OC Home Inspect. 333 S Crest Rd Orange, CA (714) guybrianadams@gmail.com Inspected By: Brian Adams

Transcription

1 OC Home Inspect 333 S Crest Rd Orange, CA (714) guybrianadams@gmail.com Inspected By: Brian Adams Comprehensive Property Inspection Prepared For: Property Address: Orange, CA Inspected on Sat, Aug at 12:50 PM

2 Table of Contents 1044 N Encanto St, Orange, CA General 4 Site 4 Exterior 5 Garage 5 Roofing 7 Structure 7 Electrical 8 HVAC 13 Plumbing 16 Bathrooms 19 Kitchen 22 Laundry 23 Interior 24 Pool/Spa 26 Lawn Sprinkler 31 Report Summary 33 Page 2 of 46

3 Thank you for the opportunity to conduct a home inspection of the property listed above. We understand that the function of this report is to assist you in understanding the condition of the property to assist in making an informed purchase decision. The report contains a review of components in the following basic categories: site, exterior, roofing, structure, electrical, HVAC, plumbing, and interior. Additional categories may or may not be included. The report is designed to be easy to read and comprehend however it is important to read the entire report to obtain a full understanding of the scope, limitations and exclusions of the inspection. In addition to the checklist items of the report there are several comments which are meant to help you further understand certain conditions observed. These are easy to find by looking for their icons along the left side margin. Comments with the blue icon are primarily informational and comments with the orange icon are also displayed on the summary. Please read them all. DEFINITION OF CONDITION TERMS Satisfactory: At the time of inspection the component is functional without observed signs of a substantial defect. Marginal: At the time of inspection the component is functioning but is estimated to be nearing end of useful life. Operational maintenance recommended. Replacement anticipated. Repair or Replace: At the time of inspection the component does not function as intended or presents a Safety Hazard. Repair or replacement is recommended. Further Evaluation: The component requires further technical or invasive evaluation by qualified professional tradesman or service technician to determine the nature of any potential defect, the corrective action and any associated cost. Safety: Poses a risk of injury or death. Page 3 of 46

4 General 1044 N Encanto St, Orange, CA Property Type: Single Family Stories: Two Approximate Age: 28 Years Age Based On: Listing Bedrooms/Baths: 5/3 Door Faces: West Furnished: No Occupied: No Weather: Overcast Temperature: Warm Soil Condition: Dry Utilities On During Inspection: Electric Service, Gas Service, Water Service People Present: Client, Selling Agent Site The condition of the vegetation, grading, surface drainage and retaining walls that are likely to adversely affect the building is inspected visually as well as adjacent walkways, patios and driveways. Site Grading: Vegetation: Retaining Walls: Driveway: Walkways: Steps/Stoops: Patios/Decks: Sloped Toward Structure Generally Maintained Concrete Concrete, Stone Concrete, Stone Stone Concrete Condition: Marginal Page 4 of 46

5 Exterior 1044 N Encanto St, Orange, CA The visible condition of exterior coverings, trim and entrances are inspected with respect to their effect on the condition of the building. Exterior Covering: Exterior Trim Material: Windows: Entry Doors: Balconies: Railings: Stucco Not Present Vinyl Wood, Vinyl Concrete Metal Garage Garage Type: Garage Size: Door Opener: Opener Safety Feature: Interior Door: Attached 3 Car Screw Drive Light Beam Self Closing Hinge, Fire Rated Condition: Repair or Replace Page 5 of 46

6 (Garage continued) Comment 1: Interior garage door is fire rated and has a self closing hinge. However the door does not self-close completely. This condition is a safety hazard. Recommend adjusting the self closing hinge so that door self closes completely. Figure 1-1 Comment 2: Vacuum system in garage tested successfully. Figure 2-1 Page 6 of 46

7 Roofing 1044 N Encanto St, Orange, CA The visible condition of the roof covering, flashings, skylights, chimneys and roof penetrations are inspected. The purpose of the inspection is to determine general condition, NOT to determine life expectancy. Inspection Method: Roof Design: Roof Covering: Approximate Roof Age: Ventilation Present: Vent Stacks: Chimney : Sky Lights: Flashings: Soffit and Fascia: Gutters & Downspouts: Structure From Ground with Binoculars Hip Clay Barrel Tile 28 Years Soffit, Ridge Vents Metal Masonry Not Present Metal Wood Metal The visible condition of the structural components is inspected. The determination of adequacy of structural components is beyond the scope of a home inspection. Foundation Types: Foundation Material: Floor Structure: Subflooring: Slab on Grade Poured Concrete Concrete Slab, Wood Frame Plywood Page 7 of 46

8 (Structure continued) Attic Attic Entry: Roof Framing Type: Roof Deck Material: Vent Risers: Insulation: Garage, Bedroom Closet Joist and Rafters Plywood Not Present Fiberglass Batts Electrical The inspector can not inspect hidden wiring or verify if the number of outlets is per the National Electric Code. A representative number of outlets, switches and fixtures are tested for operation. Type of Service: Main Disconnect Location: Service Panel Location: Service Panel Manufacturer: Service Line Material: Service Voltage: Service Amperage: Service Panel Ground: Branch Circuit Wiring: Overcurrent Protection: GFCI/AFCI Breakers: Smoke Detectors: Carbon Monoxide Detector: Underground Service Panel Exterior Bryant Copper 240 volts 200 amps Cold Water Pipe Non-Metallic Shielded Copper Breakers Yes 9 volt Battery Type Condition: Safety Yes Page 8 of 46

9 (Electrical continued) Comment 3: Alarm sensor on living room window is detached. Figure 3-1 Comment 4: Carbon monoxide detector tested successfully. Figure 4-1 Page 9 of 46

10 (Electrical continued) Comment 5: Smoke detector not located in every bedroom. This is a safety hazard. Recommend installing smoke detectors in every room. Figure 5-1 Comment 6: Electrical service panel. All breakers tested successfully and appears to be wired correctly. Figure 6-1 Page 10 of 46

11 (Electrical continued) Comment 7: Exposed wiring below service panel. Recommend having licensed technician cap or remove since it is no longer in use. Figure 7-1 Comment 8: Ceiling fan in master bedroom wobbled when tested and the light flicked off and on. Figure 8-1 Page 11 of 46

12 (Electrical continued) Comment 9: Junction box in master bedroom is not anchored. Figure 9-1 Comment 10: Exposed wiring in bedroom closet. Recommend having licensed technician remove or repair. Figure 10-1 Page 12 of 46

13 HVAC HVAC System Type: 1044 N Encanto St, Orange, CA Central Split System Comment 11: Switch near wet bar in cabinet powers exhaust fans upstairs. Heating Figure 11-1 The heating system is inspected visually and operated by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of the heating system is beyond the scope of a home inspection. A licensed HVAC contractor should be consulted if in question. Location: Garage Type of Equipment: Forced Air Manufacturer: Trane Heating Fuel: Gas Condition: Marginal Input BTUs: Approximate Age: 28 Years Filter Type: Washable Condition: Repair or Replace Output Temperature: 105 Type of Distribution: Flexible Ducting Page 13 of 46

14 (Heating continued) Comment 12: Furnace appears to be installed correctly and tested successfully. Figure 12-1 Comment 13: Recommend running hard pipe to extend gas line outside of furnace. Once outside of furnace gas flex may be used. Figure 13-1 Furnaces over 10 years old should be checked, cleaned and serviced yearly by a licensed contractor. Page 14 of 46

15 (HVAC continued) Cooling The cooling system is inspected by operation of the equipment by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of cooling system is beyond the scope of a home inspection. A licensed HVAC contractor should be consulted if in question. Energy Source: Type of Equipment: Condenser Make: Condensor Size: Condenser Approximate Age: Condesate Drainage: AC Supply Air Temp: 62 AC Return Air Temp: 80 AC Temperature Drop: 18 Electric Split System Trane 60,000 BTU (5 Tons) 28 Years To Waste Drain Comment 14: Condenser is placed properly on level pad and meets minimum clearance requirements from structure. Fuses tested successfully. Figure 14-1 Page 15 of 46

16 (Cooling continued) Comment 15: Line set insulation near condenser has deteriorated. Recommend re-insulating for maximum efficiency. Figure 15-1 Plumbing Air conditioners over 10 years old and heat pumps over 5 years old should be checked, cleaned and serviced yearly by a licensed contractor. The plumbing system is inspected visually and by operating a representative number of fixtures and drains. Private water and waste systems are beyond the scope of a home inspection. Water Service: Supply Pipe Material: Location of Main Water Shutoff: Sewer System: Waste Pipe Material: Location of Fuel Shutoff: Public Copper At Meter Public ABS Plastic At Meter Page 16 of 46

17 (Plumbing continued) Comment 16: Water leak detected at square head plug in drain line under wet bar sink. Figure 16-1 Comment 17: Water softener tested successfully. Figure 17-1 Page 17 of 46

18 (Plumbing continued) Comment 18: Gas meter with main shut off valve. Figure 18-1 Comment 19: Water pressure tested at 65 psi. This is within recommended levels. Figure 19-1 Page 18 of 46

19 (Plumbing continued) Water Heater Manufacturer: Fuel: Capacity: Approximate Age: Temp & Pressure Relief Valve: Fuel Disconnect: Seismic Straps Installed: Rheem Natural Gas 73 gal 10 Years Present With Blow Off Leg In Same Room Yes Comment 20: Water heater is properly installed. Figure 20-1 Bathrooms Page 19 of 46

20 (Bathrooms continued) Bathroom #1 Location: Bath Tub: Shower: Sink(s): Toilet: Shower Walls: Tub Surround: Floor: Ventilation Type: GFCI Protection: Bathroom #2 Location: Bath Tub: Shower: Sink(s): Toilet: Shower Walls: Tub Surround: Floor: Hallway Recessed In Tub Vessel Bowl Standard Tank Tile Not Present Tile Window Outlets Master Recirculating Condition: Further Evaluation Required Stall Double Vanity Standard Tank Glass Tile Tile Page 20 of 46

21 (Bathroom #2 continued) Ventilation Type: GFCI Protection: Window Outlets Comment 21: When jets for bathtub were tested the motor made a noise and jets did not come on. When I attempted to turn on jets a second time the light on the button did not come on and nothing happened. Figure 21-1 Bathroom #3 Location: Bath Tub: Shower: Sink(s): Toilet: Shower Walls: Tub Surround: Hallway Upstairs Recessed In Tub Double Vanity Condition: Repair or Replace Low Rise Tank Tile Not Present Page 21 of 46

22 (Bathroom #3 continued) Floor: Ventilation Type: GFCI Protection: Tile Window Outlets Comment 22: Hot water line on right sink in hallway bathroom upstairs is not connected. Figure 22-1 Kitchen Cabinets: Countertops: Sink: Wood Granite Single Page 22 of 46

23 (Kitchen continued) Appliances This is a cursory check only of the specified appliances. The accuracy or operation of timers, temperature or power level controls is beyond the scope of this inspection. Oven: Cooktop: Dishwasher: Microwave: Disposal: Kitchen Aid Kenmore Kitchen Aid Insinkerator Laundry Built In Cabinets: Laundry Sink: Dryer Venting: GFCI Protection: Laundry Hook Ups: Yes Yes To Exterior Yes Yes Page 23 of 46

24 (Laundry continued) Comment 23: Drywall has been patched in laundry room and paint does not match. Figure 23-1 Interior Floors: Walls: The interior inspection is limited to readily accessible areas that are not concealed by furnishings or stored items. A representative number of windows and doors. Window Types: Window Materials: Entry Door Types: Entry Door Materials: Interior Door Materials: Fireplace: Tile, Carpet, Wood Condition: Repair or Replace Painted Drywall Condition: Repair or Replace Single Hung, Sliders, Fixed Vinyl Sliding, Hinged Wood, Vinyl Wood Manufactured Page 24 of 46

25 (Interior continued) Comment 24: Floor molding in bedroom is damaged at corner near closet. Figure 24-1 Comment 25: Carpet is stained in bedrooms upstairs. Figure 25-1 Figure 25-2 Page 25 of 46

26 Pool/Spa 1044 N Encanto St, Orange, CA The inspection of the pool/spa and related components is limited to the visual observation of the listed components if operating. The determination of if the pool is leaking or will leak is beyond the scope of this inspection. Deck Material: Interior Finish: Installed Equipment: Type of Barrier: Concrete Condition: Marginal Concrete/Aggregate Filter, Pump Motor was turned on and appears to function no warrantee is implied regarding condition of motor, Heater Fence, Wall Condition: Safety Comment 26: Pool and spa lights tested successfully. Figure 26-1 Page 26 of 46

27 (Pool/Spa continued) Comment 27: Pool equipment. Figure 27-1 Comment 28: All gates leading to pool area should be 60 inches tall, self closing and self latching. The two present do moment these requirements. This is a safety hazard. Figure 28-1 Figure 28-2 Page 27 of 46

28 (Pool/Spa continued) Comment 29: Crack in concrete deck near edge of pool. Figure 29-1 Comment 30: Cracks in concrete patio to the right of pool. Figure 30-1 Page 28 of 46

29 (Pool/Spa continued) Comment 31: Crack in concrete deck near edge of spa. Figure 31-1 Comment 32: Leak detected at seal of pool filter. Figure 32-1 Page 29 of 46

30 (Pool/Spa continued) Comment 33: Pool and spa have several areas that need resurfacing. Figure 33-2 Figure 33-1 Figure 33-3 Page 30 of 46

31 (Pool/Spa continued) Comment 34: Leak detected in pool pump piping. Figure 34-1 Lawn Sprinkler Water Supply: Motor/Pump: Valves: Timer: Visible Piping: Electrical Connections: Municipal Electric Mechanical Electric Clock PVC Conduit Page 31 of 46

32 (Lawn Sprinkler continued) Comment 35: Sprinkler controls tested successfully. Figure 35-1 Page 32 of 46

33 Report Summary 1044 N Encanto St, Orange, CA Garage 1) Interior garage door is fire rated and has a self closing hinge. However the door does not self-close completely. This condition is a safety hazard. Recommend adjusting the self closing hinge so that door self closes completely. Figure 1-1 Page 33 of 46

34 (Report Summary continued) Electrical 2) Alarm sensor on living room window is detached. Figure 2-1 3) Smoke detector not located in every bedroom. This is a safety hazard. Recommend installing smoke detectors in every room. Figure 3-1 4) Exposed wiring below service panel. Recommend having licensed technician cap or remove since it is no longer in use. Page 34 of 46

35 (Report Summary continued) Figure 4-1 5) Ceiling fan in master bedroom wobbled when tested and the light flicked off and on. Figure 5-1 6) Junction box in master bedroom is not anchored. Page 35 of 46

36 (Report Summary continued) Figure 6-1 7) Exposed wiring in bedroom closet. Recommend having licensed technician remove or repair. Figure 7-1 Page 36 of 46

37 (Report Summary continued) HVAC: Heating 8) Recommend running hard pipe to extend gas line outside of furnace. Once outside of furnace gas flex may be used. Figure 8-1 HVAC: Cooling 9) Line set insulation near condenser has deteriorated. Recommend re-insulating for maximum efficiency. Figure 9-1 Page 37 of 46

38 (Report Summary continued) Plumbing 10) Water leak detected at square head plug in drain line under wet bar sink. Figure 10-1 Bathrooms: Bathroom #2 11) When jets for bathtub were tested the motor made a noise and jets did not come on. When I attempted to turn on jets a second time the light on the button did not come on and nothing happened. Figure 11-1 Page 38 of 46

39 (Report Summary continued) Bathrooms: Bathroom #3 12) Hot water line on right sink in hallway bathroom upstairs is not connected. Figure 12-1 Laundry 13) Drywall has been patched in laundry room and paint does not match. Figure 13-1 Page 39 of 46

40 (Report Summary continued) Interior 14) Floor molding in bedroom is damaged at corner near closet. Figure ) Carpet is stained in bedrooms upstairs. Figure 15-1 Figure 15-2 Page 40 of 46

41 (Report Summary continued) Pool/Spa 16) All gates leading to pool area should be 60 inches tall, self closing and self latching. The two present do moment these requirements. This is a safety hazard. Figure 16-1 Figure ) Crack in concrete deck near edge of pool. Figure ) Cracks in concrete patio to the right of pool. Page 41 of 46

42 (Report Summary continued) Figure ) Crack in concrete deck near edge of spa. Figure ) Leak detected at seal of pool filter. Page 42 of 46

43 (Report Summary continued) Figure ) Pool and spa have several areas that need resurfacing. Figure 21-2 Figure 21-1 Page 43 of 46

44 (Report Summary continued) Figure ) Leak detected in pool pump piping. Figure 22-1 Page 44 of 46

45 The Parties understand and voluntarily agree as follows: 1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written report identifying the defects that INSPECTOR both observed and deemed material. INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report. The report is only supplementary to the seller s disclosure. 2. Unless otherwise indicated below, CLIENT understands that INSPECTOR will NOT be testing for the presence of radon a colorless, odorless, radioactive gas that may be harmful to humans. Unless otherwise indicated below, CLIENT understands that INSPECTOR will NOT be testing for mold. Unless otherwise indicated in a separate writing, CLIENT understands that INSPECTOR will not test for compliance with applicable building codes or for the presence of potential dangers arising from asbestos, lead paint, formaldehyde, molds, soil contamination, and other environmental hazards or violations. 3. The inspection and report are for the use of CLIENT only, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repairpersons, and other interested parties. INSPECTOR shall be the sole owner of the report and all rights to it. INSPECTOR accepts no responsibility for use or misinterpretation by third parties, and third parties who rely on it in any way do so at their own risk and release INSPECTOR (including employees and business entities) from any liability whatsoever. Any third parties who rely on the report in any way also agree to all provisions in this Agreement. INSPECTOR S inspection of the property and the report are in no way a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. All warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded to the fullest extent allowed by law. If any structure or portion of any structure that is to be inspected is a log home, log structure or includes similar log construction, CLIENT understands that such structures have unique characteristics that make it impossible for an inspector to inspect and evaluate them by an exterior visual inspection. Therefore, the scope of the inspection to be performed pursuant to this Agreement does not include decay of the interior of logs in log walls, log foundations or roofs, or similar defects. 4. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents and/or employees, for claims or damages, costs of defense or suit, attorney s fees and expenses arising out of or related to the INSPECTOR S negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building even if the CLIENT has been advised of the possibility of such damages. The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the stated fee. 5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job Page 45 of 46

46 function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing. 6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) written notification of adverse conditions within 14 days of discovery; and (2) access to the premises. Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind. 7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the INSPECTOR has its principal place of business. In the event that CLIENT fails to prove any claims against INSPECTOR in a court of law, CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims. 8. If any court declares any provision of this Agreement invalid, the remaining provisions will remain in effect. This Agreement represents the entire agreement between the parties. All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein. No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR. No change shall be enforceable against any party unless it is in writing and signed by the parties. This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees. CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection. 9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay all legal and time expenses incurred in collecting due payments, including attorney s fees, if any. If CLIENT is a corporation, LLC, or similar entity, the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity. 10. If CLIENT requests a re-inspection, the re-inspection is also subject to all the terms and conditions set forth in this agreement. 11. This Agreement is not transferable or assignable. 12. Should any provision of this Agreement require judicial interpretation, the Court shall not apply a presumption that the term shall be more strictly construed against one party or the other by reason of the rule of construction that a document is to be construed more strictly against the party who prepared it. 13. Your inspector may have an affiliation with a third party service provider ("TPSP") in order to offer you additional value-added services. By entering into this agreement you (a) authorize your inspector to provide your contact information (including telephone number) to the TPSP, (b) waive and release any restrictions that may prevent the TPSP from contacting you (including by telephone), and (c) authorize the TPSP to contact you (including by telephone) regarding special home alarm system offers. Page 46 of 46