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.

The property has a fencing system in place. Inspection and evaluation of fencing is beyond the scope of a home inspection.

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.

Roofing overview pictures.

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 roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.

The Inspector observed the condition of cementitious siding covering exterior walls. Notable exceptions will be listed in this report. Inspection of cementitious lapped siding typically includes; visual examination, installation practices and condition.

The Attics were accessed through hatches in the ceilings at the 4th Bedroom, 5th Bedroom, and Garage.

The site superintendent told me the Attic spaces were only to be viewed from the openings, no access was permitted. As a result, inspection of the Attic spaces was 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.

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.

CLICK HERE FOR INFORMATION

The ceiling and exterior walls appeared to be wood frame construction. The wall framing was not visible during the inspection.

This shows the location of the water meter at the front of the house.

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.

The partially visible water distribution pipes were 1/2-inch copper.

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.

A mixing valve was noted installed below the Main Bathroom right sink. This is designed to protect against accidental scalding from unprotected plumbing fixtures such as the faucets, showers and bathtub. This is an excellent safety feature, but can add a level of complication when trying to adjust water temperature, especially turning up water temperature.

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 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 locations of the waste line cleanouts at the areas around the house.

This shows the location of the water heater at the Garage.

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.

An expansion tank was noted for the water heater; these are required if the house has a closed plumbing system. Expansion tanks help reduce pressure on the plumbing system by creating a buffer or a place for water to expand into as water swells during thermal expansion. Installation of expansion or pressure tanks is a modern installation practice and will be required if a pressure reducing valve has been installed on a public water supply.

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.

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.

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 building.

The house gas distribution pipes visible were black steel.

Please note that the gas distribution pipes were concealed behind insulation and finishes and visual inspection was limited. Determination of the gas distribution piping material used here is an educated guess based on the materials that were visible.

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.

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.

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 differences in air temperature measured at the supply and return registers fell within the acceptable range of between 12 and 22 degrees F.

The pictures illustrate that the air conditioning equipment for the upper level responded to operating controls at the thermostat when placed in the cooling mode. Cooled 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 air conditioning equipment for the lower level responded to operating controls at the thermostat when placed in the cooling mode. Cooled 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 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.

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 furnace undefined air handler.

This shows the location of the main electrical panel at the left side of the house.

This shows the location of the electrical sub-panels at the Garage.

Sub-panel wiring at the Garage.

The electrical sub-panels both 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.

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.

Bonding connections were noted on the gas piping. Electrical bonding of the gas pipes helps to ensure that safe conditions exist if the pipes should somehow come into contact with electrical wiring and become energized.

This shows the electrical disconnects for the heat pumps.

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 interior and exterior electrical receptacles at the house had ground fault circuit interrupter (GFCI) protection where needed 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.

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.

FOR MORE INFORMATION CLICK HERE.

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.

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.

Thermal images show the range was tested and working during the inspection.

The microwave function, exhaust fan and lights were functional at the time of the inspection.

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.

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

Thermal images show the freezer and refrigerator working during the inspection.

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.

The Bathroom fans were operated today and they appeared to be working as intended.

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

The 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?
• Yes
• Is a general warning label attached to the back of a door section? 
• Yes
• Are two warning labels attached to the door in the vicinity of the bottom corner brackets?
• Yes
• Are all hardware parts securely and appropriately attached and damage free?
• Yes
• Are counterbalance springs and their attachment components restrained by a cable or shaft? 
• Yes
• Are the door sections free of any signs of fatigue?
• Yes
• Are the door sections free of any signs of cracking? 
• Yes
• Are the door sections free of any signs of separation of materials?
• Yes
• Is an Entrapment Warning label attached to the wall nearby the wall-mounted control button? 
• Yes
• Does the door have an acceptable means of manually detaching the door from the operator? 
• No
• Are all control buttons mounted in clear view of the door, and safely away from all moving parts of the door?
• Yes
• Are all control buttons mounted at least five feet above any adjacent walking surfaces to keep them out of the reach of children?
• No
• Is the manual locking device disabled, or if an electrical locking device is present is it operational?
• No
• Are there handles or suitable gripping points on both the inside and outside of the door?
• No
• 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 double overhead 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.

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

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.

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.

We are always attempting to improve quality of our service and our report. Online reviews are very much appreciated and go a long way to help a small business like ours. If you could please take a moment and click a link below to give us a quick review or Facebook Like we would really be thankful.

Google Business Page YELP Zillow Facebook

We are a very social company, please come by and visit us online and give us a like or a follow.

Facebook Instagram LinkedIn Twitter YouTube Pinterest