Inspection Report John Property Address: 125 Main Street Mesa AZ 85207 Sunrise Inspection Services PLC Paul Stokle 54338 PO Box 6618 Goodyear, AZ. 85338 (480) 432-7066
Table of Contents Cover Page...1 Table of Contents...2 Intro Page...3 General Summary...4 1 Exterior...9 2 Structural Components...16 3 Roofing...21 4 Heating / Central Air Conditioning...26 5 Plumbing System...28 6 Electrical System...31 7 Interiors...36 8 Kitchen...40 9 Master Bathroom...41 10 Hall Bathroom...43 11 Insulation and Ventilation...44 12 Garage...46 13 Home Warranty Information...49 14 Swimming Pools, Equipment and Safety...50 125 Main Street Page 2 of 55
Date: 11/19/2013 Time: 10:00 AM Report ID: Property: 125 Main Street Mesa AZ 85207 Customer: John Comment Key or Definitions Real Estate Professional: The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. Satisfactory (SAT) = I visually observed the item,component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. Maintenance Recommended (MR) = The item, component or unit is not functioning as intended, and needs maintenance or monitoring. Further inspection by a qualified contractor, handy man or homeowner is recommended. Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting. Not Present (NP) = This item, component or unit is not in this home or building. Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement. Report Standard: This report is conducted in accordance with the Arizona Standards of Professional Practice for Home Inspectors Approximate age of building: Over 25 Years Square Footage of Home: 1000-1500 Square Feet Type of building: Single Family (1 story) In Attendance: Vacant (inspector only) Home Faces: South Temperature: Over 65 (F) = 18 (C) Weather: Clear Radon Test: No 125 Main Street Page 3 of 55
General Summary Sunrise Inspection Services PLC PO Box 6618 Goodyear, AZ. 85338 (480) 432-7066 Customer John Address 125 Main Street Mesa AZ 85207 The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. 1. Exterior 1.0 **Eaves, Soffits and Fascias Repair or Replace (1) A gap between the fascia and roof sheathing exists which allows insects or bees to enter. (2) Soffits and exposed eaves had visible moisture deterioration such as peeling paint, stained, or deteriorated wood. (3) At the time of the inspection, Arizona room extension fascia showed severe deterioration requiring extensive repair or replacement. Some prior repairs noted. 1.2 *Doors (Exterior) Repair or Replace (2) The exterior entry door to the garage does not lock. This could be related to the wall and foundation cracks in this area. 125 Main Street Page 4 of 55
1. Exterior At the time of the inspection, the garage exterior door had no flashing installed above its opening and was dependant upon sealant to prevent moisture intrusion. Because sealants will eventually dry, shrink and crack, leaving the home exposed to possible moisture intrusion, you should examine sealant-dependant areas on an annual basis and re-apply sealant as necessary. 1.4 *Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building) Repair or Replace (1) There are cracks and concrete deterioration in the driveway and the entryway. Once cracks appear in driveway surfaces, it s important to make any repairs to prevent further undermining of the materials. Asphalt is typically repaired with caulk that is squeezed into the crack or latex sealers that are poured into it. Concrete cracks must be cleaned out and any loosened material removed. The walls of the crack must be roughed up to accept the concrete patch material. Sealers are often applied over repairs to provide additional strength to the affected areas. Pavers are generally replaced when cracks are bad enough to affect the appearance of the driveway. Recommend corrections to ensure continued durability. (2) There are uneven transitions at the front driveway to walkway and at the West Patio to pool deck. They are both potential trip hazards. (4) The rear patio was not level or flat at the time of the inspection. It appeared to have been installed by persons unfamiliar with good building practices. 2. Structural Components 2.1 *Walls (Structural) Repair or Replace (2) Moderate cracking was visible in the poured concrete foundation wall and in the brick walls. Some cracks at the West wall of the garage appeared to be continuous through the wall. The NE Corner of the home has cracking at both wall sides. The Inspector was not able to determine the cause of cracking. You should consult with a qualified foundation repair contractor or structural engineer before the expiration of your Inspection Objection Deadline to determine the cause of cracking and the likelihood of continued damage and to discuss options and costs for stabilization and or repairs. 4. Heating / Central Air Conditioning 4.6 *Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) Repair or Replace No air flow comes out of the master bathroom heating and cooling vent. Recommend corrections 5. Plumbing System 5.2 *Hot Water Systems, Controls, Chimneys, Flues and Vents Repair or Replace (1) The water heater appears to be leaking. Water present in the catch pan. Access was also restricted. A qualified licensed plumber should repair or correct as needed. 125 Main Street Page 5 of 55
6. Electrical System 6.2 *Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels Repair or Replace (1) Some labels are present, but are illegible or confusing. The main electrical service grounding electrode was not visible at the time of the inspection. A grounding electrode conductor was visible exiting the main panel, but the inspector was unable to confirm its proper termination or proper grounding of the electrical service. Although this is a common condition, you may wish to have proper grounding conditions confirmed by a qualified electrical contractor for safety reasons. (2) Unprotected openings at the bottom of the main electrical panel. Recommend plugging the hole with an approved insert. (3) The main electrical service panel was full and had no room for additional circuit breakers. You may wish to consult with a qualified electrical contractor concerning the need to upgrade the main service panel and to discuss options and costs. 6.4 *Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) Repair or Replace (1) Exposed and improper wiring found at the front of the home under the eaves. Recommend securing in conduit by a licensed electrician. (3) The cover plate for the wall switch at the garage is broken or damaged. (5) No exterior light switch found that would turn on the North facing exterior lights. West light at garage exit door did not light. (6) Laundry room light did not function. This could be a bulb or something more involved. 8. Kitchen 8.4 Ranges/Ovens/Cooktops Repair or Replace Range has not been secured as required by manufacturer's installation instructions. A tip-over hazard exists for small children. Range should be properly secured right-away. 8.5 Range Hood (s) Repair or Replace The microwave range hood has only 15.5" clearance from the stove top. Current Standards call for 24" clearance. Recommend corrections. 9. Master Bathroom 9.0 Toilet Repair or Replace The toilet is loose at the floor. Repairs may involve re-setting the toilet on a new wax seal. The toilet does not discharge properly. Recommend further evaluation by a licensed plumber. 9.2 Bathtub Repair or Replace Hot and cold reversed at the faucet. Damage to the vent cap and surrounding tub area. Deterioration at tub to wall transition. Caulking needed. 125 Main Street Page 6 of 55
12. Garage 12.5 *Garage Door Operators (Report whether or not doors will reverse when met with resistance) Repair or Replace The vehicle garage door at the front of the home will not reverse when met with resistance. Doors that will not reverse when met with resistance can cause injury. Recommend corrections. 14. Swimming Pools, Equipment and Safety 14.2 *Decks, Steps and Coping Condition Repair or Replace (2) Studs sticking through the pool deck from a removed diving board should be removed as they pose a safety hazard. 14.5 *Pumps, Motors & Blowers for Circulation of Water Repair or Replace The pool system pump was excessively noisy during operation. The inspector recommends that this condition be evaluated and any necessary work be performed by a qualified contractor. 14.7 *Skimmers, Visible Piping, Valves, Guages and Drains Repair or Replace There is a leak at the pool filter pipe. 14.9 *Condition of underwater lighting, ground fault circuit interupters (GFCI), conduit, components and timer assemblies. Repair or Replace The pool timer protective cover is missing revealing exposed wiring. The GFCI will not trip below the timer. These are safety concerns. 14.10 *Presence & Condition of Electrical Bonding of Equipment Repair or Replace Pool equipment had loose or disconnected bonding wire. This condition is a potential shock/electrocution hazards and should be corrected by a qualified contractor. 14.14 *Child Safe Barriers Condition Repair or Replace Metal fencing between the pool and the yard is rusted and deteriorated. Recommend replacement. 14.18 s the fence have a self closing latch and a lock on door? Repair or Replace No lock on the pool fences 125 Main Street Page 7 of 55
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property. Prepared Using HomeGauge http://www.homegauge.com : Licensed To Paul Stokle 125 Main Street Page 8 of 55
1. Exterior The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility. Styles & Materials *Siding Material: Wood Full brick Patio: Pavers Brick 1.0 **Eaves, Soffits and Fascias 1.1 *Wall Cladding Flashing and Trim 1.2 *Doors (Exterior) 1.3 *Windows Driveway: Concrete Exterior Entry Doors: Wood Sliding Patio Door Walkways: Concrete Appurtenance: Covered Entryway Patio Walkway SAT NI MR RR NP 1.4 *Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building) 1.5 **Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP Comments: 1.0 (1) A gap between the fascia and roof sheathing exists which allows insects or bees to enter. 1.0 Item 1(Picture) 125 Main Street Page 9 of 55
1.0 (2) Soffits and exposed eaves had visible moisture deterioration such as peeling paint, stained, or deteriorated wood. 1.0 Item 2(Picture) 1.0 Item 3(Picture) 1.0 Item 4(Picture) 1.0 Item 5(Picture) 1.0 (3) At the time of the inspection, Arizona room extension fascia showed severe deterioration requiring extensive repair or replacement. Some prior repairs noted. 1.0 Item 6(Picture) 1.0 Item 7(Picture) 125 Main Street Page 10 of 55
1.1 Exterior trim components at the back of the home were cracked at the time of the inspection and will require repair or replacement. 1.1 Item 1(Picture) 1.2 (1) Air leakage around door and window components was apparent at the time of the inspection. Methods used to prevent air leakage at windows typically include installation of a foam sealant around the window at the time of window installation. Confirmation of effective installation of windows against air leakage would require blower door testing or invasive methods, both of which lie beyond the scope of the General Home Inspection. Methods used to prevent air leakage at doors at the time of installation typically include installation of a foam sealant around the door jamb and installation of weather-stripping and a sweep (sweeps are gaskets which attach to the bottom of a door to seal the area between the bottom of a door and the threshold). Homes without an effective seal against air leakage at doors and windows will incur higher annual heating/cooling costs and occupants may experience lower comfort levels than with a similar home which is effectively sealed. 125 Main Street Page 11 of 55
1.2 (2) The exterior entry door to the garage does not lock. This could be related to the wall and foundation cracks in this area. At the time of the inspection, the garage exterior door had no flashing installed above its opening and was dependant upon sealant to prevent moisture intrusion. Because sealants will eventually dry, shrink and crack, leaving the home exposed to possible moisture intrusion, you should examine sealant-dependant areas on an annual basis and re-apply sealant as necessary. 1.2 Item 1(Picture) 125 Main Street Page 12 of 55
1.4 (1) There are cracks and concrete deterioration in the driveway and the entryway. Once cracks appear in driveway surfaces, it s important to make any repairs to prevent further undermining of the materials. Asphalt is typically repaired with caulk that is squeezed into the crack or latex sealers that are poured into it. Concrete cracks must be cleaned out and any loosened material removed. The walls of the crack must be roughed up to accept the concrete patch material. Sealers are often applied over repairs to provide additional strength to the affected areas. Pavers are generally replaced when cracks are bad enough to affect the appearance of the driveway. Recommend corrections to ensure continued durability. 1.4 Item 1(Picture) 1.4 Item 2(Picture) 125 Main Street Page 13 of 55
1.4 (2) There are uneven transitions at the front driveway to walkway and at the West Patio to pool deck. They are both potential trip hazards. 1.4 Item 3(Picture) 1.4 Item 4(Picture) 1.4 (3) Planting beds were installed against the home foundation. Irrigating planting beds installed next to the home foundation may introduce excessive amounts of moisture to soil supporting the foundation. This condition can cause foundation and other structural damage from undermining, heaving or settling, depending on soil composition, moisture content and other conditions. The Inspector recommends removal of the planting beds or replacement of existing plants with plants having low water requirements. 1.4 Item 5(Picture) Vegetation such as trees, shrubs and / or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. Recommend pruning, moving or removing vegetation as necessary to maintain a minimum of 6 inches of space between vegetation and the building exterior. 125 Main Street Page 14 of 55
1.4 (4) The rear patio was not level or flat at the time of the inspection. It appeared to have been installed by persons unfamiliar with good building practices. 1.4 Item 6(Picture) The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 15 of 55
2. Structural Components The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons. Styles & Materials *Foundation: Poured concrete *Ceiling Structure: Not visible **Columns or Piers: Brick columns **Method used to observe Crawlspace: No crawlspace *Floor Structure: Concrete slab *Roof Structure: Engineered wood trusses **Method used to observe attic: From entry Structure position: Set level with ground *Wall Structure: Wood framing Masonry Brick Roof-Type: Gable Attic access: Garage 2.0 *Foundations, Basement and **Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) SAT NI MR RR NP 2.1 *Walls (Structural) 2.2 *Ceilings (Structural) 2.3 *Floors (Structural) 2.4 **Columns or Piers 2.5 *Roof Structure and **Attic SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP 125 Main Street Page 16 of 55
Comments: 2.0 Cracking in the vertical foundation walls was noted from the exterior. Cracks less than 1/4 inch were noted in the foundation walls. This condition does not yet warrant further investigation provided the movement is not recent or does not show differential movement. If future movement is noted or the cracks grow, then further investigation by a professional structural engineer and/or a licensed qualified foundation contractor will be needed to determine the cause and course of action. Please refer to section 2.1 as there are other structural concerns. 2.0 Item 1(Picture) 2.1 (1) A hole in the brick wall at the West side of the garage needs to be filled. 2.1 Item 1(Picture) 125 Main Street Page 17 of 55
2.1 (2) Moderate cracking was visible in the poured concrete foundation wall and in the brick walls. Some cracks at the West wall of the garage appeared to be continuous through the wall. The NE Corner of the home has cracking at both wall sides. The Inspector was not able to determine the cause of cracking. You should consult with a qualified foundation repair contractor or structural engineer before the expiration of your Inspection Objection Deadline to determine the cause of cracking and the likelihood of continued damage and to discuss options and costs for stabilization and or repairs. 2.1 Item 2(Picture) 2.1 Item 3(Picture) 2.1 Item 4(Picture) 2.1 Item 5(Picture) 2.1 Item 6(Picture) 2.1 Item 7(Picture) 125 Main Street Page 18 of 55
2.1 Item 8(Picture) 2.1 Item 9(Picture) 2.1 Item 10(Picture) 2.1 Item 11(Picture) 2.5 (1) Attic view of trusses 2.5 Item 1(Picture) 2.5 Item 2(Picture) 125 Main Street Page 19 of 55
2.5 (2) Owner belongings in attic. 2.5 Item 3(Picture) The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 20 of 55
3. Roofing The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors. Styles & Materials *Roof Covering: Asphalt composition shingles Roll/Selvage Sky Light(s): None 3.0 *Roof Coverings 3.1 *Flashings *Method of inspecting roof: Walked roof Chimney (exterior): None *Evidence of leaking/ signs of moisture on building components: No SAT NI MR RR NP 3.2 *Skylights, Chimneys and Roof Penetrations 3.3 *Roof Drainage Systems SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP Comments: 3.0 (1) Roll roofing covering the Arizona room appeared to be in serviceable condition at the time of the inspection with the exception of some loose nails on the North side of the roof. 3.0 Item 1(Picture) 3.0 Item 2(Picture) 125 Main Street Page 21 of 55
3.0 (2) At the time of the inspection, asphalt composition shingles covering the East facing roof slope had severe deterioration visible and appeared to need replacing. Other portions of the roof were in better condition. This condition can be due to exposure to prevailing weather patterns or directional exposure to sunlight. You should consult with a qualified roofing contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for repairs. 3.0 Item 3(Picture) 3.0 Item 4(Picture) 3.0 Item 5(Picture) 3.0 Item 6(Picture) 125 Main Street Page 22 of 55
3.0 (3) Damaged asphalt composition shingles noted at the time of the inspection should be replaced to avoid damage to the underlying home structure from moisture intrusion. These were in several different areas. 3.0 Item 8(Picture) 3.0 Item 7(Picture) 3.0 Item 9(Picture) 125 Main Street Page 23 of 55
3.2 (1) The area at which the air handler vent penetrated the roof was reliant upon a sealant to prevent moisture intrusion of the roof structure. Sealants eventually dry, shrink and crack and can allow moisture intrusion of the roof assembly. Moisture intrusion can result in damage to the home structure or materials from decay or deterioration and may result in conditions that encourage mold growth. The Inspector recommends correction by a qualified roofing contractor. If you decide not to pursue correction, you should be diligent in having sealants examined annually and reapplied as necessary. 3.2 Item 1(Picture) 3.2 (2) The plumbing vent pipes need caulking around the perimeter of pipe and boot where boot flange has deteriorated. 3.2 Item 2(Picture) 125 Main Street Page 24 of 55
3.3 (1) Damage to the Arizona room gutters will require replacement. 3.3 Item 1(Picture) 3.3 (2) Run-off water needs to flow away from the side of the house at least 6 feet. This will allow the run-off to get far enough away to not interfere with the foundation. Installation of downspout extensions would help carry the water further away from the foundation. 3.3 Item 2(Picture) The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 25 of 55
4. Heating / Central Air Conditioning The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms. Styles & Materials *Heat Type: Heat Pump Forced Air (also provides cool air) Heat System Brand: PAYNE Air filter type/ condition: Disposable Dirty *Cooling Equipment Energy Source: Electricity Rating BTU/Ton : 3 Ton Forced Air Temperature Variation: 16-22 degrees satisfactory 4.0 *Heating Equipment *Energy Source: Electric Ductwork: Not visible **Types of Fireplaces: None Number of air condioning units and locations: One Roof Extra Info : Wall unit in AZ room. Unit was not tested. Number of Heat Systems/ Location (excluding wood): One Roof Airflow at vents: Adequate Extra Info : No flow at master bathroom *Cooling Equipment Type: Heat Pump Forced Air (also provides warm air) Air Conditiioning Manufacturer: PAYNE Serial # : 0605G31282 SAT NI MR RR NP 4.1 *Normal Operating Controls 4.2 *Automatic Safety Controls 4.3 *Cooling and Air Handler Equipment 4.4 Condensate drain system 4.5 Refrigerant lines 4.6 *Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors) 4.7 *Presence of Installed Heating/Cooling Source in Each Room 4.8 *Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems) SAT NI MR RR NP SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present 125 Main Street Page 26 of 55
Comments: 4.3 The ambient air test was performed by using thermometers on the air handler of heat pump in cool mode to determine if the difference in temperatures of the supply and return air are between 14 degrees and 22 degrees which indicates that the unit is cooling as intended. The supply air temperature on your system read 44 degrees, and the return air temperature was 62 degrees. This indicates the range in temperature drop is normal. 4.4 The AC condensate drain terminates at a plumbing roof vent, recommend routing the condensate to the edge of the roof. 4.4 Item 1(Picture) 4.6 No air flow comes out of the master bathroom heating and cooling vent. Recommend corrections The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 27 of 55
5. Plumbing System The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials. Styles & Materials Main water shut off location: South Exterior Plumbing Water Supply (into home): Copper *Water Heater Power Source: Electric Water Heater Location: Exterior Closet Main water shut off size/ type: 3/4" Ball valve *Plumbing Water Distribution (inside home): Not visible, unable to determine material Water Heater Capacity: 50 Gallon Water pressure: 65 PSI *Plumbing Waste and Vent Piping System: PVC Water Heater Manufacturer: GE SAT NI MR RR NP 5.0 *Plumbing Drain, Waste and Vent Systems 5.1 *Plumbing Water Supply, Distribution System and Fixtures 5.2 *Hot Water Systems, Controls, Chimneys, Flues and Vents 5.3 *Water Heater Automatic Safety Controls (TPR Valve, Thermocouple, etc) 5.4 *Functional Water Flow 5.5 **Cross connections 5.6 *Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks) SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP 125 Main Street Page 28 of 55
Comments: 5.0 Flex line installed on the hall bath sink drain line. This type of pipe can become easily plugged and is not recommend for this application. 5.0 Item 1(Picture) 5.1 There are no backflow preventer valves installed to the exterior hose bibs. Under current standards, backflow preventer valves are required. It would be a good investment to have them installed. 5.2 (1) The water heater appears to be leaking. Water present in the catch pan. Access was also restricted. A qualified licensed plumber should repair or correct as needed. 5.2 Item 1(Picture) 5.2 Item 2(Picture) 5.2 (2) Although the water heater had a drip pan installed, no drain pipe is attached to it. 125 Main Street Page 29 of 55
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 30 of 55
6. Electrical System The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment. Styles & Materials *Electrical Service Conductors: Below ground 220/110 volts Can't determine conductor material Electric Panel Manufacturer: Unknown Electrical service ground: Not visible *Panel capacity: 200 AMP Branch wire: Copper Aluminum *Panel Type (protection devices): Circuit breakers Wiring Methods: Romex SAT NI MR RR NP 6.0 *Location of Main and Distribution Panels 6.1 *Service Entrance Conductors 6.2 *Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels 6.3 *Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage 6.4 *Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls) 6.5 *Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage, carport and exterior walls of inspected structure 6.6 *Operation of GFCI (Ground Fault Circuit Interrupters) 6.7 Doorbell 6.8 Smoke Detectors SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP Comments: 6.0 The main panel box is located at the West exterior. 125 Main Street Page 31 of 55
6.2 (1) Some labels are present, but are illegible or confusing. The main electrical service grounding electrode was not visible at the time of the inspection. A grounding electrode conductor was visible exiting the main panel, but the inspector was unable to confirm its proper termination or proper grounding of the electrical service. Although this is a common condition, you may wish to have proper grounding conditions confirmed by a qualified electrical contractor for safety reasons. 6.2 Item 1(Picture) 6.2 (2) Unprotected openings at the bottom of the main electrical panel. Recommend plugging the hole with an approved insert. 6.2 Item 2(Picture) 125 Main Street Page 32 of 55
6.2 (3) The main electrical service panel was full and had no room for additional circuit breakers. You may wish to consult with a qualified electrical contractor concerning the need to upgrade the main service panel and to discuss options and costs. 6.2 Item 3(Picture) 6.4 (1) Exposed and improper wiring found at the front of the home under the eaves. Recommend securing in conduit by a licensed electrician. 6.4 Item 1(Picture) 125 Main Street Page 33 of 55
6.4 (2) Detached conduit at the back of the home is low voltage wiring for the irrigation system. Recommend corrections. 6.4 Item 2(Picture) 6.4 (3) The cover plate for the wall switch at the garage is broken or damaged. 6.4 Item 3(Picture) 6.4 (4) Several ceiling fans "wobble" at higher speeds. This can be a minor balancing adjustment however some fans that wobble cannot be corrected without replacement. I recommend repair as needed. 6.4 (5) No exterior light switch found that would turn on the North facing exterior lights. West light at garage exit door did not light. 6.4 (6) Laundry room light did not function. This could be a bulb or something more involved. 125 Main Street Page 34 of 55
6.6 Recommend - Predate - This structure predates the requirement for newer construction of Ground Fault protected outlets. For safety reasons, they should be installed in the following locations: Any outlets within 6' of a water source, all circuits in the kitchen (except refrigerator), all exterior locations, any non-dedicated outlets in the garage, and any outlets in an unfinished basement. Before knowing what a GFI is, you should know one thing: A GFI can save your life. A GFI, also known as GFCI, stands for Ground Fault Circuit Interrupter; and it's a type of outlet that protects against electrical shock. GFCI outlets are required in most states, and homeowners should change all older version outlets to GFCI outlets. GFCI plugs or outlets are very important. A GFCI is a device that shuts off an electric circuit when it detects that current is flowing along an unintended path, possibly through water or through a person. It is used to reduce the risk of electric shock. It works by measuring the current leaving the hot side of the power source and comparing it to the current returning to the neutral side. If they are not equal, this means that some of the current is flowing along an unintended path, and the GFCI shuts the power off. In homes built to comply with the National Electrical Code, GFCI protection is required for most outdoor receptacles (since 1973), bathroom receptacle circuits (since 1975), garage wall outlets (since 1978), kitchen receptacles (since 1987), and all receptacles in crawlspaces and unfinished basements (since 1990). (Source: DoItYourself.com). A GFCI is inexpensive to purchase, and inexpensive to install. Find an electrician to install GFCI outlets in your home. At the very least, GFCI outlets should be installed where there is close proximity to water, such as in a kitchen or bathroom. 6.8 Disclaimer - The existing smoke detectors were not tested, but they are only noted as to presence. We do not test the smoke detectors because they may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 35 of 55
7. Interiors The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments. Styles & Materials Ceiling Materials: Gypsum Board Window Types: Single pane Single-hung Sliders 7.0 *Ceilings 7.1 *Walls 7.2 *Floors Wall Material: Gypsum Board Floor Covering(s): Carpet Tile Wood Laminate SAT NI MR RR NP 7.3 **Steps, Stairways, Balconies and Railings 7.4 *Counters and Cabinets other than Kitchen and Bathrooms 7.5 *Doors (representative number) 7.6 *Windows (representative number) 7.7 Closets 7.8 Limited Viewing SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP 125 Main Street Page 36 of 55
Comments: 7.5 (1) Damage noted at the South bedroom entry door. 7.5 Item 1(Picture) 7.5 (2) The door handle for the SE bedroom has the lock on the wrong side. 7.5 Item 2(Picture) 7.7 Damage was noted at the South bedroom closet door. 7.7 Item 1(Picture) 125 Main Street Page 37 of 55
7.8 Inspection was limited in the following areas due to tenants belongings: Living room, Family Room, Bedrooms, Easting area, Laundry room, Garage, Under the kitchen sink and in closets. 7.8 Item 1(Picture) 7.8 Item 2(Picture) 7.8 Item 3(Picture) 7.8 Item 4(Picture) 7.8 Item 5(Picture) 7.8 Item 6(Picture) 125 Main Street Page 38 of 55
7.8 Item 7(Picture) 7.8 Item 8(Picture) 7.8 Item 9(Picture) 7.8 Item 10(Picture) The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 39 of 55
8. Kitchen The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable. Styles & Materials Countertop: Laminate Dishwasher drain: High loop method Range/ Oven: Electrical SAT NI MR RR NP 8.0 Sink 8.1 *Countertops 8.2 *Cabinets 8.3 Dishwasher 8.4 Ranges/Ovens/Cooktops 8.5 Range Hood (s) 8.6 Microwave 8.7 Food Waste Disposer SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP Comments: 8.0 Typical scratches noted. 8.1 Typical wear to kitchen countertops. 8.2 Some loose hardware noted. 8.3 The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. The loop is not secured. Recommend securing. 8.4 Range has not been secured as required by manufacturer's installation instructions. A tip-over hazard exists for small children. Range should be properly secured right-away. 8.5 The microwave range hood has only 15.5" clearance from the stove top. Current Standards call for 24" clearance. Recommend corrections. The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report. 125 Main Street Page 40 of 55
9. Master Bathroom SAT NI MR RR NP 9.0 Toilet 9.1 Sink 9.2 Bathtub 9.3 Shower 9.4 *Countertops/ Cabinets SAT= Satisfactory, NI= Not Inspected, MR= Maintenance Recommended, RR= Repair or Replace, NP= Not Present SAT NI MR RR NP Comments: 9.0 The toilet is loose at the floor. Repairs may involve re-setting the toilet on a new wax seal. The toilet does not discharge properly. Recommend further evaluation by a licensed plumber. 9.2 Hot and cold reversed at the faucet. Damage to the vent cap and surrounding tub area. Deterioration at tub to wall transition. Caulking needed. 9.2 Item 1(Picture) 9.2 Item 2(Picture) 125 Main Street Page 41 of 55