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www.acehomeinspections.net P.O. Box 1993 | |
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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.
EXTERIOR DOORS, WINDOWS, SIDING, FOUNDATION,
GUTTERS, ROOF, CHIMNEY
| 4.2 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MISCELLANEOUS INFORMATION, (REFER TO REPORT PICTURES) 1-Recommend removal of all loose unused objects from the roof surface. There are three loose concrete blocks and an old refrigeration unit cover that should be removed. |
| 4.3 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5-There are several noticeable gaps between the front door and window framing and the brick veneer siding. These are located on both sides of the full length fixed side light windows beside the front entry doors and one side on each of the regular fixed windows beside the front entry doors. Immediate caulking is recommended in order to properly seal the building against any future moisture intrusion. The center metal plate piece between the two doors is loose and peeling off where water can enter behind it and cause deterioration. Immediate securing and caulking is recommended. |
| 4.4 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The front left corner of the flat roof parapet inner fiberglass asphalt shingle side has a large area of severe deterioration. This is allowing water to enter and drain down into the front office area corner closet, as shown. Immediate repairs are recommended by a licensed roof contractor. |
| 4.5 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4-View of flat style roof. Most flat roofs have a parapet. The outer side of the parapet from the top railing or parapet metal flashing or coping is covered with painted metal siding while the inner side is covered with fiberglass asphalt roof shingles. The parapet is a low wall along the perimeter where it modifies the wind flow over the roof so that the pressure on it is more uniformly distributed. It also provides a measure of safety in that no objects are so easily blown into the street below. Built-up roof systems are composed of three materials. They are bitumen, felts, and surfacing. Together they create a strong watertight membrane. A gravel stop around the perimeter along the parapet provides a finished edge for the built-up roofing, Not all built-up roofs have a top surface covered with aggregates. To maintain the weathering surface in reasonably good condition, the surface should be covered with a protective coating such as an asphalt based emulsion every three to six years. The rear section of the roof from the heating and air units back appears aged, weathered, and has a green growth over many areas. This green growth most likely has been caused from constant moisture around the heating and air units, and exhaust vents. Recommend a licensed roof contractor further investigate and remove green growth and possibly apply a protective roof coating as previously explained. |
| 4.6 | EXTERIOR
DOORS, WINDOWS, SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3,4,5,6,7,8-The entire roof is gently sloped down from the front to the rear to allow all water to drain to the rear and be carried away by the rear gutters. Apparently there are some low areas where water pools in the rear and does not properly run off. This pooling or standing water has caused the roof covering along the rear end to deteriorate over time and cause water to leak down into the interior attic. The ceiling tiles in this area are severely deteriorated and wet at the time of the inspection. The floor behind the cooler also has puddles of standing water. Some of this water may be condensation from the cooler. This goes hand-in-hand with the section 4.5 where a licensed roof contractor is recommended to make necessary repairs. |
INTERIOR ROOMS
| 7.2 | INTERIOR
ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The fluorescent light in the water heater storage room flickers and does not fully light up. This most likely is a ballast issue. |
| 7.3 | INTERIOR
ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-There is one outlet and one light switch in the center hall time card room and one outlet in the rear right cooler room under the electrical panels that need proper covers. (safety issue) |
| 7.4 | INTERIOR
ROOMS MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-The right water valve on the sink beside the rear metal door spins round and round and will not turn on. The large center stainless steel wash tub sink has a constant water drip. |
ELECTRICAL (Service, Interior Distribution Panels,
Exterior)
| 10.3 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-One flood light in the front that overlooks the parking lot has broke off the mount and needs to be secured back in place. |
| 10.4 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2-Two of the three exterior GFCI type 120 volt receptacle weather covers are broken off and need to be replaced. |
| 10.5 | ELECTRICAL
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1,2,3-The 240 volt sub-panel located beside the two 120 volt panels was blocked by a large cabinet and an in-use soft ice cream machine, so the interior of this panel was not inspected. Portions of the front cover are loose and are being held on with duct tape. The left side of the cover can be easily moved in and out and needs to be properly secured to the panel. One panel filler plate is missing, leaving the interior of the panel exposed. This is a potential high voltage safety issue that needs immediate attention. Recommend licensed electrical contractor install a filler plate and secure cover to panel.(safety issue) |
COOLING SYSTEM
| 12.1 | COOLING
SYSTEM MINOR REPAIRS, (REFER TO REPORT PICTURES) 1-The cooling unit located on the roof for the left side of the building has a 14 degree temperature differential from the return and supply vents. This is within the normal range of 14 to 22 degrees. The cooling unit for the right side of the building only had a 5 degree temperature differential then stopped working altogether. A licensed heating and air contractor was working on the units at the time of the inspection. Left side unit: 48TFE is a 1-piece gas heating, electric cooling unit Single-Package STANDARD EFFICIENCY Roof Unit. It has a fully insulated cabinet, belt-drive evaporator fan motor, 2-inch disposable return air filter, and solid state heating controls with diagnostics. It uses R22 freon. (12.5 ton unit) Right side unit: 48TME is a 1-piece gas heating, electric cooling unit Single-Package HIGH EFFICIENCY Roof Unit. It has a fully insulated cabinet, belt-drive evaporator fan motor, 2-inch disposable return air filter, and solid state heating controls with diagnostics. It uses R22 freon. (8.5 ton unit) |
Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.
| DRIVE-THRUS: REAR COVERED DRIVE-THRU |
ROOF INFO: SLOPED OFF BUILDING METAL SHEETING ROOF COVERING |
STRUCTURE: 2 BRICK COLUMNS VINYL COVERED CEILING |
| 1.0 | GARAGES, CARPORTS,
DRIVE-THRUS
1,2-The exterior drive-thru brick columns and roof construction appeared adequate. The roof covering is caulked where it attaches to the main building and the brick columns were free of cracks and deterioration. this is good! |
| 1.1 | EXTERIOR: ROOF, EAVES,
GUTTERS, WALLS, SIDING, WINDOWS, DOORS, FOUNDATION, LANDSCAPING (Visible
condition.) Comments: INSPECTED |
| WALKWAYS: CONCRETE |
DRIVEWAYS: ASPHALT |
LANDSCAPING: SLOPED DOWN LEFT TO RIGHT |
| LANDSCAPING: RELATIVELY LEVEL PROPERTY |
LANDSCAPING: TALL TREES IN FAR REAR |
| 2.0 | WALKWAYS, DRIVEWAYS,
LANDSCAPING, RETAINING WALLS
1-The asphalt parking and driveways appeared to be overall adequate and free of major holes, however some areas are cracked and deteriorated. Recommend all areas be repaired. (Maintenance tip.) |
| 2.1 | WALKWAYS, DRIVEWAYS, PATIOS,
LANDSCAPING, RETAINING WALLS (Visible condition. Checking for proper water
runoff away from the house, the landscape for presence of holes, sunken
areas, bald spots, eroding areas, and tripping hazards, trees and
vegetation clearances, and drainage weep holes or drains at the base of
retaining walls.) Comments: INSPECTED |
| PATIOS: FRONT OPEN PATIO | ||
| PATIO FOUNDATION: CONCRETE SLAB |
PATIO INFO: CONCRETE TABLES AND BENCHES |
STEPS: NONE |
| STAIRWAYS: NONE |
RAMPS: RIGHT SIDE ENTRY DOOR |
RAILINGS AND
BANISTERS: RIGHT SIDE STEEL TUBE RAILING |
| 3.0 | PORCHES, DECKS, PATIOS,
STEPS, STAIRS, RAMPS, RAILINGS, BANISTERS
1-The right side wheelchair ramp and steel hand-rail appeared adequate and robust. This is good! |
| 3.1 | PORCH ROOF, EAVES, GUTTERS,
ATTIC, VENTILATION, COLUMNS, FOUNDATION, FLOOR, COVERINGS, STORAGE CLOSETS
(Visible condition.) Comments: INSPECTED |
| 3.2 | LIGHTS, SWITCHES, OUTLETS AND
EXPOSED WIRING (Visible condition and operation.) Comments: INSPECTED |
| 3.3 | STORAGE CLOSET DOORS, LIGHTS,
SWITCHES, OUTLETS (Visible condition and operation.) Comments: INSPECTED |
| 3.4 | STOOPS, STEPS, STAIRS,
BANISTERS, AND RAILINGS (Visible condition. Checking for potential
tripping hazards from variations in step riser heights, narrow tread
steps, unlevel steps or steep stairs. Checking for adequate
headroom.) Comments: INSPECTED |
| EXTERIOR DOORS: FRONT ENTRY DOORS RIGHT SIDE ENTRY DOORS LEFT SIDE ENTRY DOOR REAR ENTRY DOOR |
EXTERIOR DOORS: FRONT METAL FULL GLASS RIGHT SIDE METAL FULL GLASS LEFT SIDE METAL DOOR REAR METAL DOOR |
EXTERIOR DOORS: DEADBOLTS FRONT OUTER/INNER ENTRY RIGHT OUTER/INNER ENTRY |
| INTERIOR DOORS: WOOD/HOLLOW/FLUSH |
BUILDING WINDOWS: METAL FRAME |
BUILDING WINDOW TYPE: FIXED |
| BUILDING WINDOW TYPE: DOUBLE PANE |
SIDING MATERIAL: BRICK |
SIDING STYLE: BRICK |
| GUTTER MATERIAL: ALUMINUM |
FOUNDATION MATERIAL: POURED CONCRETE |
SOFFIT/FASCIA
MATERIAL: VINYL AND ALUMINUM |
| VIEWED ROOF FROM: WALK ENTIRE ROOF/USE LADDER |
ROOF TYPE: FLAT |
ROOF COVERING: TAR AND GRAVEL |
| ESTIMATED ROOF AGE: ORIGINAL |
ROOF PENETRATIONS: 6 TOTAL ROOF PENETRATIONS 2 HEAT AND AIR UNITS 1 VENT SYSTEM 2 REFRIGERATION CONDENSERS 1 FLUE VENT |
| 4.0 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3,4,5-The building exterior siding is brick, with metal windows and framing, metal entry doors and framing, and vinyl and aluminum covered soffit and fascia, making the building very low maintenance. This is good!!!!! |
| 4.1 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-The left side exterior metal door needs to be painted. (Maintenance tip.) 2-The interior side of the rear metal door frame is slightly corroded along the bottom edges. Patching and painting is recommended. (Maintenance tip.) |
| 4.2 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1-Recommend removal of all loose unused objects from the roof surface. There are three loose concrete blocks and an old refrigeration unit cover that should be removed. |
| 4.3 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3,4,5-There are several noticeable gaps between the front door and window framing and the brick veneer siding. These are located on both sides of the full length fixed side light windows beside the front entry doors and one side on each of the regular fixed windows beside the front entry doors. Immediate caulking is recommended in order to properly seal the building against any future moisture intrusion. The center metal plate piece between the two doors is loose and peeling off where water can enter behind it and cause deterioration. Immediate securing and caulking is recommended. |
| 4.4 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3-The front left corner of the flat roof parapet inner fiberglass asphalt shingle side has a large area of severe deterioration. This is allowing water to enter and drain down into the front office area corner closet, as shown. Immediate repairs are recommended by a licensed roof contractor. |
| 4.5 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3,4-View of flat style roof. Most flat roofs have a parapet. The outer side of the parapet from the top railing or parapet metal flashing or coping is covered with painted metal siding while the inner side is covered with fiberglass asphalt roof shingles. The parapet is a low wall along the perimeter where it modifies the wind flow over the roof so that the pressure on it is more uniformly distributed. It also provides a measure of safety in that no objects are so easily blown into the street below. Built-up roof systems are composed of three materials. They are bitumen, felts, and surfacing. Together they create a strong watertight membrane. A gravel stop around the perimeter along the parapet provides a finished edge for the built-up roofing, Not all built-up roofs have a top surface covered with aggregates. To maintain the weathering surface in reasonably good condition, the surface should be covered with a protective coating such as an asphalt based emulsion every three to six years. The rear section of the roof from the heating and air units back appears aged, weathered, and has a green growth over many areas. This green growth most likely has been caused from constant moisture around the heating and air units, and exhaust vents. Recommend a licensed roof contractor further investigate and remove green growth and possibly apply a protective roof coating as previously explained. |
| 4.6 | EXTERIOR DOORS, WINDOWS,
SIDING, FOUNDATION, GUTTERS, ROOF, CHIMNEY
1,2,3,4,5,6,7,8-The entire roof is gently sloped down from the front to the rear to allow all water to drain to the rear and be carried away by the rear gutters. Apparently there are some low areas where water pools in the rear and does not properly run off. This pooling or standing water has caused the roof covering along the rear end to deteriorate over time and cause water to leak down into the interior attic. The ceiling tiles in this area are severely deteriorated and wet at the time of the inspection. The floor behind the cooler also has puddles of standing water. Some of this water may be condensation from the cooler. This goes hand-in-hand with the section 4.5 where a licensed roof contractor is recommended to make necessary repairs. |
| 4.7 | WINDOWS, SHUTTERS AND AWNINGS
(Visible condition and checking for the presence and functionality of
window flashing and operation of windows and window locks.)
Comments: INSPECTED |
| 4.8 | ENTRY DOORS, STORM DOORS,
SECURITY DOORS, AND DOORBELL (Visible condition and operation, checking
hardware, locks, coverings, frame, trim, weatherstripping, presence of
deadbolts on all exterior doors, proper locking, opening, and closing of
sliding glass doors, and the presence of a security dead-pin in all
sliding glass doors.) Comments: INSPECTED |
| 4.9 | FOUNDATION WALLS AND MORTAR
JOINTS (Visible condition, checking for cracked, crumbled, loose, missing,
eroded areas, or large gaps) Comments: INSPECTED |
| 4.10 | EXTERIOR WALL COVERINGS,
FLASHING,TRIM, AND CAULKING (Visible condition. A wall flashing is defined
as a material used around angles or junctions on exterior walls to prevent
water leakage.) Comments: INSPECTED |
| 4.11 | HOUSE FRAMING (Visible
condition, checking for any cracks developing outside of the house, cracks
between a chimney and the exterior wall or any cracks running outward at
an angle from the upper corners of windows and door frames.)
Comments: INSPECTED |
| 4.12 | OUTSIDE ACCESS TO HOUSE IS
RODENT PROOF Comments: INSPECTED |
| 4.13 | ROOF COVERING (Visible
condition. Checking roof penetrations such as, roof vents, ridge vents,
wind turbines, soffit vents, gable vents, chimneys, furnace flues, water
heater flues, plumbing vents, skylights and any other penetrations.
Checking flashings which are used to seal around roof penetrations and
intersections. Checking rain caps on chimneys and flues.) Comments: INSPECTED |
| 4.14 | SOFFIT, FASCIA, EAVES,
GUTTERS, DOWNSPOUTS (Visible condition. Checking if gutters are provided
where necessary, including porches, flat roofs, and dormers. Checking
whether splasblocks are in place if underground piping is not used for
rain gutter drainage.) Comments: INSPECTED |
| ROOF STRUCTURE: 2x4 WOOD RAFTERS PLYWOOD ROOF DECKING |
CEILING STRUCTURE: 2X4 WOOD CEILING JOISTS TRUSS STYLE 2 FT AIR GAP BETWEEN CEILING TILES AND ROOF |
INSULATION TYPE: BATT FIBERGLASS |
| INSULATION INCHES: 6 INCHES |
R- VALUE: R-19 |
ACCESS LOCATED IN: RAISING CEILING TILES |
| 5.0 | ATTIC, ROOF INTERIOR
1-Adequate fiberglass batt insulation was observed on top of the suspended ceiling tiles and the recessed ceiling lights are not covered with insulation. This is good! |
| 5.1 | ATTIC, ROOF INTERIOR
1,2,3,4-The majority of wood members throughout the attic and around roof penetrations were relatively free of visible moisture discoloration and deterioration. The roof decking around some penetrations has some slight discoloration that was poked and found to still be structurally adequate. There were two areas of major deterioration. See sections 4.4, 4.5, and 4.6 for further information regarding attic wood member discoloration and deterioration. |
| 5.2 | ATTIC, ROOF INTERIOR (Visible
condition. Checking attic insulation, exposed wiring, lights and water
pipes. Checking to see that all attic areas are accessible, all exposed
sections of chimney in attic are free of soot and creosote leakage, that
soffit vents are not covered with insulation, and attic ventilation vent
screening which keeps animals out) Comments: INSPECTED |
| 5.3 | GAS FLUE AND CHIMNEY
FIRESTOPPING (Visible condition. Firestopping refers to size of the hole
made in the ceiling and roof so as to maintain the proper clearance from a
hot metal flue pipe or chimney brick.) Comments: INSPECTED |
| 5.4 | DO ALL FLUES AND VENTS
PRESENT IN ATTIC TERMINATE TO THE EXTERIOR (Water heater flue, furnace
flue, metal chimney flue, plumbing vents, bathroom fan vents, range hood
vent, dryer vent, etc...) Comments: INSPECTED |
| 5.5 | RAFTERS, DECKING, JOISTS OR
TRUSSES (Visible condition. Check for rafters pulling away from ridge
board, rot, cracks, splits, cut, altered or missing supports.)
Comments: INSPECTED |
| 5.6 | IS ATTIC FREE OF VISIBLE ROOF
LEAKS OR DETERIORATION (Flashing refers to materials, usually metal, that
join parts of the house to the roof. Common places where roof leaks occur
are flashings around chimneys, metal gas flues, plumbing vents, turbines,
dormers, valleys, or any other roof penetrations or intersections.)
Comments: INSPECTED |
| 5.7 | IS ATTIC FREE OF VISIBLE
CONDENSATION OR MOISTURE DAMAGE DUE TO IMPROPER VENTILATION (Often what
appears to be a leak is in fact condensation, and a sign of inadequate
ventilation. Proper attic ventilation reduces heat in summer and prevents
condensation in winter. It allows air to carry off water vapor before it
can condense and cause moisture damage.) Comments: INSPECTED |
| 5.8 | INSTALLED MECHANICAL
VENTILATION SYSTEMS (Visible condition and operation of power ventilators
and fans) Comments: INSPECTED |
| 6.0 | KITCHEN Comments: FOR YOUR INFORMATION |
| CEILING MATERIAL: SUSPENDED CEILING TILES |
WALL MATERIAL: PLASTERBOARD VINYL WALL SHEETING WALLPAPER / CHAIR-RAIL |
FLOOR MATERIAL: CARPET CERAMIC TILE |
| INTERIOR ROOMS: CAKE ROOM WATER HEATER STORAGE ROOM TIME CARD ROOM |
INTERIOR ROOMS: FRONT OFFICE LEFT SIDE FREEZER/SINK ROOM LEFT SIDE KITCHEN ROOM |
INTERIOR ROOMS: RIGHT SIDE CUSTOMER ROOM CENTER CUSTOMER ROOM |
| INTERIOR ROOM INFO: CAKE ROOM SMALL SINK CUSTOMER ROOM BOOTHS/TABLES |
INTERIOR ROOM INFO: FRONT OFFICE STORAGE CLOSET |
CEILING FANS: 5 IN CUSTOMER ROOM |
| 7.0 | INTERIOR ROOMS
1,2-The majority of all interior wall coverings and tables were adequate and free of deterioration, however some seats have some slits and the wallpaper has some minor tears. (cosmetic issues) |
| 7.1 | INTERIOR ROOMS
1,2,3,4-The underside and piping under the large stainless steel washtub style sinks in the left side refrigeration room appear aged, but adequate and not leaking at the time of inspection. There is one plumbing fixture that has been previously removed where the drain piping still exists. |
| 7.2 | INTERIOR ROOMS
1-The fluorescent light in the water heater storage room flickers and does not fully light up. This most likely is a ballast issue. |
| 7.3 | INTERIOR ROOMS
1,2-There is one outlet and one light switch in the center hall time card room and one outlet in the rear right cooler room under the electrical panels that need proper covers. (safety issue) |
| 7.4 | INTERIOR ROOMS
1,2-The right water valve on the sink beside the rear metal door spins round and round and will not turn on. The large center stainless steel wash tub sink has a constant water drip. |
| 7.5 | CEILING AND WALLS (Visible
condition.) Comments: INSPECTED |
| 7.6 | WINDOWS, DOORS, FLOOR,
LIGHTS, SWITCHES, OUTLETS (Visible condition and operation.)
Comments: INSPECTED |
| DRAIN PIPING UNDER
SINKS: WHITE PVC(polyvinyl chloride) PIPING |
SINK WATER SUPPLY
CONNECTION: GRAY PLASTIC TUBING |
BATHROOMS: 1 MENS ROOM 1 LADIES ROOM |
| BATHROOM CEILING: PLASTERBOARD |
BATHROOM WALLS: PLASTERBOARD |
BATHROOM FLOORS: CERAMIC TILE |
| SINKS AND VANITIES: 1 CULTERED MARBLE WITH VANITY 1 WALL SINK |
BATHROOM INFO: 1 MENS COMMODE 1 MENS URINAL |
BATHROOM INFO: 1 LADIES COMMODE WORLD HAND DRYERS |
| 8.0 | BATHROOM
1,2-Restroom piping appeared adequate and robust, as shown. Both sinks were filled and allowed to drain. No water leakage was observed. This is good! |
| 8.1 | BATHROOM (Visible condition
of ceiling, walls, cabinets, countertops, and caulking.) Comments: INSPECTED |
| 8.2 | BATHROOM (Visible condition
and operation of windows, doors, floor, cabinet doors, drawers, exhaust
fans, lights, switches, outlets, sinks, tubs, showers, and commodes.
Checking presence of cut-off valves for faucets and commodes, proper
draining of sinks, tubs, showers and commodes, use of P-traps and not old
S-traps, proper air-gap for sinks, tubs, and hand-held shower wands to
prevent back siphonage, faucets for improper hammering and vibrating
noises when turned on/off rapidly, adequacy of hot and cold water
pressure, volume, and temperature, exhaust fans for proper venting to
building exterior and outlet GFCI protection.) Comments: INSPECTED |
| PLUMBING SUPPLY: COPPER |
DISTRIBUTION: COPPER |
PLUMBING WASTE: PVC |
| WASTE SYSTEM: UNKNOWN |
WATER SOURCE: PUBLIC |
WATER CUT-OFF: AT STREET |
| WATER HEATER DATE: 12/1986 |
WATER HEATER POWER
SOURCE: NATURAL GAS |
WATER HEATER
LOCATION: INSIDE STORAGE ROOM |
| CAPACITY: 50 GALLONS |
MANUFACTURER: RUUD |
| 9.0 | PLUMBING SYSTEM
1,2,3-The water heater burner compartment appeared clean. Burner flame characteristics are normal, as shown, indicating proper combustion. Water heater is almost 18 years years old and nearing the end of its useful life which is normally 15 to 20 years. It may last several more years or could quit working and need replaced tomorrow. The unit was fully functional at the time of inspection and metal flue firestopping appeared adequate. This is good! |
| 9.1 | PLUMBING SYSTEM
1-Commercial fryer gas piping appeared adequate. |
| 9.2 | PLUMBING SYSTEM
1,2,3-----UPGRADE-----The simplest backflow protection is the simple air gap between the end of a sink faucet where the water exits and the flood rim of the sink as explained in the bathroom section. Another place where backflow protection is needed is on outside hose bibs or faucets. This involves purchasing a relatively inexpensive backflow preventer that easily screws on to the end of the faucet that will allow water to flow in only one direction, out of your faucet. This prevents any contaminated water in your hose from being sucked back through the house water supply. It is recommended that present hose bibs be upgraded with backflow preventers. A proper example of a backflow preventer is shown in photo 2. |
| 9.3 | WATER HEATER, PTV - PRESSURE
TEMPERATURE VALVE, PTV DRAIN PIPING (Visible condition. Checking presence
of a drain pan under unit if installed in attic or room over a living
area, and presence of a cold water inlet water cut-off valve.)
Comments: INSPECTED |
| 9.4 | FLUE PIPE AND VENTING
(Visible condition checking pipe rise, diameter, junction fit, screws, and
clearances. A properly vented gas system exhausts combustion products to
exterior and provides adequate oxygen for combustion.) Comments: INSPECTED |
| 9.5 | COMBUSTION AIR SUPPLY
(Combustion is a chemical reaction that occurs when fuel gases combine
with oxygen and ignite. Visual inspection of flame characteristics is a
good indicator of air/gas mixture problems that cause incomplete
combustion.) Comments: INSPECTED |
| 9.6 | IF FLUE PIPE GOES TO FURNACE
FLUE, IS IT ON TOP (If both the water heater and furnace go into the same
chimney sleeve, then the furnace must be on the bottom because it has most
BTU's and makes the draft.) Comments: INSPECTED |
| 9.7 | WAS GAS WATER HEATER AREA
CHECKED WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| 9.8 | EXPOSED INTERIOR WATER PIPING
(Visible condition, looking for leaks, corrosion, sagging sections, and
valves where it enters house and stops at the point where it enters rooms
where it then will be described in each rooms description in this
report.) Comments: INSPECTED |
| 9.9 | EXTERIOR HOSE FAUCETS, WATER
PRESSURE, WATER VOLUME, WATER DRAINS (Visible condition and operation.
Checking for presence of faucet backflow preventers.) Comments: INSPECTED |
| SERVICE DROP TO
HOUSE: BELOW GROUND |
SERVICE DROP TO
HOUSE: IN CONDUIT |
SERVICE DROP TO
HOUSE: ALUMINUM |
| MAIN POWER
DISCONNECT: RATED 225 AMP |
MAIN POWER
DISCONNECT: IN MAIN PANEL |
MAIN PANEL CAPACITY: 225 AMPS |
| MAIN PANEL TYPE: CIRCUIT BREAKERS |
MAIN PANEL LOCATION: LEFT SIDE FREEZER ROOM |
BREAKERS: SQUARE D |
| MAIN PANEL
MANUFACTURER: SQUARE D |
MAIN PANEL
MANUFACTURED: UNKNOWN |
WIRING METHODS: ROMEX |
| 15 AND 20 AMP CIRCUIT
TYPE: ALL COPPER |
MAIN PANEL INFO: 240 VOLT FREEZERS DEEP FRYERS |
SUB-PANEL A CAPACITY: 200 AMP |
| SUB-PANEL A TYPE: CIRCUIT BREAKERS |
SUB-PANEL A
MANUFACTURER: SQUARE D |
SUB-PANEL A LOCATION: LEFT SIDE FREEZER ROOM |
| BREAKERS: SQUARE D 200 AMP MAIN BREAKER |
15 AND 20 AMP CIRCUIT
TYPE: ALL COPPER |
SUB-PANEL A INFO: LIGHTS AND OUTLETS MISC 120 VOLTS |
| SUB-PANEL B CAPACITY: 200 AMP |
SUB-PANEL B TYPE: CIRCUIT BREAKERS |
SUB-PANEL B
MANUFACTURER: SQUARE D |
| SUB-PANEL B LOCATION: LEFT SIDE FREEZER ROOM |
BREAKERS: SQUARE D 200 AMP MAIN BREAKER |
15 AND 20 AMP CIRCUIT
TYPE: ALL COPPER |
| SUB-PANEL B INFO: LIGHTS AND OUTLETS MISC 120 VOLTS |
EXTERIOR OUTLETS: 3 TOTAL |
| 10.0 | ELECTRICAL SYSTEM
1,2-The electrical system is grounded properly to an exterior ground rod. This is good! |
| 10.1 | ELECTRICAL SYSTEM
1,2,3-The two electrical sub-panels inspected appeared adequate and free of deterioration and corrosion. This is good! |
| 10.2 | ELECTRICAL SYSTEM
1,2-----UPGRADE-----All 120 volt outlets checked were properly grounded. This is good! It is always recommended, but not required, based on the age of the building, that all outlets within six feet of a sink be upgraded to GFCI type outlets. Please read general GFCI information below and see remainder of electrical section for all items inspected. The only GFCI outlets observed were along the exterior of the building. GENERAL GFCI AND AFCI INFORMATION: A GFCI or Ground-Fault-Circuit Interrupter is a device intended for the protection of personnel that functions to de-energize a circuit within an established period of time when a current to ground exceeds the values established for a Class A device. Class A ground-fault circuit interrupters trip when the current to ground has a value in the range of 4ma (milli-amps) to 6ma (milli-amps). Starting January 1, 2002, The National Electrical Code, Section 210-12, requires that all branch circuits supplying 125 volts, single phase, 15 and 20 ampere outlets installed in bedrooms be protected by an arc-fault circuit interrupter. They may eventually be required elsewhere, but for now just in bedrooms because a CPSC study showed many home fire deaths were related to bedroom circuits. The AFCI - arc-fault-circuit-interrupter will shut off a circuit in a fraction of a second if arcing develops. The current inside of an arc is not always high enough to trip a regular breaker. There is a difference between AFCIs and GFCIs. AFCIs are intended to reduce the likelihood of fire caused by electrical arcing faults: whereas, GFCIs are personnel protection intended to reduce the likelihood of electric shock hazard. AFCI's in the bedrooms are always recommended, but are not required because the house was built before 2002. |
| 10.3 | ELECTRICAL SYSTEM
1-One flood light in the front that overlooks the parking lot has broke off the mount and needs to be secured back in place. |
| 10.4 | ELECTRICAL SYSTEM
1,2-Two of the three exterior GFCI type 120 volt receptacle weather covers are broken off and need to be replaced. |
| 10.5 | ELECTRICAL SYSTEM
1,2,3-The 240 volt sub-panel located beside the two 120 volt panels was blocked by a large cabinet and an in-use soft ice cream machine, so the interior of this panel was not inspected. Portions of the front cover are loose and are being held on with duct tape. The left side of the cover can be easily moved in and out and needs to be properly secured to the panel. One panel filler plate is missing, leaving the interior of the panel exposed. This is a potential high voltage safety issue that needs immediate attention. Recommend licensed electrical contractor install a filler plate and secure cover to panel.(safety issue) |
| 10.6 | EXTERIOR LIGHTS, SWITCHES,
OUTLETS (Visible condition and operation) Comments: INSPECTED |
| 10.7 | SERVICE ENTRANCE CABLE
(Visible condition of cable, splices, house connection, porcelain
insulators, mast, masthead or gooseneck, conduit and if limbs or vines are
in the way. Service is run aerially overhead or buried underground. The
home owner's responsibility starts after cable splice where aerial feed is
connected to the house, and for a buried feed at the meter.)
Comments: INSPECTED |
| 10.8 | METER BASE TO PANEL (Visible
condition of base, how its attached to house, all cables and connectors,
look for illegal wire taps running to another panel or device which could
severely overload the service utility drop and meter base, and does meter
base amp rating closely match the fuse or circuit breaker panel amp
rating.) Comments: INSPECTED |
| 10.9 | PANELS, FUSE BOXES, AND
SUB-PANELS (Visible condition. Checking panels for proper circuit or fuse
labeling, all circuit breakers same brand name as panel, one main breaker
or disconnect that cuts all power to house. Check that all wires to
single-pole breakers are colored black and not white.) Comments: INSPECTED |
| 10.10 | ELECTRICAL SYSTEM GROUND
(Visible condition. A ground wire bleeds stray voltages to ground and
current should not flow continuously in this wire. A ground wire from the
neutral/grounding bus bar in main panel runs to a grounding electrode or
rod. There should also be a ground wire from the main panel
neutral/grounding bus bar to metal water pipes. Water pipes should be
voltage free. Check water pipes for presence of voltage.) Comments: INSPECTED |
| 10.11 | PANEL BONDING STRAP (Visible
condition. A bonding strap or panel bond, is required in every main panel
to connect the neutral/grounding bus bar to the panel frame so that the
metal panel can't shock you if a live wire touches it.) Comments: INSPECTED |
| 10.12 | ARE PANEL FILLER PLATES IN
PLACE WITH NONE MISSING (Filler plates are little knockouts that are
removed from panel front if breakers are installed. If no breaker was
installed, this open spot is where someone could reach in and touch a hot
spot.) Comments: INSPECTED |
| 10.13 | ARE LOCATIONS OF PANELS AND
SUB-PANELS READILY ACCESSIBLE (A countertop or workbench directly in front
of panel makes it not readily accessible. A shorter person won't be able
to reach and shut-off a breaker in an emergency.) Comments: INSPECTED |
| 10.14 | IS THERE ONLY ONE WIRE TO
EACH SERVICE ENTRY CABLE LUG IN MAIN PANEL (This is where the cable from
meter connects into panel. Other wires, called illegal taps, on these two
lugs are left without overcurrent protection. Don't confuse an illegal tap
with surge-protection wiring where two small wires feed into main lugs and
go to a small lightning-surge arrestor.) Comments: INSPECTED |
| 10.15 | IS THERE ONLY ONE WIRE TO
EACH BREAKER SCREW, NEUTRAL OR GROUND BUS SCREW, OR FUSE (Multiple wires
are a sign of an overloaded panel and are dangerous because the wires can
work loose from vibration and become a fire hazard. There is an exception
to the rule: Square D, type-QO, size 15, 20, 30 amp breakers are listed
for up to two 10 gauge wires.) Comments: INSPECTED |
| 10.16 | ARE ALL WIRES TO EACH FUSE OR
CIRCUIT BREAKER SIZED PROPERLY (This occurs if undersize wire is used with
oversize breakers or fuses. This is critical so that whatever load is
connected to the circuit breaker will be properly protected.)
Comments: INSPECTED |
| 10.17 | ARE ALL WIRES ON 15 0R 20 AMP
CIRCUITS COPPER AND NOT SINGLE STRAND ALUMINUM (Aluminum wired homes built
from 1965 to 1972 have had numerous problems with electrical connections
to receptacles and switches.) Comments: INSPECTED |
| 10.18 | IS PANEL FREE OF ANY WATER
DAMAGE (The signs of moisture damage are brown iron stains and white
corrosion on breakers and hot tabs inside panel.) Comments: INSPECTED |
| 10.19 | IS PANEL FREE OF ANY
DETERIORATION (Visible condition looking for signs of arcing, burn marks,
blistering, or discoloration. If breaker wire connection has overheated,
usually because it became loose, there will be discolored or burned
insulation.) Comments: INSPECTED |
| 10.20 | ARE SUB-PANEL GROUNDS
ISOLATED FROM NEUTRALS (A sub-panels most common use is to provide a
secondary panel some distance from the main service panel. In any
sub-panel, grounds and neutrals must be kept separate from each
other.) Comments: INSPECTED |
| 10.21 | ARE APPROPRIATE OUTLETS GFCI
PROTECTED (A Ground Fault Circuit Interrupter is a safety device that
senses any shock hazard and interrupts the flow of electricity in the
circuit. Receptacles requiring GFCIs are bathrooms, kitchen countertops,
wet bar sinks, garages, pools, spa lights, and any outdoors below
6'6".) Comments: INSPECTED |
| 10.22 | WERE A REPRESENTATIVE NUMBER
OF OUTLETS TESTED (Verify proper outlet operation with a Suretest tester
that tests for proper wiring, reversed polarity, voltage drop, ground
impedance, Ground-to-Neutral voltage, line voltage, high resistance
grounds, and false or bootleg grounds. The tester also verifies GFCI,
ground fault circuit interrupter type outlets. Comments: INSPECTED |
| HEAT FOR: LEFT SIDE ROOMS |
LOCATION: ROOF |
FUEL SOURCE: NATURAL GAS |
| HEAT TYPE: FORCED AIR ALL-IN-ONE PACKAGE UNIT |
BTU RANGE: 120000 BTU INPUT/HR 96000 BTU OUTPUT/HR |
HEAT SYSTEM BRAND: CARRIER |
| MEASURED SUPPLY TEMP: NOT MEASURED |
NUMBER OF BURNER
PORTS: UNKNOWN |
IGNITION SYSTEM: ELECTRONIC AUTO PILOT |
| DUCTWORK: INSULATED ROUND INSULATED RECTANGULAR |
MANUFACTURED: 12/2003 |
HEAT FOR: RIGHT SIDE ROOMS |
| LOCATION: ROOF |
FUEL SOURCE: NATURAL GAS |
HEAT TYPE: FORCED AIR ALL-IN-ONE PACKAGE UNIT |
| BTU RANGE: 200000 BTU INPUT/HR 160000 BTU OUTPUT/HR |
HEAT SYSTEM BRAND: CARRIER |
MEASURED SUPPLY TEMP: NOT MEASURED |
| NUMBER OF BURNER
PORTS: UNKNOWN |
DUCTWORK: INSULATED ROUND INSULATED RECTANGULAR |
MANUFACTURED: 12/2003 |
| IGNITION SYSTEM: ELECTRONIC AUTO PILOT |
| 11.0 | HEATING SYSTEM
Comments: MISCELLANEOUS INFORMATION 1-The two natural gas heating units located on the roof were not inspected. Since one units air conditioner was not functioning, there was a licensed heating and air contractor working on the units and the temperature was in the 90's where all interior workers were already hot. Annual system service is always recommended by a licensed heating an air contractor. |
| 11.1 | INSTALLED HEATING EQUIPMENT
(Visible condition and check presence of conditioned air source in all
rooms, furnace blower free of any excess noise or vibration, and return
air filter is present and clean.) Comments: INSPECTED |
| 11.2 | FLUE PIPE AND VENTING
(Visible condition checking pipe rise, diameter, junction fit, screws, and
clearances. A properly vented gas system exhausts combustion products to
exterior and provides adequate oxygen for combustion.) Comments: INSPECTED |
| 11.3 | COMBUSTION AIR SUPPLY
(Combustion is a chemical reaction that occurs when fuel gases combine
with oxygen and ignite. Visual inspection of flame characteristics is a
good indicator of air/gas mixture problems that cause incomplete
combustion.) Comments: INSPECTED |
| 11.4 | WAS HEAT EXCHANGER TEST
PROCEDURE DONE (This procedure ONLY applies to forced-air gas furnaces
that use a blower to distribute heat. Procedure: Check the flame with
blower off, then with blower on. If the main burner characteristics were
normal with the blower off, but change or the flame lifts from the burner
ports, the heat exchanger MAY be faulty.) Comments: INSPECTED |
| 11.5 | WAS GAS FURNACE AREA CHECKED
WITH SNIFFER AND FOUND FREE OF LEAKS Comments: INSPECTED |
| 11.6 | WAS A TEMPERATURE MEASURED AT
SUPPLY AND RETURN (Typical furnace operating temperatures are: NATURAL
GAS: 130-140 degrees, OIL/PROPANE: 125-135 degrees, ELECTRIC: 110-120
degrees, HEAT PUMP: 95-100 degrees.) Comments: INSPECTED |
| 11.7 | DISTRIBUTION SYSTEMS (Visible
condition, checking fans, pumps, ducts and piping, insulation, air
filters, registers, radiators, fan coil units and convectors)
Comments: INSPECTED |
| 11.8 | THERMOSTAT (Visible
condition, checking if, level on wall, loose, equipment turns on/off from
thermostat controls.) Comments: INSPECTED |
| COOLING FOR: LEFT SIDE |
MEASURED TEMP AT
SUPPLY: 72 DEG |
MEASURED TEMP AT
RETURN: 86 DEG |
| CENTRAL AIR OUTSIDE
UNIT: CARRIER |
CENTRAL AIR OUTSIDE
UNIT: MADE IN 12/2003 |
NUMBER OF TONS: 8 1/2 |
| COOLING FOR: RIGHT SIDE ROOMS |
MEASURED TEMP AT
SUPPLY: 73 DEG |
MEASURED TEMP AT
RETURN: 78 DEG |
| CENTRAL AIR OUTSIDE
UNIT: CARRIER |
CENTRAL AIR OUTSIDE
UNIT: MADE IN 12/2003 |
NUMBER OF TONS: 12 1/2 |
| 12.0 | COOLING SYSTEM
1,2,3-There are two refrigeration condenser units located on the rear end of the roof and it appears one unit has been removed altogether where a service disconnect box still remains. |
| 12.1 | COOLING SYSTEM
1-The cooling unit located on the roof for the left side of the building has a 14 degree temperature differential from the return and supply vents. This is within the normal range of 14 to 22 degrees. The cooling unit for the right side of the building only had a 5 degree temperature differential then stopped working altogether. A licensed heating and air contractor was working on the units at the time of the inspection. Left side unit: 48TFE is a 1-piece gas heating, electric cooling unit Single-Package STANDARD EFFICIENCY Roof Unit. It has a fully insulated cabinet, belt-drive evaporator fan motor, 2-inch disposable return air filter, and solid state heating controls with diagnostics. It uses R22 freon. (12.5 ton unit) Right side unit: 48TME is a 1-piece gas heating, electric cooling unit Single-Package HIGH EFFICIENCY Roof Unit. It has a fully insulated cabinet, belt-drive evaporator fan motor, 2-inch disposable return air filter, and solid state heating controls with diagnostics. It uses R22 freon. (8.5 ton unit) |
| 12.2 | INSTALLED COOLING EQUIPMENT
(Visible condition, checking condenser and evaporator units are free of
any excess noise and vibration, condenser unit free of overgrowth, coil
blockage, and sitting level on a slab.) Comments: INSPECTED |
| 12.3 | OUTSIDE CONDENSER UNIT
(Visible condition. It consists of compressor, coils, and blower fan. The
compressor compresses low-pressure cold Freon gas, turning it into high
pressure Freon gas that runs through the coils with the fan blowing across
them to dissipate its heat, and condense into a hot Freon liquid. Warm air
should be blowing when you walk by it outside.) Comments: INSPECTED |
| 12.4 | INSIDE EVAPORATOR UNIT
(Visible condition. It consists of a Freon metering device that is either
an expansion valve or capillary tube, coils, and blower fan. Hot Freon
liquid runs through the metering device, evaporates into cold,
low-pressure Freon gas, runs through the coils that allow the gas to
absorb heat and cool the house as the fan blows air through the coil and
out ducts) Comments: INSPECTED |
| 12.5 | CONDENSATION PAN AND LINES
(Visible condition, checking for leaks, rust or deterioration and where
the line terminates. The pan is where water extracted from the air by the
evaporator runs into. Some systems use a pump to extract water out of the
pan. Central air conditioning systems provide comfort cooling by lowering
air temperature and removing excess moisture.) Comments: INSPECTED |
| 12.6 | WAS TEMPERATURE DROP
MEASUREMENT TAKEN FROM SUPPLY AND RETURN VENTS (A low drop could indicate
low Freon charge. A high drop could indicate a dirty coil, filter or
blower. There are other reasons why the temperature drop is out of range
such as thermostat calibration and humidity.) Comments: INSPECTED |
| 12.7 | IS COOLING UNIT ADEQUATE FOR
SIZE OF HOUSE (The general rule of thumb is 1 ton for every 550 square
feet of living space.) Comments: INSPECTED |
| FOUNDATION
INFORMATION: FULL CONCRETE SLAB |
| 13.0 | BASEMENT, CRAWLSPACE,
FOUNDATION INTERIOR Comments: FOR YOUR INFORMATION The concrete slab foundation interior inspection was limited because most areas were finished with floor coverings. The concrete slab contains embedded water drainage pipes. All heating an air ducts are located within the attic. The water drains located in the left side refrigeration room were adequately draining at the time of the inspection. This is good! |
| 14.0 | COMPLIMENTARY PHOTOS
1,2,3,4,5,6,7,8,9,10,11,12-Complimentary photos. |
