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 generally 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, 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 homebuyers.
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
- G-3 Grounds:
Egress in window well is able to be locked with a keyed deadbolt. Install lock with thumb turn latch to facilitate emergency egress in the event of an emergency.
- DBO-2 Downstairs Bedroom / Office:
Shower appears to be smaller than allowable minimum. Standards require that at least a 30" diameter circle fit on the shower floor. This is a safety concern. Have a qualified contractor further evaluate.
- PS-4 Pools and Spas:
According to current standards, at least two of the following seven drowning prevention safety features are needed. None of these features are present which poses a significant drowning risk.
(1) An enclosure that meets the requirements of Section 115923 and isolates the swimming pool or spa from the private single-family home.
(2) Removable mesh fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device.
(3) An approved safety pool cover, as defined in subdivision (d) of Section 115921.
(4) Exit alarms on the private single-family home’s doors that provide direct access to the swimming pool or spa. The exit alarm may cause either an alarm noise or a verbal warning, such as a repeating notification that “the door to the pool is open.”
(5) A self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor on the private single-family home’s doors providing direct access to the swimming pool or spa.
(6) An alarm that, when placed in a swimming pool or spa, will sound upon detection of accidental or unauthorized entrance into the water. The alarm shall meet and be independently certified to the ASTM Standard F2208 “Standard Safety Specification for Residential Pool Alarms,” which includes surface motion, pressure, sonar, laser, and infrared type alarms. A swimming protection alarm feature designed for individual use, including an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water, is not a qualifying drowning prevention safety feature.
(7) Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the features set forth above and has been independently verified by an approved testing laboratory as meeting standards for those features established by the ASTM or the American Society of Mechanical Engineers (ASME).
Repairs
- E-7 Electrical:
The floor receptacles are not listed for floor use. Wall outlets should not be used in the floor as they are susceptible to physical damage - a potential safety hazard. Have these receptacles replaced with a listed floor outlets.
- E-8 Electrical:
The GFCI protected receptacles indicated did not respond to normal testing and may be defective - they did not re-set indicating they may be wired in series with another GFCI or are defective. Have these receptacles repaired or replaced as needed by a qualified electrician.
- E-9 Electrical:
Indicated vanity lighting in the master bathroom was not functional. Have a qualified electrician evaluate and correct.
- E-10 Electrical:
The occupancy sensor switch in the downstairs bedroom / office was not functional. Lighting did not automatically come on when the room was entered. Have a qualified electrician adjust sensitivity or replace as needed.
- HCFV-7 Heating, Cooling, Fireplaces and Ventilation:
The heating system does not have an adequate working clearance. A 30" working clearance is needed in front of this furnace.
- FSD-2 Fuel Storage and Distribution:
A section of gas pipe in the area of the exterior barbecue passes through concrete without an appropriate sleeve. Contact a qualified plumber for correction as this section of pipe is prone to damage.
- I-1 Interior:
The casement windows are missing a number of the cranks required to operate the windows. Be sure all casement windows have proper operating hardware.
Also noted was a missing decorative bezel around one of the locking levers in an upstairs bedroom.
- KMF1-2 Kitchen- Main Floor:
The dishwasher was inoperative at the time of inspection; the appliance had no power. Repair as needed.
- KMF1-3 Kitchen- Main Floor:
Disposer is not yet wired to an extension cord and plugged in. Complete installation and verify for operation.
- MB1-2 Master Bathroom:
Steam feature was not functional. Installation may not yet be completed. Verify operation prior to the end of escrow.
- USB1-2 Upstairs- Southwest Bedroom:
Use sanded caulking that matches grout to seal up cracking inside corners at tile.
- DH-2 Downstairs Hall:
The handle for the mixing valve to the master bathroom shower is loose. Secure the loose handle as needed to ensure reliable performance.
- PS-3 Pools and Spas:
Filter pump was functional however shows the wording "Alarm!" on the control screen. Recommend that this be evaluated by a qualified pool contractor.
Monitors
- SB-2 Structure and Basement:
This is a new house with a finished basement. It would be wise to monitor carefully the first year for any signs of moisture problems as this is a common problem in basements. During inspection today I checked the baseboard trim and carpeting for visible signs of moisture and no red flags were noted.
Due Diligences
- GC-2 General Comments:
As this is a newer 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. I recommend trying to obtain and keep this information for your records and for future re-sale.
- RA-2 Roof/Attic:
The roofing material on this building is a recently installed dimensional or architectural grade shingle. These are often rated as 25-30 year shingles. In practice, as a roof assembly, these tend to last about 18-23 years depending on the quality of the installation, the steepness of the roof and the exposure. The installation appears neat and professional. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. Please note that roofs are not a shingle. they are an assembly and they require regular cleaning and maintenance to keep them performing reliably.
- RA-4 Roof/Attic:
Truss system is supporting additional loads, the furnaces, which it may not be engineered for. A truss system must be designed by an engineer for this additional weight. Inquire with the seller for plans or permits allowing these additional loads. If no engineering has been done and there is no additional information, I recommend additional inspection by a structural engineer to provide proper drawings and engineering for this roof frame system. Implement additional repairs if recommended.
- P-8 Plumbing:
It was not apparent or disclosed, if this house is on a public sewer connection or on a private on-site septic system. I 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.
- P-13 Plumbing:
Water heaters were not checked for function as gas service was off at the time of inspection. Have proper function verified after gas service is restored.
- LAP-5 Laundry and Additional Plumbing:
A sump pump system was noted for this building. Inquire with the seller for more information about this pump system; is it needed to keep the building dry? Some sump pumps are installed as a prophylactic measure, other systems are critical for keeping a building dry. The importance of this system is impossible to determine during a one-time inspection. Sump pumps always require maintenance.
- LAP-6 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; are there required or recommended maintenance schedules?
- LAP-7 Laundry and Additional Plumbing:
An exterior irrigation system was noted for this home. Sprinkler systems are beyond the scope of this inspection. When testing the system, be sure sprinkler heads are adjusted so the system is not watering the side of the house. Hire a specialist to further evaluate this system as desired.
- HCFV-1 Heating, Cooling, Fireplaces and Ventilation:
Systems were not able to be operated as gas service was not connected to this home at the time of inspection. Have proper operation verified after service is restored.
- HCFV-13 Heating, Cooling, Fireplaces and Ventilation:
The gas log fireplaces were not able to be operated as gas service was not on at the time of inspection. Recommend verifying operation after service is connected and prior to the close of escrow.
- KMF1-4 Kitchen- Main Floor:
Gas burning oven and range were not able to be operated as gas service was not yet connected at the time of inspection. Verify for proper operation once utility is connected and during the escrow period.
- PS-2 Pools and Spas:
Heater was not able to be operated as gas service was not yet connected at the time of inspection. Have operation verified after utility is connected and prior to the end of escrow.
Notes
- G-1 Grounds:
Adequacy of underground drainage lines is beyond the scope of this inspection. Visible portions appear satisfactory however is limited to a small percentage of the system. Drainage pipes were not tested by running water.
- RA-3 Roof/Attic:
Note that this house has a partially vaulted ceiling - there is no attic space and no access to inspect roof framing, thermal barriers or fans exhaust ductwork at these locations.
- EG-2 Exterior/Garage:
The automatic opener was tested using normal operating controls and was found to be functional. Automatic reverse mechanism was not checked for function and it is recommended that it be periodically checked as typically detailed in the manufacturers installation instructions.
- E-1 Electrical:
Underground service lateral to this meter. Have utilities marked before digging to prevent damage. Dig alert can be reached by calling 811 or at digalert.org
- E-2 Electrical:
AFCI (arc fault protection) is now required on all branch circuits supplying outlets or devices installed in residential dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms and areas. The goal of this protection is to reduce risks of electrical fires and shock. If AFCI or GFCI breakers continuously trip, or trip for no apparent reason, it would be wise to have a qualified electrician determine the cause.
- E-11 Electrical:
Carbon monoxide alarms were found and noted during inspection. Be sure to check these regularly. The standard is 1/ floor and 1 outside all sleeping areas.
- E-12 Electrical:
Testing of smoke and carbon monoxide alarms is outside the scope of this inspection. Only noted is their presence, not weather or not these are functional. Further evaluation typically is completed by a retrofitting specialist as a part of the real estate transfer process. Testing should occur periodically in accordance with manufacturers instructions. Batteries should typically be replaced annually.
- P-5 Plumbing:
This home is new. As such, the plumbing system has not been adequately tested by occupants. I ran all plumbing that I was able to today in an effort to test the system but daily use will subject the plumbing system to more significant stress. I recommend monitoring the entire plumbing system after moving in as additional repairs could be needed that cannot not be discovered during inspection today.
- P-7 Plumbing:
Please note that the supply pipes are 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.
- P-14 Plumbing:
As the water heaters were off at the time of inspection, it was unable to be verified if hot water comes out of the correct side of the sink and shower valves. Recommend that this be verified once water heater are operational as water coming out of the wrong side of a valve carries an increased risk of scalding, particularly in showers.
- P-16 Plumbing:
Function of shower steam units is beyond the scope of a home inspection. Only noted is location of the system and weather or not it is installed in accordance with building standards.
- P-17 Plumbing:
Backflow valves were seen on exterior hose bibs as required by current standards.
- LAP-1 Laundry and Additional Plumbing:
Washer does not have a drip pan beneath it. This is recommended to prevent damage to the structure in the event of a leak. It is possible that the room has a floor drain which is not visible beneath the installed appliances.
- LAP-2 Laundry and Additional Plumbing:
Clothes washers are not evaluated as a part of a home inspection. Comments here only made regarding utility connections and laundry room.
- LAP-3 Laundry and Additional Plumbing:
Clothes dryers are not evaluated as a part of a home inspection. Comments here only made regarding utility connections and laundry room.
- LAP-4 Laundry and Additional Plumbing:
A sewage ejector pump system was noted in the basement. These are common where the lower plumbing fixtures in the building are below the level of the sewer line so a pump is needed to assist with drainage. The system appeared to be operational at the time of inspection; I tested the pump by running plumbing until I heard the pump come on. No leaks or odors were noted during testing. Opening up the access cover to these systems is beyond the scope of a home inspection. I recommend inquiring with the seller for any ongoing maintenance requirements to ensure a functional system.
- LAP-8 Laundry and Additional Plumbing:
A water filtration system was noted in the house - see below the kitchen sink. Evaluation of this system and water quality is beyond the scope of this inspection. I recommend inquiring with the seller for any maintenance, warranty or installer information that pertains to this system.
- HCFV-3 Heating, Cooling, Fireplaces and Ventilation:
Annual servicing of the gas forced air furnace is recommended for safe and reliable heat. The design life of these forced air furnaces is 15-20 years. I recommend keeping these furnaces on a regular service schedule and inquire with the seller for any warranty information and / or service records.
- HCFV-5 Heating, Cooling, Fireplaces and Ventilation:
The air conditioning systems could not be tested during inspection. Furnaces which serve as air handlers were not yet put into service. Have proper operation confirmed prior to the end of escrow.
- HCFV-9 Heating, Cooling, Fireplaces and Ventilation:
Annual servicing is recommended for all heating and cooling equipment to ensure reliable performance. This house has an air-sourced heat pump system for the lower floor. The system was tested in both cooling and heating mode during inspection and was operational. This system is brand new. I recommend keeping this heat pump on an annual service schedule and inquire with the builder about any warranty information for this unit.
- KD-2 Kitchen- Downstairs:
Installation of dishwasher not yet completed. Complete installation and verify for proper operation.
- MB1-3 Master Bathroom:
During inspection today I operated all plumbing fixtures in bathrooms. 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. Adequacy of shower waterproofing must also be disclaimed except where visible in accessible crawlspaces. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes 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.
- DPR-2 Downstairs- Powder Room:
Paint noted on flooring which leads to poor cosmetic appearance. Likely simple to remove.
General Comments
Building Characteristics, Conditions and Limitations
Style of Home: Contemporary
Type of Building : Single Family (3-story)
Approximate Square Footage: 2600
The approximate square footage listed here is listed as a courtesy and is based off of public records and disclosure. An evaluation of square footage of the buildings and property lines is beyond the scope of this inspection.
Approximate Year of Original Construction: New Construction
Attending the Inspection: Buyer's Agent
Occupancy: Unoccupied
Weather during the inspection: Cloudy
Approximate temperature during the inspection: Below 65[F]
Ground/Soil surface conditions: Damp
For the Purposes of This Report, the Front Door Faces: West
As this is a newer 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. I recommend trying to obtain and keep this information for your records and for future re-sale.
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.
Grounds
Drainage and Lot Location
Clearance to Grade: Standard
Downspout Discharge: Below grade
Site Description: Flat
Adequacy of underground drainage lines is beyond the scope of this inspection. Visible portions appear satisfactory however is limited to a small percentage of the system. Drainage pipes were not tested by running water.
Driveways/Walkways/Flatwork
Driveway: Concrete
Walkways: Concrete
Patios: Concrete
Paving is in satisfactory condition.
Window and Stairwells
Present, Basement Well
Egress in window well is able to be locked with a keyed deadbolt. Install lock with thumb turn latch to facilitate emergency egress in the event of an emergency.
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Fences
Present
Roof/Attic
Roof Materials
Method of Roof Inspection: Walked on roof
Roof Style: Hip
Flashings: Present and Visually Standard
Roof flashings are used to keep a roofing system water proof 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 Covering Materials: Architectural grade composition shingle
Approximate Age of Roof Covering: New
The roofing material on this building is a recently installed dimensional or architectural grade shingle. These are often rated as 25-30 year shingles. In practice, as a roof assembly, these tend to last about 18-23 years depending on the quality of the installation, the steepness of the roof and the exposure. The installation appears neat and professional. Inquire with the seller about any warranty information for this roof. Many professional roofing companies will offer limited workmanship warranties. Please note that roofs are not a shingle. they are an assembly and they require regular cleaning and maintenance to keep them performing reliably.
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Gutters and Downspouts
Gutter and Downspout Materials: Aluminum, Plastic
Attic Access
Crawled partial
Note that this house has a partially vaulted ceiling - there is no attic space and no access to inspect roof framing, thermal barriers or fans exhaust ductwork at these locations.
Roof Framing and Sheathing
Rafters: Truss
Sheathing: OSB
Truss system is supporting additional loads, the furnaces, which it may not be engineered for. A truss system must be designed by an engineer for this additional weight. Inquire with the seller for plans or permits allowing these additional loads. If no engineering has been done and there is no additional information, I recommend additional inspection by a structural engineer to provide proper drawings and engineering for this roof frame system. Implement additional repairs if recommended.
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Attic Insulation
Insulation Type: Fiberglass
Approximate Insulation R-Value on Attic Floor: 20
Attic and Roof Cavity Ventilation
Attic Ventilation Method: Soffit vents, Roof jack vents
Attic and roof cavity ventilation is a frequently-misunderstood element of residential construction. All roof cavities are required to have ventilation. The general default standard is 1 to 150 of the attic area and ideally, this comes from at least 60% lower roof cavity ventilation and 40% upper, but this is a wild over-simplifications of the subject. As a good guiding principle the most important elements for healthy attic spaces, which are traditionally insulated and ventilated are:
- Make sure the ceiling between the living space and the attic is airtight
- Ventilate consistently across the whole lower part of the roof cavity with low, intake soffit venting
- Upper roof cavity venting is less important and if over-installed can exacerbate air migration into the attic from the living space.
- Avoid power ventilators which can depressurize the attic and exacerbate air migration from the house into the attic.
For more information, please see: Link
Exterior/Garage
Siding and Trim
Trim Material: Wood, Fiber cement
Siding Material: Cedar shakes, Fiber-cement
Manufacturers of fiber cement siding have done a poor job helping inspectors and consumers distinguish their products after installation; these products have few if any distinguishing characteristics. This report will site James Hardie manufacturers installation requirements for reference because they are the most common manufacturer of fiber cement siding and the various manufactures seem to share similar installation guidelines. However, reference of these guidelines in this report does not ensure that the fiber cement siding here is a James Hardie product.
Eaves
Fiber cement
Garage
Attached
Automatic Garage Opener: Present
Garage Door Type: Wood
Garage Slab: Concrete
The automatic opener was tested using normal operating controls and was found to be functional. Automatic reverse mechanism was not checked for function and it is recommended that it be periodically checked as typically detailed in the manufacturers installation instructions.
Electrical
Electric Service
Service Entrance: Below Ground
Underground service lateral to this meter. Have utilities marked before digging to prevent damage. Dig alert can be reached by calling 811 or at digalert.org
Service Equipment
Main Panel Amperage: 400
Main Electric Panel Location: Exterior- Back Left Corner
Panel Manufacturer: Murray
AFCI (arc fault protection) is now required on all branch circuits supplying outlets or devices installed in residential dwelling unit kitchens, family rooms, dining rooms, living rooms, parlors, libraries, dens, bedrooms, sunrooms, recreation rooms, closets, hallways, laundry areas, and similar rooms and areas. The goal of this protection is to reduce risks of electrical fires and shock. If AFCI or GFCI breakers continuously trip, or trip for no apparent reason, it would be wise to have a qualified electrician determine the cause.
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Panel found to be in satisfactory condition. Balance of multi-wire circuits is beyond the scope of this evaluation.
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Sub Panel- Second Floor
Service Conductor Size: Aluminum, 4/0, 200 amps
Sub Panel Amperage: 200 amps
Sub Panel Location: Laundry Room
Panel found to be in satisfactory condition.
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Sub Panel- Basement
Service Conductor Size: Aluminum, #2, 100 amps
Sub Panel Amperage: 100 amps
Sub Panel Location: Beneath Stairwell
Panel found to be in satisfactory condition.
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Branch Wiring
Wire Material: Copper, Multi-strand Copper, Multi-strand Aluminum
Wiring Method: Non-metallic sheathed cable, Rigid
No defects noted at visible locations.
Receptacles and Fixtures
Inspection Method: Representative Testing
Electric Receptacles: Three wire receptacles
The floor receptacles are not listed for floor use. Wall outlets should not be used in the floor as they are susceptible to physical damage - a potential safety hazard. Have these receptacles replaced with a listed floor outlets.
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The GFCI protected receptacles indicated did not respond to normal testing and may be defective - they did not re-set indicating they may be wired in series with another GFCI or are defective. Have these receptacles repaired or replaced as needed by a qualified electrician.
Lighting and Switches
Inspection Method: Representative Testing
Indicated vanity lighting in the master bathroom was not functional. Have a qualified electrician evaluate and correct.
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The occupancy sensor switch in the downstairs bedroom / office was not functional. Lighting did not automatically come on when the room was entered. Have a qualified electrician adjust sensitivity or replace as needed.
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Smoke and Carbon Monoxide Alarm Systems
CO Alarms Noted:
Outside all Sleeping AreasOn Main FloorOn 2nd FloorIn Basement
On 3rd FloorIn Bonus Room
CO Alarms: Present
Smoke Alarms Noted:On Main FloorOn 2nd FloorIn BasementOn 3rd FloorIn All BedroomsIn Bonus Room
Carbon monoxide alarms were found and noted during inspection. Be sure to check these regularly. The standard is 1/ floor and 1 outside all sleeping areas.
Testing of smoke and carbon monoxide alarms is outside the scope of this inspection. Only noted is their presence, not weather or not these are functional. Further evaluation typically is completed by a retrofitting specialist as a part of the real estate transfer process. Testing should occur periodically in accordance with manufacturers instructions. Batteries should typically be replaced annually.
Electrical Grounding System
UFER Ground Noted
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 Bonding System
Bonding Noted on Water Pipes, Bonding Noted on Gas Pipes
Bonding connections were noted on the water pipes.
Bonding connections were noted on the gas piping.
Plumbing
Water Meter
Located at front parkway.
Water Pressure Tested During Inspection
Water pressure was checked at approximately 55 psi. Pressure between 40 - 80 psi is within acceptable range.
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Water Service Supply
Pipe Material: Copper
Water Supply: Public water
Pressure Reducing Valve: Present
This house has a pressure reducing valve to control high water pressure in the street.
Distribution Pipe
Supply Pipe Materials: Copper, Only Partly Visible
Functional Flow: Excellent
Angle Stops Testing Note
This home is new. As such, the plumbing system has not been adequately tested by occupants. I ran all plumbing that I was able to today in an effort to test the system but daily use will subject the plumbing system to more significant stress. I recommend monitoring the entire plumbing system after moving in as additional repairs could be needed that cannot not be discovered during inspection today.
Angle stops are the shut offs located below plumbing fixtures such as sinks and toilets. These are designed so that water can be shut off locally to a fixture without shutting off the water to the entire house so that localized fixtures can be serviced and repaired or replaced. Home inspectors do NOT test angle stops during inspection as there is a risk of leakage which could cause damage to the home.
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Please note that the supply pipes are 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.
Waste Pipe and Discharge
Discharge Type: Unknown
Waste drainage from the dwelling is underground and not visible. It is therefore unable to be confirmed weather the connection is municipal or private. Be aware that 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 unlikely, but is another reason why we recommend further evaluation of all sewage discharge systems.
Waste and Vent Pipe Materials: ABS plastic
It was not apparent or disclosed, if this house is on a public sewer connection or on a private on-site septic system. I 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.
Cleanouts were seen at various locations around the exterior and interior of the building. Some shown here.
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Water Heaters
System Type: Tankless- two similar units installed
Manufacturer: Navien
Age: 2018
Energy Source: Gas
Temperature Pressure Relief Value: Present - Not Tested
The temperature and pressure relief valve is arguably one of the most important safety devices in your house. Should the thermostats fail inside your water heater, the TPRV allows excess pressure to "blow off," which will prevent catastrophic build up of temperature and pressure which can make water heaters explosive. I do not test the "blow off valve" during inspection as there is a risk it could stick open and testing could cause the need for a repair. Manufacturers of these relief valves recommend that these be tested annually. You need to decide for yourself if this is the type of annual testing you wish to perform.
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Located in garage
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Water heaters were not checked for function as gas service was off at the time of inspection. Have proper function verified after gas service is restored.
As the water heaters were off at the time of inspection, it was unable to be verified if hot water comes out of the correct side of the sink and shower valves. Recommend that this be verified once water heater are operational as water coming out of the wrong side of a valve carries an increased risk of scalding, particularly in showers.
Steam Unit for Master Bath Shower
System Type: Tankless
Age: 2018
Energy Source: Electricity
Temperature Pressure Relief Value: Present - Not Tested
Bracing : Present
Located in attic near master bathroom.
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Function of shower steam units is beyond the scope of a home inspection. Only noted is location of the system and weather or not it is installed in accordance with building standards.
Exterior Hose Bibs
Backflow valves were seen on exterior hose bibs as required by current standards.
Laundry and Additional Plumbing
Washer
Washer does not have a drip pan beneath it. This is recommended to prevent damage to the structure in the event of a leak. It is possible that the room has a floor drain which is not visible beneath the installed appliances.
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Clothes washers are not evaluated as a part of a home inspection. Comments here only made regarding utility connections and laundry room.
Dryer
Power Source: Gas
Exhaust Duct: Ducted to Exterior
Clothes dryers are not evaluated as a part of a home inspection. Comments here only made regarding utility connections and laundry room.
Laundry Sinks
Tested
Sewage Ejector Pumps
Location: Basement
A sewage ejector pump system was noted in the basement. These are common where the lower plumbing fixtures in the building are below the level of the sewer line so a pump is needed to assist with drainage. The system appeared to be operational at the time of inspection; I tested the pump by running plumbing until I heard the pump come on. No leaks or odors were noted during testing. Opening up the access cover to these systems is beyond the scope of a home inspection. I recommend inquiring with the seller for any ongoing maintenance requirements to ensure a functional system.
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Sump Pumps and Drains
Sump Pumps: Present
A sump pump system was noted for this building. Inquire with the seller for more information about this pump system; is it needed to keep the building dry? Some sump pumps are installed as a prophylactic measure, other systems are critical for keeping a building dry. The importance of this system is impossible to determine during a one-time inspection. Sump pumps always require maintenance.
Fire Suppression
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; are there required or recommended maintenance schedules?
Irrigation
An exterior irrigation system was noted for this home. Sprinkler systems are beyond the scope of this inspection. When testing the system, be sure sprinkler heads are adjusted so the system is not watering the side of the house. Hire a specialist to further evaluate this system as desired.
Water Filters
A water filtration system was noted in the house - see below the kitchen sink. Evaluation of this system and water quality is beyond the scope of this inspection. I recommend inquiring with the seller for any maintenance, warranty or installer information that pertains to this system.
Heating, Cooling, Fireplaces and Ventilation
First and Second Floor Heating Systems
Energy Source: Natural gas
Heating Method: Gas forced air furnaces
Manufacturer: Rheem
Capacity: 100,000 btu each
Age: New
Systems were not able to be operated as gas service was not connected to this home at the time of inspection. Have proper operation verified after service is restored.
Furnaces located in attic.
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Annual servicing of the gas forced air furnace is recommended for safe and reliable heat. The design life of these forced air furnaces is 15-20 years. I recommend keeping these furnaces on a regular service schedule and inquire with the seller for any warranty information and / or service records.
First and Second Floor Air Conditioning Condensers
Manufacturer: Rheem
System Type: Split Systems
Size: 5 Tons each
Energy Source: Electric
Age: New
Located on rooftop.
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The air conditioning systems could not be tested during inspection. Furnaces which serve as air handlers were not yet put into service. Have proper operation confirmed prior to the end of escrow.
Lower Floor Heating System
Energy Source: Electricity
Heating Method: Heat pump
Manufacturer: Rheem
Capacity: 36,000 btu
Age: New
Located in utility closet
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The heating system does not have an adequate working clearance. A 30" working clearance is needed in front of this furnace.
Lower Floor Condenser
Manufacturer: Rheem
System Type: Air Source
Size: 3 Tons
Energy Source: Electric
Age: New
Located on rooftop.
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Annual servicing is recommended for all heating and cooling equipment to ensure reliable performance. This house has an air-sourced heat pump system for the lower floor. The system was tested in both cooling and heating mode during inspection and was operational. This system is brand new. I recommend keeping this heat pump on an annual service schedule and inquire with the builder about any warranty information for this unit.
Air Filters
Filtration Systems: Disposable
Your heating and cooling system has 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.
Heating and Cooling Distribution Systems
Heat Source in Each Room: Present
Distribution Method: Forced Air / Ducts
Mechanical Ventilation Systems
Bath Fan Ducting: Ducted to exterior
Kitchen Fan Ducting: Ducted to exterior
Gas Fireplaces
Fireplace Types: Direct vent - decorative log set
Located in living room, family room, and master bedroom.
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The gas log fireplaces were not able to be operated as gas service was not on at the time of inspection. Recommend verifying operation after service is connected and prior to the close of escrow.
Fuel Storage and Distribution
Gas Meter
Gas Shutoff Location: North side of structure
A gas meter is not yet installed. Location will be at the left side exterior.
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Gas, Propane and Oil Piping
Gas Piping Materials Noted: Steel, CSST
A section of gas pipe in the area of the exterior barbecue passes through concrete without an appropriate sleeve. Contact a qualified plumber for correction as this section of pipe is prone to damage.
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Structure and Basement
Foundation
% of Foundation Not Visible: 90%
Evidence of Seismic Protection: Not visible
Building Configuration: Basement, Slab on grade
Foundation Description: Poured concrete
No evidence of defects noted at the time of inspection.
Floor, Wall and Ceiling Framing
Wall Framing: Not visible
Wall Sheathing: Not visible
Floor Framing: Not visible
Sub-Floor Material: Not visible
Ceiling Framing: Bottom cord of truss
Basement
Partial
This is a new house with a finished basement. It would be wise to monitor carefully the first year for any signs of moisture problems as this is a common problem in basements. During inspection today I checked the baseboard trim and carpeting for visible signs of moisture and no red flags were noted.
Interior
Floors and Floor Materials
Floor Materials: Hardwood
Floor Settlement: None noted
Walls, Ceilings, Trim and Closets
Wall and Ceiling Materials: Drywall
Wall Insulation and Air Bypass
Wall Insulation: Not Visible
Stairs and Railings
Standard
Interior Doors
Hollow Core
Windows
Window Glazing: Double pane
Interior Window Frame: Wood
Window Styles: Casement, Sliding, Single hung
The casement windows are missing a number of the cranks required to operate the windows. Be sure all casement windows have proper operating hardware.
Also noted was a missing decorative bezel around one of the locking levers in an upstairs bedroom.
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Kitchen- Main Floor
Overview
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Sinks and Faucets
Tested
Cabinets and Countertops
Countertop Material: Engineered stone
Cabinet Material: Wood
Ventilation Method
Fan Ducted to Exterior
Appliances
Refrigerator: Present however not included as a part of this inspection.
Dishwasher Air Gap: Present
The dishwasher was inoperative at the time of inspection; the appliance had no power. Repair as needed.
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Disposer is not yet wired to an extension cord and plugged in. Complete installation and verify for operation.
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Gas burning oven and range were not able to be operated as gas service was not yet connected at the time of inspection. Verify for proper operation once utility is connected and during the escrow period.
General Kitchen Condition
Standard
Kitchen- Downstairs
Overview
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Sinks and Faucets
Tested
Cabinets and Countertops
Countertop Material: Slab Surface
Cabinet Material: Wood
Appliances
Dishwasher Air Gap: Present
Disposer: Operated
Installation of dishwasher not yet completed. Complete installation and verify for proper operation.
General Kitchen Condition
Standard
Master Bathroom
Oveview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Steam feature was not functional. Installation may not yet be completed. Verify operation prior to the end of escrow.
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Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
During inspection today I operated all plumbing fixtures in bathrooms. 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. Adequacy of shower waterproofing must also be disclaimed except where visible in accessible crawlspaces. Monitor plumbing after moving into a new home as testing during inspection presents less stress on plumbing than daily use. Please note that vacant homes 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.
Upstairs- South Bedroom
Overview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
Upstairs- Southwest Bedroom
Overview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Use sanded caulking that matches grout to seal up cracking inside corners at tile.
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Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
Upstairs- North Bedroom
Overview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Tested
Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
Downstairs Bedroom / Office
Overview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
Shower appears to be smaller than allowable minimum. Standards require that at least a 30" diameter circle fit on the shower floor. This is a safety concern. Have a qualified contractor further evaluate.
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Bathroom Ventilation
Type: Bath fan
General Bath Condition
Non-standard
Downstairs Hall
Overview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathtub / Shower
The handle for the mixing valve to the master bathroom shower is loose. Secure the loose handle as needed to ensure reliable performance.
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Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
Downstairs- Powder Room
Overview
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Sinks and Cabinets
Tested
Toilet
Tested
Bathroom Ventilation
Type: Bath fan
General Bath Condition
Standard
Paint noted on flooring which leads to poor cosmetic appearance. Likely simple to remove.
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Pools and Spas
Pool and Spa Type
Below Ground, Cement plaster
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Heater
Heater was not able to be operated as gas service was not yet connected at the time of inspection. Have operation verified after utility is connected and prior to the end of escrow.
Filters
Cartridge, Salt water type
Pumps, Blowers and Valves
Filter Pump: Circulation pumps (3 HP), Variable speed
Spa Pump: Spa pump (1 HP), Single speed
Water Feature Pump: .5 HP, Single speed
Filter pump was functional however shows the wording "Alarm!" on the control screen. Recommend that this be evaluated by a qualified pool contractor.
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Pool / Spa Electrical
Satisfactory at visible locations, Operational using normal controls
Fencing, Decking and Coping
According to current standards, at least two of the following seven drowning prevention safety features are needed. None of these features are present which poses a significant drowning risk.
(1) An enclosure that meets the requirements of Section 115923 and isolates the swimming pool or spa from the private single-family home.
(2) Removable mesh fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device.
(3) An approved safety pool cover, as defined in subdivision (d) of Section 115921.
(4) Exit alarms on the private single-family home’s doors that provide direct access to the swimming pool or spa. The exit alarm may cause either an alarm noise or a verbal warning, such as a repeating notification that “the door to the pool is open.”
(5) A self-closing, self-latching device with a release mechanism placed no lower than 54 inches above the floor on the private single-family home’s doors providing direct access to the swimming pool or spa.
(6) An alarm that, when placed in a swimming pool or spa, will sound upon detection of accidental or unauthorized entrance into the water. The alarm shall meet and be independently certified to the ASTM Standard F2208 “Standard Safety Specification for Residential Pool Alarms,” which includes surface motion, pressure, sonar, laser, and infrared type alarms. A swimming protection alarm feature designed for individual use, including an alarm attached to a child that sounds when the child exceeds a certain distance or becomes submerged in water, is not a qualifying drowning prevention safety feature.
(7) Other means of protection, if the degree of protection afforded is equal to or greater than that afforded by any of the features set forth above and has been independently verified by an approved testing laboratory as meeting standards for those features established by the ASTM or the American Society of Mechanical Engineers (ASME).
Water Quality
Salt water
Checking Out Procedure
Check Out List
Oven:Off
Lights:OffClient and Realtor Still In HouseClient Still in HouseRealtor Still in House
Heating and Cooling:Restored to Pre-inspection temperatures
Appliances:Off / finishing cycle
Invoice -- New Construction With Swimming Pool
Pacific Palisades
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Signed Contracts
Diligence Inspections
Inspected by Ryan Horton
