Inspection Report
Prepared For:
Robert Michelson
Kristine Michelson
Property Address:
10326 N. 58th. St.
Phoenix, AZ 85027
 |
 |
Inspect Arizona Companies Inc.
Inspect Arizona Inspector: AZ. #4061310821 West Campbell Ave. Phx. AZ. 85037
Prepared For:
Robert Michelson
Kristine Michelson
Property Address:
10326 N. 58th. St.
Phoenix, AZ 85027
|
|
| Date: 10/3/2002 | Time: 10:04 AM | Report ID: Michelson |
| Property: 10326 N. 58th. St. Phoenix, AZ 85027 |
Customer: Robert Michelson Kristine Michelson |
Real Estate Professional: Seller Owner |
The following definitions of comment descriptions represent this inspection report. 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/or repair or replace of items, components or units should be considered before you purchase the property.
Inspected (I) This term means I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing normal wear and tear.
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.
Requires Immediate Attention (IA) The item, component or unit needs immediate attention by a qualified professional or contractor for the safety of the occupants of the building or further major deterioration or failure of a system or component.
Not Tested (NT) I did 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 or operating.
| Client Is
Present: Yes |
Age Of Home: Over 10 Years |
Radon Test: No |
| Weather: Clear |
Temperature: Below 65 |
Rain in last 3
days: No |
Any acceptance or use of this inspection report shall constitute acceptance of all the terms and Standards set forth by the state of Arizona board of technical registration Standards of Professional Practice adopted by the Arizona chapter of the American Society of Home Inspectors.
| 1.0 | BUILDING
CHARACTERISTICS Comments:Inspected The improvements that are recommended in this report are not considered unusual for a home of this age and location. As with all homes, ongoing maintenance is required and improvements to the systems of the home will be needed over time. |
| 1.1 | SITE DRAINAGE Comments:Repair or Replace There is a water drainage issue at the right side of the home next to the garage. Rain water cannot drain properly away from the foundation because there is a low spot (as pictured). We recommend adding the sufficient amount of soil needed to direct water away from the foundation. The excessive moisture is causing the paint to deteriorate on the concrete foundation.
|
| 1.2 | LANDSCAPING NEXT TO
BUILDING Comments:Inspected The trees and bushes are trimmed in a fashion so damage cannot result from wind movement. Keeping vegetation trimmed back away from the building components will greatly extend the service life of the painted surfaces and minimize the possibilities for damage to the home. |
| 1.3 | CONCRETE DRIVEWAY, WALKWAYS,
PATIOS, ENTRYWAYS, CONDITION Comments:Inspected Exterior concrete was in acceptable condition at the time of inspection. Concrete usually experiences some minor cracking. Minor cracks in exterior concrete are considered typical and are generally caused from settlement and shrinkage. |
| 1.4 | FENCE AND GATES,
CONDITION Comments:Inspected Block fence was in normal condition with minor settlement and shrinkage cracks at various mortar joints (normal). The Gate operated and closed properly entering the rear yard at the left side of the home. |
| 1.5 | IRRIGATION
SYSTEMS Comments:Not Tested The electrical wiring for the system is not installed correctly. All exterior wiring must be installed in conduit and any splices in the wiring placed in a electrical box with a cover. The irrigation system was shut down. All irrigation zones were turned off. We do not reprogram irrigation systems for testing because we cannot be held responsible for the needs of the landscape vegetation. We recommend a qualified landscape professional review the irrigation system before the close of escrow and make the repairs which are needed.
|
| 2.0 | FOUNDATION TYPE, STRUCTURAL
CONDITION Comments:Repair or Replace Foundation is constructed of poured concrete. The condition was normal with minor settlement cracks at various areas. There are repairs needed at the front and rear of the home under the door thresholds and two feet in both directions under the stucco. The concrete was poured in a less then professional like manner. Was not vibrated correctly when poured leaving exposed aggregate or rock. We find this condition on many foundations. This foundation is still serving its intended purpose. The concrete foundation just needs to be repaired with an approved material (concrete patch) so that the door thresholds at the front and rear of the home are supported effectively and correctly. There is not sufficient concrete at either location to support the thresholds or seal under them for moisture and insect concerns. Wood framing is visible under the stucco and the thresholds are hanging over the concrete with no support. We recommend contacting a contractor to make the repairs.
|
| 2.1 | FLOOR TYPE, STRUCTURAL
CONDITION Comments:Inspected Floors at the first level of this home are constructed of poured concrete. The components for the second floor are not visible but are generally constructed of wood floor joists or engineered floor joists. The conditions are acceptable, no visible concerns were present with the floor systems that would give any reason for concern. |
| 2.2 | WALLS, STRUCTURAL
CONDITION Comments:Inspected The exterior of the wall structure of this home is constructed of wood framing (2x6) with EIFS (exterior insulated finish system) stucco. The condition was acceptable with regard to the structural integrity of the wall system. |
| 2.3 | CEILINGS, STRUCTURAL
CONDITION Comments:Inspected Ceilings in home were constructed with ceiling joists or engineered joists at the first floor ceiling. Engineered wood trusses are used at the second floor ceiling with sheetrock. The condition was acceptable with regards to the structural integrity of the ceiling construction. |
| 2.4 | ROOF STRUCTURE TYPE AND
STRUCTURAL CONDITION Comments:Inspected Roof structure of this home is constructed with engineered wood trusses and OSB roof sheathing material (oriented strand board). The condition of the framing materials was acceptable. This was inspected in the attic.
|
| 2.5 | POSTS, BEAMS, COLUMNS,
STRUCTURAL CONDITION Comments:Inspected The wood posts and beams used in the construction of the rear patio roof structure are in acceptable condition. The posts are correctly fastened to the concrete patio floor and the beams are fastened to the posts with approved fasteners. |
| 3.0 | EXTERIOR WALLS,
CONDITION Comments:Repair or Replace We recommend sealing and painting all the exterior stucco cracks so rain water does not have an opportunity to enter the back of the stucco and cause further deterioration to the finish and possibly interior moisture related concerns around the entire home. Cracks in stucco are common and found on most homes. This is associated with settlement and shrinkage of the cement based finish.
|
| 3.1 | EXTERIOR
DOORS Comments:Repair or Replace The rear patio door bottom is split where the bottom latching mechanism is located, repair is needed (picture #1). Picture #2 represents the bottom of the door threshold which is not correctly installed or sealed. The threshold is floating and the concrete foundation needs to be repaired at this area with an approved concrete patch so the threshold is supported effectively and insect and moisture intrusion concerns are minimized.
|
| 3.2 | WINDOWS AND
FLASHINGS Comments:Repair or Replace Windows are dual pane glass. Some windows operate rather hard. We recommend the operating tracks be cleaned and a dry lubricant such as silicone be applied to the tracks for smoother operation. (available at home improvement stores) The windows also need to be caulked at the exterior of the home where the aluminum frames meet the stucco (picture#1). There are cracks in the window frames where light can be seen from the inside of the home out at various windows. These also need to be sealed properly with caulk (picture#2). The dual pane window in the master bedroom has lost its factory seal and is fogged-up, this could be resealed by a window professional (picture#3). The window in the front of the home (living room) needs to be caulked at the inside and outside around the entire perimeter to prevent moisture intrusion. (picture#4).
|
| 3.3 | SOFFITS, FASCIA, EAVES, TRIM,
FLASHINGS Comments:Repair or Replace The soffit vent screen is missing at the second floor of the home at the right side about four feet from the front corner. The screened vents are for attic ventilation but insects and birds can take residence in the attic when the screen is dislodged. There is a bird nest present in the attic at this location.
|
| 3.4 | EXTERIOR ELECTRICAL OUTLETS,
GROUND FAULT CIRCUITS, LIGHTING Comments:Repair or Replace The exterior receptacle at the right side of the rear doors needs to be correctly fastened to the home. The front light next to the entry door does not work. The bulb was removed and electrical power was tested using the switch (power is present).
|
| 3.5 | EXTERIOR PLUMBING,
FAUCETS Comments:Inspected The hose faucets operated correctly at the the front of the home and rear. |
| 4.0 | ROOF
COVERINGS Comments:Repair or Replace Roof covering was observed at numerous areas with a ladder because walking clay or cement roofing material can cause breakage. There are numerous cracked, broken, dislodged and missing tiles over the entire roof. We recommend a qualified contractor review the entire roof and make all the necessary repairs which are needed.
|
| 4.1 | ROOF
FLASHINGS Comments:Repair or Replace Tiles are broken at areas where the roof flashings meet the clay tiles allowing rain water to enter under the flashing and run down the asphalt felt roof membrane which is installed on top of the roof sheathing. Repairing the broken tiles will prevent this from occurring and eliminating the possibility of water entering under the felt membrane causing moisture damage to the attic and interior living areas.
|
| 4.2 | PATIO ROOF COVERINGS,
FLASHINGS Comments:Repair or Replace The patio roof covering is asphalt roll roofing material. The exposed nails used for attachment and the seams need to be sealed with an approved asphalt roof sealant. The waves or ripples are caused from expansion of the roof covering material and are found on most patio roofs to some degree.
|
| 4.3 | ROOF PENETRATIONS, PLUMBING
VENTS, ATTIC VENTS, SKYLIGHTS, CHIMNEYS Comments:Inspected We recommend a roofing contractor review all the roof penetrations because of the existing conditions found at the time of this inspection concerning tiles. |
| 5.0 | ATTIC ACCESS Comments:Inspected Attic access was gained with a ladder at the second floor hallway ceiling through a scuttle opening. |
| 5.1 | INSULATION AND VAPOR
RETARDERS, TYPE VISIBLE Comments:Repair or Replace Attic insulation was visually inspected. The existing amount of insulation present is not consistent with current standards with regard to the R-Value or resistance value. We would recommend additional amount be installed for maximum energy conservation and heating/cooling needs. There is no insulation under the heat pump and other areas where blown cellulose is present. The fiberglass batt insulation which is also present appeared to be installed correctly.
|
| 5.2 | VENTILATION Comments:Inspected Attic has the proper ventilation which was evident while inspecting the attic area. Soffit and gable vents are present. |
| 5.3 | ROOF UNDERLAYMENT, FRAMING,
VISIBLE IN THE ATTIC Comments:Inspected Roof framing and sheathing was inspected while in the attic, we found no cut, altered or damaged components visible. |
| 5.4 | EXPOSED ATTIC WIRING
CONDITIONS Comments:Inspected The electrical wiring which is visible and not covered with insulation was correctly installed. |
| 6.0 | MAIN WATER SHUT-OFF DEVICE,
LOCATION Comments:Not Tested The water shut-off valve to turn off all water to the home is located at the front of the home, the exterior plumbing is copper. We do not operate these valves. Operation could cause the valve to break or leak from not being operated often. These valves accumulate calcium deposits inside and generally will not operate correctly after years of not using the valve. We recommend turning the brass valve off at the meter box located behind the sidewalk if a situation should occur where the need to turn the entire water supply off to the home is needed, and calling a plumber.
|
| 6.1 | INTERIOR WATER SUPPLY
MATERIAL, DISTRIBUTION SYSTEM, AND SUPPORTS Comments:Inspected Interior water supply piping is copper. This is the type of water piping which is visible. |
| 6.2 | INTERIOR DRAIN, WASTE AND
VENT PIPE MATERIAL Comments:Inspected Interior drains and the drainage vent pipes are constructed of ABS and PVC plastic piping. |
| 6.3 | HOT WATER HEATER AND
SYSTEM Comments:Inspected Hot water heater is electric, manufactured by G.E in 1998 with a capacity of 50 gallons located in the garage. Electrical and plumbing connections were consistent with current building standards.
|
| 7.0 | MAIN AND DISTRIBUTION PANEL
LOCATION Comments:Inspected Main electrical service panel, meter and distribution box are located at right side front of home. |
| 7.1 | SERVICE ENTRANCE CONDUCTOR
TYPE, AMPERAGE AND VOLTAGE Comments:Inspected The electrical service conductors are underground copper rated at 120/240 Volt, 200 Amp. single phase. The conductors are correctly terminated from the meter to the distribution panel. |
| 7.2 | MAIN OVERLOAD DEVICE,
GROUNDING, MAIN AND DISTRIBUTION PANEL CONDITION Comments:Inspected The main overload device to turn all electrical power off to the entire home is four 50 Amp. circuit breakers with a common trip attachment. The grounding for the electrical service appears to be the foundation. The copper grounding conductor is visible in the distribution panel but we are unable to determine the exact termination point. The system was tested for proper grounding, no concerns are present. The electrical equipment is watertight and correctly fastened to the home. |
| 7.3 | BRANCH CIRCUIT WIRE TYPE AND
OVERLOAD DEVICES Comments:Repair or Replace Branch circuit wires are copper 120 Volt and aluminum 240 Volt. The overload devices are circuit breakers. The panel cover needs to be marked or labeled identifying which circuit breaker controls what circuit. There is a double-tapped circuit at the bottom right of the Hot Buss. All circuits are required to have separate breakers installed when additional wires are added. There is room for a electrician to add the required circuit breaker inside this distribution panel.(picture#1) Corrections are needed.
|
| 7.4 | LOAD
CONTROLLER Comments:Not Tested There is no load controller present in this electrical system or required. |
| 8.0 | HEATING AND AIR HANDLER
EQUIPMENT Comments:Inspected Heating equipment is a split system electric heat pump manufactured by Air-Quest located at right side of the home. The air handler is in the attic manufactured by Tempstar. The unit was tested in the heating mode. The supply air temperature tested at various registers was 106 degrees which is normal.
|
| 8.1 | AIR CONDITIONING
EQUIPMENT Comments:Not Tested The air conditioning system for this home is the same unit which is supplying heat. Electric heat pumps are manufactured to heat or cool a home in different modes. The cooling system cannot be tested when the outside temperature has not been above 65 degrees for 24 consecutive hours or damage could result to the heat pump compressor. We recommend you have the cooling unit serviced in the spring by a qualified professional before use and yearly as normal home maintenance.
|
| 8.2 | REFRIGERANT PIPE FOR HEAT
PUMPS Comments:Repair or Replace The refrigerant pipe from the heat pump to where it enters the exterior wall of the home needs the insulation replaced for maximum efficiency. This foam type insulation deteriorates rapidly from the heat of the refrigerant pipe and ultra violent rays of the sun. This generally needs to be replaced every few years. A trained HVAC professional should replace this when the unit is serviced.
|
| 8.3 | THERMOSTAT Comments:Inspected The thermostat were inspected for correct installation and proper fastening to the interior wall of the second floor hallway. |
| 8.4 | DISTRIBUTION DUCTS, PIPING,
SUPPORTS, REGISTERS, FILTERS Comments:Inspected Distribution ducts for the heating and cooling were inspected in the attic. They are insulated flexible type supported with straps as required throughout the attic area. The return register where the filter for the system is located is at the second floor hallway ceiling. The filter should be changed monthly. Inspecting the supply register vents, normal air flow was present at all habitable rooms. |
| 9.0 | FLOORS Comments:Inspected Interior floors have covering present, no visual concerns were present to jeopardize the structural integrity of this home. The condition or wear and tear of the carpeting is not part of this inspection. All carpeting experiences wear, we do not judge it or offer opinions of the quality. |
| 9.1 | WALLS,
CEILINGS Comments:Inspected The interior walls and ceilings in this home are in acceptable condition. All homes will have minor shrinkage or settlement cracks because that is the nature of gypsum wall board (sheetrock). We report if cracks are considered excessive. |
| 9.2 | INTERIOR
DOORS Comments:Repair or Replace The closet doors in the master bedroom need to be installed correctly on their operating tracks. |
| 9.3 | INTERIOR STEPS AND
STAIRWAYS Comments:Inspected Interior stairway was constructed to current building standards, handrail is secure, no concerns were present. |
| 9.4 | CEILING FANS Comments:Repair or Replace The ceiling fan in the first floor living room wobbles excessively. The fan needs to be balanced or tightened. |
| 9.5 | ELECTRICAL WIRING, OUTLETS,
SWITCHES, AND LIGHTING Comments:Inspected Receptacles and switches operate properly in the living areas. We test for correct polarity and grounding. |
| 9.6 | SMOKE
DETECTORS Comments:Inspected The smoke detectors were manually tested. We strongly recommend changing the batteries at the close of escrow and checking these monthly. |
| 10.0 | FLOORS, WALLS,
CEILINGS Comments:Repair or Replace The wall at the second floor hall bathroom has excessive moisture penetration at the bottom (as pictured). Repair is recommended and a heavy coat of water resistant paint applied. We recommend tub/shower, sliding doors be installed to minimize moisture related concerns in bathrooms.
|
| 10.1 | TUB SHOWER
UNIT(S) Comments:Inspected There were no concerns present with the operation of this fixture. We do recommend caulking around the unit in the near future.
|
| 10.2 | BATHROOM SINKS, COUNTERTOPS,
CABINETS Comments:Repair or Replace Water is leaking around the faucet in the master bathroom sink at the right side of the faucet handle. The cabinets are in acceptable condition.
|
| 10.3 | TOILETS Comments:Inspected The toilets are correctly installed, no visible leaks present and flushed properly. |
| 10.4 | BATHROOM, ELECTRICAL OUTLETS,
GROUND FAULT CIRCUITS, LIGHTING Comments:Inspected Ground fault circuits were tested in the bathrooms, no concerns were present. Lighting functioned properly. |
| 10.5 | BATHROOM , WATER PRESSURE,
AND DRAINAGE FUNCTIONAL FLOW Comments:Inspected Functional flow was tested at all fixtures by operating multiple faucets at different fixtures simultaneously, water pressure was good. Drains all functioned correctly. |
| 10.6 | BATHROOM EXHAUST
VENTILATION Comments:Inspected Bathroom ventilation fans were operated. They are exterior vented type. |
| 11.0 | FLOOR, WALLS,
CEILINGS Comments:Inspected The condition of the kitchen area was normal.
|
| 11.1 | KITCHEN CABINETS AND
COUNTERTOPS Comments:Inspected Cabinets were in normal condition for the age of this home. Countertops have minor scratches present, this is cosmetic and found on most laminate counters. |
| 11.2 | KITCHEN SINK AND
FAUCET Comments:Inspected The faucet is installed correctly and operated properly. |
| 11.3 | DISPOSER Comments:Inspected Disposer functioned properly. Electrical and plumbing connections were consistent with current standards. |
| 11.4 | KITCHEN ELECTRICAL OUTLETS,
GROUND FAULT CIRCUITS, LIGHTING Comments:Inspected Ground fault circuits were tested. Lighting functioned correctly. |
| 11.5 | RANGE AND
OVEN Comments:Inspected Electric oven and range functioned properly. |
| 11.6 | RANGE
VENTILATION Comments:Inspected Range vent hood is re-circulating type, this operated as intended. |
| 11.7 | DISHWASHER Comments:Inspected Operated manually through cycle, functioned properly. Plumbing and electrical connections are consistent with current standards. |
| 12.0 | WALLS, CEILING,
FLOOR Comments:Inspected The laundry area is in the garage. There is no separation walls making this a laundry room. |
| 12.1 | LAUNDRY PLUMBING
CONNECTIONS Comments:Inspected Plumbing connections are acceptable. |
| 12.2 | DRYER POWER
SUPPLY Comments:Inspected Power supply is electric. This was tested, correct polarity and grounding was present. |
| 12.3 | LAUNDRY ELECTRICAL OUTLETS,
GROUND FAULT CIRCUITS, LIGHTING Comments:Repair or Replace The ceiling light in the garage where the laundry area is located has a broken plastic cover on the florescent light. The receptacles were tested. |
| 12.4 | DRYER VENTING Comments:Repair or Replace The metal dryer vent pipe is full of lint because the termination point at the exterior needs the weather protective cover replaced. The cap is not opening correctly to allow the flow of air from a dryer.
|
| 13.0 | FLOORS, WALLS,
CEILINGS Comments:Repair or Replace The exterior trim needs to be sealed (picture#1) and also the stucco at the bottom of the exterior wall at both sides of the garage door. (picture#2)
|
| 13.1 | PASSAGE DOOR TO
INTERIOR Comments:Inspected Passage door to the interior of the home is fire-rated and self-closing. Operation was acceptable. |
| 13.2 | GARAGE
DOOR(s) Comments:Inspected Garage door is metal, condition was acceptable. |
| 13.3 | GARAGE DOOR
OPENER(s) Comments:Inspected Auto-Opener functioned properly when met with resistance (reversed), electric eyes are present and operational. |
| 13.4 | ELECTRICAL OUTLETS,
LIGHTING Comments:Inspected Ground fault circuits were tested. Lighting functioned correctly. |
Inspect Arizona Companies Inc. 10821 West Campbell Ave. Phx. AZ. 85037 | |
|
Customer | |
|
Home | |
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, efficiency, or safety 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.
BUILDING AND SITE
| 1.1 | SITE DRAINAGE | |
| Repair or Replace | ||
|
There is a water drainage issue at the right
side of the home next to the garage. Rain water cannot drain properly away
from the foundation because there is a low spot (as pictured). We
recommend adding the sufficient amount of soil needed to direct water away
from the foundation. The excessive moisture is causing the paint to
deteriorate on the concrete foundation. | ||
| 1.5 | IRRIGATION SYSTEMS | |
| Not Tested | ||
|
The electrical wiring for the system is not
installed correctly. All exterior wiring must be installed in
conduit and any splices in the wiring placed in a electrical box with
a cover. The irrigation system was shut down. All irrigation zones were
turned off. We do not reprogram irrigation systems for testing because we
cannot be held responsible for the needs of the landscape vegetation. We
recommend a qualified landscape professional review the irrigation
system before the close of escrow and make the repairs which are
needed. | ||
| 2.0 | FOUNDATION TYPE, STRUCTURAL CONDITION | |
| Repair or Replace | ||
|
Foundation is constructed of poured concrete.
The condition was normal with minor settlement cracks
at various areas. There are repairs needed at the front and rear of
the home under the door thresholds and two feet in both directions under
the stucco. The concrete was poured in a less then professional like
manner. Was not vibrated correctly when poured leaving exposed aggregate
or rock. We find this condition on many foundations. This foundation
is still serving its intended purpose. The concrete foundation just needs
to be repaired with an approved material (concrete patch) so that the door
thresholds at the front and rear of the home are supported
effectively and correctly. There is not sufficient concrete at either
location to support the thresholds or seal under them for moisture and
insect concerns. Wood framing is visible under the stucco and the
thresholds are hanging over the concrete with no support. We recommend
contacting a contractor to make the
repairs. | ||
| 3.0 | EXTERIOR WALLS, CONDITION | |
| Repair or Replace | ||
|
We recommend sealing and painting all the
exterior stucco cracks so rain water does not have an opportunity to enter
the back of the stucco and cause further deterioration to the finish and
possibly interior moisture related concerns around the entire home. Cracks
in stucco are common and found on most homes. This is associated with
settlement and shrinkage of the cement based finish. | ||
| 3.1 | EXTERIOR DOORS | |
| Repair or Replace | ||
|
The rear patio door bottom is split where the
bottom latching mechanism is located, repair is needed (picture #1).
Picture #2 represents the bottom of the door threshold which is not
correctly installed or sealed. The threshold is floating and the concrete
foundation needs to be repaired at this area with an approved
concrete patch so the threshold is supported effectively and insect and
moisture intrusion concerns are minimized. | ||
| 3.2 | WINDOWS AND FLASHINGS | |
| Repair or Replace | ||
|
Windows are dual pane glass. Some windows
operate rather hard. We recommend the operating tracks be cleaned and a
dry lubricant such as silicone be applied to the tracks for smoother
operation. (available at home improvement stores) The windows also need to
be caulked at the exterior of the home where the aluminum frames meet the
stucco (picture#1). There are cracks in the window frames where
light can be seen from the inside of the home out at various windows.
These also need to be sealed properly with caulk (picture#2). The dual
pane window in the master bedroom has lost its factory seal and is
fogged-up, this could be resealed by a window professional (picture#3).
The window in the front of the home (living room) needs to be caulked at
the inside and outside around the entire perimeter to prevent moisture
intrusion. (picture#4). | ||
| 3.3 | SOFFITS, FASCIA, EAVES, TRIM, FLASHINGS | |
| Repair or Replace | ||
|
The soffit vent screen is missing at the
second floor of the home at the right side about four feet from the front
corner. The screened vents are for attic ventilation but insects and birds
can take residence in the attic when the screen is dislodged. There is a
bird nest present in the attic at this location. | ||
| 3.4 | EXTERIOR ELECTRICAL OUTLETS, GROUND FAULT CIRCUITS, LIGHTING | |
| Repair or Replace | ||
|
The exterior receptacle at the right side of
the rear doors needs to be correctly fastened to the home. The front light
next to the entry door does not work. The bulb was removed and electrical
power was tested using the switch (power is
present). | ||
| 4.0 | ROOF COVERINGS | |
| Repair or Replace | ||
|
Roof covering was observed at numerous areas
with a ladder because walking clay or cement roofing material can cause
breakage. There are numerous cracked, broken, dislodged and missing tiles
over the entire roof. We recommend a qualified contractor review the
entire roof and make all the necessary repairs which are
needed. | ||
| 4.1 | ROOF FLASHINGS | |
| Repair or Replace | ||
|
Tiles are broken at areas where the roof
flashings meet the clay tiles allowing rain water to enter under the
flashing and run down the asphalt felt roof membrane which is
installed on top of the roof sheathing. Repairing the broken tiles
will prevent this from occurring and eliminating the possibility of water
entering under the felt membrane causing moisture damage to the attic
and interior living areas. | ||
| 4.2 | PATIO ROOF COVERINGS, FLASHINGS | |
| Repair or Replace | ||
|
The patio roof covering is asphalt roll
roofing material. The exposed nails used for attachment and the seams need
to be sealed with an approved asphalt roof sealant. The waves or ripples
are caused from expansion of the roof covering material and are found on
most patio roofs to some degree. | ||
| 4.3 | ROOF PENETRATIONS, PLUMBING VENTS, ATTIC VENTS, SKYLIGHTS, CHIMNEYS | |
| Inspected | ||
|
We recommend a roofing contractor review
all the roof penetrations because of the existing conditions found at
the time of this inspection concerning
tiles. | ||
| 5.1 | INSULATION AND VAPOR RETARDERS, TYPE VISIBLE | |
| Repair or Replace | ||
|
Attic insulation was visually inspected. The
existing amount of insulation present is not consistent with current
standards with regard to the R-Value or resistance value. We would
recommend additional amount be installed for maximum energy conservation
and heating/cooling needs. There is no insulation under the heat pump and
other areas where blown cellulose is present. The fiberglass batt
insulation which is also present appeared to be installed
correctly. | ||
| 7.3 | BRANCH CIRCUIT WIRE TYPE AND OVERLOAD DEVICES | |
| Repair or Replace | ||
|
Branch circuit wires are copper 120 Volt and
aluminum 240 Volt. The overload devices are circuit breakers. The panel
cover needs to be marked or labeled identifying which circuit breaker
controls what circuit. There is a double-tapped circuit at the bottom
right of the Hot Buss. All circuits are required to have
separate breakers installed when additional wires are added. There is room
for a electrician to add the required circuit breaker inside this
distribution panel.(picture#1) Corrections are
needed. | ||
| 8.2 | REFRIGERANT PIPE FOR HEAT PUMPS | |
| Repair or Replace | ||
|
The refrigerant pipe from the heat pump to
where it enters the exterior wall of the home needs the insulation
replaced for maximum efficiency. This foam type insulation deteriorates
rapidly from the heat of the refrigerant pipe and ultra violent rays of
the sun. This generally needs to be replaced every few years. A trained
HVAC professional should replace this when the unit is
serviced. | ||
| 9.2 | INTERIOR DOORS | |
| Repair or Replace | ||
|
The closet doors in the master bedroom need to
be installed correctly on their operating tracks. | ||
| 9.4 | CEILING FANS | |
| Repair or Replace | ||
|
The ceiling fan in the first floor living room
wobbles excessively. The fan needs to be balanced or
tightened. | ||
| 10.0 | FLOORS, WALLS, CEILINGS | |
| Repair or Replace | ||
|
The wall at the second floor hall bathroom has
excessive moisture penetration at the bottom (as pictured). Repair is
recommended and a heavy coat of water resistant paint applied. We
recommend tub/shower, sliding doors be installed to minimize
moisture related concerns in bathrooms. | ||
| 10.2 | BATHROOM SINKS, COUNTERTOPS, CABINETS | |
| Repair or Replace | ||
|
Water is leaking around the faucet in the
master bathroom sink at the right side of the faucet handle. The cabinets
are in acceptable condition. | ||
| 12.3 | LAUNDRY ELECTRICAL OUTLETS, GROUND FAULT CIRCUITS, LIGHTING | |
| Repair or Replace | ||
|
The ceiling light in the garage where the
laundry area is located has a broken plastic cover on the florescent
light. The receptacles were tested. | ||
| 12.4 | DRYER VENTING | |
| Repair or Replace | ||
|
The metal dryer vent pipe is full of lint
because the termination point at the exterior needs the weather
protective cover replaced. The cap is not opening correctly to allow
the flow of air from a dryer. | ||
| 13.0 | FLOORS, WALLS, CEILINGS | |
| Repair or Replace | ||
|
The exterior trim needs to be sealed
(picture#1) and also the stucco at the bottom of the exterior wall at
both sides of the garage door. (picture#2) | ||
