Peoria, Arizona 85383

Transcription

1 Peoria, Arizona Inspection Date: 8/6/2014 Prepared For: Report Number: Inspector: Alan Wendt Prepared By: Wendt Home Inspections 5538 N 5th Lane Phoenix, Arizona Mobile: (602) alan@wendthomeinspections.com Date of Inspection: 8/6/2014 Copyright Wendt Home Inspections - Page 1 of 27

2 Wendt Home Inspections 5538 N 5th Lane, Phoenix, Arizona Mobile: (602) alan@wendthomeinspections.com Address of Inspection:, Peoria, Arizona Client: Date: 8/6/2014 General Information Seller's Agent: Company: Phone: ( )- - Buyer's Agent: Company: Phone: ( )- - Invoice Report Number: Inspection Type: Visual Total Fee: $0.00 Paid By: Credit Card Weather Conditions: Property Status: Approximate Square Feet:4464 Approximate Year Built: 2003 Sunny 95 Fahrenheit Occupied Vacant Partly Occupied New Construction Utilities On Water Off Electric Off Gas Off No Gas/All Electric Copyright Wendt Home Inspections - Page 2 of 27

3 Property Analysis Report Wendt Home Inspections 5538 N 5th Lane, Phoenix, Arizona Date / Time: 8/6/2014 8:00AM Weather Conditions: Sunny 95 Fahrenheit Property: Occupied Partly Occupied Utilities On Electric Off No Gas/All Electric Vacant New Construction Water Off Gas Off Present at inspection: Owner Buyer's Agent Buyer Seller's Agent Tenant Builder's Representative Property Type: Property Style: Property Location: Single Family Single Story Two Story Front Faces North Duplex Three Story Bottom Floor Front Faces South Triplex Middle Floor Top Floor Front Faces East Quadplex Split Foyer / Level Historic Front Faces West Condo Townhouse Patio Home Manufactured SUMMARY OF INSPECTION The inspection resulted in the following summarized items (the locations are listed as viewed from the street facing the property): 1. The items listed in this Summary are not a full and complete list of defects. It is important to read this report in its entirety to fully understand all information obtained. 2. The garage door operator for the left single door garage does not operate when the button is depressed. All other garage doors were functional. (See Figure #1) 3. Personal possessions in garage limited our full view/inspection of garage. I was not able to access the attic from the garage because of the motorcycle. (See Figure #2) (See Figure #3) (See Figure #4) 4. Separations noted in the balcony flooring material; leaks evidence was noted in the ceiling of the patio. Recommend a qualified contractor evaluate the balcony floor and estimate repair cost, before the end of the inspection period. (See Figure #12) (See Figure #13) (See Figure #14) 5. Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. (See Figure #15) (See Figure #16) (See Figure #17) (See Figure #18) (See Figure #19) (See Figure #20) (See Figure #21) 6. Debris noted in roof drains/valleys at various areas of roof. Recommend cleaning to ensure proper drainage as regular maintenance and installing pigeon abatement measures to extend the life of the roof. (See Figure #22) (See Figure #23) 7. Arc fault circuit breakers at main panel box were not tested due to personal possessions inside home. Recommend testing the breakers at final walk-thru. (See Figure #31) 8. The 50amp GFCI protected breaker for the above ground spa did not trip when tested; recommend repairs, by a licensed electrician, for spa safety. (See Figure #32) (See Figure #33) 9. Some Circuit breakers are not labeled inside main/sub panel box; recommend identifying the breakers, for electrical safety. (See Figure #34) (See Figure #35) 10. Missing knockouts noted inside main/sub panel; recommend installing spaces to cover the open spaces, to prevent accidental electrocution. (See Figure #36) 11. Separations noted between light fixtures and exterior walls; repairs recommended, by a qualified repairman, to ensure water tightness. (See Figure #5) 12. Stucco damage noted on front exterior wall; repairs recommended, by a qualified repairman, to prevent water intrusion. (See Figure #6) 13. Minor damaged panels noted on double car garage door. This does not affect the operation of the door. (See Figure #7) 14. Missing insulation noted on large refrigerant line for ground mounted air conditioning unit. Recommend repairs for energy efficiency. (See Figure #41) 15. This property is equipped with an overhead fire sprinkler system. This system is beyond the scope of our inspection, recommend consulting a specialist. (See Figure #38) (See Figure #39) 16. Missing cover noted in side disconnect box for spa; recommend repairs, by a licensed electrician, to prevent shock. (See Figure #37) 17. Noted missing rock veneer on barbecue island. (See Figure #30) 18. Noted out of place curbing at front yard. (See Figure #24) 19. Noted drywall damage from garage door knob in laundry room; recommend repairing the damaged drywall and installing a door stop. (See Figure #51) 20. Sprinkler timer is loose and not attached to the exterior wall; recommend fastening the timer to the wall. (See Figure #25) (See Figure #26) 21. Daylight noted around garage exterior door; weather stripping is missing. Recommend installing weather stripping, by a qualified repairman, Copyright Wendt Home Inspections - Page 3 of 27

4 for energy efficiency. (See Figure #8) (See Figure #9) 22. Separations noted at wood trim forgarage exterior entrance door; recommend caulking and painting to extend the life of the wood and to ensure water tightness. (See Figure #10) 23. Corrosion noted on shut-off valves at water heater. No active leaks noted. (See Figure #40) 24. The seller provided several remote controls for the garage door operators; only two of the remotes were functional. (See Figure #11) 25. Loose toilet noted in the guest bath, loose at floor; repairs recommended, by a qualified repairman, to ensure water tightness. (See Figure #49) 26. Evidence of wood destroying insects noted at wood flooring in water closet. (See Figure #50) 27. Excessive noise noted from exhaust fan for master bath. The fan was operational. (See Figure #42) 28. Separations noted between the counter top and the back splash in master bathroom; caulking recommended to ensure water tightness. (See Figure #43) (See Figure #44) 29. Faucet does not shut off completely for faucet at hall bath tub/shower; noted a very slow drip. Repairs recommended. (See Figure #46) 30. Loose toilet noted in the hall bath, loose at floor; repairs recommended, by a qualified repairman, to ensure water tightness. (See Figure #47) 31. Separations noted between the counter top and the back splash in hall bathroom; caulking recommended to ensure water tightness. (See Figure #48) 32. Noted all four upstairs bedroom doors rub and stick on the frame when closed. Recommend minor adjustment to the door hinges. (See Figure #54) (See Figure #55) (See Figure #56) (See Figure #57) 33. Missing door guides noted at 2nd upstairs bedroom closet doors. (See Figure #58) 34. Water damage noted at windows in 2nd and 3rd upstairs windows. Recommend repairs, by a qualified professional. (See Figure #59) (See Figure #60) 35. Water leak noted at pool valve when the water fall is turned on. The leak stops when the water fall is turned off. Repairs recommended by a qualified pool specialist. (See Figure #62) (See Figure #63) 36. Out of place oven seal noted on oven door. Repairs recommended, by a qualified appliance repair technician. (See Figure #52) 37. Suggest adding anti-tip provisions at the range/oven (See Figure #53) Copyright Wendt Home Inspections - Page 4 of 27

5 Exterior Doors Satisfactory See Remarks/Summary Windows and Skylights Satisfactory See Remarks/Summary Exterior Exterior Wall Covering Location* Front: Brick Veneer & Stucco Satisfactory, where visible Left: Stucco Satisfactory, where visible Right: Stucco Satisfactory, where visible Rear: Stucco Satisfactory, where visible No Cracks Found Common Cracks Major Cracks *Location of exterior walls as viewed from the street towards the property Exterior Trim Wood Metal Stucco Vinyl Satisfactory, where visible See Remarks/Summary Chimney Brick Metal Block See Remarks/Summary N/A Spark Screen: Present Not Present Garage and Carport Garage Carport Attached Detached N/A See Remarks/Summary Door Operator: Operating Not Operating N/A Safety Reverse: Functioning Not Functioning Remarks n/a Grounds 1 Grading General Grading: Satisfactory See Remarks/Summary Sidewalk and Walkway Concrete Brick Common Cracks See Remarks/Summary Satisfactory Driveway Concrete Asphalt Common Cracks See Remarks/Summary Satisfactory Window Wells Metal Brick Concrete See Remarks/Summary N/A Retaining Wall(s) Block Brick Stone Concrete See Remarks/Summary N/A Mortared Joints Dry Weep Holes Drip Irrigation System Operating Not Operating Random Testing Not Tested See Remarks/Summary N/A Type: Manual Automatic Location: Front Rear No Anti-siphon device found Electronic Control Systems are not Tested Drip Systems Emitters are not Inspected Trees and Shrubs Monitor tree limbs/vines near roof edge to extend roof life Satisfactory N/A Vegetation close to exterior surface blocking full view Remarks n/a Copyright Wendt Home Inspections - Page 5 of 27

6 Grounds 2 Fencing See Remarks/Summary Satisfactory Block Wood Metal Stucco Facing Concrete Interlock Gates: RV Side Gate Alley Condition: See Remarks/Summary Needs Adjustment Front Porch See Remarks/Summary Satisfactory Floor: Concrete Wood Brick Patio See Remarks/Summary Satisfactory Floor: Concrete Wood Brick Stone Cover: Open Design Enclosed Covered Roof Barbeque: Natural Gas Propane Fired Not Fired N/A Deck / Balcony See Remarks/Summary Satisfactory Floor: Wood Metal Concrete Cover: Open Design Enclosed Covered Roof Railings/Steps: Satisfactory See Remarks Adjust or modify sprinklers to avoid wetting the house Location: Wood to earth contact noted Location: Remarks 1. There was not propane tank for the barbecue; it was not tested. (See Figure #27) (See Figure #28) (See Figure #29) Electrical Service Entrance Cable Capacity: 200 amps 120 Volts 240 Volts See Remarks/Summary Service Line Entrance: Overhead Underground Conductor Material: Aluminum Copper Stranded Aluminum Not Visible Service Grounding Satisfactory See Remarks/Summary Service Disconnect Electrical Panel Boxes Circuit and Conductors Outlets, Fixtures, and Switches Smoke Detector Carbon Monoxide Detector Location of the main service disconnect: Electric Panel Location: Right Exterior Wall Grounded See Remarks/Summary Fuses Circuit Breakers See Remarks/Summary Subpanel Location: N/A See Remarks/Summary Capacity: 150 amp Capacity of main current disconnect: Right Exterior Wall Wiring: Copper Aluminum Stranded Aluminum See Remarks/Summary GFCI: Exterior Garage Kitchen Bathroom(s) Basement N/A See Remarks/Summary AFCI: Operating Breaker does not trip when tested Not Tested--See Remarks N/A Random Testing Reverse Polarity Open Ground See Remarks/Summary Personal belongings prevent testing of all outlets and switches Operating Not Operating Inaccessible Missing Chirping None Present Recommended that smoke detectors be installed in each bedroom and in the hallway adjoining them. Operating Not Operating Inaccessible None Present--Recommend adding for safety enhancement Remarks 1. This home is equipped with roof mounted solar photovoltaic panels and has accompanying control/monitoring panels. This system is beyond the scope of this inspection and was not inspected. Recommend further review, by a qualified professional. Copyright Wendt Home Inspections - Page 6 of 27

7 Water Service Public Private See Remarks/Summary Plumbing Entrance Pipe Copper Galvanized Brass Plastic PVC Unknown Shut Off Devices The location of main water supply shutoff device: Below Front Hose Bib The location of main gas supply shutoff device: Left Exterior Wall Pipes Copper Galvanized PVC CPVC PEX Polybutylene See Remarks/Summary Water Pressure: 80 psi Tested at Interior Tested at Exterior See Remarks/Summary Leaks: Leaks Observed None Observed Hosebibs: Operating Leaking Not Operating Not Tested Anti-siphon device present at all hose bibs: Yes No Pipe Insulation: Displaced Damaged Missing Not Required Drain / Waste / Vent Pipes ABS Plastic Copper Galvanized Lead Cast Iron Slow Drain Leaks Functional Drainage Observed Waste Disposal: Public Private Septic System Method used to test drain function: Filled Tubs and drained Filled Sinks and drained Flushed Toilets Fuel Distribution Copper Brass Black Iron Stainless Steel CSST Galvanized Main Fuel Shut-off Location: At Meter Sump Pumps Satistfactory See Remarks N/A Water Heater Location: Garage Capacity: 50 gallon See Remarks/Summary Make: Bradford-White Age: 2 years S/N: JF Satisfactory Gas Electric Relief Valve Extension Recirculation Pump Operating Not Operating Not Tested N/A Water Conditioning Water conditioning equipment was present. We cannot determine the effectiveness or proper operability of this equipment within the time and testing parameters of this inspection. N/A Did Not Inspect Laundry Plumbing Type of energy supply for Dryer: Gas Electric (110V) Electric (220v--3 Prong Plug) Electric (220v--4 Prong Plug) Dryer Vent: Satisfactory Missing Vent Cap None Provided Inspection Limited to only visible sections Laundry Room Ventilation: Window Fan Outside in Garage None Provided See Remarks/Summary Remarks n/a Copyright Wendt Home Inspections - Page 7 of 27

8 Heating Heating System See Remarks/Summary N/A Forced Air Furnace Heat Pump Baseboard Thermostat: Operational Not Functioning Missing Attic Mounted Gas Furnace--Upstairs Capacity: BTU Make: Goodman S/N: When turned on by thermostat: Fired Did Not Fire Attic Mounted Gas Furnace--Downstairs Capacity: BTU Make: Goodman S/N: When turned on by thermostat: Fired Did Not Fire Fuel Supply Gas Electric Propane Chimneys, flues, and vents (for gas furnaces only) Venting satisfactory Combustion air ventilation satisfactory N/A Heat Exchanger Partially Observed Not Visible; Enclosed Combustion N/A Distribution Ductwork Radiator See Remarks/Summary Heat source in each room: Yes No Filter Washable Disposable Electronic Electrostatic N/A Missing Dirty Satisfactory Remarks n/a Cooling Cooling System See Remarks/Summary N/A Central Air Room Units Heatpump Evaporate Cooler Energy source: Electric Distribution system: Ductwork Other Cooling source present in each room Cooling source not present in each room--see Remarks Ground Mounted Compressor--Upstairs Capacity: 5 ton Make: Goodman S/N: Not Legible Tested Not Tested Age: 11 years Temperature Differential: No 1: 18 No 2: 22 (Temperature differential measured from register to return; 18 degrees is considered normal.) Ground Mounted Compressor-- Downstairs Remarks Capacity: 5 ton Make: Goodman S/N: Tested Not Tested Age: 11 years old Temperature Differential: No 1: 15 No 2: 19 (Temperature differential measured from register to return; 18 degrees is considered normal.) n/a Master Bathroom Built in Tub Tub/Shower Stall Shower Spa Tub Spa Tub/Shower Steam Unit Sink Vanity Toilet Urinal Bidet Shower Wall Covering: Corian Floor: Tile & Carpet Ventilation: Fan Window Condition: See Remarks/Summary Noisy Fan Fan Not Operational Separations noted in grout in the master bathroom tub/shower. Recommend maintenance to ensure water tightness. Leaks: Leaks Noted--See Remarks Some Signs None Observed Remarks 1. Unable to fully view inside all bath vanity cabinets. (See Figure #45) Copyright Wendt Home Inspections - Page 8 of 27

9 Hall Bathroom Built in Tub Tub/Shower Stall Shower Spa Tub Spa Tub/Shower Steam Unit Sink Vanity Toilet Urinal Bidet Shower Wall Covering: Corian Floor: Tile Ventilation: Fan Window Condition: See Remarks/Summary Noisy Fan Fan Not Operational Separations noted in grout in the hall bathroom tub/shower. Recommend maintenance to ensure water tightness. Leaks: Leaks Noted--See Remarks Some Signs None Observed Remarks n/a Guest Bathroom Built in Tub Tub/Shower Stall Shower Spa Tub Spa Tub/Shower Steam Unit Sink Vanity Toilet Urinal Bidet Shower Wall Covering: Corian Floor: Tile Ventilation: Fan Window Condition: See Remarks/Summary Noisy Fan Fan Not Operational Separations noted in grout in the guest bathroom tub/shower. Recommend maintenance to ensure water tightness. Leaks: Leaks Noted--See Remarks Some Signs None Observed Remarks n/a Water Closet Built in Tub Tub/Shower Stall Shower Spa Tub Spa Tub/Shower Steam Unit Sink Vanity Toilet Urinal Bidet Shower Wall Covering: Floor: Wood Ventilation: Fan Window Condition: See Remarks/Summary Noisy Fan Fan Not Operational Separations noted in grout in the guest bathroom tub/shower. Recommend maintenance to ensure water tightness. Leaks: Leaks Noted--See Remarks Some Signs None Observed Remarks n/a Kitchen Cabinets and Countertops Satisfactory See Remarks/Summary Sink Plumbing Leaks: None Observed Some Signs Leaks Noted Dishwasher Operating Not Operating See Remarks/Summary N/A Airgap Device High Loop No Airgap Method Provided Rusted racks noted inside dishwasher Range/Oven Operating Not Operating Gas Electric See Remarks/Summary N/A Exhaust/Recirculating Fan Operating Not Operating Satisfactory No Fan/Hood Provided N/A Other Appliances Disposal: Operating Not Operating See Remarks/Summary N/A Microwave: Operating Not Operating See Remarks/Summary N/A Compactor: Operating Not Operating See Remarks/Summary N/A Reverse Osmosis: Operating Not Operating See Remarks/Summary N/A Instant Hot Water: Operating Not Operating See Remarks/Summary N/A Floor Sheetgoods Tile Wood See Remarks/Summary Remarks n/a Copyright Wendt Home Inspections - Page 9 of 27

10 Interior Floor Coverings Tile Sheetgoods Wood Wall to Wall Carpet See Remarks/Summary Not Fully Visible Walls Plaster Drywall Masonry Common Cracks Stone See Remarks/Summary Ceilings Plaster Drywall Wood Acoustical Tile Common Cracks See Remarks/Summary Stairs/Railings Satisfactory See Remarks/Summary N/A Interior Doors Hollow Core Raised Panel Solid Core ByPass BiFold Pocket See Remarks/Summary Windows Casement Sliding Single Hung Double Hung Fixed Awning Metal Wood Vinyl Single Pane Dual Paned See Remarks/Summary Security Bars: Present Not Present Safety Releases Become familiar with operation of safety releases on security bars Remarks n/a Attic Attic Access See Remarks/Summary N/A Flat Roof--No Attic Space How Observed: From Service Platform Not Observed Scuttle Hole Pull Down Door No Access Inspection limited to view from service platform. Access Restricked--inspection limited to view from scuttle hole Not all areas were completely visible. Attic Access Location(s) Garage Master Closet Pantry Laundry Room Hallway Moisture Some Signs Extensive None Observed Condensation Storage Heavy Light Floored Not Floored None Provided Vapor Retarder Not Required Foil or Paper backing on insulation Plastic Sheeting Building Paper Condition: Satisfactory Damaged Displaced Missing N/A Insulation Not Visible Fiberglass Cellulose See Remarks/Summary N/A Condition: Satisfactory Displaced Insufficient Approximate R Rating: 38 Approximate Inches: Ventilation Window(s) Attic Fan Whole House Fan Gable End Louvers N/A Ridge Vent Soffit Vent Turbine Roof Vents Condition: Satisfactory Insufficient Framing Cracked/Broken/Sagging Rafters Satisfactory Bracing Cracked/Broken/Sagging Bracing Satisfactory Remarks n/a Copyright Wendt Home Inspections - Page 10 of 27

11 Structural Type of Building Single Family Duplex/Patio Home Townhouse Condominum Framed Wall Masonry Wall Post and Beam Undetermined Wall Condition: Satisfactory Gable Roof Mansard Roof Hip Roof Flat Roof Structure Remarks Foundation: Foundation Type: Post Tension Slab on Grade See Remarks/Summary Satisfactory, where visible Post Columns: Steel Masonry Wood Concrete None Not Determined--Stucco Covered Satisfactory, where visible See Summary/Remarks Floor Structure: Concrete & Framed Satisfactory, where visible Roof Structure: Concrete Roof Tile Prefabricated Roof Trusses Conventional Roof Framing No Attic, not visible Satisfactory, where visible See Summary/Remarks n/a Pool/Spa Pool/Spa Combination Separate Units Pool Only Above Ground Below Ground Did Not Inspect Type: Plaster Fiberglass Aggregate Plastic Liner Tile Condition Satisfactory See Remarks/Summary Pool Fill: Automatic Manual No Pool Fill Satisfactory See Remarks/Summary Anti-siphon Valve Present Heater None Provided Manufacturer: Electric Gas Heat Pump Solar Operating Not Operating--See Remarks Safety Device: Solar heating is beyond the scope of this inspection Pump(s) Operating Not Operating Satisfactory See Remarks/Summary Circulation Pool Sweep Spa Jets Waterscape Time clock not tested Leaks Some Signs Extensive None Observed Filtering System Operating Not Operating Cartridge D.E. Sand Leaking Supported See Remarks/Summary Pool Cleaning System Type: Pop-ups Whips Suction Sweeper Pressure Sweeper Operating Not Operating--See Remarks Lights Operating Not Operating None Provided Pool/Spa Drains Types of Drains: Single/Bottom Drain Only Multiple Bottom Drains Side Wall Drains Drain Cover: Broken Missing Unsafe Old Style Anti-Entrapment Deck, Tile, Steps, & Ladders Decking: Satisfactory See Remarks/Summary Tile: Satisfactory See Remarks/Summary Steps: Steps Seat None Provided See Remarks Ladders: Present Satisfactory See Remarks None Provided Deck/Pool Seam: Satisfactory See Remarks/Summary Air Pump for Spa Operating Not Operating--See Remarks None Safety Child Resistant Barier: Fencing w/ Self-Closing/Self-Latching Gates Self-Closing/Self-Latching Door Closers Alarms None Provided Operating Not Operating--See Remarks/Summary Doors from house to pool are not safety protected Gate to rear yard is not self latching for safety No spark guard noted inside time clock Decking/Skirting Satisfactory See Remarks/Summary N/A Remarks 1. An above ground spa was noted in the rear yard; it was not part of this inspection and was not inspected. (See Figure #61) Copyright Wendt Home Inspections - Page 11 of 27

12 Appendix Figure Number 1 Figure Number 2 The garage door operator for the left single door garage does not operate when the button is depressed. All other garage doors were functional. Personal possessions in garage limited our full view/inspection of garage. I was not able to access the attic from the garage because of the motorcycle. Figure Number 3 Figure Number 4 Personal possessions in garage limited our full view/inspection of garage. I was not able to access the attic from the garage because of the motorcycle. Personal possessions in garage limited our full view/inspection of garage. I was not able to access the attic from the garage because of the motorcycle. Copyright Wendt Home Inspections - Page 12 of 27

13 Figure Number 5 Figure Number 6 Separations noted between light fixtures and exterior walls; repairs recommended, by a qualified repairman, to ensure water tightness. Stucco damage noted on front exterior wall; repairs recommended, by a qualified repairman, to prevent water intrusion. Figure Number 7 Figure Number 8 Minor damaged panels noted on double car garage door. This does not affect the operation of the door. Daylight noted around garage exterior door; weather stripping is missing. Recommend installing weather stripping, by a qualified repairman, for energy efficiency. Copyright Wendt Home Inspections - Page 13 of 27

14 Figure Number 9 Figure Number 10 Daylight noted around garage exterior door; weather stripping is missing. Recommend installing weather stripping, by a qualified repairman, for energy efficiency. Separations noted at wood trim forgarage exterior entrance door; recommend caulking and painting to extend the life of the wood and to ensure water tightness. Figure Number 11 Figure Number 12 The seller provided several remote controls for the garage door operators; only two of the remotes were functional. Separations noted in the balcony flooring material; leaks evidence was noted in the ceiling of the patio. Recommend a qualified contractor evaluate the balcony floor and estimate repair cost, before the end of the inspection period. Copyright Wendt Home Inspections - Page 14 of 27

15 Figure Number 13 Figure Number 14 Separations noted in the balcony flooring material; leaks evidence was noted in the ceiling of the patio. Recommend a qualified contractor evaluate the balcony floor and estimate repair cost, before the end of the inspection period. Separations noted in the balcony flooring material; leaks evidence was noted in the ceiling of the patio. Recommend a qualified contractor evaluate the balcony floor and estimate repair cost, before the end of the inspection period. Figure Number 15 Figure Number 16 Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Copyright Wendt Home Inspections - Page 15 of 27

16 Figure Number 17 Figure Number 18 Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Figure Number 19 Figure Number 20 Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Copyright Wendt Home Inspections - Page 16 of 27

17 Figure Number 21 Figure Number 22 Broken/Out of place roof tile and exposed felt noted at various areas of roof; repairs recommended, by a qualified roofer, to extend the life of the roof. Debris noted in roof drains/valleys at various areas of roof. Recommend cleaning to ensure proper drainage as regular maintenance and installing pigeon abatement measures to extend the life of the roof. Figure Number 23 Figure Number 24 Debris noted in roof drains/valleys at various areas of roof. Recommend cleaning to ensure proper drainage as regular maintenance and installing pigeon abatement measures to extend the life of the roof. Noted out of place curbing at front yard. Copyright Wendt Home Inspections - Page 17 of 27

18 Figure Number 25 Figure Number 26 Sprinkler timer is loose and not attached to the exterior wall; recommend fastening the timer to the wall. Sprinkler timer is loose and not attached to the exterior wall; recommend fastening the timer to the wall. Figure Number 27 Figure Number 28 There was not propane tank for the barbecue; it was not tested. There was not propane tank for the barbecue; it was not tested. Copyright Wendt Home Inspections - Page 18 of 27

19 Figure Number 29 Figure Number 30 There was not propane tank for the barbecue; it was not tested. Noted missing rock veneer on barbecue island. Figure Number 31 Figure Number 32 Arc fault circuit breakers at main panel box were not tested due to personal possessions inside home. Recommend testing the breakers at final walk-thru. The 50amp GFCI protected breaker for the above ground spa did not trip when tested; recommend repairs, by a licensed electrician, for spa safety. Copyright Wendt Home Inspections - Page 19 of 27

20 Figure Number 33 Figure Number 34 The 50amp GFCI protected breaker for the above ground spa did not trip when tested; recommend repairs, by a licensed electrician, for spa safety. Some Circuit breakers are not labeled inside main/sub panel box; recommend identifying the breakers, for electrical safety. Figure Number 35 Figure Number 36 Some Circuit breakers are not labeled inside main/sub panel box; recommend identifying the breakers, for electrical safety. Missing knockouts noted inside main/sub panel; recommend installing spaces to cover the open spaces, to prevent accidental electrocution. Copyright Wendt Home Inspections - Page 20 of 27

21 Figure Number 37 Figure Number 38 Missing cover noted in side disconnect box for spa; recommend repairs, by a licensed electrician, to prevent shock. This property is equipped with an overhead fire sprinkler system. This system is beyond the scope of our inspection, recommend consulting a specialist. Figure Number 39 Figure Number 40 This property is equipped with an overhead fire sprinkler system. This system is beyond the scope of our inspection, recommend consulting a specialist. Corrosion noted on shut-off valves at water heater. No active leaks noted. Copyright Wendt Home Inspections - Page 21 of 27

22 Figure Number 41 Figure Number 42 Missing insulation noted on large refrigerant line for ground mounted air conditioning unit. Recommend repairs for energy efficiency. Excessive noise noted from exhaust fan for master bath. The fan was operational. Figure Number 43 Figure Number 44 Separations noted between the counter top and the back splash in master bathroom; caulking recommended to ensure water tightness. Separations noted between the counter top and the back splash in master bathroom; caulking recommended to ensure water tightness. Copyright Wendt Home Inspections - Page 22 of 27

23 Figure Number 45 Figure Number 46 Unable to fully view inside all bath vanity cabinets. Faucet does not shut off completely for faucet at hall bath tub/shower; noted a very slow drip. Repairs recommended. Figure Number 47 Figure Number 48 Loose toilet noted in the hall bath, loose at floor; repairs recommended, by a qualified repairman, to ensure water tightness. Separations noted between the counter top and the back splash in hall bathroom; caulking recommended to ensure water tightness. Copyright Wendt Home Inspections - Page 23 of 27

24 Figure Number 49 Figure Number 50 Loose toilet noted in the guest bath, loose at floor; repairs recommended, by a qualified repairman, to ensure water tightness. Evidence of wood destroying insects noted at wood flooring in water closet. Figure Number 51 Figure Number 52 Noted drywall damage from garage door knob in laundry room; recommend repairing the damaged drywall and installing a door stop. Out of place oven seal noted on oven door. Repairs recommended, by a qualified appliance repair technician. Copyright Wendt Home Inspections - Page 24 of 27

25 Figure Number 53 Figure Number 54 Noted all four upstairs bedroom doors rub and stick on the frame when closed. Recommend minor adjustment to the door hinges. Suggest adding anti-tip provisions at the range/oven Figure Number 55 Figure Number 56 Noted all four upstairs bedroom doors rub and stick on the frame when closed. Recommend minor adjustment to the door hinges. Noted all four upstairs bedroom doors rub and stick on the frame when closed. Recommend minor adjustment to the door hinges. Copyright Wendt Home Inspections - Page 25 of 27

26 Figure Number 57 Figure Number 58 Noted all four upstairs bedroom doors rub and stick on the frame when closed. Recommend minor adjustment to the door hinges. Missing door guides noted at 2nd upstairs bedroom closet doors. Figure Number 59 Figure Number 60 Water damage noted at windows in 2nd and 3rd upstairs windows. Recommend repairs, by a qualified professional. Water damage noted at windows in 2nd and 3rd upstairs windows. Recommend repairs, by a qualified professional. Copyright Wendt Home Inspections - Page 26 of 27

27 Figure Number 61 Figure Number 62 An above ground spa was noted in the rear yard; it was not part of this inspection and was not inspected. Water leak noted at pool valve when the water fall is turned on. The leak stops when the water fall is turned off. Repairs recommended by a qualified pool specialist. Figure Number 63 Water leak noted at pool valve when the water fall is turned on. The leak stops when the water fall is turned off. Repairs recommended by a qualified pool specialist. Copyright Wendt Home Inspections - Page 27 of 27