Company Information

Diligence Inspections

323-301-7091

http://diligenceinspections.com

Inspected by: Ryan Horton

During the inspection contingency period, it is recommended that further evaluation be completed by the following professionals:

  • Environmental agency
  • Electrician
  • Plumbing contractor/sewer inspector
  • HVAC contractor
  • Chimney specialist

The Scope and Purpose of a Home Inspection

Purchasing property involves risk

The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.

A home inspection is not an insurance policy

This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.

A home inspection is visual and not destructive

The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.

This is not an inspection for code compliance

This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.

This is just our opinion

Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.

The scope of this inspection

This inspection will include the following systems: exterior, roof, structure, drainage surrounding the primary residence and detached garage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.

Your expectations

The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most home buyers. Any recommendations for further evaluation made in this report should be addressed during the inspection contingency period.

Your participation is requested

Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.

How to Read This Report

Getting the Information to You

This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, 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, 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.

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 home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. 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 narrative, 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 about the system or the scope of our inspection. 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 and it may simply say “tested,” or “inspected.”

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:

  • 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.
  • Repair:
    Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
  • 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.
  • Improve:
    Observations that are not necessarily defects, but which could be improved for safety, efficiency, or reliability reasons.
  • Monitor:
    Items that should be watched to see if correction may be needed in the future.
  • Due Diligence:
    Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
  • Future Project:
    A repair that may be deferred for some time but should be on the radar for repair or replacement in the near future.
  • Efficiency:
    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.
  • Completed:
    Items that were initially an issue but have since been completed.
  • Note:
    Refers to aside information and /or any comments elaborating on descriptions of systems in the home or limitations to the home inspection.
  • Description:
    Detailed description of various aspects of the property noted during the inspection.

Summary Page

The Summary Page is designed as a bulleted overview of all the observations noted during 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 as the Summary Page does not include photographs or photo captions.

Summary

Major Concerns

  • RGC-5 Roof, Gutters, and Chimney:

    Movement was noted in the chimney when pushed on from the rooftop. This could be indication of a crack in the masonry and warrants further investigation by a chimney specialist at this time. Cracking in the masonry poses a hazard related to both fire safety and physical integrity.

  • E-1 Electrical:

    This is a Zinsco brand electrical panel. These panels have a reputation for failing and malfunctioning breakers as well as a unique aluminum bus bar design which is subject to corrosion and loose connections which can lead to arcing and fires. These panels are considered a latent fire hazard. Panel replacement is recommended for improved safety. Have this panel further evaluated by a qualified electrician during the inspection contingency period.

  • HC4-6 Heating and Cooling:

    Old white insulation tape was noted on the ductwork in the attic. This is a product that may contain asbestos. Asbestos testing is beyond the scope of this inspection. Consult with an asbestos remediation specialist for more information. As some of this product was visibly damaged it should be properly repaired or removed at this time due to potential health concerns.

  • I-4 Interior:

    There are remnants of old HVAC ductwork in the attic which likely contain asbestos. There are also pieces of an older type of composite roofing tile present in the attic which may contain asbestos as well. These materials have been damaged which can allow asbestos fibers, if present, to become airborne. Recommend further evaluation and remediation as needed by a qualified environmental agency. Due to health concerns associated with asbestiform mineral fibers, this should be considered urgent for safety reasons.

Repairs

  • RGC-2 Roof, Gutters, and Chimney:

    There are damaged shingles present where it appears the mounting block for the electrical service entrance has shifted. Have this repaired by a qualified roofing contractor to prevent damage to the wooden sheathing and framing beneath. This also requires repair by an electrician which is further discussed elsewhere in this report

  • RGC-3 Roof, Gutters, and Chimney:

    The refrigerant and condensation drainage lines for the air-conditioning system have been improperly installed through the roof without the use of flashing. This will be vulnerable to water entry and should be corrected by a qualified roofing contractor. A better solution would be to route these elsewhere than through the roof.

  • P-3 Plumbing:

    Visible rust and corrosion on the vent pipe indicates that it was reused from an older appliance. Ideally this would have been updated with the installation of the newer water heater. Current standards require that the entirety of the vent pipe be constructed of double walled metal (type B) vent pipe rather than single walled material and old clay transite pipe (which may contain asbestos). Have this replaced by a qualified plumbing contractor.

  • HC4-1 Heating and Cooling:

    The furnace vent does not appear to have adequate clearances from combustible materials - single wall vent like this requires a 6 inch clearance and should not pass through finishes or be in attics - only insulated B-vent should pass through wall and ceiling finishes or attics. This is a safety hazard. Hire a qualified heating contractor to further evaluate and repair.

  • HC4-7 Heating and Cooling:

    Duct tape has been used to seal the ductwork. Duct tape should never be used to seal ducts as it desiccates and falls off causing leaks. Use duct mastic to seal all homes in ductwork to improve indoor air quality and efficiency of the heating system.

  • K-2 Kitchen:

    Water damage is present within the cabinetry beneath the kitchen sink and stains were visible which could be related to organic growth. No current leak was discovered however there are health risks associated with certain types of organic growth and it is recommended that this be further evaluated by a qualified environmental agency at this time.

Due Diligences

  • RGC-9 Roof, Gutters, and Chimney:

    Damage was seen on some of the rafters which should be further evaluated by a Branch II Pest Control Inspector during the inspection contingency period. Please note that identification of wood destroying organisms is outside of the scope of a general home inspection.

  • P-2 Plumbing:

    Much of the waste plumbing used in this building is old. While no leaks were noted at the time of inspection, updating and on-going repairs should be expected. Old metal pipes are subject to internal corrosion which can cause problems at any time. During any renovations to the home be sure to have this old piping evaluated and updated as recommended by a licensed plumber. As a general rule, cast iron and galvanized waste pipe have a lifespan of 50-80 years. It is recommended that this older material be further evaluated by a qualified plumbing contractor or sewer inspector at this time. Since this structure is constructed on a slab, most all of the piping is not visible and only by viewing the inside of the pipe can an approximation of its condition be understood

Future Projects

  • P-1 Plumbing:

    Budget to replace the remaining galvanized steel supply pipe at some point in the near term and definitely during any remodel work to kitchens, laundry or bathrooms. Most of the pipe was not visible to inspection and it could not be determined the percentage of steel pipe in use. The average life of this pipe can vary widely, but tends to be between 40-60 years. As this pipe gets old and corrodes, the insides of the pipe constrict with rust, causing reduced water flow. This can be tolerated for some time, but eventually the functional flow becomes so diminished that pipe replacement is necessary. At the time of inspection, functional flow was adequate and no active leaks were found. This condition could change or worsen at any time. It is recommended that a qualified plumbing contractor conduct further evaluation of the water piping at this time.