawlspace at the time of inspection.
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Ventilation Type
Ventilation Type: Wall Vents Present
The screens for the Crawlspace vents were damaged at the front, left and rear of the Crawlspace 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.
Thermal Envelope
Insulation Type: None Noted
Vapor Barrier
Vapor Barrier Material: None Noted
Moisture Conditions
The Crawlspace was dry at the time of inspection. It is always a good idea to monitor Crawlspaces to see how they perform regarding drainage.
Plumbing System
Water Meter
This shows the location of the water meter at the right side of the house.
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Supply Source and Material
Water Supply: Public Water Supply
Main Water Pipe Material: Underground (Plastic, Requires Verification), At House (Galvanized)
Water Pressure: Tested, 60 PSI
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.
Plastic pipe was noted as the main water piping to the house.
This shows the location of the main water shut off at the right side of the house.
Please note that when old galvanized steel pipe is eventually replaced, be sure to have the electrical bonding and grounding system evaluated and repaired or updated as needed. 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.
This shows the water pressure (60 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, PEX
Functional Flow: Low Flow Localized
The visible water distribution pipes were 1/2-inch galvanized steel. These pipes are old, and of a material no longer installed for this purpose due to bore shrinkage from accumulation of interior corrosion that over time reduces water flow. These pipes may need to be replaced at any time.
This house has PEX tubing used for supply piping. Crimp ring connections on PEX pipe have very specific installation guidelines and most of these connections will not be visible at the time of inspection (just like any other type of pipe fitting). It is beyond the scope of this inspection to evaluate a significant number of these connections. Any leaking noted at fittings should result in more careful inspection of all of the plumbing system by a Qualified Plumbing Contractor that is experienced in the installation of these types of connections
The plumbing fixture(s) throughout the house had functional flow except for the Main Bathroom, Hallway Bathroom and Kitchen sinks which exhibited inadequate flow. Recommend further evaluation and repairs as needed.
Interior and Exterior Sinks
Not Tested
The Garage wall had sink plumbing roughed in but it appeared the sink was removed. Recommend sealing the drain line to prevent sewer gas entry into the Garage until in use.
Exterior Hose Bibs
Hose Bibs: Tested All Accessible
Anti-Siphon Present: No
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
Drain, Waste and Vent Systems
System Type: Public Sewer - Buyer
Waste and Vent Pipe Materials: Acrylonitrile Butadiene Styrene (ABS), Only Partially Visible
Functional Drainage: All Plumbing Fixtures had Functional Drainage
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.
The waste pipes were concealed behind insulation and finishes and the visual inspection was limited. Determination of the waste piping materials used here is an educated guess based on the materials that were visible coming out of the wall and below fixtures.
All of the plumbing fixtures in the house exhibited functional drainage at the time of the inspection.
This shows the location of the sewer cleanouts at the areas around the house.
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.
The waste pipes were visibly leaking in the Crawlspace under the Main Bathroom at the time of the inspection should be repaired to prevent the development of unhealthy conditions. Recommend repairs as needed.
The plastic drain pipes visible at the Crawlspace were supported by plumbers tape. These are improper materials as they may cut the plastic pipe and will not resist upward thrust. Recommend repairs as needed.
Water Heater
Water Heater
System Type and Capacity: 40 Gallon (1-2 people), Tank
Energy Source: Natural Gas
Age: 2002
Manufacturer: General Electric
TPR Valve: Present - Not Tested
Water Heater Straps: Present
This shows the location of the water heater at the interior closet.
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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.
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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.
The water heater bottom 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.
Loud popping, cracking, or clanking noises were observed from the water heater when it was operating, the cause might be mineral deposits which have accumulated on the bottom of the water heater tank interior surface. Recommend further evaluation and repairs as needed.
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.
The discharge tube for the water heater temperature and pressure relief valve (TPRV) was plumbed using a corrugated supply connector. Though this is very common, this restricts the diameter of the opening and is unsafe and not recommended, see attached link. Ideally, the discharge tube for a relief valve:
- Terminates to an exterior location or above a drain, though this is not always possible
- Terminates between 6-inch and 24-inches off the ground (UPC)
- Slopes to drain to prevent water pooling inside the discharge tube
- Is not made from pipe with an inside diameter less than 3/4-inch
- Terminates to a visible location that can be monitored for leaks and discharges
- Does not have a threaded termination point which would prevent accidental capping of this important discharge
- Does not terminate into a drain pan
Recommend having this relief valve discharge tube further investigated and repaired as recommended.
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This shows the data plate for the water heater.
Water Temperature
Water Temperature Measured During Inspection: 133 Degrees F
Testing of the plumbing system today, the water tested as too hot - 133 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.
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Additional Plumbing
Fire Suppression
A fire hydrant was noted near the house. Sometimes you can get a discount on home owners insurance with a nearby fire hydrant.
Landscape Irrigation
Present, Not Inspected, Noted For Buyer
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.
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Fuel Distribution System
General Comments
Type of Fuel: Natural Gas
Gas Meter
Present: Yes
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
The house gas distribution pipes visible were black steel.
The water heater had gas piping installed with flexible connectors. A flexible connector is a fitting made of corrugated metal tubing used to connect some gas appliances to the home gas piping system. Most of the connectors are made of brass or stainless steel and are usually less than 48-inches in length. Some older connectors were made of uncoated brass. In 1997 the Consumer Product Safety Commission released a notice warning consumers about dangerous situations resulting from older corrugated flexible connectors used to connect gas appliances The primary concern with the older, uncoated brass connectors was how they were constructed. The flared ends of the connector were soldered to the corrugated metal tubing section. The soldered joint could become weak with age and/or movement and over time they could potentially leak or break. Most uncoated brass connectors were manufactured prior to the early 1980s. It can be difficult to determine if a flexible connector has a soldered joint just by looking at it. It is therefore recommended that any uncoated flexible connectors be replaced with a new stainless steel or coated flexible connector. Recommend further evaluation and repairs as needed.
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There was no sediment trap found for the gas pipe at the gas water heater. 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.
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Heating System
Heating System
Heating Type: Gas-Fired Furnace High Efficiency
Energy Source: Natural Gas
Listed Nominal Capacity: 98,000 BTU
Age: 2022
Manufacturer: Ruud
This shows the location of the heating system at the interior closet.
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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.
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The area inside the furnace case below the inducer fan and outside the burners and heat exchanger area had corrosion and/or water stains visible. Recommend servicing the furnace, correct the cause of the corrosion/moisture stains, check for proper operation and verify the full integrity of the heat exchanger.
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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
Flue Type: High Efficiency - Plastic
Thermal Imaging
Presence of Heat Source in Each Room: Present
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.
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Cooling System
Cooling System
Cooling Type: Air Conditioning Present, Split System
Energy Source: Electricity
Listed Nominal Capacity: 3.5 Tons
Cooling Equipment Refrigerant Type: R-410A - Puron
Age: 2009
Manufacturer: York
Temperature Differential: Not Tested: Below 65 Degrees F.
Condensate Overflow Piping and Warning Device: Configured Improperly
This shows the location of the cooling system at the left side of the house.
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
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.
The furnace (Ruud) and air conditioner (York) equipment were two different manufacturer brands. Different brand equipment can almost always work fine. However, because manufacturers design their components to work optimally together, the potential exists for some loss in efficiency when mixing and matching. Keep in mind, you are also combining systems that are different ages as well. The older system’s level of wear and loss of efficiency will have some impact on the new system. Recommend further evaluation as needed.
The air-conditioner compressor housing did not appear to be secured in place. Recommend that the compressor housing be secured as needed.
The air conditioner listing plate recommends over current protection for the air conditioner compressor not to exceed 40 Amps. The air conditioner was protected by a 50 Amp breaker and 60 amp fuses. Recommend repairs as needed to ensure the air conditioner is adequately protected.
The condensate line in the Crawlspace had inadequate slope and may not drain properly. Recommend further evaluation and repairs as needed.
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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.
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This shows the data plate for the air conditioner.
Thermal Imaging
Presence of Cooling Source in Each Room: Could Not Test During Inspection
HVAC Distribution and Ventilation
Distribution Systems
Heating/Cooling Ductwork Location: Attic and Crawlspace
Distribution Method: Rigid Duct, Insulated
The HVAC ductwork was dirty and needs to be cleaned to improve indoor air quality and efficiency of the heating system.
The insulation covering the heating or cooling supply ducts in the Crawlspace was damaged or missing in areas. Consider repairing these areas to save on energy costs. Un-sealed, un-insulated ducts can lose significant amounts of heat to the surrounding air.
Air Filters
Air Filter Location: At Unit (ductwork)
Air Filter Type: Missing
Air Filter Size: 20x25x1
No air filter was found for the HVAC system. A filter is critical for the furnace to perform as intended. Install a filter during servicing. Plan on replacing air filters every 2-3 months during the heating season.
Thermostat
Type: Programmable
The heating and cooling system was controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times.
Mechanical Ventilation Systems
Bathroom / Laundry Area Exhaust Ducting: Discharging At Attic Area, Laundry Area - N/A
Kitchen Fan Ducting: Discharging - Attic Area
Both of the Bathroom exhaust fans were ducting into the Attic. This is non-standard and could contribute to condensation and mold problems in the Attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof.
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The Kitchen fan vent was venting into the Attic. This is non-standard and could contribute to condensation and mold problems in the Attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof. Have a proper roof jack installed and extend the vent through the roof.
Main Electrical System
Service Entrance and Meter
Service Entrance: Below Ground
Electrical Meter: Electrical Meter Noted
Meter Base Amperage: 200 Amps
This shows the electrical meter.
Service Voltage
Service Voltage: 120/240 Volts
Service Panel Type
Type: Load Center
Main Electrical Panel
Service Disconnect Location: At Service Panel
Service Disconnect Type: Breaker
Service Disconnect Amperage: 125 Amps
Main Electrical Panel Amperage: Unable to Determine (label missing)
Main Electrical Panel Manufacturer: Murray, Requires Verification (label missing)
Service Overcurrent Protection Device: Breakers
Service Panel (AFCI) Protection: No
Service Panel (GFCI) Protection: No
This shows the location of the main electrical panel at the right side of the house.
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Main electrical panel wiring.
Grounding / Bonding
Grounding System
Grounding Type: Grounding Rod - Connection Not Visible
The service panel had a grounding electrode conductor (GEC) visible that was bonded to the service cabinet and exited the cabinet. The Inspector was unable to confirm (not visible) proper connection to the grounding electrode. This condition is common because grounding electrodes are required by modern safety standards to be buried and connection can be buried. Recommend confirmation of proper, effective service grounding.
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Water Bonding
Bonding Present: Noted - Cold Piping Only
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 building was originally constructed, as a safety measure the Inspector recommends that the hot water pipes be bonded also.
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Gas Bonding
Bonding Present: Gas and Water Pipes
Electrical bonding was noted at the metal gas and water piping.
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Electrical Distribution and Fixtures
Branch Wiring Circuits
Branch Wiring Method: Non-Metallic Sheathed Cable
Branch Wiring Material Type: Copper - Solid
Electrical Disconnects
Disconnects Noted: Air Conditioner
This shows the electrical disconnect for the A/C compressor unit.
The air conditioner disconnect plastic holder was damaged and requires repair or replacement as needed.
Lighting, Switches and Receptacles
Inspection Method: Tested All Accessible
Receptacle Types: Three Wire Receptacles
Interior GFCI Protection : Yes, Partial in Areas
Exterior GFCI Protection: No
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.
Multiple inoperative lights were noted at the front of the house and Main Bathroom. 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.
The three way switches at the Garage and Hallway Bathroom were not wired correctly - only one side of the three way switch is performing as intended. Recommend further evaluation and repairs as needed.
I was unable to determine what devices were controlled by switches at the front of the house and Garage. 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.
A damaged electric receptacle was noted at the 2nd Bedroom. Recommend further evaluation and repairs as needed.
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:
Most of the electric receptacles have been painted at the rooms throughout the house. This is non-standard and can inhibit proper electrical connections. Recommend replacing all outlets that have been painted over to ensure reliable performance.
The missing cover plates at the rooms throughout the house should be installed to cover all access to wiring at receptacles. Recommend further evaluation and repairs as needed.
The house interior had ground fault circuit interrupter (GFCI) protection where needed except for the Bathrooms, Garage and exterior which had 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.
The lights had missing globes or covers at the Main Bathroom closet. Recommend repairs as needed.
Electrical receptacles at the areas around the house were noted to be worn so that plugs make loose connections - this is often referred to as worn friction grabs. This is common with older receptacles that have been well-used and the plastic is worn down. Replacement of these is recommended so that plug-in appliances make tight connections to plugs and cords do not hang loose. Loose connections at receptacles can lead to arcing, shorting and fires, a safety hazard.
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Ceiling Fans
Ceiling Fans: Present and Tested
The ceiling fans were tested and functional during the inspection.
Smoke and Carbon Monoxide Alarms
Smoke Alarms: Present, Missing - Several
Carbon Monoxide Alarms: Present
Carbon Monoxide Alarms Noted: Where Needed
Smoke alarms are not tested as part of a general home inspection. Recommend that all Smoke alarms be checked to confirm that they don't need battery replacement.
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.
Carbon Monoxide alarms were found and noted during inspection. Be sure to check these regularly. The standard is one per floor and one outside all sleeping areas.
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.
Several Smoke alarms were noted to be missing. Replace the missing Smoke alarms in the house so that there is an operating Smoke alarm in every Bedroom and on every floor and one outside of all sleeping areas. No Smoke alarms were noted at the Bedrooms.
Low Voltage Wiring
This house had a smart doorbell installed. These are often tied into an internet connection and may include a camera and other features. Recommend inquiring with the sellers for any needed information about using this system and changing access and passwords that may be needed to control this house feature.
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Interior Components
Ceilings, Walls and Trim
Walls at the rooms throughout the house had damage that appeared to be from doorknobs. Recommend repairs as needed.
Cracks were noted in the ceilings at the Family Room. Cracking can be due to settlement or moderate seasonal expansion and contraction of the home. The seasonal types of cracking can be most problematic as they will tend to re-open after repair. Recommend further evaluation, repairs as needed and monitor.
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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
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.
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.
The window balancers that help the single hung windows to move up and down were damaged or disconnected at the front of the house and need to be repaired so the windows will operate smoothly. Please note that these windows are designed to be able to disengage the springs so that the window frames can be removed for cleaning and balancers can be replaced.
CLICK HERE for a how to video.
The window at the Dining Room had inoperable hardware. Recommend further evaluation and repairs as needed.
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
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Some of the metal framed windows in this house were older single paned windows. They do not comply with modern standards for safety or energy efficiency. These windows will also be more prone to molds and condensation. Updating would be a logical improvement. In the meantime, implement repairs as needed and desired.
Doors
Inspection Method: Tested All Accessible
The closet doors were missing at the 2nd Bedroom. This is discretionary and some people prefer to use hangings or leave them open. Install the missing doors as desired or needed.
The interior doors at the rooms throughout the house were damaged. Recommend repairs as needed.
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The door stop system for the house was incomplete. Recommend installing door stops to protect doors and wall finishes.
Interior doors at the were difficult to close. Recommend repairs as needed.
Floor Condition and Flooring Materials
The flooring at the front of the house was poorly installed. Recommend further evaluation and repairs as needed.
Recommend installing a colored strip to highlight the step down into the left area room to prevent accidental tripping.
Kitchen Sinks and Cabinetry
Sinks and Plumbing
Sink Functional: Tested
Flexible drain piping noted below sink.
An angle stop below the Kitchen sink was missing a cap and could not be turned on. An abandoned ice maker line was noted in the Crawlspace. Repair as needed.
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The loose faucet for the Kitchen sink should be secured to prevent leaks and physical damage.
Kitchen Appliances
Range, Cooktop and Oven
Range, Cooktop and Oven: Electric Range
Manufacturer: FrigidAire
Thermal images show the range was tested and working during the inspection.
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One of the control knobs was missing on the range. Replace the control knob as needed.
This shows the data plate for the range.
Microwave, Range Hood Ventilation System
Type: Range Hood Functional
Manufacturer: AKDY
The range hood exhaust fan and lights were functional at the time of the inspection.
This shows the data plate for the range hood.
Dishwasher
Dishwasher: Operated
Dishwasher Air Gap: None Noted
Manufacturer: Whirlpool
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.
An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Recommend further evaluation to determine if the dishwasher has an internal air gap / high loop or repair as needed to install an air gap.
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This shows the data plate for this dishwasher.
Garbage Disposal
Garbage Disposal: Operated
Manufacturer: Moen
The sink disposal safety flange and stopper were missing for the Kitchen sink drain. The flange should be installed for improved safety. This gasket or flange is a safety guard designed to prevent objects from flying out of the disposer during operation.
This shows the data plate for the garbage disposal.
Refrigerator
Refrigerator: None Noted
There was no refrigerator for the Kitchen.
Bathroom Components
General Bathroom
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.
Sinks, Countertops and Cabinets
Sinks Functional: Tested
The Main and Hallway Bathroom sink stoppers were missing, recommend installing proper stopper systems as needed.
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Showers and Bathtubs
Bathtub / Shower Functional: Tested
As viewed from the Crawlspace, the area below the Main Bathroom shower pan was wet and leaking at the time of the inspection. Recommend further evaluation and repairs as needed.
The glass shower door in the Main Bathroom shower requires adjustment, it was not latching properly, sealant was missing at the sides and the weather stripping was damaged at the bottom which could leak during operation. Recommend repairs as needed.
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Toilets
Toilets Functional: Tested
Ventilation Method
Type: Bath Fans Multiple
The Bathroom fans were operated today and they appeared to be working as intended.
Laundry Area
General Laundry
Clothes Washer and Connections
Clothes Washer: Washer Hook-Ups Only, No Appliance
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: Three-Prong, Older, Loose Outlet
Dryer Gas Supply: None
Dryer Venting: Ducted to Exterior
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.
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.
The dryer vent was improperly installed in the Crawlspace and improperly terminated at the front of the house. Failure to correct the vent piping may result in lint and moisture accumulation within the vent pipe. Lack of proper dryer venting can also result in the accumulation of lint in the home. Lint is combustible and its accumulation is a potential fire hazard and a possible health hazard from the inhalation of particulates. Recommend the proper installation of an Underwriter's Laboratory (UL)-approved dryer vent for safety reasons.
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Lint build-up was noted in the Crawlspace indicating a past or active leak in the clothes dryer exhaust vent. Recommend cleaning all lint and further investigating this vent to ensure reliable performance. Please note that clothes dryer exhaust ducts are important to keep clean and well-maintained so all exhaust is reliably vented to the exterior.
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The 240-Volt dryer electrical receptacle in the Laundry area was loose. Recommend repairs as needed.
The clothes dryer exhaust duct should be cleaned yearly for improved safety. This is important regular maintenance to eliminate a potential fire hazard.
Ventilation Method
Type: Garage Location - None Noted
Chimneys and Fireplaces
Chimney At Roof
Present
Chimney Flue Liners: Tile
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.
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.
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Chimney Exterior
Exterior Material: Block
Solid Fuel Fireplaces
Fireplace Types: Masonry Firebox
Gas Shut Off Noted: Not Found
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.
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The gas shut off appeared to be covered with flooring and the piping was capped off inside the firebox. Recommend providing proper access to the valve by modifying the flooring. All gas appliances must have a gas shutoff within reach of the appliance. Have this further investigated and repaired as needed.
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Cracked brick were noted to the walls and floor 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.
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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.
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.
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.
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Garage / Carport
General Garage Conditions
Garage Type: Attached
Garage Occupant Doors: Fire Rated
Patching was visible on the wall at the Garage. Prior to closing, confirm with the client on the cause and repairs made.
Multiple unprotected openings were found in the Garage fire separation. This should be repaired to complete the fire separation. Standards recommend complete sheetrock walls and ceilings between the Garage and all habitable space. Use Type C or Type X sheetrock as needed to complete large openings in the fire separation and seal up all small gaps in the walls with fire stop caulking or sheetrock mud as needed.
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Vehicle Doors and Automatic Openers
Overhead Garage Door Type: Single - Overhead
Number of Vehicle Doors: Two
Automatic Garage Door Opener: Present
Number of Automatic Openers: Two
Manufacturer: Chamberlain
Garage Door Parts Description
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?
- Yes
- Is the manual locking device disabled, or if an electrical locking device is present is it operational?
- 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?
- Yes
- 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?
- Yes
- 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
- Does the door function without being connected to the electrical receptacle?
- Yes
The automatic Garage door opener had a battery back up installed per newer California code. The door opener was functional while unplugged.
The right single overhead Garage door had damage visible which will require repair or replacement. Recommend repairs as needed.
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Wood decay was noted at the base of the wood jamb extensions adjacent to the Garage door. These require repair to eliminate wood decay and a condition conducive to wood destroying organisms. During repairs, eliminate wood contact with the ground or use pressure treated wood and be sure to seal all end grain.
The handles that attaches to the these overhead Garage doors detaching mechanism were 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.
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The single overhead Garage door had the sliding lock in place. These are not recommended once automatic door openers are installed as the automatic opener now provides a lock and operation of the automatic opener with the lock slid into position risks damaging the door. Removal of the sliding locks is recommended.
Stairs
Garage Stairs: Standard
Floor
Garage Slab: Concrete
Pool and Spa Area
General Pool Photos
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Safety Barrier System
At Least Two of the Following Required: Fail
Pool Enclosure: No
Removable Mesh Fencing: Yes
Safety Pool Cover: No
Pool Surface Alarm: No
Exterior Door Exit Alarms: No
Exterior Door Self Closing and Latching: No
Window Alarms: No
Other Means of Protection: No
Beginning January 1st 2018, in accordance with SB 442, Newman. Public health: pools: drownings, Home Inspectors must report on the presence of seven pool safety features. Below is the wording of the new bill. In connection with the transfer, as defined in subdivision (e), of real property with a swimming pool or spa, an appropriate inspection shall include a noninvasive physical examination of the pool or spa and dwelling for the purpose of identifying which, if any, of the seven drowning prevention safety features listed in subdivision (a) of Section 115922 of the Health and Safety Code the pool or spa is equipped. SEC. 4. Section 115922 of the Health and Safety Code is amended to read: 115922. (a) Except as provided in Section 115925, when a building permit is issued for the construction of a new swimming pool or spa or the remodeling of an existing swimming pool or spa at a private single-family home, the respective swimming pool or spa shall be equipped with at least two of the following seven drowning prevention safety features: (1) An enclosure that meets the requirements of Section 115923 and isolates the swimming pool or spa from the private single-family home. (2) Removable mesh fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device. (3) An approved safety pool cover, as defined in subdivision (d) of Section 115921. (4) Exit alarms on the private single-family home’s doors that provide direct access to the swimming pool or spa. The exit alarm may cause either an alarm noise or a verbal warning, such as a repeating notification that “the door to the pool is open.” (5) A self-closing, self-latching device with a release mechanism placed no lower than 54-inches above the floor on the private single-family home’s doors providing direct access to the swimming pool or spa. (6) An alarm that, when placed in a swimming pool or spa, will sound upon detection of accidental or unauthorized entrance into the water. The alarm shall meet and be independently certified to the ASTM Standard F2208 “Standard Safety Specification for Residential Pool Alarms,” which includes surface motion, pressure, sonar, laser, and infrared type alarms. A swimming protection alarm feature designed for individual use, including an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water, is not a qualifying drowning prevention safety feature. (7) Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the features set forth above and has been independently verified by an approved testing laboratory as meeting standards for those features established by the ASTM or the American Society of Mechanical Engineers (ASME). Section 115923. An enclosure shall have all of the following characteristics: (a) Any access gates through the enclosure open away from the swimming pool, and are self-closing with a self-latching device placed no lower than 60-inches above the ground. (b) A minimum height of 60-inches. (c) A maximum vertical clearance from the ground to the bottom of the enclosure of two-inches. (d) Gaps or voids, if any, do not allow passage of a sphere equal to or greater than four-inches in diameter. (e) An outside surface free of protrusions, cavities, or other physical characteristics that would serve as handholds or footholds that could enable a child below the age of five years to climb over.
Exterior doors of a building that served as a part of the safety barrier had damaged or missing alarms. Such doors should be equipped with functioning alarms that complies with modern safety standards. Recommend repairs as needed for safety reasons.
1. All doors with direct access to the pool area are equipped with an alarm that sounds continuously for at least thirty (30) seconds immediately after the door and its screen, if present, are opened. It must be capable of providing a sound pressure level capable of being heard throughout the house during normal household activities. The alarm shall automatically reset under all conditions and be equipped with a manual means, such as a touch pad or switch, to temporarily deactivate the alarm for a single opening. Such deactivation shall last not longer than 15 seconds. The deactivation device shall be located at least 54-inches above the threshold of the door
An exterior door of a building that served as a part of the safety barrier was not self closing or latching. Such doors should be equipped in a matter that complies with modern safety standards. Recommend correction as needed for safety reasons. All doors leading into the pool area should be equipped with self-closing and self-latching devices installed within the release mechanism located a minimum of 54-inches above the floor.
The home had windows that when opened, had direct access to the pool. There were no safety alarms installed at the windows. 305.4 Structure Wall as a Barrier Where a wall of a dwelling or structure serves as part of the barrier and where doors or windows provide direct access to the pool or spa through that wall, one of the following shall be required: 1. Operable windows having a sill height of less than 48-inches above the indoor finished floor and doors shall have an alarm that produces an audible warning when the window, door or their screens are opened. The alarm shall be listed and labeled as a water hazard entrance alarm in accordance with UL 2017. In dwellings or structures not required to be Accessible units, Type A units or Type B units, the operable parts of the alarm deactivation switches shall be located 54-inches or more above the finished floor. In dwellings or structures required to be Accessible units, Type A units or Type B units, the operable parts of the alarm deactivation switches shall be located not greater than 54-inches and not less than 48-inches above the finished floor. Recommend that alarms compliant with modern safety standards, be installed for safety reasons.
The safety fence and gate require repairs to work properly. Repair as needed.
Decking, Coping, Features and Area
Deck Material: Concrete
Pool decking noted.
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Typical pool decking cracking was noted. Recommend repairs as needed.
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The pool had cracked decking at the skimmer opening. Recommend further evaluation and repairs as needed.
Surface, Tiling and Components
Vessel Type: Marcite
The pool surface was Marcite. Marcite is the most affordable option for a new pool or replastering an existing one. With properly maintained pool water, it will last 8 to 12 years. However, in regions with particularly “hard water” (water with high alkalinity and calcium), the pool water wreaks havoc on Marcite’s endurance. Although Marcite starts out as white, the wet mix can be dyed in a small range of blues and greys to create a dark-bottom pool, which is popular for lagoon-style designs. Because Marcite constantly reacts to chemicals, minerals, and the pH/alkalinity in pool water, this kind of finish is more susceptible to problems if your water chemistry is not properly and consistently balanced. Consequences can include staining, etching, mottling, erosion, and discoloration. It’s hard to overstate just how pivotal the role that water quality plays in extending—or shortening—the life of a Marcite finish. Because of its increased vulnerability to visual blemishes and its requirements for stringent water quality, Marcite deteriorates faster. Bottom line, it’s the pool finish that will get the job done—but do so with the least durability and the shortest lifespan.
The pool surface had visible damage at the time of the inspection. Recommend further evaluation and repairs as needed.
The pool surface had visible staining and wear at the time of the inspection. Recommend further evaluation and repairs as needed.
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The swimming pool was missing the rope and float assembly installed at the floor slope change. These are installed to provide a visual indicator of where the pool transitions from the shallow to the deep end. Recommend the installation of a proper rope and float assembly as needed. 811.1 Rope and Float In pools where the point of first slope break occurs, a rope and float assembly shall be installed across the width of the pool.
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Water Level
The pool was overfilled at the time of the inspection. For a pool skimmer and filter pump system to work effectively, the water level must be at about the half-way point on the skimmer. This allows for the most efficient flow of water through the filter system. If the water level is overflowing the skimmer, you will have to remove some of the excess water in order to restore the filter system to proper function.
Water Quality
The Inspector recommends that you have water in the pool tested to ensure that it lies within acceptable parameters.
Pool Mechanicals
Plumbing at Pool (Jets, Skimmer, Drains, etc.)
Pool skimmer noted.
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You should ask to see documentation that the pool drains are compliant with the Pool & Safety Act. Commencing January 1, 2007, a new law went into effect regarding the safety and security of swimming pools and spas located on private single-family residences. To eliminate safety hazards on new and existing swimming pools and spas, an approved anti entrapment cover be installed on all pool and spa drains any time a building permit is issued for the construction of a new swimming pool or spa or the remodel or modification of an existing swimming pool, toddler pool, or spa. Recommend further evaluation as needed.
The anti-siphon device could not be fully turned off and you could hear water running. The Inspector was not able to locate a water filling feature typically associated with an anti siphon device. Recommend further evaluation and repairs as needed.
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Air bubbles were visible at one or more pool jets indicated that the system may be cavitating. This condition can result from a pipe or pipe connection leak, a restriction of some type, or a poorly-sized pump. Recommend further evaluation and repairs as needed.
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The pool plumbing system had loose and missing drain covers. This is a dangerous condition. These covers should be repaired or replaced as needed.
Plumbing System
At the time of the inspection, the Inspector observed the condition of the plumbing pipes.
Control valves were visually inspected and were not operated at the time of the inspection.
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The pool drain line appeared to be directly connected to the house plumbing drain system. This is an improper condition, because the drain line had no air gap, this condition may allow sewer gas or bacteria to enter the pool filtration system. Recommend further evaluation and repairs as needed.
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White plastic PVC pipes were exposed to direct sunlight. This type material is deteriorated by the ultra-violet (UV) radiation in sunlight, and this condition will result in premature failure of pipes compared to similar pipes designed to withstand exposure to UV. Such pipes should be painted over to protect them or replaced as needed.
Pump System
Pool Pump Type: Filter Pump
At the time of the inspection, the Inspector observed the condition and operation of the swimming filter pump.
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The pool filter pump had an amperage draw (8.3 and 8.2) that exceeded the maximum amperage draw (7.6 [requires verification, label damaged]) stated on the data plate. This indicates that the pump is showing wear and may need replacement in the future. Recommend further evaluation and repairs as needed.
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The filter pump had corrosion visible, was noisy and was leaking at the time of the inspection. Recommend further evaluation and repairs as needed.
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Noise and vibration from the filter pump indicated that it may be cavitating. This condition can result from a leak, a restriction of some type, or a poorly-sized pump. Recommend further evaluation and repairs as needed.
This shows the data plate for the filter pump.
Filtration and Cleaning Systems
Filter Type: Modular Media, Sweep Present
Manufacturer: Sta-Rite
The pool filtration system was a modular media type.
The pool sweep was functional at the time of the inspection.
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The pool system filter tank pressure gauge was inoperable. Recommend replacement as needed.
This shows the data plate for the pool filter.
Heating System
Heating System: None Installed
Automatic Sanitation and Chemical Storage
Type: None Installed
Pool Electrical
Electrical Panel, Wiring, GFCI and Bonding
Pool Electrical Panel Disconnect Type: Breaker
Pool Electrical Panel Disconnect Ampacity: 30 Amps
Pool Electrical System (GFCI) Protection: Missing - Pool
Pool Electrical Panel Type: Main Lug (no main disconnect)
Pool Electrical Panel Ampacity: 60 Amps, Requires Confirmation
Pool Electrical Panel Manufacturer: Aquadyne, Pool Panel
Pool Overcurrent Protection Device: Breakers
The pool electrical sub-panel was located near the pool.
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Pool electrical sub-panel wiring.
Pool equipment appeared to be properly electrically bonded.
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There was no ground fault circuit interrupter (GFCI) protection for the pool at the time of inspection. This can be achieved relatively inexpensively by replacing the breaker currently protecting the electrical circuit that contains the circuits of concern with a GFCI breaker. Recommend repairs as needed.
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The post supporting the pool electrical panel was loose and required repairs to provide a solid support for the panel housing. Recommend repairs as needed.
Although metal components were located within 5-feet of the pool water, they were not bonded to the pool equipment as they should be. This condition is a potential shock or electrocution hazard and should be corrected. 680.26 Equipotential Bonding (A) Performance. The equipotential bonding required by this section shall be installed to reduce voltage gradients in the pool area. (B) Bonded Parts. The parts specified in 680.26(B)(1) through (B)(7) shall be bonded together using solid copper conductors, insulated covered, or bare, not smaller than 8 AWG or with rigid metal conduit of brass or other identified corrosion-resistant metal. Connections to bonded parts shall be made in accordance with 250.8. An 8 AWG or larger solid copper bonding conductor provided to reduce voltage gradients in the pool area shall not be required to be extended or attached to remote panelboards, service equipment, or electrodes. (7) Fixed Metal Parts All fixed metal parts shall be bonded including, but not limited to, metal-sheathed cables and raceways, metal piping, metal awnings, metal fences, and metal door and window frames. Exception No 1: Those separated from the pool by a permanent barrier that prevents contact by a person shall not be required to be bonded. Exception No 2: Those greater than 5-feet horizontally from the inside walls of the pool shall not be required to be bonded. Exception No 3: Those greater than 12-feet measured vertically above the maximum water level of the pool, or as measured vertically above any observation stands, towers, or platforms, or any diving structures, shall not be required to be bonded.
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Pool Lighting
Pool Light: Present
Pool lights failed to respond to the switch. This may indicate a problem with the switch, wiring or fixture. Recommend further evaluation and repairs as needed.
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The pool lighting system had no ground fault circuit interrupter (GFCI) protection, an improper AFCI breaker was installed. GFCI protection should be installed by a Qualified Contractor.
There appeared to be condensation or moisture visible inside the pool light housing indicated a loss of seal integrity. Recommend further evaluation and repairs as needed.
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Control System
Type: Manual or Mechanical Timer
The pool control system was a mechanical type.
Safe Home Book
Safe Home Book
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: Off
Heating and Cooling: Restored to Pre-Inspection Settings
Oven: Off
Appliances: Off / Finishing Cycle
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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Inspection Report Summary
Due Diligence Items
- GC-2 General Comments - Building Conditions and Limitations:
Important Pest Notice and Disclaimer: California termites can attack a building 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.
- SC-1 Site and Components - Site Grading and Drainage:
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.
- EWC-3 Exterior Wall and Components - Siding and Trim:
The stucco covered exterior walls at the right side of the house had patching visible. Prior to closing inquire with the seller on the purpose for the patching repairs.
- PS-4 Plumbing System - Drain, Waste and Vent Systems:
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.
- CS-1 Cooling System - 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.
- CS-2 Cooling System - Cooling System:
The furnace (Ruud) and air conditioner (York) equipment were two different manufacturer brands. Different brand equipment can almost always work fine. However, because manufacturers design their components to work optimally together, the potential exists for some loss in efficiency when mixing and matching. Keep in mind, you are also combining systems that are different ages as well. The older system’s level of wear and loss of efficiency will have some impact on the new system. Recommend further evaluation as needed.
- GB-1 Grounding / Bonding - Grounding System:
The service panel had a grounding electrode conductor (GEC) visible that was bonded to the service cabinet and exited the cabinet. The Inspector was unable to confirm (not visible) proper connection to the grounding electrode. This condition is common because grounding electrodes are required by modern safety standards to be buried and connection can be buried. Recommend confirmation of proper, effective service grounding.
- EDF-13 Electrical Distribution and Fixtures - Low Voltage Wiring:
This house had a smart doorbell installed. These are often tied into an internet connection and may include a camera and other features. Recommend inquiring with the sellers for any needed information about using this system and changing access and passwords that may be needed to control this house feature.
- CF-1 Chimneys and Fireplaces - Chimney At Roof:
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.
- GC1-2 Garage / Carport - General Garage Conditions:
Patching was visible on the wall at the Garage. Prior to closing, confirm with the client on the cause and repairs made.
Major Concerns
- GC-1 General Comments - Building Conditions and Limitations:
The house had evidence that alteration work had been performed. This work may have been performed without the required building permits and the accompanying required building inspections. Work performed without the required building inspections designed to ensure compliance with applicable safety codes may contain hidden defects and significant safety hazards. Locating hidden defects may require invasive techniques. The application of invasive techniques exceeds the scope of the General Home Inspection. You should inquire with the seller for any documentation showing that work on or in the house was performed with the proper permits and building inspections.
Repair or Replacement
- SC-5 Site and Components - Fences and Walls:
Localized areas of deteriorated fencing were noted at the rear of the house. 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.
- EWC-1 Exterior Wall and Components - Eaves:
The fascia at the rear of the house was deteriorated. Recommend further evaluation and repairs or replacement as needed.
- EWC-4 Exterior Wall and Components - Siding and Trim:
The exterior walls at the front of the house had areas of deteriorated wood siding that should be repaired or replaced to help prevent damage from moisture intrusion.
- EWC-5 Exterior Wall and Components - Siding and Trim:
The stucco covered exterior walls at the right side of the house showed widespread minor cracking. This type of cracking, called "thermal cracking", is common as stucco ages and is a cosmetic concern, not a structural problem. This type of cracking can be expected to continue slowly over time.
- EWC-6 Exterior Wall and Components - Siding and Trim:
The veneer covering the front of the house appeared to be loose at the time of the inspection. Recommend further evaluation and repairs as needed.
- EWC-11 Exterior Wall and Components - Doors:
The Garage rear door hardware was installed backwards with the keyed portion on the inside. Recommend repairs.
- EWC-13 Exterior Wall and Components - Porches and Patios:
The patio had areas of hollow, (hollow sounding when tapped upon, indicating possible adhesion issue) sounding tiles. Recommend further evaluation and repairs as needed.
- EWC-15 Exterior Wall and Components - Exterior Stairs:
The tread for the porch steps was too shallow. Standards for safety are generally a 10-inch stair tread. This has created a narrow step that could be unsafe. Have this further investigated and repaired as needed to ensure safe and reliable performance. In some cases this can be nearly impossible to correct.
- SF-1 Structure and Foundation - Ceiling, Wall and Floor Structures:
The floor sheathing staining visible in the Crawlspace under the Mechanical Room appeared to have been caused by furnace condensate leakage. You should ask the seller about this condition and repair as needed.
- SF-3 Structure and Foundation - 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.
- SF-4 Structure and Foundation - Piers and Footings:
A portion of the foundation wall and a support post in the right rear corner of the Crawlspace appear to have inadequate bearing soils below the footings. As a general rule, the cone of compression should not be disturbed below a footing. This is a 45 degree angle out from the footing where soils should not be disturbed. This is to ensure proper bearing soils remain below the footing. Recommend further evaluation and repairs as needed.
- PS-1 Plumbing System - Distribution Piping:
The plumbing fixture(s) throughout the house had functional flow except for the Main Bathroom, Hallway Bathroom and Kitchen sinks which exhibited inadequate flow. Recommend further evaluation and repairs as needed.
- PS-2 Plumbing System - Interior and Exterior Sinks:
The Garage wall had sink plumbing roughed in but it appeared the sink was removed. Recommend sealing the drain line to prevent sewer gas entry into the Garage until in use.
- PS-5 Plumbing System - Drain, Waste and Vent Systems:
The waste pipes were visibly leaking in the Crawlspace under the Main Bathroom at the time of the inspection should be repaired to prevent the development of unhealthy conditions. Recommend repairs as needed.
- WH-1 Water Heater - 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-2 Water Heater - Water Heater:
The water heater bottom 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-3 Water Heater - Water Heater:
Loud popping, cracking, or clanking noises were observed from the water heater when it was operating, the cause might be mineral deposits which have accumulated on the bottom of the water heater tank interior surface. Recommend further evaluation and repairs as needed.
- WH-4 Water Heater - 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 - Water Heater:
The discharge tube for the water heater temperature and pressure relief valve (TPRV) was plumbed using a corrugated supply connector. Though this is very common, this restricts the diameter of the opening and is unsafe and not recommended, see attached link. Ideally, the discharge tube for a relief valve:
- Terminates to an exterior location or above a drain, though this is not always possible
- Terminates between 6-inch and 24-inches off the ground (UPC)
- Slopes to drain to prevent water pooling inside the discharge tube
- Is not made from pipe with an inside diameter less than 3/4-inch
- Terminates to a visible location that can be monitored for leaks and discharges
- Does not have a threaded termination point which would prevent accidental capping of this important discharge
- Does not terminate into a drain pan
Recommend having this relief valve discharge tube further investigated and repaired as recommended.
- FDS-1 Fuel Distribution System - Fuel Distribution Systems:
The water heater had gas piping installed with flexible connectors. A flexible connector is a fitting made of corrugated metal tubing used to connect some gas appliances to the home gas piping system. Most of the connectors are made of brass or stainless steel and are usually less than 48-inches in length. Some older connectors were made of uncoated brass. In 1997 the Consumer Product Safety Commission released a notice warning consumers about dangerous situations resulting from older corrugated flexible connectors used to connect gas appliances The primary concern with the older, uncoated brass connectors was how they were constructed. The flared ends of the connector were soldered to the corrugated metal tubing section. The soldered joint could become weak with age and/or movement and over time they could potentially leak or break. Most uncoated brass connectors were manufactured prior to the early 1980s. It can be difficult to determine if a flexible connector has a soldered joint just by looking at it. It is therefore recommended that any uncoated flexible connectors be replaced with a new stainless steel or coated flexible connector. Recommend further evaluation and repairs as needed.
- HS-1 Heating System - Heating System:
The area inside the furnace case below the inducer fan and outside the burners and heat exchanger area had corrosion and/or water stains visible. Recommend servicing the furnace, correct the cause of the corrosion/moisture stains, check for proper operation and verify the full integrity of the heat exchanger.
- HDV-1 HVAC Distribution and Ventilation - Air Filters:
No air filter was found for the HVAC system. A filter is critical for the furnace to perform as intended. Install a filter during servicing. Plan on replacing air filters every 2-3 months during the heating season.
- HDV-2 HVAC Distribution and Ventilation - Mechanical Ventilation Systems:
Both of the Bathroom exhaust fans were ducting into the Attic. This is non-standard and could contribute to condensation and mold problems in the Attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof.
- HDV-3 HVAC Distribution and Ventilation - Mechanical Ventilation Systems:
The Kitchen fan vent was venting into the Attic. This is non-standard and could contribute to condensation and mold problems in the Attic. Repair all fans to be ducting to the exterior of the home. Best practices are to vent through the roof. Have a proper roof jack installed and extend the vent through the roof.
- EDF-1 Electrical Distribution and Fixtures - Electrical Disconnects:
The air conditioner disconnect plastic holder was damaged and requires repair or replacement as needed.
- EDF-2 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
Multiple inoperative lights were noted at the front of the house and Main Bathroom. 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.
- EDF-3 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
The three way switches at the Garage and Hallway Bathroom were not wired correctly - only one side of the three way switch is performing as intended. Recommend further evaluation and repairs as needed.
- EDF-4 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
I was unable to determine what devices were controlled by switches at the front of the house and Garage. 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.
- EDF-5 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
A damaged electric receptacle was noted at the 2nd Bedroom. Recommend further evaluation and repairs as needed.
- EDF-6 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
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-7 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
Most of the electric receptacles have been painted at the rooms throughout the house. This is non-standard and can inhibit proper electrical connections. Recommend replacing all outlets that have been painted over to ensure reliable performance.
- EDF-8 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
The missing cover plates at the rooms throughout the house should be installed to cover all access to wiring at receptacles. Recommend further evaluation and repairs as needed.
- EDF-9 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
The house interior had ground fault circuit interrupter (GFCI) protection where needed except for the Bathrooms, Garage and exterior which had 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-12 Electrical Distribution and Fixtures - Smoke and Carbon Monoxide Alarms:
Several Smoke alarms were noted to be missing. Replace the missing Smoke alarms in the house so that there is an operating Smoke alarm in every Bedroom and on every floor and one outside of all sleeping areas. No Smoke alarms were noted at the Bedrooms.
- IC-2 Interior Components - Ceilings, Walls and Trim:
Walls at the rooms throughout the house had damage that appeared to be from doorknobs. Recommend repairs as needed.
- IC-3 Interior Components - Ceilings, Walls and Trim:
Cracks were noted in the ceilings at the Family Room. Cracking can be due to settlement or moderate seasonal expansion and contraction of the home. The seasonal types of cracking can be most problematic as they will tend to re-open after repair. Recommend further evaluation, repairs as needed and monitor.
- IC-4 Interior Components - Windows:
The window balancers that help the single hung windows to move up and down were damaged or disconnected at the front of the house and need to be repaired so the windows will operate smoothly. Please note that these windows are designed to be able to disengage the springs so that the window frames can be removed for cleaning and balancers can be replaced.
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- IC-5 Interior Components - Windows:
The window at the Dining Room had inoperable hardware. Recommend further evaluation and repairs as needed.
- IC-8 Interior Components - Doors:
The closet doors were missing at the 2nd Bedroom. This is discretionary and some people prefer to use hangings or leave them open. Install the missing doors as desired or needed.
- IC-12 Interior Components - Floor Condition and Flooring Materials:
The flooring at the front of the house was poorly installed. Recommend further evaluation and repairs as needed.
- KSC-2 Kitchen Sinks and Cabinetry - Sinks and Plumbing:
An angle stop below the Kitchen sink was missing a cap and could not be turned on. An abandoned ice maker line was noted in the Crawlspace. Repair as needed.
- KA-1 Kitchen Appliances - Range, Cooktop and Oven:
One of the control knobs was missing on the range. Replace the control knob as needed.
- KA-6 Kitchen Appliances - Garbage Disposal:
The sink disposal safety flange and stopper were missing for the Kitchen sink drain. The flange should be installed for improved safety. This gasket or flange is a safety guard designed to prevent objects from flying out of the disposer during operation.
- BC-2 Bathroom Components - Showers and Bathtubs:
As viewed from the Crawlspace, the area below the Main Bathroom shower pan was wet and leaking at the time of the inspection. Recommend further evaluation and repairs as needed.
- LA-1 Laundry Area - Clothes Dryer and Connections:
The dryer vent was improperly installed in the Crawlspace and improperly terminated at the front of the house. Failure to correct the vent piping may result in lint and moisture accumulation within the vent pipe. Lack of proper dryer venting can also result in the accumulation of lint in the home. Lint is combustible and its accumulation is a potential fire hazard and a possible health hazard from the inhalation of particulates. Recommend the proper installation of an Underwriter's Laboratory (UL)-approved dryer vent for safety reasons.
- LA-2 Laundry Area - Clothes Dryer and Connections:
Lint build-up was noted in the Crawlspace indicating a past or active leak in the clothes dryer exhaust vent. Recommend cleaning all lint and further investigating this vent to ensure reliable performance. Please note that clothes dryer exhaust ducts are important to keep clean and well-maintained so all exhaust is reliably vented to the exterior.
- CF-3 Chimneys and Fireplaces - Solid Fuel Fireplaces:
The gas shut off appeared to be covered with flooring and the piping was capped off inside the firebox. Recommend providing proper access to the valve by modifying the flooring. All gas appliances must have a gas shutoff within reach of the appliance. Have this further investigated and repaired as needed.
- CF-4 Chimneys and Fireplaces - Solid Fuel Fireplaces:
Cracked brick were noted to the walls and floor 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.
- CF-5 Chimneys and Fireplaces - Solid Fuel Fireplaces:
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.
- GC1-1 Garage / Carport - General Garage Conditions:
Multiple unprotected openings were found in the Garage fire separation. This should be repaired to complete the fire separation. Standards recommend complete sheetrock walls and ceilings between the Garage and all habitable space. Use Type C or Type X sheetrock as needed to complete large openings in the fire separation and seal up all small gaps in the walls with fire stop caulking or sheetrock mud as needed.
- GC1-3 Garage / Carport - Vehicle Doors and Automatic Openers:
The right single overhead Garage door had damage visible which will require repair or replacement. Recommend repairs as needed.
- GC1-4 Garage / Carport - Vehicle Doors and Automatic Openers:
Wood decay was noted at the base of the wood jamb extensions adjacent to the Garage door. These require repair to eliminate wood decay and a condition conducive to wood destroying organisms. During repairs, eliminate wood contact with the ground or use pressure treated wood and be sure to seal all end grain.
Improvement Items
- SC-2 Site and Components - Site Grading and Drainage:
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.
- SC-3 Site and Components - Grounds, Trees and Vegetation:
Trees planted too close to the front of the house may cause damage. We recommend further evaluation and any necessary work as needed be performed.
- SC-4 Site and Components - Driveways and Walkways:
Cracks were noted in the driveway flatwork at the front of the house. No immediate repair appears necessary, though water will continue to deteriorate the surface until the flatwork is repaired or replaced.
- RC-1 Roofing and Components - Roofing Materials:
The asphalt composition shingles covering the roof of this house were old and appeared to be past the mid point of their long-term service life. Recommend further evaluation as needed.
- RC-2 Roofing and Components - Roofing Materials:
The patio roof was done in a torch-down membrane that appears to be roughly 1/2 way into its useful service life and exhibited deterioration such as granule loss, delamination, bubbling or cracking. I find the typical life cycle of these roof membranes is 10 years of little to no maintenance and then a 2nd 10 years of higher-maintenance until the membrane is replaced. Recommend further evaluation as needed.
- RC-3 Roofing and Components - Roof Flashings:
The vents and edge flashing on the roof had corrosion visible and will need to be replaced soon to avoid damage from leakage.
- RC-4 Roofing and Components - Roof Drainage System:
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.
- EWC-2 Exterior Wall and Components - Eaves:
The trim at the areas around the house had peeling paint and needed maintenance.
- EWC-7 Exterior Wall and Components - Siding and Trim:
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.
- EWC-8 Exterior Wall and Components - Siding and Trim:
The composite siding at the rear of the house had inadequate clearance from grade. This condition may result in damage to lower courses of composite siding from moisture absorption. The Manufacturer recommends maintaining a minimum of 6-inches from grade. Recommend re-grading areas of the home where this condition exists as needed.
- EWC-9 Exterior Wall and Components - Siding and Trim:
The siding had visible gaps in areas at the left side 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-10 Exterior Wall and Components - Windows:
A window screen was damaged at the rear of the house. Repair as needed.
- EWC-12 Exterior Wall and Components - Doors:
The sliding glass door screen at the rear of the house was damaged. Recommend repairs as needed.
- EWC-14 Exterior Wall and Components - Porches and Patios:
Cracks were noted in the concrete porch and patio. This is mostly a cosmetic defect though displaced concrete could pose a trip hazard. No immediate repair appears necessary.
- SF-2 Structure and Foundation - Ceiling, Wall and Floor Structures:
Minor floor settlement was noted in the house; this is pretty typical for this age of house. Inquire with the seller for any history of repairs or movement. No signs of recent movement were visible at the time of inspection, however, the structure here is mostly concealed from view, it is not possible to predict if a future repair could be needed. Recommend further evaluation by a Qualified Contractor and repairs as needed.
- CC-1 Crawlspace / Cellar - Ventilation Type:
The screens for the Crawlspace vents were damaged at the front, left and rear of the Crawlspace 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.
- PS-3 Plumbing System - Exterior Hose Bibs:
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
- PS-6 Plumbing System - Drain, Waste and Vent Systems:
The plastic drain pipes visible at the Crawlspace were supported by plumbers tape. These are improper materials as they may cut the plastic pipe and will not resist upward thrust. Recommend repairs as needed.
- WH-7 Water Heater - Water Temperature:
Testing of the plumbing system today, the water tested as too hot - 133 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.
- FDS-2 Fuel Distribution System - Fuel Distribution Systems:
There was no sediment trap found for the gas pipe at the gas water heater. 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-3 Cooling System - Cooling System:
The air-conditioner compressor housing did not appear to be secured in place. Recommend that the compressor housing be secured as needed.
- CS-4 Cooling System - Cooling System:
The air conditioner listing plate recommends over current protection for the air conditioner compressor not to exceed 40 Amps. The air conditioner was protected by a 50 Amp breaker and 60 amp fuses. Recommend repairs as needed to ensure the air conditioner is adequately protected.
- CS-5 Cooling System - Cooling System:
The condensate line in the Crawlspace had inadequate slope and may not drain properly. Recommend further evaluation and repairs as needed.
- CS-6 Cooling System - 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.
- EDF-10 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
The lights had missing globes or covers at the Main Bathroom closet. Recommend repairs as needed.
- EDF-11 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
Electrical receptacles at the areas around the house were noted to be worn so that plugs make loose connections - this is often referred to as worn friction grabs. This is common with older receptacles that have been well-used and the plastic is worn down. Replacement of these is recommended so that plug-in appliances make tight connections to plugs and cords do not hang loose. Loose connections at receptacles can lead to arcing, shorting and fires, a safety hazard.
- IC-1 Interior Components - Ceilings, Walls and Trim:
Baseboard trim was missing at the rooms throughout the house and needed to be installed for proper finish. Recommend repairs as needed.
- IC-6 Interior Components - Windows:
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
- IC-7 Interior Components - Windows:
Some of the metal framed windows in this house were older single paned windows. They do not comply with modern standards for safety or energy efficiency. These windows will also be more prone to molds and condensation. Updating would be a logical improvement. In the meantime, implement repairs as needed and desired.
- IC-9 Interior Components - Doors:
The interior doors at the rooms throughout the house were damaged. Recommend repairs as needed.
- IC-10 Interior Components - Doors:
The door stop system for the house was incomplete. Recommend installing door stops to protect doors and wall finishes.
- IC-11 Interior Components - Doors:
Interior doors at the were difficult to close. Recommend repairs as needed.
- IC-13 Interior Components - Floor Condition and Flooring Materials:
Recommend installing a colored strip to highlight the step down into the left area room to prevent accidental tripping.
- KSC-1 Kitchen Sinks and Cabinetry - Sinks and Plumbing:
The loose faucet for the Kitchen sink should be secured to prevent leaks and physical damage.
- KA-4 Kitchen Appliances - Dishwasher:
An air gap is recommended to protect the dishwasher from accidental contamination if the sewer line were to back up. If an air gap cannot be installed, at least run the drain line above the level of the sink drain to create a high loop. This was an older way of protecting the dishwasher. Recommend further evaluation to determine if the dishwasher has an internal air gap / high loop or repair as needed to install an air gap.
- BC-1 Bathroom Components - Sinks, Countertops and Cabinets:
The Main and Hallway Bathroom sink stoppers were missing, recommend installing proper stopper systems as needed.
- BC-3 Bathroom Components - Showers and Bathtubs:
The glass shower door in the Main Bathroom shower requires adjustment, it was not latching properly, sealant was missing at the sides and the weather stripping was damaged at the bottom which could leak during operation. Recommend repairs as needed.
- LA-3 Laundry Area - Clothes Dryer and Connections:
The 240-Volt dryer electrical receptacle in the Laundry area was loose. Recommend repairs as needed.
- CF-2 Chimneys and Fireplaces - Chimney At Roof:
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.
- CF-6 Chimneys and Fireplaces - Solid Fuel Fireplaces:
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.
- GC1-5 Garage / Carport - Vehicle Doors and Automatic Openers:
The handles that attaches to the these overhead Garage doors detaching mechanism were 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.
- GC1-6 Garage / Carport - Vehicle Doors and Automatic Openers:
The single overhead Garage door had the sliding lock in place. These are not recommended once automatic door openers are installed as the automatic opener now provides a lock and operation of the automatic opener with the lock slid into position risks damaging the door. Removal of the sliding locks is recommended.
Pool Due Diligences
- PM-3 Pool Mechanicals - Plumbing at Pool (Jets, Skimmer, Drains, etc.):
You should ask to see documentation that the pool drains are compliant with the Pool & Safety Act. Commencing January 1, 2007, a new law went into effect regarding the safety and security of swimming pools and spas located on private single-family residences. To eliminate safety hazards on new and existing swimming pools and spas, an approved anti entrapment cover be installed on all pool and spa drains any time a building permit is issued for the construction of a new swimming pool or spa or the remodel or modification of an existing swimming pool, toddler pool, or spa. Recommend further evaluation as needed.
Pool Repair Items
- PSA-2 Pool and Spa Area - Safety Barrier System:
Beginning January 1st 2018, in accordance with SB 442, Newman. Public health: pools: drownings, Home Inspectors must report on the presence of seven pool safety features. Below is the wording of the new bill. In connection with the transfer, as defined in subdivision (e), of real property with a swimming pool or spa, an appropriate inspection shall include a noninvasive physical examination of the pool or spa and dwelling for the purpose of identifying which, if any, of the seven drowning prevention safety features listed in subdivision (a) of Section 115922 of the Health and Safety Code the pool or spa is equipped. SEC. 4. Section 115922 of the Health and Safety Code is amended to read: 115922. (a) Except as provided in Section 115925, when a building permit is issued for the construction of a new swimming pool or spa or the remodeling of an existing swimming pool or spa at a private single-family home, the respective swimming pool or spa shall be equipped with at least two of the following seven drowning prevention safety features: (1) An enclosure that meets the requirements of Section 115923 and isolates the swimming pool or spa from the private single-family home. (2) Removable mesh fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device. (3) An approved safety pool cover, as defined in subdivision (d) of Section 115921. (4) Exit alarms on the private single-family home’s doors that provide direct access to the swimming pool or spa. The exit alarm may cause either an alarm noise or a verbal warning, such as a repeating notification that “the door to the pool is open.” (5) A self-closing, self-latching device with a release mechanism placed no lower than 54-inches above the floor on the private single-family home’s doors providing direct access to the swimming pool or spa. (6) An alarm that, when placed in a swimming pool or spa, will sound upon detection of accidental or unauthorized entrance into the water. The alarm shall meet and be independently certified to the ASTM Standard F2208 “Standard Safety Specification for Residential Pool Alarms,” which includes surface motion, pressure, sonar, laser, and infrared type alarms. A swimming protection alarm feature designed for individual use, including an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water, is not a qualifying drowning prevention safety feature. (7) Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the features set forth above and has been independently verified by an approved testing laboratory as meeting standards for those features established by the ASTM or the American Society of Mechanical Engineers (ASME). Section 115923. An enclosure shall have all of the following characteristics: (a) Any access gates through the enclosure open away from the swimming pool, and are self-closing with a self-latching device placed no lower than 60-inches above the ground. (b) A minimum height of 60-inches. (c) A maximum vertical clearance from the ground to the bottom of the enclosure of two-inches. (d) Gaps or voids, if any, do not allow passage of a sphere equal to or greater than four-inches in diameter. (e) An outside surface free of protrusions, cavities, or other physical characteristics that would serve as handholds or footholds that could enable a child below the age of five years to climb over.
- PSA-3 Pool and Spa Area - Safety Barrier System:
Exterior doors of a building that served as a part of the safety barrier had damaged or missing alarms. Such doors should be equipped with functioning alarms that complies with modern safety standards. Recommend repairs as needed for safety reasons.
1. All doors with direct access to the pool area are equipped with an alarm that sounds continuously for at least thirty (30) seconds immediately after the door and its screen, if present, are opened. It must be capable of providing a sound pressure level capable of being heard throughout the house during normal household activities. The alarm shall automatically reset under all conditions and be equipped with a manual means, such as a touch pad or switch, to temporarily deactivate the alarm for a single opening. Such deactivation shall last not longer than 15 seconds. The deactivation device shall be located at least 54-inches above the threshold of the door
- PSA-4 Pool and Spa Area - Safety Barrier System:
An exterior door of a building that served as a part of the safety barrier was not self closing or latching. Such doors should be equipped in a matter that complies with modern safety standards. Recommend correction as needed for safety reasons. All doors leading into the pool area should be equipped with self-closing and self-latching devices installed within the release mechanism located a minimum of 54-inches above the floor.
- PSA-5 Pool and Spa Area - Safety Barrier System:
The home had windows that when opened, had direct access to the pool. There were no safety alarms installed at the windows. 305.4 Structure Wall as a Barrier Where a wall of a dwelling or structure serves as part of the barrier and where doors or windows provide direct access to the pool or spa through that wall, one of the following shall be required: 1. Operable windows having a sill height of less than 48-inches above the indoor finished floor and doors shall have an alarm that produces an audible warning when the window, door or their screens are opened. The alarm shall be listed and labeled as a water hazard entrance alarm in accordance with UL 2017. In dwellings or structures not required to be Accessible units, Type A units or Type B units, the operable parts of the alarm deactivation switches shall be located 54-inches or more above the finished floor. In dwellings or structures required to be Accessible units, Type A units or Type B units, the operable parts of the alarm deactivation switches shall be located not greater than 54-inches and not less than 48-inches above the finished floor. Recommend that alarms compliant with modern safety standards, be installed for safety reasons.
- PSA-6 Pool and Spa Area - Safety Barrier System:
The safety fence and gate require repairs to work properly. Repair as needed.
- PSA-9 Pool and Spa Area - Surface, Tiling and Components:
The pool surface had visible damage at the time of the inspection. Recommend further evaluation and repairs as needed.
- PM-1 Pool Mechanicals - Plumbing at Pool (Jets, Skimmer, Drains, etc.):
The anti-siphon device could not be fully turned off and you could hear water running. The Inspector was not able to locate a water filling feature typically associated with an anti siphon device. Recommend further evaluation and repairs as needed.
- PM-2 Pool Mechanicals - Plumbing at Pool (Jets, Skimmer, Drains, etc.):
Air bubbles were visible at one or more pool jets indicated that the system may be cavitating. This condition can result from a pipe or pipe connection leak, a restriction of some type, or a poorly-sized pump. Recommend further evaluation and repairs as needed.
- PM-4 Pool Mechanicals - Plumbing at Pool (Jets, Skimmer, Drains, etc.):
The pool plumbing system had loose and missing drain covers. This is a dangerous condition. These covers should be repaired or replaced as needed.
- PM-5 Pool Mechanicals - Plumbing System:
The pool drain line appeared to be directly connected to the house plumbing drain system. This is an improper condition, because the drain line had no air gap, this condition may allow sewer gas or bacteria to enter the pool filtration system. Recommend further evaluation and repairs as needed.
- PM-7 Pool Mechanicals - Pump System:
The pool filter pump had an amperage draw (8.3 and 8.2) that exceeded the maximum amperage draw (7.6 [requires verification, label damaged]) stated on the data plate. This indicates that the pump is showing wear and may need replacement in the future. Recommend further evaluation and repairs as needed.
- PM-8 Pool Mechanicals - Pump System:
The filter pump had corrosion visible, was noisy and was leaking at the time of the inspection. Recommend further evaluation and repairs as needed.
- PM-9 Pool Mechanicals - Pump System:
Noise and vibration from the filter pump indicated that it may be cavitating. This condition can result from a leak, a restriction of some type, or a poorly-sized pump. Recommend further evaluation and repairs as needed.
- PM-11 Pool Mechanicals - Filtration and Cleaning Systems:
The pool system filter tank pressure gauge was inoperable. Recommend replacement as needed.
- PE-1 Pool Electrical - Electrical Panel, Wiring, GFCI and Bonding:
There was no ground fault circuit interrupter (GFCI) protection for the pool at the time of inspection. This can be achieved relatively inexpensively by replacing the breaker currently protecting the electrical circuit that contains the circuits of concern with a GFCI breaker. Recommend repairs as needed.
- PE-2 Pool Electrical - Electrical Panel, Wiring, GFCI and Bonding:
The post supporting the pool electrical panel was loose and required repairs to provide a solid support for the panel housing. Recommend repairs as needed.
- PE-3 Pool Electrical - Electrical Panel, Wiring, GFCI and Bonding:
Although metal components were located within 5-feet of the pool water, they were not bonded to the pool equipment as they should be. This condition is a potential shock or electrocution hazard and should be corrected. 680.26 Equipotential Bonding (A) Performance. The equipotential bonding required by this section shall be installed to reduce voltage gradients in the pool area. (B) Bonded Parts. The parts specified in 680.26(B)(1) through (B)(7) shall be bonded together using solid copper conductors, insulated covered, or bare, not smaller than 8 AWG or with rigid metal conduit of brass or other identified corrosion-resistant metal. Connections to bonded parts shall be made in accordance with 250.8. An 8 AWG or larger solid copper bonding conductor provided to reduce voltage gradients in the pool area shall not be required to be extended or attached to remote panelboards, service equipment, or electrodes. (7) Fixed Metal Parts All fixed metal parts shall be bonded including, but not limited to, metal-sheathed cables and raceways, metal piping, metal awnings, metal fences, and metal door and window frames. Exception No 1: Those separated from the pool by a permanent barrier that prevents contact by a person shall not be required to be bonded. Exception No 2: Those greater than 5-feet horizontally from the inside walls of the pool shall not be required to be bonded. Exception No 3: Those greater than 12-feet measured vertically above the maximum water level of the pool, or as measured vertically above any observation stands, towers, or platforms, or any diving structures, shall not be required to be bonded.
- PE-4 Pool Electrical - Pool Lighting:
Pool lights failed to respond to the switch. This may indicate a problem with the switch, wiring or fixture. Recommend further evaluation and repairs as needed.
- PE-5 Pool Electrical - Pool Lighting:
The pool lighting system had no ground fault circuit interrupter (GFCI) protection, an improper AFCI breaker was installed. GFCI protection should be installed by a Qualified Contractor.
- PE-6 Pool Electrical - Pool Lighting:
There appeared to be condensation or moisture visible inside the pool light housing indicated a loss of seal integrity. Recommend further evaluation and repairs as needed.
Pool Improvement / Maintenance
- PSA-7 Pool and Spa Area - Decking, Coping, Features and Area:
Typical pool decking cracking was noted. Recommend repairs as needed.
- PSA-8 Pool and Spa Area - Decking, Coping, Features and Area:
The pool had cracked decking at the skimmer opening. Recommend further evaluation and repairs as needed.
- PSA-10 Pool and Spa Area - Surface, Tiling and Components:
The pool surface had visible staining and wear at the time of the inspection. Recommend further evaluation and repairs as needed.
- PSA-11 Pool and Spa Area - Surface, Tiling and Components:
The swimming pool was missing the rope and float assembly installed at the floor slope change. These are installed to provide a visual indicator of where the pool transitions from the shallow to the deep end. Recommend the installation of a proper rope and float assembly as needed. 811.1 Rope and Float In pools where the point of first slope break occurs, a rope and float assembly shall be installed across the width of the pool.
- PSA-12 Pool and Spa Area - Water Level:
The pool was overfilled at the time of the inspection. For a pool skimmer and filter pump system to work effectively, the water level must be at about the half-way point on the skimmer. This allows for the most efficient flow of water through the filter system. If the water level is overflowing the skimmer, you will have to remove some of the excess water in order to restore the filter system to proper function.
- PSA-13 Pool and Spa Area - Water Quality:
The Inspector recommends that you have water in the pool tested to ensure that it lies within acceptable parameters.
- PM-6 Pool Mechanicals - Plumbing System:
White plastic PVC pipes were exposed to direct sunlight. This type material is deteriorated by the ultra-violet (UV) radiation in sunlight, and this condition will result in premature failure of pipes compared to similar pipes designed to withstand exposure to UV. Such pipes should be painted over to protect them or replaced as needed.
Signed Contracts
Baker Inspection Group
209-522-5320
https://bakerinspectiongroup.com/
inspection@bakerinspectiongroup.com
State Inspector License No. NACHI-10052303
