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
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)
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.
Grounds, Trees and Vegetation
Trees/Vegetation Too Near Building: Trees (Close)
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.
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.
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.
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.
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.
Exterior Wall and Components
Eaves
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 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 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.
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.
Doors
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.
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.
Attic and Components
Accessibility
Attic Inspection Method: Inside the Attic
The Inspector evaluated the Attic from inside the Attic space.
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.
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.
Crawlspace / Cellar
Hatch and Accessibility
Crawlspace Inspection Method: Crawled
General Crawlspace Conditions
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
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.
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
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.
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
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.
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.
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.
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.
Additional Plumbing
Fire Suppression
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.
Fuel Distribution System
General Comments
Type of Fuel: Natural Gas
Gas Meter
Present: Yes
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.
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.
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 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.
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.
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.
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.
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
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 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.
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
Thermostat
Type: Programmable
Mechanical Ventilation Systems
Bathroom / Laundry Area Exhaust Ducting: Discharging At Attic Area, Laundry Area - N/A
Kitchen Fan Ducting: Discharging - Attic Area
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
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
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.
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.
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
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.
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.
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.
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.
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 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
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 interior doors at the rooms throughout the house were damaged. Recommend repairs as needed.
The door stop system for the house was incomplete. Recommend installing door stops to protect doors and wall finishes.
Floor Condition and Flooring Materials
Kitchen Sinks and Cabinetry
Sinks and Plumbing
Sink Functional: Tested
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.
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.
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.
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.
Garbage Disposal
Garbage Disposal: Operated
Manufacturer: Moen
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:<