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:

  • Waterproofing contractor
  • Environmental agency
  • Fireplace specialist
  • Engineer / truss repair specialist
  • Swimming pool contractor
  • HVAC contractor

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

  • R-4 Roof:

    The chimney chase for the fireplaces in the living room and primary bedroom lacks required fire blocking between stories and to the attic. This is an improper installation which can allow for rapid spread of fire and requires repair by a qualified installer.

  • R-7 Roof:

    Physical damage was noted to the roof trusses that could weaken this engineered roof structure. On site modifications to engineered trusses are not allowed and trusses must not be damaged during installation. If trusses are modified or damaged on site in any way, they should be further evaluated by a structural engineer or a registered design professional to engineer a proper repair. Hire an engineer or registered truss design professional to further evaluate this truss installation and make repairs as recommended to ensure the trusses are installed as intended and retain paper work of repairs for your records. Examples of specific observations noted during inspection include:

    • Cracked straining beams
    • Damaged web runner
    • Various webs removed
  • E-6 Electrical:

    The chandelier above the bathtub in the primary bathroom is likely not listed for use in and above wet locations. Recommend further investigation by a qualified electrician and upgrade if needed. Improper use of electrical fixtures is a safety concern.

  • HCLF-3 Heating and Cooling - Lower Floor:

    The air conditioner compressor uses R-22 type of refrigerant. On January 1, 2010, the Environmental Protection Agency placed a ban on the manufacture of new HVAC systems using R-22 refrigerant. General phase out of R-22 refrigerant was completed at the beginning of 2020. New, more efficient systems utilize non-ozone-depleting refrigerants such as 410-A. Unfortunately, 410-A cannot be utilized in some older systems which previously used R-22 without making substantial and costly changes to the equipment. A loophole in current regulations allowed the manufacturer of units after 2010 that were delivered with no refrigerant. These units were designed for R-22 refrigerant to be installed in the field. Maintenance of this unit could pose unexpected challenges due to the growing scarcity of R-22 refrigerant. This is listed as a major concern due to the potential cost of maintenance and replacement.

    Although operational at the time of inspection, this system is beyond its expected serviceable life and replacement could be needed at any time. It is recommended that these older systems be further evaluated by a qualified HVAC technician who can better determine their condition and estimated remaining lifespan.

  • HCSF-4 Heating and Cooling - Second Floor:

    The air conditioner compressor uses R-22 type of refrigerant. On January 1, 2010, the Environmental Protection Agency placed a ban on the manufacture of new HVAC systems using R-22 refrigerant. General phase out of R-22 refrigerant was completed at the beginning of 2020. New, more efficient systems utilize non-ozone-depleting refrigerants such as 410-A. Unfortunately, 410-A cannot be utilized in some older systems which previously used R-22 without making substantial and costly changes to the equipment. A loophole in current regulations allowed the manufacturer of units after 2010 that were delivered with no refrigerant. These units were designed for R-22 refrigerant to be installed in the field. Maintenance of this unit could pose unexpected challenges due to the growing scarcity of R-22 refrigerant. This is listed as a major concern due to the potential cost of maintenance and replacement.

    Although operational at the time of inspection, this system is beyond its expected serviceable life and replacement could be needed at any time. It is recommended that these older systems be further evaluated by a qualified HVAC technician who can better determine their condition and estimated remaining lifespan.

  • I-6 Interior:

    Black stains were seen on the subflooring on the interior side of the door to the front right balcony. These stains are likely the result of organic growth and should be further evaluated by a qualified environmental agency at this time. The extent of this damage is uncertain as the framing and subflooring is not visible. This may require invasive means to determine what degree of treatment and/or replacement of materials is needed.

  • K-3 Kitchen:

    Some of the knobs on the gas cooktop are undersized and do not appear to be original equipment.Also, the knobs do not seem to be clicking into the off position. Repairs are recommended to ensure against gas leakage to the interior.

Repairs

  • E1-2 Exterior:

    Localized rot repairs are needed to the exterior shutters. Have a pest control professional further evaluate and repair / replace all damaged and decaying exterior wood as needed. Please note that this condition can indicate additional concealed damage that is not visible to inspection.

  • E1-9 Exterior:

    The balcony off the front right bedroom shows signs of leakage evidenced by both damage on the interior of the bedroom door as well as on the ceiling of the garage beneath. Water damage and rotten wood were noted around the doorframe and stains/patching were seen on the ceiling of the garage. Have this balcony further evaluated by a qualified waterproofing contractor at this time.

  • P-5 Plumbing:

    Inadequate provisions for combustion or dilution air were noted for the water heater during inspection. This is a potential safety hazard as natural draft appliances need adequate combustion and dilution air to function properly. Have this water heater serviced and ensure that proper combustion and dilution air is present to ensure safe and reliable performance. Examples of specific observations noted during inspection include:

  • PS-2 Pool and Spa:

    Water was seen spilling out of the shallow pond area between the masonry shell and coping. It appears that the water level is too high. Have this further investigated by a qualified swimming pool contractor and advise regarding the best means of improvement. There is evidence that this has been an ongoing issue - mineral buildup was noted at the exterior where water is dripping. This condition may result in damage to the coping or mortar joints over time and is likely wasting a significant amount of water

  • PS-7 Pool and Spa:

    The pool heater failed to ignite when attempting to test. The unit begins its startup sequence however the burner does not ignite. Have this further evaluated and repaired as needed by a qualified swimming pool contractor

  • F-1 Fireplace:

    The fireplace in the dining room shows some minor signs of water entry. Exterior repairs may be needed to help ensure against internal damage to the fireplace or flue. Have this further evaluated by a fireplace specialist who can advise regarding any needed improvement

  • K-4 Kitchen:

    When attempting to test the gas range, gas was available however the igniters did not operate. It appears that the receptacle providing power to this appliance is not functioning. The reason for this is uncertain and should be further investigated by a qualified electrician.

  • BPS-3 Bathroom - Primary Suite:

    The underside of the bathtub is not fully supported. It is often required by manufacturers of these fixtures that the entirety of the underside be resting on a bed of mastic to prevent the tub shell from flexing when full of water. Recommended that this be further evaluated by a qualified plumbing or general contractor who can advise regarding any needed improvement

Due Diligences

  • P-4 Plumbing:

    It was not apparent or disclosed, if this house is on a public sewer connection or on a private on-site septic system. Recommend inquiring with the seller for additional inspection and have the system inspected or video-scoped as desired to ensure reliable performance from this important system. Please note that evaluation of sewer and septic connections are beyond the scope of this home inspection.

  • LAP-5 Laundry and Additional Plumbing:

    An interior fire sprinkler system was noted in this building. Fire suppression systems are beyond the scope of this inspection. Inquire with the seller for any additional information and maintenance requirements.

  • I-4 Interior:

    Minor damage was noted on the ceiling finish in the living room. This could be the result of minor shrinkage of construction materials however could also be the result of a roof leak. Further evaluation by a qualified roofing contractor is recommended

Future Projects

  • HCLF-1 Heating and Cooling - Lower Floor:

    This furnace is close to the end of its useful service life. The average life of these forced air furnaces is 15-20 years. Moderate corrosion was noted around the outside of the heat exchanger and inside where visible. Hire a licensed heating contractor to further evaluate this furnace and repair or replace as needed.

  • HCSF-1 Heating and Cooling - Second Floor:

    This furnace is close to the end of its useful service life. The average life of these forced air furnaces is 15-20 years. Moderate corrosion was noted around the outside of the heat exchanger and inside where visible. Hire a licensed heating contractor to further evaluate this furnace and repair or replace as needed.