inspection report

Transcription

inspection report

Report: New Home Warranty Sample Report
Page 1
Inspection Address: ,,
INSPECTION REPORT
New Home Sample Report.
Updated 06-01-2007
The Defects Identified In This Sample Report are a Small Representative Number of
Defects that I See Daily on New Home Warranty Inspections.
All Defects Identified in this sample report were on homes less than one year old, and
after disclosure were repaired by the builders, or responsible contractors.
Defects identified with photos/referenced with numbers on report.
A separate page of Numbered Photos is provided with all inspections.
Unfortunately several items identified in this sample report were not corrected when I
did the re-inspection, additionally the home owners had to call the builder several
times, fight and threaten the builders with filing a complaint to the ROC, or go over the
head of their current customer service rep. to get many of the costly items including
missing insulation in walls and ceilings, major roof or attic defects corrected.
Inspection Provided by
Dan Harris
Arizona Certified Home Inspector #38440
ASHI Certified Inspector # 206929
2440 S Gaucho Mesa AZ 85202
480-756-9064.
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Confidential - for customer use only. Use by any unauthorized persons is prohibited.
Page 2
Single Family Home
This 2 story home on concrete slab with wood framed floor structure for the 2nd floor is
apx 4500 sq ft.
Conditions at the Start of the Inspection
Time
The inspection began at approximately 9:00 AM.
Sky
The sky was Partly Cloudy at the beginning of our inspection.
Temperature
The outside air temperature, at the start of inspection, was in range of 90-100 degrees
F.
The Age of the Dwelling
This home is less than 1 year old.
The Orientation of the Dwelling
For the purposes of identification, comments in this report are written right, left, front
and back, as if the inspector were standing at the front of the property and looking in
from the outside of the main entry door to the building.
Persons Who Attended
The Customer was present at the time of the inspection.
Main Water Shut-Off Location
The domestic water supply main shut-off valve was outside on the Right Side of the
Building.
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Page 3
Main Electrical Power Panel Location
Electrical Panel/
Meter Location
The Main Electrical Service Disconnect, in conjunction with the Main Electrical
Distribution Panel, was located, on the exterior wall, on the Right side of the building,
in a weather tight box.
Main Gas Shut-Off
The gas meter was located on the exterior, left side of the building.
Main Sewer Cleanout Location
The Main Sewer, or Septic, clean-out was located on the Front Side of the property.
Comments About The General Construction Of The Building
This home was less than one year old but was in need of some additional evaluation,
corrections and attention to finish items. Conditions may develop which were not
apparent at the time of this inspection. My inspection cannot identify latent defects and/
or conditions that may require correction in the future. Some additional reportable
conditions which were not observed or not observable at the time of inspection might
be discovered in the course of repairs or upgrading.
USING THIS REPORT
As required per " The Standards of Professional Practice For Arizona Home
Inspectors", the information provided in this report is based on the State Licensed
Home Inspectors impartial and professional opinion of visual conditions that were
present at time of inspection.
Items stated in this report as needing repair or replacement that are not repaired or
replaced, will often cost you the home owner additional dollars during home ownership,
or at sale of home...To avoid unnecessary out of pocket expenses ,[ after your builders
warranty expires] to correct items identified as needing repair, replacement, or
additional evaluation by a qualified professional. I strongly recommend any
disputed item[s] identified in this report should only be disqualified, IN WRITING,
by a qualified and impartial professional...... IE: A Representative from the
Arizona Registrar of Contractors, Your local Building Official, The Products
Manufacture Representative, and when applicable a Qualified Licensed Engineer.
There are two sections in this report. [1[ The full report identifying and reporting on
the condition of over 100 different items along with photo documentation identifying
defects of structural issues and photos of defective items not visible from the ground
identified on the roof and in the attic.
The second section of this report " Report Summary" lists defects that need
correction, replacement, or additional evaluation by a qualified and impartial
professional prior to the end of your builders warranty.
There are references to 3 different building requirements in this
report .
[1] Current code requirements....Code references and source of references
are provided on request.
[2] Manufacture's specifications... Manufacture's installation specifications and
source of information is provided on request.
[3] ROC references. Defective items identified in this report with BLUE references
to the " ROC". [ Arizona Registrar of Contractors] are defects identified in the
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"Workmanship Standards for Licensed Contractors"... These defects are clearly
identified as to what action is required of your builder to correct defects and faulty
workmanship issues, along with complying with local building codes and product
manufactures installation specifications, all are enforced by the Arizona Registrar of
Contractors for 1-2 years depending on the specific item. A full copy of the
Workmanship Standards for Arizona Contractors along with information on filing a
complaint with the Arizona Registrar of Contractors on non- completed defects or faulty
workmanship against your builder is included with your report on the CD and also can
be down loaded, viewed / verified on the Web @ www.rc.state.us ..... a hard copy can
be obtained by calling the ROC @ 602-542-1525
BOTTOM LINE: If it's wrong, it needs correction now, or the defect will need
correction in the future often at your expense.
Agreeing to not having a defect corrected due to the repair will make a mess in
your home, or cause additional damages, does not make the defect go away.
Accepting the comment "Thats Normal" without proper documentation can
cost you extensive repair costs after your warranty expires.!
Advice by a local construction defect attorney, this, and other professional
opinions concerning your rights as a new home owner can be found on the website of
www.Eckley&Associates.com -- Complain and Consult: When you find a bad
builder or a bad job, blow the whistle on it. Do not accept the builder's version of
what is wrong or what is needed to remediate. They often talk "builderese," a
combination of "the plausible" mixed with a dialect of "pure B.S.." Despite that they
say it with the most sincere face and the grandest of logic, no new-build
component or materials frailty or failure should be accepted as "normal." Hire
your own expert to evaluate, recommend and deal with the builder. If it goes beyond
that, hire a lawyer who truly knows the trades.
Limitations
CONTINGENT AND LIMITING CONDITIONS
The report is intended only to help the customer provide the builder documentation
identifying visible defects. The report expresses the personal opinions of the inspector,
based upon his visual impressions of the conditions
that existed at the time of the inspection only. If additional defects are identified
after the inspection I encourage contacting me and I will provide documentation
[at no additional charge] to provide the builder prior to the end of warranty
period. NOTE: With few exceptions the builder per ROC requirements is required to
correct defects for two years. Additionally, your builder is often liable for latent defects
for up to eight years after closing. The inspection and report are not intended to be
technically exhaustive, or to imply that every component was inspected, or that every
possible defect was discovered. No disassembly of equipment, opening of walls,
moving of furniture, appliances or stored items, or excavation was performed. All
components and conditions which by the nature of their location are concealed,
camouflaged or difficult to inspect are excluded from this report. This inspection report
should not be construed as a compliance inspection of any governmental or non
governmental codes or regulations. The report is not intended to be a warranty or
guarantee of the present or future adequacy or performance of the structure, its
systems, or their
component parts.
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Page 5
SITE AND GROUNDS
Descriptive Information About the Building Site and and Grounds
Topography
The general topography (surface of the ground) of the property is best described as
Fairly Flat, and was viewed by walking the around the entire home.
Proper drainage away the foundation was verified. Any drainage concerns are noted
below in this report.
Driveways
The driveway surface was Concrete, placed on grade or graded backfill.
Walkways
The walkways were surfaced with Concrete, on grade or graded backfill.
Patio
The patio was surfaced with Concrete, on grade or graded backfill.
Grading Of The Area
Grading
**** Potential for excessive amounts of ponding water due to ground settlement was
noted at the foundation [ By the electrical panel] which over time could affect the
integrity of the foundation.
Additional fill and adjustment of grade to provide drainage away from foundation and
off property to designated drainage area, along with correction as needed to restore
termite treatment is recommended.
The drainage of excessive moisture out of planters, installed up against a building, cannot be over emphasized. Water
always travels somewhere.... the question is where? If moisture is allowed to collect inside a planter up against a building,
then there is an opportunity for the moisture to travel into the exterior wall of the building. The facilitation of excessive
moisture drainage out of planted areas is always recommended.
Concrete surfaces
Concrete surfaces.
Your builder is required to warranty Concrete surfaces for cracking, settlement, surface
damage due to improper concrete mixtures and water drainage for two years. If
cracks, pitting, spalling, improper drainage or settlement appears after this inspection,
additional evaluation by a representative from the ROC, prior to your two year
anniversary is recommended.
Driveway
Condition
**** Excessive Water was standing on the garage floor.
Correction by a qualified contractor to provide proper drainage to Arizona
Workmanship Standards is needed.
ROC Workmanship Standards.. Pg. 13 Item # 6 .. Ponding water on garages,
patios,stoops, carports, walks and drive way concrete surfaces."
Water should drain..Standing water exceeding 3/32" is unacceptable. Flood, wait 30
minutes and check for ponding." Contractor should make necessary repairs.
****The drive way surface is chipped/spider webbed and or crazing.
Correction to restore to proper condition is needed.
ROC Workmanship Standards ,, Pg. 14 Item #13. Concrete should not deteriorate to
the extent that the aggregate is exposed or the aesthetics are destroyed under normal
use and weather conditions.
*****The surface of the concrete drive way is cracked or chipped at control joints.
Repair or replacement is needed to restore to proper condition and to prevent trip
hazards.
ROC: Workmanship Standards Pg. 14 Item #8.. Cracks in control joints exceeding 3/
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8" are excessive. Contractor should make necessary repairs.
NOTE: Your builder is required to warranty Concrete surfaces for two years. If the
builder determines/states the cracking or chipping at control joints are ok, I suggest
requesting additional evaluation by a representative from the ROC and requesting
documentation that the drive is OK per ROC standards, or proper contractor should
make corrections as needed prior to your 2nd year anniversary.
*****The driveway surface is raised at [ Garage Floor ] and is a creating a potential
trip hazard.
Correction by a qualified concrete contractor to remove the potential trip hazard is
needed for safety concerns.
Trip Hazard
Definition
Many legal and public works departments have defined a trip hazard as an irregularity
in a walking surface exceeding one inch (1") in height. All walking surfaces should
maintain, free of a vertical surface change of 3/4" or more, in the interest of public and
personal safety.
Walkways
Condition
*** The [ Entry ] walkway was chipped. Correction to restore to proper condition is
needed.
ROC: Workmanship Standards...Pg. 14 Item #11... Concrete corners chipped or
broken during construction. These chips and broken corners are unacceptable at move
in.
Contractor should make necessary repairs.
Patio Surface
Condition
*** The [ Rear] patio surface finish was not properly finished.
ROC: Workmanship Standards.. Pg. 15 Item #15...Improper, inadequate, unsightly
finishing. Contractor should make necessary repairs.
Gates
Condition.
The side yard gate was operating properly.
Fencing
OK / Maintenance The masonry fencing was in acceptable condition.
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Page 7
Pest Conditions
***Evidence
commonly associated
with wood destroying
organisms, A Brown
Mud Tube, was noted
[ at Right side of
home below the
kitchen window,
Photo# ] Additional
evaluation of all areas
of property with
remedy as needed by
a qualified licensed
pest contractor is
recommended.
Exterior Vegetation
The encroachment of vegetation in close proximity to structures is contrary to the best
interests of the structures. If foundation plantings are healthy and their roots are kept
moist, the moisture is held close to the foundation causing deterioration of the masonry
and often leading to water penetration of crawl spaces or basements. Foundation
plantings and trees should be located so that their branches will be a few feet away
from the building when they are fully grown. Existing shrubs and trees that encroach
upon the dwelling should be cut back and new plantings put in that will not encroach on
the dwelling. As the new plantings grow, the older vegetation can be removed.
Landscaping
*** Rocks [ In Front Lawn area ] are uneven or spread too thin.
Correction to ROC Workmanship Standards is needed.
ROC: Workmanship Standards... Pg. 22 Item # 4.. Rocks uneven or spread to thin.
Contractor should correct so that proper coverage is achieved.
Landscaping Plumbing
*** The exterior sprinkler PVC piping needs to be painted to prevent sun damage to
exposed plumbing. Photo #
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Page 8
BUILDING EXTERIOR
Descriptive Information About the Exterior
The Primary
Exterior Wall
Covering Material
Was:
Stucco.
The Secondary
Exterior Wall
Covering Material
Was:
Cultured stone.
Windows
The exterior windows were primarily a painted, aluminum framed material.
Foundation
The primary, visible support system for this building was, an engineered "Post
Tensioned" concrete slab. This foundation system consists of steel cables run in
conduit throughout the concrete slab and tensioned, up to 28 days, to provide a
foundation much stronger than a conventional concrete slab.
The Foundation As Viewed From The Exterior
Hairline and/or small cracks, within normal tolerances, were visible. This type of
cracking is often a result of shrinkage of materials and/or minor movement of the
ground and usually does not affect the strength of the foundation. The foundations are
performing as intended and no immediate attention is indicated.
Floor System
The floor system for this home is a concrete slab with wood framed flooring for the 2nd
floor.
Concrete Slab Condition
Cracking of concrete slab was observed in [ Garage ]
Providing documentation to builder along with Monitoring for additional cracking and or
movement is recommended .
With Additional movement and or cracking additional evaluation by a qualified
engineer is recommended.
Exterior Wall Structure Materials
The Exterior Wall
Primary Structural
Material is:
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Wood frame with an exterior stucco system application.
Page 9
Stucco
Condition
**** The exterior stucco had
excessive hairline and numerous
cracks, both horizontal and vertical at
several areas ,and around windows
and doors. Repair of all cracks to
meet or exceed ROC standards and
repainting is needed to assure
exterior walls are properly sealed to
prevent moisture entry and damage.
ROC: Workmanship Standards... Pg.
43 Item # 1. Cracks in
stucco.....Hairline cracks, if excessive,
or cracks that exceed 1/16" are
Weep Screed Missing
unacceptable.
. Contractor should determine cause of crack and make necessary repairs.
****Stucco wire lath was visible at several areas.
[ Photo # From.. Rear wall above patio ]
Installation of additional stucco material to manufactures specifications and ROC
standards is needed to properly cover all exposed stucco wire lath.
ROC: Workmanship Standards... Pg. 43 Item # 3... Stucco too thin. Wire lath visible.
*** The [ Right side of Front Entry.. Photo # ] exterior walls are against concrete
surface.
Correction as needed by a qualified contractor to provide the required minimum of 2"
above concrete surface to provide proper venulation and moisture drainage is needed.
ROC: Pg. 44 Item #6... Weep screeds missing on frame walls or not properly installed.
****Paint was missing at chipped stucco areas and or thin at several areas of exterior
walls
.Repainting of all missing and or thin paint areas to paint manufactures recommended
coverage specifications is needed to properly seal exterior walls.
*****Weep screed holes are covered with stucco at several areas. [Including areas At [
Both front walls. ]
The weep screed holes are designed to provide venulation and drainage of moisture
out of walls.
A qualified stucco contractor should Open ALL covered weep screed holes as
required by manufactures specifications to provide venulation and proper drainage, and
to prevent moisture buildup and damage to exterior walls.
****Top surface of rear patio parapet walls are cracked/damaged.
Correction by a qualified stucco contractor to prevent moisture entry and damage to
exterior walls is needed.
****Several areas at bottom of exterior walls styrofoam are not covered by stucco
coating, At [ Collums by front door ]
.Sealing all unfinished exterior walls to current stucco installation recommendation is
needed to prevent pest,rodent, and or moisture entry and damage.
ROC: Workmanship Standards...Pg. 43 Item # 4... Voids in stucco at beams, columns,
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etc.
****The stucco window ledge at [ Upper left front bedroom ] was not sloped to drain
properly. Correction to provide proper drainage to prevent moisture entry into exterior
wall is needed.
***Gaps and/or holes were observed in the stucco [ At AC freon lines]
All holes and gaps need to be properly sealed by a qualified contractor to prevent
moisture, pest and or rodent intrusion and damage.
**** There are large gaps between weep screed and foundation and exterior sheathing
is exposed to damage at
[ Right front by water service ]
. Correction by a qualified contractor to manufactures specifications to protect ALL
AREAS of exposed exterior sheathing is needed to assure all areas are properly
sealed to prevent moisture,scorpion and pest damage.
***** The stucco weep screed is lower than the required 4" above finished grade at [
Right front of of home at cultured stone wall ]
Improper clearance can void the termite warranty and restrict proper moisture drainage
from exterior walls.
Correction by a qualified contractor to restore to current requirements to provide
proper ventilation and moisture drainage is needed.
Masonry Veneer/Solid
****The cultured stones are installed against the ground and covering up the stucco
weep screed at. [ Right Front wall.. Photo # ]
Correction by a qualified contractor to manufactures installation specifications, and to
ROC requirements is needed to provide proper drainage of exterior walls.
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Exterior Doors
All of the exterior doors were checked for proper clearances, proper operation, and
condition, all doors and door hard ware were in acceptable condition, any exceptions
are noted below.
Exterior Door Defects
****The top of exterior [ Entry and Side Garage ] doors are not painted. Painting is
needed to prevent moisture entry and damage.
ROC: Workmanship Standards... Pg. 7 Item # 9.. Exterior doors should be sealed on
all six sides and finished per specifications.
Contractor should repair and refinish as necessary one time within the first year.
*** Water is leaking to the interior at [ Side Garage ] door.
Correction is needed to prevent moisture intrusion and damage.
ROC: Pg. 65 Item # 2.. Threshold leaks water.
****Caulking at exterior [ Side garage ,Top ] door trim is missing.
Recaulking of door trim is needed to prevent moisture entry.
Exterior Windows Frames and Sills
*** Excessive air and dust in leaking into home at several windows.
Correction to properly seal is needed.
ROC: Workmanship Standards,, Pg. 64 Item #1..
Excessive infiltration from improperly installed doors and windows or poorly fitted
weather stripping is un acceptable.
Contractor should adjust or correct open cracks, poorly fitted doors or windows or
poorly fitted weather stripping.
Exterior Trim
The [ Side Garage ] door trim is in contact with concrete.
Correction to raise above concrete to provide proper clearance to prevent moisture
damaged is needed.
Fascia
****The fascia boards at [ Rear Patio..
Photo # ] are not sealed at
connection to stucco.
Sealing all gaps is needed to prevent
water damage to stucco and wood.
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Page 12
Eaves and Soffits
Condition Eaves
and Soffits
The eaves and overhangs are generally in acceptable condition.
Patio Covering
Type
The patio is part of an extension of the roofing material.
Condition
****The drywall ceiling at [ Rear ] patio is cracked and not sealed at edges.
Correction is needed to restore to proper condition.
Exterior Decks
The deck was generally in an acceptable condition and functioning as intended.
Regular maintenance will ensure maximum service life.
Exterior collums
The exterior collums/ posts were in an acceptable condition, with any exceptions noted
in other areas.
Present industry standards for exterior railings require that railing protection be provided where any drop-off of more than
30 inches occurs on porches, decks or stairways.
Exterior Railings
Condition Ok/
Maintenance/
Missing
The exterior railings were installed according to current applicable standards and were
in acceptable condition.
Exterior Vents
Exterior wall vents The dryer vent was installed through the roof. Installation in this manner makes
condensation problems or lint buildup likely in the vent pipe.
Any Improper venting issues will be noted in the attic section of this report.
Suggest monitoring drying time frequently. If drying time increases dramatically, then I
suggest that the vent pipe be cleaned out to prevent a fire hazard from excessive lint
buildup.
Exterior Plumbing
Hose Bibs
The exterior plumbing hose bibs had the required anti-siphon devices installed and
were in acceptable condition with any exceptions noted below.
Gas Meter/Piping Installation
****A bonding wire was not located for gas line at gas meter.
Suggest confirming piping is properly bonded, and or install proper bonding.
Electrical
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Receptacles
The exterior receptacles were properly wired,and were GFCI protected at the time of
the inspection.
Light Fixtures
***The [ Rear Patio ] exterior light fixture were not properly secured and or not sealed
at connection to exterior wall
Correction to prevent water entry into the exterior electrical wiring is needed.
Page 13
Exterior walls
The exterior wall is bowed at [ Right rear ] of home .
Additional evaluation of all exterior walls by a qualified licensed contractor with
remedy as needed to restore walls to ROC minimum standards is needed.
ROOF
Useful Descriptive Information About This Roof
Area
The roof described in this section covered the Main Building and the Garage.
Slope
The pitch or this roof was Medium, and moisture drainage on the roofing was
satisfactory.
Covering Material
The roof covering for this home was tile and rolled asphalt roofing for the patio roof.
Covering Age
The roof material was less than one year old.
Drainage Type
The water runoff was controlled by a metal drip edge installed at the low edge spillways
of the roofing.
Inspection Method For This Roof
The inspection of the roof, in this section, was conducted from the roof surface. The
inspector was able to safely walk on the surfaces of the roofing and visually examined
the accessible roofing components.
NOTE: Walking on tile roofs. The roof was walked on per the manufactures
guide lines. All Photos provided by this state licensed inspector identifying
broken, chipped, improperly installed roof tiles were taken, prior to walking on
the damaged tiles or surrounding areas.
Any disputed claims by your builder, by stating the inspector broke the tiles and
voided your roof warranty by walking on your roof is FALSE..... In the event of
any dispute, [on this item, or any other item identified in this inspection report],
there is NO CHARGE to you the homeowner to file a claim with the ROC, or for
me to attend, as your licensed professional representative on the on-site review
by the ROC.
Built-up Membrane Surfaces
*** Rear patio roofing material is not properly sealed at seams.
Correction to restore to proper condition is needed.[ Photo # ]
ROC: Pg. 32 Item # 13... Seams lifting or curling.
Contractor should properly mop down and flood coat.
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Page 14
Tile Roofing Surface
***Cracked, chipped, damaged, unsecured and/or dislodged tiles were observed in
several areas. [ Photos # ]
After further evaluation of entire roof by a qualified and competent roofing contractor,
all cracked,damaged, and or dislodged tiles, and any other deficiencies found, should
be repaired or replaced and or re-secured to manufactures and ROC specifications to
restore this roof to a proper and water tight performance condition.
ROC: Workmanship Standards.. Pg. 36 Item #5 ... Chipped and broken tiles
"Chips larger than a quarter or excessive in number are unacceptable.
Contractor should replace affected tiles"
NOTE: All Photos provided by this state licensed inspector identifying broken,
chipped, improperly installed roof tiles were taken, prior to walking on the
damaged tiles or surrounding areas.
Additional roof photos
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Page 15
Tile installation
*****Roof tiles are not properly overlapped
[ Photos # , are from, Below center ridge, right side of home ]
A total evaluation of all tiles and correction as needed to assure all tiles are installed
in full compliance to manufactures installation specifications by a qualified roofing
contractor is needed.
Per manufactures specifications tiles are required to overlapped 3-3 1/2" to
provide proper water drainage and prevent wind up lift.
****Nails used to secure tiles are not properly sized. [ On Entire Roof ]
Replacement of all improper nails with proper nails, per manufactures installations
specifications is needed.
. [ ASTM A641 Class 1 or approved nails or fastening devices, that properly penetrate
3/4" into or through the thickness of the deck or batten which ever is less, the head of
the nail shall not be less than 5/16"]
****The perimeter roof tiles are not nailed/ properly secured at several areas including.
[ 2nd and 3rd rows below center ridge on both sides of home ]
Additional evaluation of all perimeter tiles, with Correction as needed to properly
secure all roof tile to manufactures installation specifications is needed.
Per manufactures specifications " Perimeter fastening areas include three course tile
courses but not less than 36" from either side of hips or ridges and edges of eaves and
gable rakes".
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Page 16
Roof Flashings
Ridge Mortar Cracked
*** Flashings are
missing, and or not
properly installed
[ At, Right side of
upper collums above
front entry. Photo #
]
and allowing water to
drain under roof tiles.
Correction to
manufactures and
ROC specifications
by a qualified licensed
contractor is needed
to assure proper
drainage to prevent
water entry and
damage to
underlayment and
roofing materials.
ROC: Pg. 36. Item # 10. Improper or inadequate flashings.
Flashings should be installed according to manufactures specifications and should be
an approved type.
*** Mortar was cracked at ridge cap connections.
Replacement is needed to prevent moisture entry and damage to roofing underlayment
materials.
***Ridge cap flashings are missing/ not covering top tile fasteners, and sections of
ridge board.
All ridge cap flashings need be properly installed by a qualified roofing contractors to
manufactures and ROC specifications. [ Photos # ]
ROC.Workmanship Standards, Pg. 36 Item #4..
Wood nailers visible under hip or ridge tiles.
Contractor should remove tiles and make necessary repairs.
**** Roof underlayment materials are exposed and not properly protected from
moisture and sun lite damage at bottom of ridge cap tiles.
[ At,
Photos # ]
Correction to manufactures specifications to prevent water entry and damage to
underlayment materials and sheathing is needed.
ROC: Workmanship Standards..: Pg. 36. Item # 10. Improper or inadequate flashings.
Flashings should be installed according to manufactures specifications and should be
an approved type.
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Page 17
Valley Flashings
**** The [ Gas Fireplace ] vent was located [ 10 " ] which is less than the required 18"
away from the roof valley centerline. Photo # ]
Correction to relocate to the required location of, 18" or more away from the valley
center line per Workmanship Standards for Licensed Contractors specifications is
needed.
ROC: Workmanship Standards.. Pg. 26 Item # 6.. Vents or other penetrations
located in roof valley..
Vents or other penetrations should not be located within 18" of valley centerline.
Contractor should relocate vents or other penetrations and have roof repaired by
properly licensed contractor.
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Page 18
Plumbing Vents
**** Several plumbing vent flashings are not properly crimped into sewer pipe and or
not properly sealed, this will allow rain water entry into attic space. [ Photo # ]
Correction is needed to prevent water entry into attic space.
Roof Vents
***Several "Ohagen"
roof/attic vents were
loose/ not properly
secured/ installed to
manufactures
installation
specifications.
Improper installation
may allow moisture in
attic and or vents can
be dislodged in a high
wind. [ See Attic
Photos]
All roof vents need
to be properly,
installed, sealed and
secured by a
qualified roofing
clip is required to be bent under tiles
contractor to
manufactures specifications to prevent water entry into attic and living areas from
driving rain.
**** Flashing at several roof vents are not properly secured to roof surface.
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Page 19
Correction by a qualified contractor to properly secure to lose flashings to prevent vents
from becoming dislodged and allowing moisture into attic and living areas is needed.
Gutters
Condition
Gutters are not installed on this building . Due to presence of expansive soil
conditions in the area, installation of roof drainage gutters and downspouts should be
considered to more effectively drain moisture away from from the foundation and off
the property .
Skylights
****Sky lite flashing
are installed to drain
water under the
roofing material.
Correction to provide
proper drainage to
manufactures
installation
specifications by a
qualified roofing
Appliance Vents/Flues
***The flue cap for the
[ Water Heater ] Vent
pipe was missing.
Photo # ]
Installation of vent
cover by a qualified
contractor is needed
to provide proper
venting and to
prevent water entry
and damage to appliance.
*** The metal vent pipe should be painted to prevent rusting.
***The gas fired [ Water Heater] vent terminated to close to an openable window or
wall. This installation is not in accordance with industry standards and could allow
products of combustion to enter the structure.
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Page 20
Debris Considerations
***Nails, staples, broken tiles and/or other debris was observed on the roof surface.
All debris should be removed from the roof surface to prevent damage to roof surface
and injury from falling debre.
General Comments About The Roof
Condition
All roof systems require annual inspections or even more frequent, maintenance.
Failure to perform periodic maintenance, will usually, result in leaks and accumulative
deterioration of the covering and flashing.
The only way to properly determine if the roofing material is leaking, is during a
heavy rain fall. If the weather conditions at the time of the inspection were dry,
leaking may not be detected. This inspection is reported on only for conditions
during the inspection.
New Info
*****There were defects observed on this roof. Additional defects may be present and
found after correction of noted defects and additional evaluation by a qualified roofing
contractor.
To qualify for roof tile manufactures warranty and for future reference, in the event of
damage and or leakage during ownership and or at re-sale, I strongly encourage/
recommend obtaining written documentation [ Prior to signing off on builders service
form] from roofing contractor and or builder, that roof tiles, underlayment materials ,roof
flashings, roof vents and all other roof penetrations and components were properly
secured, flashed, sealed and installed to all manufactures specifications, to Installation
guide lines defined by the Roof Tile Institute and or by The Western States Roofing
Contractors Association ] and any repairs or corrections were performed in full to all
ROC and Manufactures requirements and specifications.
Manufactures specifications references referred to for roof defects identified in this
report.
Roof Tile Institute www.rooftile.org.
Western States Roofing Contractors
Association www.wsrca.com.
ATTIC
Useful Information About The Attic
Per the installation sheet installed at attic access, The thickness of the insulation in the
attic space should yield an approximate thermal "R" value of 36-38.
Structure
The roof structure covering this building was a combination of a wooden rafter and joist
system, and an engineered wooden truss system.
Sheathing
In residential construction, the roof sheathing is the material directly supporting the roof
covering (structure.) The sheathing used in this building was OSB (Oriented Strand
Board) installed across the top chords of the roof trusses and or rafters.
Insulation
The thermal insulation was blown in cellulose and batten fiberglass.
Roof Trusses
Roof trusses support the roof sheathing and roof covering, transferring loads to the
bearing walls. The bottoms of trusses often support the finished ceiling. Factory built
trusses are engineered components, assembled in a factory and delivered to the
construction site for installation on the house by the framing crew.
©
Page 21
Condition
The accessible roof trusses were checked for improper installation, broken, damaged,
cut, drilled or altered truss webs, and for missing or damaged truss plates.
The trusses were in acceptable condition, any exceptions are noted below.
Truss Defects
****Several trusses have been damaged and need repair
[ Web is split, Apx 16' West of West Furnace Photo # ]
Damaged trusses and or improper corrections may affect the support capabilities of
the truss system, and can be a costly repair in the future if not corrected.
Current building requirements require that any repairs made to wood engineered
truss's are required to be made only to a qualified Lic. engineers specifications.
Correction by a qualified contractor only to a qualified engineers specifications to
WTCA specifications, [Wood Truss Council of Arizona.
****Two or more truss plates are missing
[ Above West Furnace Photos # ]
Replacement to truss manufactures engineers specifications is needed.
*** Two Truss plates are damaged/ not properly secured.
[ Above Master Bath Photo # ]
Correction by a qualified contractor, only, to the truss manufactures engineers repair
specifications is needed to prevent truss failure.
The trusses [ Above the Furnaces, Photo # ] were not properly secured [ required
lateral boards are not installed ] per truss manufactures installation specifications.
Installing required lateral bracing per truss manufactures/ engineers specifications is
needed.
©
Page 22
Additional truss defect photos.
Rafters
****Rafters [ Over Loft
right side of entry.
Photo # ] were cut/
improperly attached.
Correction of
improperly secured
rafters by a qualified
contractor to
engineers
requirements is
needed to assure proper support and attachment to prevent failure of roof system.
***The rafters [ At, Photo #
] are larger than ridge board and or hip rafter.
Current requirements require the ridge board / connecting point be full depth of cut
rafter.
Additional evaluation of all rafters and Correction to secure rafters to current
requirements by a qualified contractor is needed
[ R802.3 Framing details. Rafters shall be framed to ridge board or to each other with
a gusset plate as a tie. Ridge board shall be at least 1-inch (25 mm) nominal thickness
and not less in depth than the cut end of the rafter. At all valleys and hips there
shall be a valley or hip rafter not less than 2-inch (51 mm) nominal thickness and not
less in depth than the cut end of the rafter. Hip and valley rafters shall be supported
at the ridge by a brace to a bearing partition or be designed to carry and distribute than
three units vertical in 12 units horizontal (25-percent slope), structural members that
support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be
designed as beams.
Ceiling Joists
Condition
©
The interior ceiling joists were concealed by finished surfaces and/or insulation and
could not be inspected. No visible deficiencies were found or suspected.
Page 23
The roof sheathing is the material used to directly support the roofing. The sheathing spreads the weight of the roofing
material evenly across the roof support structure, and provides lateral and cross support for the roofing structure.
Roof Sheathing
The visible roof sheathing was in acceptable condition. No visible signs of moisture
were noted. The primary roof sheathing material used on this building, where visible
was oriented strand board (OSB)
Attic Insulation
Condition
****Several areas of blown in cellulose insulation was 6" or less at undisturbed areas.
Additional insulation is needed to provide [10.3" after settlement ] as stated on
insulation spec sheet to provide a R-38 insulation factor.
ROC: Workmanship Standards.. Pg. 21 Item # 1... Insulation not uniform in attic.
Insulation should meet minimum specified thickness and specified R factor.
Contractor should make necessary corrections to assure uniform thickness and
specified thickness.
NOTE: This information was determined by measuring thickness of insulation at
several areas thru out attic, away from the HVAC access boards or away from tape
measures that were placed thru out the attic, and is NOT a standard statement used
by this company unless in fact insulation was not adequate at one or more areas.
***Sections of fiberglass batten insulation were installed with the vapor barrier
reversed, in conflict with the manufactures specifications.
Re-installing the insulation in accordance with manufactures specifications is needed.
ROC: Pg. 21 Item # 2.. Insulation not installed properly.
Contractor should correct condition as necessary.
*** Insulation is missing/ displaced at eaves at several areas
[ Left and right sides of home]
[ Photos # ]
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Page 24
Installation of proper wind baffles to provide proper/ unrestricted attic ventilation, and
to prevent energy loss due to displaced insulation is needed.
NOTE: Wind baffles commonly used are pieces of cardboard stapled to the bottom of
the rafters adjacent to the soffit vents. They prevent wind from blowing the insulation
away from areas around the roof vents and also prevent insulation from blocking the
soffit vents.
Attic Ventilation
****Roof tiles are blocking roof/attic
vents.
[ Photo # 8 ] This blockage can
reduce air circulation into the attic,
and raise the attic temperatures
beyond acceptable levels.
Correction by a qualified contractor to
properly install roof vents to
manufactures installation
specifications to provide proper attic
venulation is needed.
Vents
©
Attic Ventilation was provided by Roof and Gable Vents.
This visual inspection is limited to determine that attic ventilation was provided. I
recommend requesting documentation from builder attic ventilation provided is
adequate and meets current building requirements.
Page 25
Plumbing Vent Lines In The Attic
***A sewer vent pipe
terminated in the attic
space.
[ Above Guest Bath,
Photo # ] This is a
significant defect and
a potential health and/
or safety risk.
All sewer vent pipes
terminating within the
attic space need to be
extended vertically to
terminate
appropriately to
current requirements .
Sewer pipe not to exterior
***The water softener
drain line is
connected directly
into a sewer vent line.
Installation of a required back flow device to prevent sewer gases and sewer water
from entering water system is needed.
Vents
*** The Gas Fireplace vent pipe is in contact with the insulation/ combustible materials.
[ Photo # 24 ]
Correction to provide the proper clearance per manufactures installation specifications
is needed.
*** The water heater B vent pipe is in contact with the insulation/ combustible materials.
[ Photo # ] This is a potential fire hazard.
Correction to provide the required 1" clearance per manufactures specifications is
needed.
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Page 26
Exhaust Vents
*** The [ Upper Guest ] bathroom
exhaust vent terminated in the attic.[
Photo # ] This can lead to excessive
moisture in the attic.
Correction by a qualified contractor
to extend the vent through the roof or
to daylight in accordance with current
building requirements is needed.
The Master Bath [ Photo# ] flex
exhaust vent pipe is damaged.
Correction by a qualified contractor to
provide proper air flow is needed.
*** The dryer vent is not properly
extended to the exterior. [ Photo # ]
This can cause excessive moisture in attic, and dryer lint is a fire hazard.
Correction to provide proper venting to the exterior to current requirements is needed .
Misc. Framing
The sheer wall at [ Left front of home. ] Photo # is damaged/ broken with a hammer to
make clearance for duct work.
Correction to restore to original design requirements is needed.
***The furnace service platform was not properly supported.
Correction to properly secure to prevent injury to persons using it is needed.
Attic Wiring
****Wiring was to close to attic access . Current standards require wiring to be 6' from
access and or protected from damage at attic access.
Correction by a qualified contractor is needed for electrical safety concerns.
A wire is damaged [ At, Attic Access Photo #
Correction by a qualified electrician is needed.
] This is a potential fire hazard.
****Wiring is against metal truss plates at one or more areas.[ Including behind the east
furnace.
Properly securing wire away from plates to prevent damage to wiring is needed.
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Page 27
Air Distribution Ducts
**** Heating and cooling distribution ducts were kinked, compressed to less than
designed size and or not properly secured.This will reduce air flow and efficiency of
heating and cooling system. Photo[s] # from, behind center furnace, and over right
front bedroom ]
Additional evaluation of all ductwork and Correction to manufactures installation
specifications by a qualified contractor is needed to provide adequate support and
unrestricted air flow.
**** Excessive Air leakage was noted at several duct work connections. This is wasting
energy and reducing the efficiency of the heating and cooling system.
Correction to properly seal all duck work to manufactures specifications to prevent air
leakage is needed.
Access
Attic was entered and accessible areas [access with 30" or more ] were viewed from
within; Access Location. Hall by guest bath.
ELECTRICAL SYSTEM
Descriptive Information About The Electrical System
Entrance Service
The main electrical service entrance, that which supplies the power to the building's
main electrical service panel, was an underground (buried) lateral type service. No
visible problems were noted at the time of our inspection.
Voltage
The electrical service voltage available to this building was both 120 and 240 volts.
Main Circuit
Overload
Protection
The main overcurrent protection device was provided a circuit breaker located in the
main service panel.
Branch Circuit
Protection
Amperage
The branch circuit overload protection was provided by circuit breakers.
Grounding
The electrical system was grounded by a driven rod and the water supply piping.
The available ampacity provided through the service was 400 amps.
Electric Meter/Main Panel Location
The Electric Meter/Main Panel was located on the building's Right Side.
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Page 28
Electric Meter Condition
The electrical meter for this building was functioning as intended and not damaged at
the time of inspection.
Main Electrical Service Wire Type
The service entrance conductors were not visible and its type and adequacy of size
was not be verifiable.
The Main Disconnect
The Main Disconnect of the electrical system was a single throw, Main Breaker, at the
top of the panel.
Main Service Panel
The main electrical service panel enclosure was in good general condition at the time
of our inspection, with any exceptions noted below.
Notes On The Main Service Panel
Exterior Electrical
Service Enclosure ***Cover screw or screws for the interior panel dead front cover were missing.
These screws hold the interior cover in place for safety. Replacement is needed.
Circuit Breakers
The main electrical distribution panel breakers were in an acceptable condition and
were labeled, verifying if breakers are properly labeled is not part of this inspection.
Panel Wiring
***More than one neutral wire is connected to screw designed for one wire. This double
lugging cannot assure both wires are properly secured, and can cause heat build up
and unsafe condition. [ Photo # ]
Correction by a qualified electrician to current building and NEC requirements is
needed to provide a positive connection.
***There are burnt wires the main electrical distribution panel wiring.
This needs further evaluation and immediate correction/repair as necessary by a
qualified and competent electrician. [ Photo # ]
*****Insulation is damaged on wiring in panel. [ Photo # ]
This poses a safety condition.
Correction by a qualified electrician is needed.
Service Grounding
***The electrical grounding clamp at [ Water pipe.. Photo # ] was not properly
secured.
The grounding conductor needs to be properly secured to provide proper grounding.
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Page 29
Sub Panels
Sub Panel
Locations
The sub panel was located on the exterior wall next to the main service panel.
*** Neutral wires were
connected with
ground wires.
All neutral conductors
within the sub-panel
should be properly
isolated from the
ground conductor
according to present
industry standards by
a qualified and
competent electrician.
Panel Wiring
Electrical Conductor Material
The conductor material in the 120 volt circuits were copper. The 240 volt circuits were
installed utilizing copper or aluminum conductors. The use of stranded aluminum
conductors in sizes of #8 (ampacity of 30) and larger is still standard acceptable trade
practices in residential electrical systems.
Receptacles
A random selection of accessible receptacles were tested and found to be in
acceptable condition at the time of the inspection, ARC fault breakers were installed
for the bedroom circuits, any exceptions are noted below.
Receptacle: Defects
****The outlets/fixtures were not ARC
fault protected in the [ 2nd ] Bedroom
Correction to provide the currently
required ARC Fault protection for all
bedroom outlets by a qualified
electrician is needed.
Reverse wiring Family Room Outlets
***Some of the receptacles [ Family
room] wired backwards, or reverse
polarity. This condition can pose a
risk to personal safety and needs
corrected.
All improperly wired receptacles
should be repaired by an electrician to
ensure that they are safe and properly
wired .
*** The [ Living Room ] Breaker trips under normal use.
©
Page 30
Correction to restore to proper operating condition is needed.
ROC: Workmanship Standards.. Pg. 18-Item #2. Breaker should operate as intended.
Contractor should replace defective breaker in accordance with manufactures
warranty.
Light Switches:
A representative number of accessible switches were operated and were determined
to be in acceptable condition, any exceptions are noted below.
Light Switch Defects
**** The [ Lower Guest bath ] light switch was located on the hinge side of the door.
Relocating switch to open side of door per Arizona Registrar of Contractors
"Workmanship Standards for Licensed Contractors" is needed.
ROC: Workmanship Standards..Pg. 19 Item # 6. All boxes for switches should be
located on the side of the doorframe opposite the hinge.
*** The three way lite switch at [ Lower Hall ] was not wired properly.
Correction by a qualified electrician to restore proper function is needed.
Light fixtures and or ceiling fans
The light fixtures in this dwelling were in generally in operating and acceptable
condition.
Any exceptions are noted below or in other sections.
Lights: and or Ceiling Fan / Defects
*** The [ Master Bedroom ] closet fluorescent fixture is to close to the closet shelf.
Correction to provide the required distance of 6" away from shelf is needed.
**** The [ Loft ] recessed light fixture shuts off under normal use.
This is a potential fire hazard. Correction to provide proper clearance to prevent fixture
from overheating is needed.
ROC: Workmanship Standards..Pg. 18 Item #1. Malfunctioning of electrical fixtures.
*****A closet light was missing at [ Walk in lower stairs closet ]
Installation of a required fixture "per current building requirements" for this area by a
qualified electrician to provide proper closet lighting is recommended.
Ground Fault Circuit Protection
Condition
GFCI ( Ground Fault Circuit Interrupter) protection was installed for all of the
receptacles where this type of protection was required at the time of the dwellings
construction, any exceptions noted in other sections of this report
Testing these devices on a monthly basis is recommended.
Wiring System Type
The type of wiring system used in this building was copper Romex type wiring.
Wiring Conditions of Note
The accessible branch circuitry was examined and where visible, was found in
acceptable condition with any exceptions noted in other areas of this report.
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Page 31
General Comments About The Electrical System
The electrical system is in need of repair as noted in other areas of this report.
PLUMBING SYSTEM
Information About The Plumbing System
Main Supply
Water for domestic consumption was provided by a municipal or community system.
Waste Supply
The waste discharge is most likely to a municipal or community service system,
Verification is not within the scope of this inspection.
Main Water Supply
The visible main water supply line/pipe material, which transports the water into the
Piping Material
dwelling, was 1" Copper.
Interior Water
Supply Piping
Material
Waste Supply
Piping Material
Water Supply
Pressure
The visible water supply piping material on the interior the building, used to deliver
water to the plumbing fixtures, was PEX Plastic.
The visible drain, waste, and vent (DWV) piping material within the building was ABS
Plastic.
*** Water pressure, as measured by a gauge at an exterior hose bib, was over 110 PSI
at time of inspection.. [ Photo # ]
High pressure within a water system can result in damage or failure of valves, seats,
washers, and supply lines.
Installation of a pressure regulator to keep water pressures in this building below 80
P.S.I. per current building requirements by a qualified, licensed and competent
plumber is recommended.
Main Water Supply Meter
The water meter was observed for several minutes, and found not running. This
indicates that the potable water supply system for this building was sound and not
leaking at the time of our observation.
I recommend checking the water meter periodically to make sure there is no errant
leakage in the system as part of a comprehensive home preventative maintenance
program.
Main Water Supply Service
The visible portions of the main service water supply piping was not leaking (with the
water meter viewed) and was in acceptable condition at the time of our inspection.
Interior Water Supply
The exposed and accessible supply piping was generally in acceptable condition and
properly supported, no signs of leakage or failure was noted at the time of the
inspection, with any exceptions noted below.
Functional Flow of Water
Faucets were opened at different areas in home at same time.
The systems water functional flow was satisfactory at the time of inspection.
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Page 32
Main Water Shut Off Condition
The main water shut off valve was operated using normal hand pressure and found
satisfactory. Operation of the valve from time to time should keep it functional and
maximize its useful life.
Plumbing Fixtures, Overall
The plumbing fixtures throughout were operated and were found in satisfactory
condition at the time of the inspection. With any exceptions noted in other areas of this
report
Routine maintenance should keep them functional and maximize their service life.
Drain And Waste Lines
The visible drain and waste piping were in acceptable condition, and properly
supported at the time of our inspection.No leaks were observed at time of inspection
Drainage was functional with any exceptions noted in other sections of this report.
Sewer Vent Lines
The visible portions of the vent piping for the dwelling were generally in acceptable
condition, with any exceptions noted in this section and other sections of this report.
PARKING STRUCTURE
Garage Door Openers
*** The garage door opener raised and lowered the door, but it did not stop or reverse
when meeting resistance at the floor using a 2" solid material, prior to full closure. This
is a required feature of every garage door opener.
Adjustment to manufactures specifications by a qualified contractor is needed to
restore safe operation of the garage door opener.
*** The garage door opener button is not installed at least five feet off the floor as is
currently required by manufactures specifications.
The garage door opener button needs be raised to manufactures recommended height
for a greater margin of safety.
Garage Doors
*** The garage door hardware was noisy, binding and/or did not operate well.
Adjustment and repairs as necessary by a qualified and competent garage door
technician to improve the operation of the door is needed.
Doors
The entry door from the garage to the house was one hour fire rated assembly,
weather stripped properly, and was equipped with a properly operating automatic door
closer. This door is generally in good overall condition.
Overall Commentary On The Surfaces
The interior walls and ceiling surfaces all gave the appearance of having been
professionally installed and were in an acceptable condition. Any exceptions will be
noted in their respective sections.
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Page 33
Fire Separation Wall
The required one hour fire rated assembly between the garage and the house was
satisfactory based on our limited visual observations. No action is indicated.
Lights
The lights in this area were functioning as intended at the time of the inspection.
Receptacles
GFCI
The GFCI installed on the garage receptacles was functioning properly at the time of
our inspection. No action, other than monthly testing, was indicated.
AIR CONDITIONING
Information About The Cooling System
Type
This building is cooled by three separately zoned central air conditioning systems as
described in this section.
Method
The type or method of cooling this building was electrically powered, refrigerant
compression type units with the cooling coils mounted adjacent to the gas fired
furnaces.
Approximate Age
The air conditioning units were as old as the home.
Inspection Limitations
Inspection and evaluation of the conditions of the cooling system was limited to visual
components and their basic function. A full evaluation of the conditions of the A-C
equipment requires extensive testing and is beyond the scope of the home inspection.
Cooler System HVAC Wiring
***The AC unit circuit breaker amperage in the main electric service panel is over sized
for the cooling equipment. Per manufactures specifications on the label on the center
exterior unit the maximum sized breaker permitted
is [ 40 ] amps. The breaker in the service panel was [50 ] amps.
Improper sized breakers can void the manufactures warranty.
Correction by a qualified and competent mechanical contractor is needed to provide
proper circuit protection to manufactures and NEC specifications.
Cooling System HVAC Disconnect
The local disconnect was properly installed and in acceptable condition.
This local disconnect is used as a shutoff in an emergency or to disconnect the power
to the unit when servicing.
Duct work
**** HVAC Ducting is kinked/not properly secured.
See duct comments in attic section.
Cooling was provided to all rooms.
©
Page 34
Air leaks
*** There were excessive air leaks at
connection to furnace and air handler.
Correction to properly seal to prevent
air loss is needed.
filter
The air filter was shared with the heating unit. Type of filter and condition of filter is
noted in the heating section.
Operating Control
The Thermostat for Air Conditioning was shared with the heating unit.
Unless noted otherwise in the heating section the thermostat was functional.
Air Conditioning Freon Lines
Freon Line
Condition
***The freon lines are not sealed at connection to air handler and allowing conditioned
air loss into attic .
Correction to prevent cooling loss is needed.
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Page 35
Condensate drain lines from air conditioners should direct moisture from the evaporator coil of an air conditioner to either
an interior drain or an exterior location. Condensate drain lines can become clogged occasionally due to the small amount
of moisture they carry and due to the intermittent nature of the moisture emissions.
These drain lines should be cleaned as part of a regular air conditioner maintenance program every 2-3 years and
monitored in between service.
Air Conditioner Compressor
Clearances to the
Compressor(s)
The clearances to the condensor coils was considered to be within acceptable industry
standards.
Air Conditioning Condensate Drain Line
***The condensate drain pan under the [ West ] furnace was sloped away from the
overflow drain line, the over flow pan needs to be properly tilted to provide proper
drainage.
AC Condensing Unit Fan
*** The fan motor on the [ Front] AC
condensing unit is leaking oil.
Photo #
Additional evaluation with correction
as needed to assure motor is properly
sealed to prevent failure is
recommended.
General Condition Of The Air Conditioning System
****One or more rooms are not cooling properly.
Correction by a licensed and qualified air conditioning contractor is needed to provide
even cooling and balanced air flow thru out home.
HEATING SYSTEM
Important Information About The Heating System
Type
The central heating systems for this building were zoned, forced air, natural gas
furnaces.
Location
The location of the heating units for this dwelling was in the Attic.
Energy Source
The energy source for the heating system was natural gas.
Age
The heating units for this home were apx. one year old.
Heating Plant Gas Supply Connections/piping And Shut Off Valve
Shut Off Valve
©
The gas supply piping was properly secured, and included a 90 degree shutoff valves
in the vicinity of the unit for service, personnel and emergency use. The valve was not
operated, but this age and style of valve is normally found to be operable by hand.
Page 36
Gas line Drip leg
***The gas piping to the furnaces did not include a "Drip Leg" to collect condensation
and debris.
A gas line "Drip Leg" required by manufactures installation specifications needs to be
added to the gas piping ahead of the connector.
Failure to install the required "drip leg" to manufactures installation specifications will
void the manufactures, and any other warranty purchased at a latter date.
The Combustion Air Supply
Definition
Combustion air provides the oxygen for fuel burning appliances. Adequate ventilation
around all fuel burning appliances is vital for their safe operation. The air can come
from inside or outside, provided that industry standards are met.
Condition
The combustion air supply was provided by roof vents .
Notes On The Ignition System
The burner was equipped with an electronic ignition system, which is an energy saving
feature that allows operation without the need for a continuous pilot light.
The ignition system was activated during the inspection and was found to be in
acceptable condition.
Electrical Connections
***The electrical wiring was not
properly secured to the furnace.
[ Photo # ]
Correction to properly secure the
electrical connection to furnace
housing, to prevent damage to wiring
is needed.
Blower/Motor
The furnace blower operation was satisfactorily during the operation of the heating
units.
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Page 37
Venting System Condition
***The furnace vent
pipe was damaged
and venting into the
attic.
[ Photo # ]
Correction by
qualified HVAC
Vent pipe never connected, Pipe disconnect
Clearance To Combustible Surfaces
Adequate clearance to combustible materials in the area around the heating unit had
been provided. Storing personal items in this area is not recommended.
Notes On The Air Filter(s)
The air filter for the heating unit was a conventional, disposable filter.
The filter for the heating and cooling system was clean and fit properly in opening.
Replacement of Heating and AC filters every month is recommended.
Return Air Distribution
The return air for the heating system was in acceptable condition. Any exceptions are
noted below.
Distribution Ductwork
Heating was provided for all rooms, any exceptions are noted in other sections of this
report and identified on the summary pages. The accessible Distribution ductwork for
the heating system was in acceptable condition. Any exceptions are noted below and
on the summary pages.
Heating Registers
The visible supply air registers were all in good general, overall condition.
Thermostats
Operation of the user controls on the thermostat caused the unit to respond.
General Comments About The Heating System
The heating system responded to normal operating controls. Components were
properly installed and acceptable with any exceptions noted in other areas of this
report. Routine maintenance will keep it functional and maximize it's service life.
©
Page 38
WATER HEATER
Useful Information About The Water Heater(s)
Location
The water heater was located in the Garage.
Age
The water heater was approximately as old as the building.
Water Heater
Capacity
The storage capacity of the water heater was 75 gallons.
Water Heater
Energy
The energy source for the water heater was Natural Gas.
Water Connections
Condition
No leaks were present at the cold inlet and hot water connections.
Temperature And Pressure Relief Valve
T-P Relief Valve
T-P Discharge
Pipe
The water heater installation included a temperature and pressure relief valve. This
device is an important safety device and should not be altered or tampered with. No
adverse conditions were observed.
The temperature and pressure relief valve installation included a discharge pipe routed
to an approved location.
Water Heater Gas Supply Connections/piping And Shut Off Valve
The gas supply piping was properly secured and included a 90 degree shutoff valve in
the vicinity of the unit for service personnel and emergency use. The valve was not
operated, but this age and style of valve is normally found to be operable by hand and
generally trouble free.
Drip Leg on gas piping
**** The water heater gas piping did not have the required drip leg.
Installation of a drip leg per manufactures installation requirements is needed [ Pg. 16,
"A drip leg must be installed"]
Failure to install a drip leg as required by the manufactures installation specifications
will void the manufactures warranty, and or any additional appliance warrantys that you
purchase in the future.
Water Heater Ignition System
The water heater standing pilot light was controlled by a thermocouple safety device.
The system was in acceptable condition.
Water Heater Combustion Air Supply
Condition
***The exterior water heater combustion air vent is installed upside down,
[ Photo # ]
Installing exterior vent to manufactures specifications and properly sealing at
connection to stucco is needed to prevent water entry into exterior wall.
The Water Heater Venting System
***The water heater vent pipe flange is not secured at ceiling. [ Photo # ]
Securing vent to ceiling is needed to properly seal fire wall in garage.
©
Page 39
Installation Considerations
Condition
***The location of the water heater in the garage made it vulnerable to damage by
impact from vehicles.
Installation of a currently required protective barrier to prevent damage from missaligned autos is needed.
General Comments About The Water Heater
The water heater was operating satisfactorily at the time of the inspection.
INTERIOR
Information About The Home's Interior
Number of
Bedrooms
Number of
Bathrooms
The number of bedrooms in this dwelling and accounted for in this report is Five.
The number of full and partial bathrooms in this dwelling for this report (counted by the
number of rooms/areas, not by how many fixtures may be in a room) was Four.
Type of Windows
The Types of windows installed in the building were Horizontal Sliding, Fixed, and
vertical sliding.
Window Glazing
Double Glazed.
Floors
The Floor Coverings used in this building consisted of the following: Carpet, Ceramic
Tile.
Walls
The finished walls inside this dwelling were primarily made of gypsum wallboard,
commonly called "drywall".
Ceilings
The finished interior ceilings are drywall.
Heating
Heating was supplied in every habitable room. Any exceptions are noted in other areas
of this report.
Overall Commentary On The Surfaces
*** Base board and door trim is not sealed and damaged at several areas.
ROC: Workmanship Standards..Pg. 7 Item #1... Poor workmanship on interior trim.
All joints on moldings, casing, etc. should fit and be securely attached, as well as
properly filled and sanded.
Condition of Floor System
*** Excessive floor squeaks and or loose floors were noted at one or more areas.
Correction to eliminate squeaks and resecure flooring is needed.
ROC: Workmanship Standards..Pg. 8 Item # 1.. Floors squeak or sub-floor appears
loose.
Floors and sub floors should not have excessive squeaks or be loose. Contractor
should make necessary repairs.
©
Page 40
Overall Commentary On The Floor Coverings
**** Floor Tile grout was cracked and or missing at several areas.
Replacing all cracked or missing grout as needed to properly seal floors surfaces is
needed.
ROC: Workmanship Standards..Pg. 59 Item # 8.. Missing or irregular grout. Contractor
should make Necessary repairs.
*** There are uneven areas and or debre under the floor covering in
[ Living room ]
ROC: Workmanship Standards..Pg. 27 Item # 4.. Foreign particles under floor
coverings.
Contractor should repair or replace as necessary.
***Carpet seams are visible and or carpet is not secured at one or more areas.
Correction to prevent additional damage is needed.
*** Sections of the carpeting are showing excessive wear areas.
Additional evaluation by the carpet Manufactures Rep. to determine what correction is
needed is recommended.
The floor covering in [ Lower bath ] was not properly sealed/ secured. Repair or
replacement to restore to proper condition is needed.
ROC: Workmanship Standards..Pg.27 Item # 3... Floor coverings becoming loose at
seams, edges or bubbles in floor covering. Contractor should repair or replace as
necessary.
Overall Commentary On The Ceilings
Water Stains
*** Unless noted in other sections of this report. At the time of inspection no visual
signs of water entry or water stains were noted on accessible walls and ceilings.
Overall Commentary On The Walls and ceilings
There were bowed walls [ Dining area opposite front entry ] correction to restore to
proper condition is needed.
ROC:Workmanship Standards.. Pg. 9 Item # 6... Warped or twisted studs or ceiling
joists..
Stud walls and Ceilings should be flat and not bulge more than 3/8" in 8'. Contractor
should make necessary repairs.
***Walls and or ceilings in one or more rooms were cracked and or damaged. All
damaged and/or cracked walls and ceilings should be repaired to proper condition.
This condition was noted in the following areas at time of inspection.
[ Areas are marked with blue tape by the customer ]
Additional cracking may appear before corrections are made. Prior to having
corrections I recommended having a qualified drywall contractor review condition of all
walls and ceilings.
ROC: Workmanship Standards..Pg 20 Item # 2... Visible conditions such as nail pops,
cracks and seam lines due to expansion and contraction of structure.
Contractor should repair nail pops, seam lines and other hairline cracks one time within
first year of occupancy.
*** Gaps/ voids were present at outlet or switch plates.
©
Page 41
ROC: Workmanship Standards.. Pg. 21... Voids at switch and receptacle plates.
Overall Commentary On The Interior Doors
Condition Doors/
Hardware
Repair Needed
The interior doors were properly installed and in acceptable condition at the time of
inspection with any exceptions noted below.
*** The [ Master Bedroom ] door was not square in the opening. Correction to provide
proper clearance to prevent door from rubbing frame is needed.
ROC:: Workmanship Standards... Pg. 8 Item #5. Doors should clear 1/8" at top and
sides.
***The Right Front Bedroom door was not staying open and in need of repair or
replacement to restore proper operation.
ROC: Workmanship Standards.. Pg. 8 Item # 6.. Door will not stand open. Doors
should not move to open or close when 45 degrees to opening.
Overall Commentary On Windows
**** The window in [ Family Room ] was not locking and sliding properly. Correction to
restore window[s] to a proper condition is needed.
ROC: Workmanship Standards...Pg. 20 Item # 2.. Malfunctioning windows, screens
and sliding glass doors. Windows, screens and sliding doors should operate smoothly
with reasonable ease.
Contractor should replace or repair as necessary one time in the first year.
*** Excessive dust was entering home at several windows.
Correction to properly seal is needed.
ROC: Workmanship Standards,, Pg. 20 Item # 3... Leaks in glazing in windows or
doors. Minor infiltration of moisture and dust is normal around doors and windows,
especially during high winds and excessive rain. Excessive infiltration from improperly
installed doors and windows or poorly fitted weather stripping is unacceptable.
*** Water was leaking to the interior at the
[ Right / East Side Master Bedroom windows.]
Improperly installed/ sealed windows can cause mold growth, extensive moisture
damage to exterior walls and will void the window manufactures warranty.
Proper testing for source of moisture entry to nationally recognized standards and
testing for mold growth in surrounding walls by a qualified independent company, along
with Additional evaluation by the window manufactures field Rep. to determine/ verify
that all windows are properly flashed and installed to window manufactures
specifications is strongly recommended prior to making any repairs.
Thermopane Seal
©
At time of the inspection the windows did not show any evidence of moisture between
the windows.
Note: It is not uncommon for the seal [between the two glass panels to fail and
condensation will form between the two glass panes]. If this happens I suggest
contacting your builder and or the window manufacture and inquire if the windows are
still warranted, most window manufactures provide an extended warranty from five
years to lifetime for this common failure.
Page 42
Safety Glass And Glazing
Condition
Safety/tempered glass was observed in all locations where required at the time this
home was built.
Low-E Window Coating
***** The [ Master Bathroom, above tub ] window when tested with a low-e detector did
not indicate having a low-e coating.
Replacement by a qualified glass contractor is recommended.
Interior Stairs
The interior stairs were used several times during the inspection and were found to be
in acceptable condition.
Fireplace
The gas fireplace was not operated. I confirmed that the fire place was properly vented
to the exterior. See Attic Comments For any Vent Pipe Defects.
Interior Railings
The interior stair railings were in acceptable condition.
Notes On Smoke Detectors; Overall
****A smoke detector was not installed in [ Hall, By Lower Bedroom ] Installation of a
smoke detector for this required area is needed.
Insulation
missing or
displaced
insulation
**** When scanned with an infrared camera, the ceiling in
[ Front Bedroom, apx 24" X12' area by Ceiling Fan had missing, low or displaced
insulation.
See Photos # . Photo # is from left rear corner of living room.
At time of inspection the ceilings and walls in adjoining areas were apx. 76 Degrees.
Photo # ....
areas identified were apx [ 90-95 Photo # ] degrees.
The exterior temp was apx.100 Degrees
Correction to provide proper insulation values is recommended.
©
Page 43
Laundry Room/ Area
***The laundry room fan was noisy. The fan should be repaired or replaced to restore
to proper condition.
Laundry room plumbing
No leaks were noted at plumbing in laundry room or at hoses for the washing machine.
Replacing of washing machine hoses every two-three years is recommended.
Laundry room cabinet[s]/ counter tops
The laundry room cabinets were in an acceptable condition.
Moisture
*****The [ Wall ] by
dining room window
has water staining,
when scanned with
an infrared camera,
and verified with a
moisture meter, it
was confirmed there
is current moisture
entry.
Additional evaluation
with remedy as
needed is strongly
recommended to
prevent moisture
damage and mold
growth.
Furnished or vacant
Home was furnished at time of inspection.
Inspection of interior was limited to accessible areas as described in the of standards
of professional practice for Arizona Home Inspectors. A Copy of the standards is
included with this report and also can be viewed at www.azashi.com.
©
Page 44
KITCHEN
Descriptive Information About The Kitchen
Cooking Fuel
The Kitchen heat source for cooking was Natural Gas.
Ventilation Type
Kitchen ventilation was provided by an exhaust fan exhausting to the exterior.
Plumbing
The kitchen sink drains were draining properly. The kitchen / fixtures faucet[s] were in
acceptable condition. Any exceptions are noted in other areas of this report.
Sink Material
The Kitchen Sinks were made of Cast Iron with a Porcelain Finish.
Sink Condition
The kitchen sink was in acceptable condition at time of inspection.
Faucets
The kitchen faucet was in an acceptable condition.
Electrical
Electrical
Receptacles
GFCI Location
***The Kitchen Receptacles
[ Below the raised snack bar, behind the kitchen sink ] are not GFCI protected.
GFCI protection is required for all kitchen receptacles including receptacles within 6' of
water.
This could pose a serious safety condition and needs to be corrected by a qualified
electrician.
The GFCI resets for the Kitchen receptacles were located on two of the kitchen
receptacles.
Information On The Dishwasher Drain Separation
***The dishwasher drain did not have the required air gap device, or the high loop was
not properly installed in the drain line under the sink.
Installation of an air gap device to conform with current standards for health safety is
needed to prevent sink/ non potable water from draining into dishwasher.
Appliances In General
All appliances in the Kitchen were found to be in satisfactory working condition. Any
exceptions are noted below.
Oven
*** The required anti-tip device was not installed on the free standing range.
Without this required safety device, if a child stood on the oven door the appliance can
tip forward resulting in injury.
Installation of the required anti-tip device per manufactures installation requirements is
needed.
Dishwasher
***The dishwasher was not properly secured to the cabinet.
Correction to prevent damage from movement is needed.
©
Page 45
Kitchen Exhaust
***The Kitchen exhaust fan exterior cover at exterior wall was stuck shut.
Correction to provide proper venting to the exterior is needed.
Lights
The kitchen lights were functioning at the time of our inspection.
Cabinets/Counters
Kitchen Counter
Top Material
Kitchen Counter
Top Condition
The Kitchen Countertops were made of Natural Stone.
*** Grout was cracked or missing at back splash on kitchen counter top.
Replacement of all missing/ cracked grout is recommended to restore counter top to
proper condition.
Cabinets
The finished surfaces, hardware and cabinets, were in good condition at the time of
inspection.
BATHROOM(S)
Components and Drainage
The bath room, tubs, showers and sinks were draining properly. No leaks were present
at plumbing fittings.
Any exceptions are noted in other areas of this report.
Wash Basins
The Wash Basins were made of the following material types: Cultured Marble, Cast
Porcelain.
Wash Basin
Condition
*** Cultured marble vanity bowl in [
Lower Front ] Bathroom was thin on
the [ Right Side ] side wall. With
sudden hot and cold water changes "
often referred to as thermal shock"
thin areas of cultured marble will often
crack and or blister.
The wash basin should be repaired or
replaced by a qualified contractor to
assure proper operation and use of
the sink.
Thin side wall lower bath sink
*** The free standing sink in the [ Powder ] bath is not properly secured/ mounted
Correction to properly secure by a qualified plumber to manufactures installation
specifications is needed.
**** There are excessive Pin holes on rim of [ Guest ] bath vanity bowl.
Repair or replacement by a qualified contractor is needed to prevent staining and to
©
Page 46
restore[gelcoat] sanitary surface.
ROC: Workmanship Standards. Pg. 16 Item # 3...
Pinhole defects in marble.
Contractor should make necessary repairs. Excessive pinholes may require marble
replacement.
*****Caulking is missing and or cracked at vanity splashes.
Recaulking is needed to prevent water entry and damage to walls.
ROC: Workmanship Standards. Pg 3 General Statements.
Interior and exterior caulking are maintenance items after the first year of occupancy.
Toilet
The toilets were found to be secure to the floor and to have a flush that appears normal
with any exceptions noted below.
Bathtubs
****The Bathtub in [ Master ] Bath is not properly supported at floor.
Correction by a qualified contractor is needed to prevent cracking and water leakage.
Jacuzzi Tubs
The Jacuzzi style Bath Tub was made of Acrylic or Fiberglass.
The hydromassage tub was activated by the user controls. It operated as intended and
was in acceptable condition.
The motor was GFCI protected.
Shower
Condition of
Shower Walls
Shower Pan
Shower Pan
Condition
The Shower Surround Walls were made of the following materials: Cultured Marble,
Ceramic Tile.
*** The [ Up Guest ] Bath Shower Cultured Marble, Rear Wall, was not properly
secured to wall.
Correction to properly secure is needed.
The Pan or Floor of the Shower bases were , Ceramic Tile, Fiberglass.
***Tile grout is cracked and or missing at [ Master Bath] shower base
Correction to prevent water entry and damage to interior walls by a qualified contractor
is needed.
***The [ Master Bath ] shower base has standing water/ is not draining properly.
Correction by a qualified contractor to provide proper drainage is needed.
****The fiberglass shower base in [ Upper ] Bath is not properly supported at floor.
Correction by a qualified contractor is needed to prevent cracking and water leakage.
Water Supply And Plumbing Fixtures
Wash Basin
Faucets
Angle Stops
Tub/Shower
Faucets
©
The bath room vanity/ tub and shower fixtures were in acceptable condition, no leaks
were noted, and the fixtures were properly plumbed with the hot water on the left side
of the faucets.
Shut off valves were provided for all bath room fixtures and functional at time of
inspection.
Suggest operating valves monthly to prevent valves from freezing up.
***The [ Upper Guest Bath] tub spout was loose and had a gap and could cause
leaking behind the wall.
The spout should be tightened and properly sealed to prevent leakage.
Page 47
Bathroom Receptacles
GFCI Condition
*** Ground Fault Circuit Protection was not functioning and or not installed in the [
Powder ] Bathroom This could pose a serious safety condition.
Correction by a qualified electrician to restore GFCI protection to current requirements
is needed.
Bathroom Ventilation
***The exhaust fan was noisy in the [ Master ] Bathroom, and may not be used due to
the noise.
Repair or replacement to restore noise free use of this important appliance is needed.
Shower Doors
The [ Master ] Bath shower door is leaking on bath floor when shower is in use.
Repair or replacement is needed to prevent water damage to surrounding areas.
Flat surface drainage, Calking And Grout
Condition
**** Water was standing on [ The Master Bath Shower Seat ]
Correction to ROC standards to provide proper drainage is needed.
Calking Maintenance Information
Maintenance of the caulking around the bathtubs and showers is extremely important,
especially at the points where the bathtubs and showers meet the floor. Failure to
maintain a water-tight seal at these locations will often result in damage to flooring, sub
flooring and possibly framing on two story or basement homes.
The use of high quality sealant such as "Polyseamseal", "GE Sanitary Silicone" or
"Dow Corning 786" is recommended for bathroom caulking. Generic silicone, latex and
latex with silicone-sealants are inferior to these premium products and their use in
bathrooms is not likely to produce dependable results.
Cabinets/Countertops
Counter Top
Materials
Countertop
Condition
The Counter Top for the Bathrooms were made of the following materials: Cultured
Marble and Ceramic Tile.
*** The [ Upper Guest ] Bath counter top was bowed/ not level.
Correction to ROC standards is needed . " Marble is bowed or warped" Bow or warp
should not exceed 1/16th" per lineal foot in any direction.
Heating
The bathrooms were centrally heated and cooled. Any exceptions are noted in other
sections of this report.
Bath Room Cabinets.
The finished surfaces, hardware,and cabinets in the bathrooms were found to be
generally in good condition at the time of this inspection. Any exceptions are noted in
their specific areas.
©

inspection report

Transcription

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