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:

  • Roofing contractor
  • Electrician
  • Plumbing contractor
  • HVAC contractor
  • Environmental agency

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

  • E-3 Electrical:

    The wiring to the sub panel is undersized. The wire is #4 AWG copper which has a maximum rating of 70 A and is connected to a 125 A circuit breaker. This is a fire hazard which requires correction by a qualified electrician at this time.

  • E-6 Electrical:

    Low voltage (doorbell) wiring is sharing an electrical enclosure with standard house wiring in this enclosure in the basement. This is a fire hazard which requires correction by a qualified electrician at this time.

Repairs

  • RGC-1 Roof, Gutters, and Chimney:

    Many locations were seen where nails were improperly placed on shingles and shingles are also placed too far apart. These are potential sources of water entry and should be further evaluated by a qualified roofing contractor. It may be possible to make repairs but be aware that these are installation defects which would require roof replacement in order to correct.

  • RGC-2 Roof, Gutters, and Chimney:

    Roof jack flashings are improperly integrated with the shingle surface which leaves them prone to water entry. These flashings should be installed in accordance with the attached illustration in order to properly shed water off the surface. Present installation is dependent on patching material which will require frequent maintenance to remain waterproof.

  • RGC-7 Roof, Gutters, and Chimney:

    One of the beams has been cut through to allow for the installation of a recessed light. Have this repaired by a qualified contractor to ensure reliable performance of the roof framing. In addition to supporting the interior finishes, the ceiling framing also serves to provide tension between the exterior walls.

  • RGC-8 Roof, Gutters, and Chimney:

    The attic and roof cavity ventilation looks to be inadequate. Standards recommend open ventilation levels in a ratio of 1 to 150 of the attic area. Proper attic ventilation is important for the roofing materials to perform as intended and to reduce chances for condensation problems and heat build-up in the attic. This is a common condition on older buildings that did not originally have composition roofs. As this building is made tighter and better insulated, and air-sealed for energy efficiency, it is important to improve roof cavity ventilation as well. Consult with a qualified general or roofing contractor about adding dormer or ridge vents for upper roof ventilation as needed.

  • ED-5 Exterior and Decks:

    The deck surface is showing signs of age and localized decay. It is recommended that any damaged wood be further evaluated by a pest control professional and that any recommended repairs be completed as soon as possible for safety reasons. Also, secure any loose boards as needed to avoid a trip hazard.

  • G-4 Garage:

    The overhead garage door does not reverse under resistance to closing. Adjustment of the sensitivity by a qualified installer is recommended for improved safety. This typically involves adjusting a small plastic screw on the opener.

  • E-1 Electrical:

    This panel does not have AFCI (arc fault circuit interrupt) type breakers installed. These have been a requirement for circuits feeding sleeping areas since 2005 and more recently, for most all interior non dedicated circuits. This panel appears to have been recently installed (with a manufacture date of 2005) and these types of breakers should be present. Have this corrected by a qualified electrician

  • E-4 Electrical:

    The wiring to the sub-panel requires repair. The neutrals should be on a floating bus bar and should be separated from the equipment grounds. Hire a licensed electrician to further evaluate and repair this condition.

  • E-5 Electrical:

    Corrosion was noted on one circuit inside the sub electric panel. This risks poor connections and should be further evaluated and repaired as recommended by a licensed electrician.

  • E-7 Electrical:

    There is improper wiring installed near the main electrical panel. This is an extension cord which should not be used as permanent wiring, has been left exposed and prone to damage, and the underground conduit which it is run through is open to the weather and will allow water entry. Have this improved by a qualified electrician.

  • E-11 Electrical:

    Many of the receptacles tested as having open grounds. This is a common condition in older buildings (prior to 1962) where three prong receptacles have been installed on an older two wire system. This creates a safety hazard as appliances that rely on an equipment ground to discharge a fault can be plugged into ungrounded circuits. It is recommended that the older wiring present be updated to modern standards. Have a qualified electrician conduct further evaluation at this time.

  • E-20 Electrical:

    Have the electrical bonding system checked by a licensed electrician. Adequate bonding could not be verified at the main water pipe or the pipes by the water heater. This is an important safety feature to ensure safe control of stray voltage on metal systems in the house.

  • P-2 Plumbing:

    The galvanized steel supply pipe in this home looks to be at the end of its useful and reliable service life. Poor functional flow and multiple corrosion and leak points were noted. Hire a licensed plumbing contractor to further evaluate and replace this supply pipe.

  • P-5 Plumbing:

    The discharge tube for the water heater temperature and pressure relief valve is missing and requires repair to eliminate a scald hazard. This is an important safety feature. Should the TPRV need to discharge, scalding water and steam would come out. This water and steam needs to be directed away from people. Hire a licensed plumber to further evaluate and repair. The discharge piping for the valve is required to terminate at the exterior and pointing downward within 6 inches of ground level

  • HC4-1 Heating and Cooling:

    There is evidence of a condensate leak which requires further investigation by a qualified HVAC technician. This condition could indicate internal corrosion or damage which may require repair.

  • CS-2 Crawl Space:

    Damp soil was seen beneath the structure in the crawlspace. This is likely related to conditions discussed elsewhere regarding adjacent grade. This should be further evaluated by a drainage specialist who can advise regarding the best means of improvement to prevent ongoing issues with water entry and potential corresponding damage to the structure.

  • I-10 Interior:

    Areas of apparent organic growth were noted on the interior of the basement storage cabinets at the back of the house. This should be further evaluated by a qualified environmental agency to determine the extent of repairs needed as well as cost. Be aware that health risks are associated with the presence of certain types of organic growth and that additional concealed damage could be present.

  • K-2 Kitchen:

    There is a leak where the kitchen sink faucet mounts to the plumbing within the wall. Have this further evaluated and repaired by a qualified plumbing contractor at this time. This condition risks damage to the finishes beneath and there is evidence of water entry to the cabinetry below

  • DB-2 Downstairs Bathroom:

    There is a leak where the angle shut off valve attaches to the plumbing coming from the wall which is in need of repair at this time by a qualified plumbing contractor. This would be a good opportunity to replace this older galvanized pipe.

Improves

  • GD-5 Grounds and Drainage:

    Some minor signs of settlement were noted to the retaining walls on this property which appears to be related to in adequate provisions for drainage. Improvements are needed at this time to prevent more serious structural damage and costly repairs. Weep holes were seen along the base of these walls to help alleviate hydrostatic pressure however there are no visible provisions for removing surface water. Have this improved by a qualified drainage contractor to ensure a long lifespan of the masonry walls

  • E-10 Electrical:

    There is a portion of visible wiring present which is of an older type with cloth insulation. This insulation becomes brittle with age and breaks off leaving the metallic conductor exposed which is a shock and fire hazard. Have this older wiring further evaluated by a qualified electrician. Upgrading at this time is recommended.

  • E-15 Electrical:

    Updating the older two prong receptacles and the associated wiring is recommended. Most modern appliances require grounded circuits and the older wiring feeding these receptacles is not as safe as modern copper wiring. Have this older electrical system further evaluated by a qualified electrician at this time.

  • P-4 Plumbing:

    The cast iron and galvanized steel waste piping present is older and should be considered to be at or near the end of it serviceable life. No significant issues were currently noted however could develop at any time. Ideally this older material would be replaced in the near term as a preemptive measure to avoid the likely occurrence of clogs and leakage. Please note that with older material such as this no guarantee can be given regarding its ongoing performance. It is recommended that this older material be further evaluated by a qualified plumbing contractor.

Due Diligences

  • I-9 Interior:

    Evidence of animal entry into the attic and crawl space was discovered. Recommend inquiring with the seller regarding any history of animal problems and/or treatment. If no information is available, it is recommended that further evaluation be completed by a pest-control professional.