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.
- 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
Attic and Components
Accessibility
Roof Framing and Sheathing
Ventilation Type
Thermal Envelope
Radiant Barrier
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
Solar/Photovoltaic Systems
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
Other Appliances
Bathroom Components
General Bathroom
Sinks, Countertops and Cabinets
Showers and Bathtubs
Toilets
Ventilation Method
General Comments
Building Conditions and Limitations
Standards of Practice: InterNACHI (International Association of Home Inspectors)
Inspection Type: Home Inspection
Building Type: Single Family [2 story]
Approx. Year of Original Construction (per MLS): New Construction
Approximate Square Footage: 3352
Building Faces: West
Utilities: On
Occupancy: Vacant, Empty
Attending the Inspection: Client
Structural Pest Inspection Included: No
Temperature at Start of Inspection: 50-55 (F)
Temperature at End of Inspection: 55-60 (F)
Ground/Soil Surface Condition: Wet
Significant Precipitation in Prior Three Days: Yes
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.
As this is a new construction building, there is a chance that building plans, permits, drainage plans, construction records, a list of sub-contractors and warranty information may be available. Recommend trying to obtain and keep this information for your records and for future re-sale.
This home is new or newer construction. Please review this report closely to determine if any item or component was not inspected due to incomplete work or no utilities. It is common that a new home can need painting or caulking again within the first five years due to normal shrinkage and new material. Settlement cracks found in homes usually occur within the first three years. Most builders give a one year warranty on materials and labor. For this reason, please consider another inspection within one year to get the most out of your warranty with your Builder.
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.
Site and Components
Site Grading and Drainage
Site Description: Flat
Clearance to Grade: Standard
Downspout Discharge: Corrugated Drain Lines (Present)
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.
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: No
Driveways and Walkways
Driveway: Concrete
Walkways: Concrete
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: Concrete Tiles
Roof Style: Gable
Roof Inspection Method: From the Roof Surface (walked/climbed), Solar Panels-Partial Covered, Limited Inspection
The roof was covered with low-profile concrete tiles that interlocked with tiles in the same course and overlapped tiles in the course below.
This roof was not fully visible due to the solar panel installation. I inspected the visible areas around the panels but the area below and the panel roof penetrations were not visible. Recommend further inspection as needed.
The cracked concrete roof tiles at the roof should be replaced to help prevent damage from moisture intrusion to the home materials. Recommend repairs as needed.
Roof Flashings
Flashings, Valleys and Penetrations: Present and Visually Standard, Metal Valleys Noted
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.
Roof Drainage System
Gutter and Downspouts: Yes
The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.
Attic and Components
Accessibility
Attic Inspection Method: Service Platform, Access Hatch [headroom inadequate]
The Attics were accessed through hatches and a door in the ceiling and wall at the Garage, upper level Bedroom closet and 2nd Bedroom closet.
The Inspector evaluated the Garage Attic space from inside the Attic on the service platform.
The Attic spaces lacked adequate headroom for safe entry. As a result, inspection of the Attic spaces were done from the access hatch locations only. Attics may contain potential fire or health hazards, other safety issues, damage, or defects that have the potential to cause damage to the home.
Roof Framing and Sheathing
Sheathing: Oriented Strand Board (OSB), Partially Visible (insulation covered)
Rafters: Truss
Ventilation Type
Structure Ventilation Type: Roof Jack Vents - High and Low, Eave and Gable Vents
Thermal Envelope
Insulation Type: Batt and Blown-In
Approximate Insulation R-Value on Attic Ceiling: R-13, Batt
Approximate Insulation R-Value on Attic Walls: R-13 Batt
Approximate Insulation R-Value on Attic Floor: House Area R-30 [Fiberglass 10.75"], Garage Area R-13 [Fiberglass 5"]
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.
Radiant Barrier
Radiant Barrier Present: Installed at Exterior Walls
A radiant barrier is a layer of reflective material installed in a house to redirect the radiant heat created by the sun. In warm weather, a radiant barrier blocks radiant heat from entering a house. This increases the efficiency of your Attic-installed air handling system, resulting in increased energy savings and lower energy costs. When the sun beats down on your home, heat builds up in the roofing materials. Some of this heat is transferred into your Attic and eventually reaches your indoor living areas. This type of heat transfer, known as “radiant heat,” is as natural as the seasons. But it can create temperature variations inside your house and cause your cooling system to work harder.
Exterior Wall and Components
Siding and Trim
Siding Material: EIFS - Synthetic Stucco, Veneer
The exterior "stucco" portions of the siding system appear to be done with an Exterior Insulated Finish System or EIFS. This is a synthetic stucco designed to be a barrier siding. EIFS is essentially a coat of plaster laid over foam insulation board. If moisture gets trapped behind this type of siding it can lead to extensive water damage, especially in wood-framed buildings. In general, EIFS systems can be low-maintenance and excellent siding systems if installed well. Unfortunately, EIFS systems are difficult to install well and visual inspection is limited as these systems are excellent at concealing water damage below the finished surface. EIFS has a black eye in the real estate and home inspection industry as these are risky exterior siding systems. Owners of EIFS-sided buildings are well-advised to do periodic specialized EIFS inspections. These inspections include a visual evaluation of critical flashings and sealants as well as some amount of moisture probing. These types of inspections often involve destructive testing and are well beyond the scope of a visual home inspection. CLICK HERE FOR REPAIR INFORMATION
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.
Porches and Patios
Porch and Patio: Concrete
Vent and Exhaust Terminations
Present
Structure and Foundation
Ceiling, Wall and Floor Structures
Ceiling Framing: Bottom Chord of Truss
Wall Framing: Wood Frame
The ceiling and exterior walls appeared to be wood frame construction. The wall framing was not visible during the inspection.
Foundation
Foundation Configuration: Concrete Slab-on-Grade Post-Tensioned
Foundation Type and Material: Poured Concrete
Evidence of Seismic Protection: Not Accessible
Foundation construction included a post-tensioned slab-on-grade. Post-tensioning is a method in which cables embedded in the concrete floor slab are placed under permanent tension by stretching them. This places the entire concrete slab under compression, which improves its performance. Care must be taken during any renovations not to damage cables by drilling or cutting into the concrete slab or shooting steel pins into concrete with a powder-actuated tool. This condition can be dangerous and may cause serious or fatal injury.
Plumbing System
Supply Source and Material
Water Supply: Public Water Supply
Main Water Pipe Material: Underground (Plastic), At House (Copper)
Water Pressure: Anti-Siphon Device Prevented Testing
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 (requires verification) was noted as the main water piping to the house.
Distribution Piping
Supply Pipe Materials: Copper, PEX, Only Partly Visible
Functional Flow: Excellent
The visible water distribution pipes were 1/2-inch copper.
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
Please note that the supply pipes were concealed behind insulation and finishes and visual inspection was limited. Determination of the supply piping materials used here is an educated guess based on the materials that were visible coming out of the wall and below fixtures.
All plumbing fixtures in the home exhibited functional flow at the time of the inspection.
Exterior Hose Bibs
Hose Bibs: Tested All Accessible
Anti-Siphon Present: Yes
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: Tankless Interior
Energy Source: Natural Gas [tankless]
Age (Tankless Water Heater): 2024
Manufacturer: Navien
TPR Valve: Present - Not Tested
Water Heater Straps: Not Needed - Tankless
The lifespan of a tankless water heater is not so cut and dry. Its longevity can vary depending on the type of heat exchanger installed in your unit. If you’re unfamiliar with heat exchangers and want to know more, an in-depth article on the subject can be found here.
On average, a tankless water heater can last up to 20 years with proper yearly maintenance. With a copper tankless heat exchanger, your tankless water heater has a typical warranty of 12-to-15 years. However, with proper water treatment and by doing maintenance once a year, typically the tankless water with a copper heat exchanger can last anywhere from 12 to 20 years.
With a stainless steel heat exchanger in your tankless water heater, its lifespan increases. A typical warranty for a tankless water heater with a stainless steel heat exchanger is 15-to-25 years. And once again, with the proper maintenance and water treatment, the tankless water heater can last about 25-to-30 years.
A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here shows a typical TPRV. They may also be found on the side of the heater on some models. We do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a Qualified Plumber.
The electric water heater was plugged into a GFCI protected receptacle in the Garage. There is no way around this as the water heater is installed in the Garage and by modern standards all electric receptacles in a Garage must be GFCI protected. Please note that if this circuit trips, you will need to re-set the electric receptacle in order for the water heater to work.
Water Temperature
Water Temperature Measured During Inspection: Yes, 118 Degrees F
The water temperature was tested multiple times during inspection. It is common for water temperatures to fluctuate throughout the house depending on the distance from the water heater, the water heater settings, the type of water heater and any thermostatic controls used in the plumbing fixtures and mixing valves. For reporting, the median temperature is used.
This thermal image shows approximate water temperature at the time of inspection.
Additional Plumbing
Fire Suppression
Fire Suppression Type: Interior System Installed, Not Inspected
An interior fire sprinkler system was noted in this building. Fire suppression systems are beyond the scope of this inspection. Inquire with the builder for any additional information; are there any required or recommended maintenance schedules.
Water Filters
Type: Filter Loop Installed
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
Heating System
Heating System
Heating Type: Heat Pump Forced Air Also Provides Cool Air
Energy Source: Electricity
Listed Nominal Capacity: Unknown
Age: 2024
Manufacturer: Lennox
This house had a heat pump system for primary heating and cooling. The average lifespan of a heat pump is 15 to 20 years. Recommend that you have the heat pump system be evaluated by a Qualified Contractor specializing in these systems. Recommend cleaning, service and certification be performed as needed.
Recommend keeping the heat pump system on an annual service schedule. HVAC Contractors recommend annual servicing to ensure safe and reliable performance and to prolong the useful life of this equipment. No recent service records were noted on this unit. Recommend having this system serviced and further evaluated by a Qualified HVAC Contractor as needed.
Thermal Imaging
Presence of Heat Source in Each Room: Present Upper Level, Present Lower Level
The pictures illustrate that the heating equipment for the upper level 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.
The pictures illustrate that the heating equipment for the lower level 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: Heat Pump Present, Split System
Energy Source: Electricity
Listed Nominal Capacity: 3.5 Tons
Cooling Equipment Refrigerant Type: R-410A - Puron
Age: 2024
Manufacturer: Lennox
Temperature Differential: Not Tested: Below 65 Degrees F.
Condensate Overflow Piping and Warning Device: Configured Improperly - Alarm Missing
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 HVAC secondary condensate drain line was not located at the time of the inspection. The purpose of the secondary condensate line and an upper discharge location is to act as a visual indicator of potential problems. Confirm with the builder on the location of the secondary condensate drain line.
The condensation line designed to properly dispose of condensate produced by the operation of the air-conditioning evaporator coils was improperly configured. Recommend repairs as needed.
The cooling system evaporator coil had no condensate overflow warning/shutoff device installed. If the condensate drainage system should fail, this condition could result in moisture damage to the home. Recommend that a proper condensate overflow/shutoff device be installed. Click here for information
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
Distribution Method: Flex Duct, Insulated
Multi Zone Heating/Cooling: Multi Zone Levels
The heating and cooling was a two zone system. One thermostat and zone was the upper level, another thermostat and zone was the lower level. This type of system provides better energy savings by heating or cooling one level at a time if needed.
Air Filters
Air Filter Location: Hallway Ceiling, Bedroom Ceiling, Upper Level Living Room Ceiling
Air Filter Type: Disposable
Air Filter Size: 14x14x1, 20x30x1, Three Filters
The heat pump filters were located at the cold air returns.
The heating and cooling system had disposable air filters installed. These should be changed quarterly or more to ensure proper air flow at the furnace. Be sure to install the filters with the arrows pointing in the same direction as the air flow in the air handler.
Thermostat
Type: Programmable (multiple), Two
The heating and cooling systems were controlled by multiple programmable thermostats. Heating and cooling costs can be reduced by programming the thermostats to raise and lower home temperatures at key times.
Mechanical Ventilation Systems
Bathroom / Laundry Area Exhaust Ducting: Ducted to Exterior (where visible)
Kitchen Fan Ducting: Ducted to Exterior (where visible)
Whole House Fans, Ventilation and ERVs: Energy Recovery Ventilator (Present - Note), SmartVent Noted
This building has an energy recovery ventilator system for fresh air control. This is a high quality and energy efficient fresh air system for the home. Most of these systems require cleaning air filters every three months and annual servicing. Recommend inquiring with the seller about owners manuals and other control and maintenance information for this system. Many homes that employ an energy recovery ventilator are air tight homes and proper use of the fresh air system can be critical in maintaining healthy indoor air quality. As a general rule try and keep relative humidity below 50% during winter months to reduce risks from condensation.
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
Solar/Photovoltaic Systems
This house had a solar photovoltaic system installed. Photovoltaic or PV systems convert the sun's energy into electricity. Inspection and evaluation of solar installations are beyond the scope of this inspection. Recommend inquiring with the seller for any additional maintenance, installer, and warranty information.
Service Panel Type
Type: Grid-Tied Photovoltaic (PV) System, Load Center With Sub-Panel
Main Electrical Panel
Service Disconnect Location: At Service Panel
Service Disconnect Type: Breaker
Service Disconnect Amperage: 200 Amps
Main Electrical Panel Amperage: 200 Amps
Main Electrical Panel Manufacturer: Square D
Service Overcurrent Protection Device: Breakers
Service Panel (AFCI) Protection: Yes, Tested
Service Panel (GFCI) Protection: Yes, Tested
The service panel contained combination Ground Fault Circuit Interrupter (AFCI) and Arc Fault Circuit Interrupter (GFCI) breakers. These are designed to provide protection by shutting off current flow should sensors indicate a difference between incoming and outgoing voltage in outlets at protected circuits. They also provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction.
Sub-Panels
Sub-Panel
Sub-Panel Disconnect Type: Breaker
Sub-Panel Disconnect Ampacity: 100 Amps
Sub-Panel Type: Main Lug (no main disconnect)
Sub-Panel Amperage: 125 Amps
Sub-Panel Manufacturer: HomeLine Load Center (Square D)
Sub-Panel Overcurrent Protection Device: Breakers
Sub-Panel (AFCI) Protection: Yes, Tested
Sub-Panel (GFCI) Protection: Yes, GFCI/AFCI Combination
Number of Sub-Panels: One
The electrical sub-panel contained Arc Fault Circuit Interrupter (AFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction.
The electrical sub-panel contained combination Ground Fault Circuit Interrupter (GFCI) and Arc Fault Circuit Interrupter (AFCI) breakers. These are designed to provide protection by shutting off current flow should sensors indicate a difference between incoming and outgoing voltage in outlets at protected circuits. They also provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction.
Grounding / Bonding
Grounding System
Grounding Type: UFER Ground
A UFER ground connection was noted for the electrical grounding system. These are required and standard on newer construction houses. These grounds connect the electrical system to Rebar in the house foundation and make a reliable path to the earth for "earthing" or grounding the electrical system.
Electrical Distribution and Fixtures
Branch Wiring Circuits
Branch Wiring Method: Non-Metallic Sheathed Cable
Branch Wiring Material Type: Copper - Solid
Electrical Disconnects
Disconnects Noted: Heat Pump
This shows the electrical disconnect for the heat pump.
Lighting, Switches and Receptacles
Inspection Method: Tested All Accessible
Receptacle Types: Three Wire Receptacles
Interior GFCI Protection : Yes, Partial in Areas
Exterior GFCI Protection: Yes
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.
The exterior electrical receptacles at the house had ground fault circuit interrupter (GFCI) protection that responded to testing in a satisfactory manner at the time of the inspection. The Inspector tested a representative number of readily accessible receptacles only.
Blank electrical plates were installed around the house. Recommend confirming with the builder on the purpose and if these are connected to switches.
I was unable to determine what devices were controlled by switches at the areas around the house. 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.
The house interior had ground fault circuit interrupter (GFCI) protection where needed except for the Garage which had partial. 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.
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
Smoke Alarms Noted: Where Needed
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.
Low Voltage Wiring
Current regulations require an “Inter-System Bonding Terminal” to be installed as a place for the low voltage utilities to run their ground wires to. It will be attached to a #6 minimum copper ground wire run to the location from the service equipment. Such a terminal was found during inspection.
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 builder for any needed information about using this system and changing access and passwords that may be needed to control this house feature.
A "smart box" low-voltage wiring panel was noted in the Laundry area. This is designed to house the low voltage CATV and phone wires. Homeowners will often use these to create in house networks for internet and communication devices and may locate internet routers here. Inspection of low voltage wiring and communication wiring is beyond the scope of this inspection. Inquire with the builder for any additional information.
Interior Components
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.
Doors
Inspection Method: Tested All Accessible
The door at the Main Bedroom was not plumb and continually swung closed at the time of the inspection. Recommend repairs as needed.
Kitchen Sinks and Cabinetry
Countertops and Cabinets
Sinks and Plumbing
Sink Functional: Tested
Kitchen Appliances
Range, Cooktop and Oven
Range, Cooktop and Oven: Gas Cooktop and Electric Oven
Manufacturer: Whirlpool
Thermal images show the cooktop and built in oven were tested and working during the inspection.
Microwave, Range Hood Ventilation System
Type: Range Hood Functional, Microwave Functional
Thermal Images Testing Procedure Notes: Thermal Images - Microwave
Manufacturer: Zephyr, Whirlpool
The range hood exhaust fan and lights were functional at the time of the inspection.
Thermal images show the microwaves were tested and working during the inspection.
This shows the data plates for the range hood and microwave.
Dishwasher
Dishwasher: Operated
Dishwasher Air Gap: Present
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.
Garbage Disposal
Garbage Disposal: Operated
Manufacturer: InSinkErator
Other Appliances
Wine Cooler: Present, Not Inspected
Manufacturer: Whirlpool
Thermal Images Testing Procedure Notes: Thermal Images - Wine Cooler
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
Showers and Bathtubs
Bathtub / Shower Functional: Tested
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
Sinks, Countertops and Cabinets
Sink Functional: Tested
Clothes Washer and Connections
Clothes Washer: Washer Hook-Ups Only, No Appliance
Clothes Dryer and Connections
Clothes Dryer: Dryer Hook-Ups Only, No Appliance
Power Source: Electric 240-Volt Only
Dryer 240-Volt Electrical Receptacle: Four-Prong, Modern
Dryer Gas Supply: None
Dryer Venting: Exhaust Termination (Roof Termination - Not Ideal)
The clothes dryer was exhausting out of the roof. This is not a desirable installation as it can be difficult to access the exhaust duct for cleaning and inspection. Dryer lint is flammable and a fire hazard when it accumulates. If the exhaust duct has not been cleaned and inspected in the last year, recommend a routine servicing and cleaning to ensure safe and reliable performance.
- When exhaust ducts pass through unconditioned spaces, such as Attics, the ducts should be insulated.
Ventilation Method
Type: Fan Present, Air By-Pass Noted for Make-Up Air
The Laundry area fan was operational at the time of the inspection.
Chimneys and Fireplaces
Gas Fireplaces
Fireplace Types: No Gas Log Fireplace
Garage / Carport
General Garage Conditions
Garage Type: Attached
Garage Occupant Doors: Fire Rated
The Garage fire door was binding and would not close and seal properly. This is recommended to ensure the door to the Garage is closed to keep pollutants and even fire from spreading into the house. It is currently recommended considered best-practices for improved safety. Recommend repairs as needed.
Vehicle Doors and Automatic Openers
Overhead Garage Door Type: Single and Double - Overhead
Number of Vehicle Doors: Three
Automatic Garage Door Opener: Present
Number of Automatic Openers: Two
Manufacturer: Genie
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?
- Yes
- No
- Are two warning labels attached to the door in the vicinity of the bottom corner brackets?
- Yes
- 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
- When applicable, is the locking device operational?
- Yes
- No Opener Installed - Are there handles or suitable gripping points on both the inside and outside of the door?
- No
- No Opener Installed - Are these handles clear of all pinch points?
- Yes
- No Opener Installed - Does the door move freely, without difficulty, and not more quickly than force applied?
- Yes
- No Opener Installed - Do the rollers stay in the track during operation?
- Yes
- No Opener Installed - Does the door stay in the fully open position?
- Yes
- No Opener Installed - Does the door stay in the partially open position 3-4 feet above the floor?
- 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
- Are there handles or suitable gripping points on both the inside and outside of the door?
- No
- Are these handles clear of all pinch points?
- Yes
- 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 openers both had battery back ups installed per newer California code. The door openers were both functional while unplugged.
The automatic Garage door opener pressure-activated automatic reverse features were tested and appeared to be operating in a satisfactory manner at the time of the inspection. Overhead Garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm adherence to manufacturer's specifications. This inspection is performed according to the Inspector's judgment from past experience. If you wish to ensure that the overhead Garage door complies with the manufacturer's specifications you should have the it inspected by a Qualified Contractor.
The photoelectric sensors designed to activate the automatic-reverse at the overhead Garage doors responded to testing as designed.
Floor
Garage Slab: Concrete
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-1 General Comments - Building Conditions and Limitations:
As this is a new construction building, there is a chance that building plans, permits, drainage plans, construction records, a list of sub-contractors and warranty information may be available. Recommend trying to obtain and keep this information for your records and for future re-sale.
- GC-2 General Comments - Building Conditions and Limitations:
This home is new or newer construction. Please review this report closely to determine if any item or component was not inspected due to incomplete work or no utilities. It is common that a new home can need painting or caulking again within the first five years due to normal shrinkage and new material. Settlement cracks found in homes usually occur within the first three years. Most builders give a one year warranty on materials and labor. For this reason, please consider another inspection within one year to get the most out of your warranty with your Builder.
- GC-3 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 for any history of water problems on the site.
- RC-1 Roofing and Components - Roofing Materials:
This roof was not fully visible due to the solar panel installation. I inspected the visible areas around the panels but the area below and the panel roof penetrations were not visible. Recommend further inspection as needed.
- PS-1 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 HVAC secondary condensate drain line was not located at the time of the inspection. The purpose of the secondary condensate line and an upper discharge location is to act as a visual indicator of potential problems. Confirm with the builder on the location of the secondary condensate drain line.
- MES-1 Main Electrical System - Solar/Photovoltaic Systems:
This house had a solar photovoltaic system installed. Photovoltaic or PV systems convert the sun's energy into electricity. Inspection and evaluation of solar installations are beyond the scope of this inspection. Recommend inquiring with the seller for any additional maintenance, installer, and warranty information.
- MES-2 Main Electrical System - Main Electrical Panel:
This house had a surge protector installed. Inquire with the builder for more information about what circuits this is protecting.
- EDF-1 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
Blank electrical plates were installed around the house. Recommend confirming with the builder on the purpose and if these are connected to switches.
- EDF-7 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 builder for any needed information about using this system and changing access and passwords that may be needed to control this house feature.
- EDF-8 Electrical Distribution and Fixtures - Low Voltage Wiring:
The front door had a keypad security deadbolt installed. Inquire with the builder for any additional information.
- EDF-9 Electrical Distribution and Fixtures - Low Voltage Wiring:
A "smart box" low-voltage wiring panel was noted in the Laundry area. This is designed to house the low voltage CATV and phone wires. Homeowners will often use these to create in house networks for internet and communication devices and may locate internet routers here. Inspection of low voltage wiring and communication wiring is beyond the scope of this inspection. Inquire with the builder for any additional information.
Major Concerns
No Major Concerns were noted.Repair or Replacement
- RC-2 Roofing and Components - Roofing Materials:
The cracked concrete roof tiles at the roof should be replaced to help prevent damage from moisture intrusion to the home materials. Recommend repairs as needed.
- EDF-2 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
An inoperative light was noted at the Kitchen. 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:
I was unable to determine what devices were controlled by switches at the areas around the house. 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-4 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
A ground fault circuit interrupter (GFCI) electrical receptacle at the left side of the house did not have power at the time of the inspection. We were not able to test the receptacle. Recommend further evaluation and repairs as needed.
- EDF-5 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
The house interior had ground fault circuit interrupter (GFCI) protection where needed except for the Garage which had partial. 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.
- BC-1 Bathroom Components - Showers and Bathtubs:
At the Main Bathroom, the shower enclosure appeared to be (not at 90 degrees to joint) cracked. Recommend further evaluation and repairs as needed.
- BC-2 Bathroom Components - Showers and Bathtubs:
The glass shower door in the downstairs Shared Bathroom curbless shower was leaking and requires repair to prevent water damage to the finishes outside the shower surround.
- GC1-1 Garage / Carport - General Garage Conditions:
The Garage fire door was binding and would not close and seal properly. This is recommended to ensure the door to the Garage is closed to keep pollutants and even fire from spreading into the house. It is currently recommended considered best-practices for improved safety. Recommend repairs as needed.
Improvement Items
- RC-3 Roofing and Components - Roof Drainage System:
A downspout at the front of the house was missing the lower elbow to help divert water away from the foundation. Recommend installing an elbow as needed.
- AC-1 Attic and Components - Accessibility:
The damaged 2nd Bedroom closet Attic access cover should be repaired or replaced. Use 5/8-inch sheetrock or 1/2-inch plywood or better and be sure to weather strip and insulate this hatch cover.
- 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 condensation line designed to properly dispose of condensate produced by the operation of the air-conditioning evaporator coils was improperly configured. Recommend repairs as needed.
The cooling system evaporator coil had no condensate overflow warning/shutoff device installed. If the condensate drainage system should fail, this condition could result in moisture damage to the home. Recommend that a proper condensate overflow/shutoff device be installed. Click here for information
- EDF-6 Electrical Distribution and Fixtures - Lighting, Switches and Receptacles:
There was an open bulb fixture (missing globes) at the Dining area. To prevent accidental damage to the bulb, recommend the installation of a proper globe or cover.
- IC-1 Interior Components - Doors:
The doors at the 3rd Bedroom rubbed on the floor and needed to have the bottoms cut. Recommend repairs as needed.
- IC-2 Interior Components - Doors:
The door at the Main Bedroom was not plumb and continually swung closed at the time of the inspection. Recommend repairs as needed.
- KSC-1 Kitchen Sinks and Cabinetry - Countertops and Cabinets:
The Kitchen cabinet pull out shelves require adjustment for proper operation. Repair as needed.
- GC1-2 Garage / Carport - Vehicle Doors and Automatic Openers:
The handles that attach the overhead Garage door detaching mechanisms 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.