Inspection Report

Prepared For:
John Sample
Diane Sample

Property Address:
123 Sample Street
Anytown, Ca. 98888

Philco Property Inspection

Phillip Herzog
1433 Glenwood Dr.
Modesto Ca. 95350
(209) 572-3785 (209) 380-1314


Date: 3/2/2005 Time: 1:00 PM Report ID: 4021
Property:
123 Sample Street
Anytown, Ca. 98888
 Customer:
John Sample
Diane Sample		 Real Estate Professional:

Client Is Present:
No

Age Of Home:
1958

Radon Test:
No
Water Test:
No

Weather:
Clear

Temperature:
65 Degrees
Rain in last 3 days:
Yes



STRUCTURAL COMPONENTS

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home inspector or other persons.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   1.0 FOUNDATIONS (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
 FOUNDATION: CONTINUOUS CONCRETE PERIMETER, WOOD POST CONCRETE PILLAR
METHOD USED TO OBSERVE CRAWLSPACE: CRAWLED
FLOOR STRUCTURE: WOOD JOISTS
WALL STRUCTURE: Not Visible
COLUMNS OR PIERS: WOOD POST, CONCRETE PILLAR
VIEWED ATTIC SPACE FROM:: ENTRY
CEILING STRUCTURE: 2X4, 2X6
ROOF STRUCTURE: 2X4 RAFTERS
ROOF-TYPE: HIP
Comments:
White efflorescence (powder substance) on the back foundation wall indicate moisture is in contact with masonry. That immediate area of the crawlspace is damp. Outside that piece of wall is a hose bib with multitudes of sprinkler connections and valves. This conglomeration is the source of that water causing the dampness. These leaks should be located and repaired. Water proofing paint could be applied to interior side of block if necessary. Efflorescence is found on many homes without water intrusion occurring inside the home. But, it should alert you to the possibility that future steps may be needed.

1.0 Picture 1

1.0 Picture 2
X   1.1 FLOORS (Structural)
 Comments:
The floor structure is in good condition. Note that the sub floor is 2"x6" tongue and groove lumber which makes for a very sturdy floor.

1.1 Picture 1
X   1.2 WALLS (Structural)
 Comments:
It is not possible to access the interior of wall to examine the structure, but settling cracks are visible in the stucco at various places around the house.

1.2 Picture 1
X   1.3 COLUMNS OR PIERS
 Comments:
The wood post and concrete pillars were in proper place and dry.
X   1.4 CEILINGS (structural)
 Comments:
The structure of the ceiling appears to be in good condition as no unevenness or bows are noted, however some settling cracks are noted in the living room/dining area.
X   1.5 ROOF STRUCTURE AND ATTIC
 Comments:
Rafters and sheathing shows no evidence of stains from leakage or previous fire charring or damage. Rafters look to be in good strong and stable condition.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

EXTERIOR

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks.The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   2.0 WALL CLADDING FLASHING AND TRIM
 SIDING STYLE: CEMENT STUCCO
SIDING MATERIAL: MASONRY
EXTERIOR ENTRY DOORS: WOOD
WINDOW TYPES: CASEMENT
WINDOW MANUFACTURER: UNKNOWN
APPURTENANCE: COVERED PORCH
DRIVEWAY: CONCRETE
Comments:
The stucco is in fair condition, with cracks noted near the foundation and radiating from some of the window's corners. 
X   2.1 DOORS (Exterior)
 Comments:
Inspected and condition of the doors are good.
X   2.2 WINDOWS
 Comments:
Inspected and condition of all windows are in good working order.
X  X2.3 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
 Comments:
The automatic garage door wiring has connections that are not inside junction boxes and the infrared sensors are absent at the floor level. Recommend a licensed contractor install sensors, correct wiring, and adjust mechanisms to auto reverse when met with resistance.

2.3 Picture 1

2.3 Picture 2
X   2.4 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES AND APPLICABLE RAILINGS
 Comments:
There is some areas of the fencing that should be braced.

2.4 Picture 1
X   2.5 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIOS, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
 Comments:
No problems or concerns noted.
X   2.6 EAVES, SOFFITS AND FASCIAS
 Comments:
The eaves and fascias are in fair condition, needing paint and caulking.

2.6 Picture 1

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INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

ROOFING

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components.The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing.The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   3.0 ROOF COVERINGS
 ROOF COVERING: 3-TAB FIBERGLASS
VIEWED ROOF COVERING FROM: WALKED ROOF
CHIMNEY (exterior): BRICK
Comments:
The roof composition shingles are in good condition with some curling in the valley locations. There are some small seeds working their way under those shingles. These should be cleaned out as they may contribute to the demise of the shingles and possible leaking in the valleys. Also there are some nails that are pulling out that should be hammered back flush.

3.0 Picture 1

3.0 Picture 2
X   3.1 FLASHINGS
 Comments:
Flashings on roofs edge look to be in good condition.
X  X3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
 Comments:
The chimney flashing needs to be cleaned, evaluated, and at the least, caulked. Other vent piping will need caulking. Two of eye bolts securing the roof antenna have loosed up and likely the wood is deteriorated at that location.

3.2 Picture 1

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3.2 Picture 4
X  X3.3 ROOFING DRAINAGE SYSTEMS
 Comments:
The roofing material does not extend enough past the edge to ensure that rain water will enter the gutters. Consequently water is "wicking" upwards under the shingles causing potential damage to the wood underlay. Additionally, much of the rain water is flowing behind the gutters and will possibly damage the wood fascia. One short downspout does not completely line up with the lower gutter, another downspout is plugged, needing cleaning. Recommend a licensed contractor evaluate and advise.

3.3 Picture 1

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3.3 Picture 6
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

PLUMBING SYSTEM

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps.The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance.The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X  X4.0 INTERIOR DRAIN, WASTE AND VENT SYSTEMS
 WATER SOURCE: PUBLIC
PLUMBING SUPPLY: GALVANIZED
PLUMBING DISTRIBUTION: GALVANIZED
WASHER DRAIN SIZE: 1 1/2" DIAMETER
PLUMBING WASTE: CAST IRON
WATER HEATER POWER SOURCE: GAS (QUICK RECOVERY)
CAPACITY: 40 GAL (1-2 PEOPLE)
MANUFACTURER: RHEEM
Comments:
Where the toilets sit on the floor ( as viewed from the crawl space) show some moisture present in both bathrooms. Recommend a licensed plumber inspect to be sure the wax gaskets are sealing properly. The bathroom sink near the garage has a small leak in the P-trap area. For your info there is a sewer clean-out near the back porch.

4.0 Picture 1

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X  X4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
 Comments:
There is a small leak in the kitchen sink faucet. The sinks in both bathrooms and the kitchen are rusting out and are near the end of their lives. The mechanisms in the toilet tanks have rusting parts and the plastic container in the bathroom near the garage  is preventing water from shooting out from the tank.

4.1 Picture 1

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4.1 Picture 6
X  X4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
 Comments:
Inspected and no defects were found in the hot water heater. The hot water was manufactured in 1989 and has a capacity of 40 gals. which is more than adequate for your needs. The life expectancy of water heaters is 10-15 years. Note that the water heater does not have the two required  straps attaching it the wall studs.

4.2 Picture 1
X   4.3 MAIN WATER SHUT-OFF DEVICE (Describe location)
 Comments:
The main shut off is located at the backyard hose bib as shown in photo. The water pressure measure 60 lbs. at both front and back bibs indicates no leaks or restriction in pipe system. There is the possibility that the plumbing in the backyard faucet/sprinkler area could at times become cross connected. Recommend installing an anti-siphon valve in the pipe leading to the sprinkler piping.

4.3 Picture 1

4.3 Picture 2
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

ELECTRICAL SYSTEMS

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   5.0 SERVICE ENTRANCE CONDUCTORS
 ELECTRICAL CONDUCTORS: ABOVE GROUND
PANEL TYPE: FUSES
ELEC. PANEL MANUFACTURER: CUTLER HAMMER, WADSWORTH
Comments:
The wires entering the mast head do not have a "drip loop" and the wire has sagged near to the roof. Recommend calling MID (209) 526-7373 to evaluate and correct. No cost should be incurred as MID is the owner and is responsible for that portion of wire.

5.0 Picture 1
X  X5.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
 Comments:
The main disconnect panel is rated 80 AMPS and the distribution panel is rated 100 AMPS. This may be a compatibility issue. The kitchen sink disposal, range exhaust fan, and garage wiring have splicing that should be in junction boxes. The fuse box in the master bedroom closet is "over fused", (having too high amperage for what they are labeled). Also they are not labeled by their purpose. Recommend evaluation by a licensed electrician.

5.1 Picture 1

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X   5.2 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
 Comments:
The connected devices and fixtures mentioned above were inspected and found to be working and in serviceable condition. The fixture in the kitchen needs to be secured in one of the corners.

5.2 Picture 1
X   5.3 OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)
 Comments:
Ground fault circuit interrupters (GFCIs) are modern electrical devices, either receptacles or circuit breakers, designed to protect the occupants from electric shock. In the event of a fault in a ground-fault protected appliance, the current passing through a person to ground is detected and the circuit is shut off, protecting from potentially fatal shocks. GFCIs are required in all wet or damp environments within 6 feet of interior plumbing fixtures and all receptacles in garage, carport, spas, hot tubs, fountains, pools and exterior walls of inspected structure. This house has no GFCI's in the kitchen or bathroom. It is recommended that the existing outlets in the kitchen and bathroom be replaced to GFCI outlets by a licensed contractor.
X   5.4 LOCATION OF MAIN AND DISTRIBUTION PANELS
 Comments:
Main panel box is located on the exterior back wall of the house with the main shut-off shown in the photo.

5.4 Picture 1
X   5.5 SMOKE DETECTORS
 Comments:
Recommend installation of smoke alarms in all bedrooms, hallway, and living room upon moving into the house.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

HEATING

The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   6.0 HEATING EQUIPMENT
 HEAT TYPE: FORCED AIR
ENERGY SOURCE: GAS
NUMBER OF HEAT SYSTEMS (excluding wood): ONE
HEAT SYSTEM BRAND: AMANA
DUCTWORK: INSULATED
FILTER TYPE: DISPOSABLE
FILTER SIZE: 20"x25"x5"
TYPES OF FIREPLACES: CONVENTIONAL
OPERABLE FIREPLACES: ONE
Comments:
The heat exchanger also referred to as the combustion chamber, is the area in the heater where combustion takes place. The nature and configuration of most furnaces is that the openings of the heat exchanger prevent visual access to most of it's surface. Thus, any observations available to the Home Inspector will necessarily be limited and we can make no guarantee that the heat exchanger(s) is crack free. The local utility or heating contractor can perform a more detailed and definitive evaluation of the heat exchanger. The heating system started up promptly with good forced heat running to all registers. This furnace was installed in April 2004.
X   6.1 NORMAL OPERATING CONTROLS
 Comments:
Thermostat operating control is in good working order.
X   6.2 SAFETY CONTROLS
 Comments:
The location for the gas shut-off is on the back exterior wall of the house, as shown in the photo.

6.2 Picture 1
X   6.3 CHIMNEYS, FLUES AND VENTS
 Comments:
The seam at the stucco and the chimney should be caulked. The vent pipe for furnace shows evidence of a water leak. It unknown whether this is a past or current leak.

6.3 Picture 1

6.3 Picture 2
X   6.4 HEAT DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments:
The location of the filter is behind the lower panel as shown in the photo. Note that its dimensions are 20"x25"x5".

6.4 Picture 1
X   6.5 GAS/LP FIRELOGS AND FIREPLACES
 Comments:
The fireplace and chimney are in excellent condition. Recommend a rain cap be installed on the very top of the chimney.

 

 

 

 

 
X   6.6 PRESENCE OF INSTALLED HEAT SOURCE IN EACH ROOM
 Comments:
Each room has a register supplying heat.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

CENTRAL AIR CONDITIONING

The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports, dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air supply to the various rooms.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   7.0 COOLING AND AIR HANDLER EQUIPMENT
 COOLING EQUIPMENT TYPE: AIR CONDITIONER UNIT
COOLING EQUIPMENT ENERGY SOURCE: ELECTRICITY
NUMBER OF A/C UNITS: ONE
Comments:
The air conditioning unit worked well.
X   7.1 NORMAL OPERATING CONTROLS
 Comments:
The air conditioning unit responded immediately to the thermostat controls.
X   7.2 DISTRIBUTION SYSTEMS (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
 Comments:
The condensate and refrigerant lines passing through the sub-flooring show evidence of leaking. Whether this is past or present is unknown.

7.2 Picture 1
X   7.3 PRESENCE OF INSTALLED COOLING SOURCE IN EACH ROOM
 Comments:
The rooms each have a source of cooling.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

INTERIORS

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   8.0 CEILINGS
 CEILING MATERIALS: SHEETROCK
WALL MATERIAL: SHEETROCK
FLOOR COVERING(S): CARPET, LINOLEUM
INTERIOR DOORS: WOOD
CABINETRY: WOOD
COUNTERTOP: LAMINATE
Comments:
The ceilings are in good condition, with the exception of a crack at the living room, dining room area.
X   8.1 WALLS
 Comments:
It possible to see a patched area where an air conditioning unit once was mounted. 
X   8.2 FLOORS
 Comments:
The floor coverings are in good condition.
X   8.3 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS
 Comments:
The sink, shower, and bathtub areas of the house need caulking.

8.3 Picture 1

8.3 Picture 2

8.3 Picture 3
X   8.4 DOORS (REPRESENTATIVE NUMBER)
 Comments:
The house door to the garage should have a self closing device installed.

8.4 Picture 1
X   8.5 WINDOWS (REPRESENTATIVE NUMBER)
 Comments:
Inspected and windows are in good condition. One bedroom window has a water stain, which is unknown as to whether it is past or present. A curtain rod mount needs to be secured.

8.5 Picture 1

8.5 Picture 2
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

INSULATION AND VENTILATION

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   9.0 INSULATION AND VAPOR RETARDERS (in unfinished spaces)
 ATTIC INSULATION: BLOWN
R- VALUE: APPROXIMATE R-13
VENTILATION: RIDGE VENTS
EXHAUST FAN TYPES: RANGE FAN
DRYER POWER SOURCE: 22O ELECTRIC
DRYER VENT: FLEXIBLE VINYL
Comments:
There is 4 inches of blown insulation which is average for that age of home.
X   9.1 VENTILATION OF ATTIC AND FOUNDATION AREAS
 Comments:
Adequate ventilation in both attic and foundation areas.
X   9.2 VENTING SYSTEMS (Kitchens, baths and laundry)
 Comments:
The Rangaire exhaust fan and light for the range are in good operating condition.
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

BUILT-IN KITCHEN APPLIANCES

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   10.0 RANGES/OVENS/COOKTOPS
 Comments:
Inspected and burners and oven all in good working condition.
X   10.1 REFRIGERATOR
 Comments:
Inspected and freezer and refrigerator temperatures were accurate and in good range.
X   10.2 FOOD WASTE DISPOSER
 Comments:
The disposer worked properly.
X   10.3 ELECTRIC DRYER
 Comments:
Note that the dryer is 220 volt and plugs into the outlet in the garage as shown in the photos.

10.3 Picture 1

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10.3 Picture 3
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace

INSPECTION PHOTO VIEWS

IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
INNINPRR Inspection Items
X   11.0 KITCHEN VIEW
 Comments:
Kitchen View

11.0 Picture 1

11.0 Picture 2
X   11.1 DINING ROOM VIEW
 Comments:
Dining Room View

11.1 Picture 1
X   11.2 LIVING ROOM VIEW
 Comments:
Living Room View

11.2 Picture 1
X   11.3 MASTER BEDROOM VIEW
 Comments:
Master Bedroom View

11.3 Picture 1
X   11.4 HALL BATH VIEW
 Comments:
Hall Bath View

11.4 Picture 1
X   11.5 GARAGE VIEW
 Comments:
The picture of garage represents the view at time of inspection

11.5 Picture 1
X   11.6 UTILITY ROOM
 Comments:
Utility room view

11.6 Picture 1
X   11.7 ATTIC VIEW
 Comments:
Attic view

11.7 Picture 1

11.7 Picture 2
X   11.8 CRAWL SPACE VIEW
 Comments:
Crawl space view

11.8 Picture 1

11.8 Picture 2
X   11.9 BEDROOM VIEW
 Comments:
bedroom view

11.9 Picture 1

11.9 Picture 2
X   11.10 FRONT BATHROOM VIEW
 Comments:
Front bathroom view

11.10 Picture 1
X   11.11 INSPECTOR VIEW
 Comments:
View of inspector upon exiting the crawl space.

11.11 Picture 1
INNINPRR Inspection Items
IN=Inspected, NI=Not Inspected, NP=Not Present, RR=Repair or Replace
Prepared Using HomeGauge http://www.homegauge.com SHGI (c) 2000-2004 : Licensed To Philco Property Inspection


General Summary


Philco Property Inspection

1433 Glenwood Dr.
Modesto Ca. 95350
(209) 572-3785 (209) 380-1314

Customer
John Sample
Diane Sample

Property Address
123 Sample Street
Anytown, Ca. 98888

EXTERIOR
2.3 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistance)
Inspected, Repair or Replace
The automatic garage door wiring has connections that are not inside junction boxes and the infrared sensors are absent at the floor level. Recommend a licensed contractor install sensors, correct wiring, and adjust mechanisms to auto reverse when met with resistance.

ROOFING
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS
Inspected, Repair or Replace
The chimney flashing needs to be cleaned, evaluated, and at the least, caulked. Other vent piping will need caulking. Two of eye bolts securing the roof antenna have loosed up and likely the wood is deteriorated at that location.
3.3 ROOFING DRAINAGE SYSTEMS
Inspected, Repair or Replace
The roofing material does not extend enough past the edge to ensure that rain water will enter the gutters. Consequently water is "wicking" upwards under the shingles causing potential damage to the wood underlay. Additionally, much of the rain water is flowing behind the gutters and will possibly damage the wood fascia. One short downspout does not completely line up with the lower gutter, another downspout is plugged, needing cleaning. Recommend a licensed contractor evaluate and advise.

PLUMBING SYSTEM
4.0 INTERIOR DRAIN, WASTE AND VENT SYSTEMS
Inspected, Repair or Replace
Where the toilets sit on the floor ( as viewed from the crawl space) show some moisture present in both bathrooms. Recommend a licensed plumber inspect to be sure the wax gaskets are sealing properly. The bathroom sink near the garage has a small leak in the P-trap area. For your info there is a sewer clean-out near the back porch.
4.1 INTERIOR WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Inspected, Repair or Replace
There is a small leak in the kitchen sink faucet. The sinks in both bathrooms and the kitchen are rusting out and are near the end of their lives. The mechanisms in the toilet tanks have rusting parts and the plastic container in the bathroom near the garage  is preventing water from shooting out from the tank.
4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Inspected, Repair or Replace
Inspected and no defects were found in the hot water heater. The hot water was manufactured in 1989 and has a capacity of 40 gals. which is more than adequate for your needs. The life expectancy of water heaters is 10-15 years. Note that the water heater does not have the two required  straps attaching it the wall studs.

ELECTRICAL SYSTEMS
5.1 SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS
Inspected, Repair or Replace
The main disconnect panel is rated 80 AMPS and the distribution panel is rated 100 AMPS. This may be a compatibility issue. The kitchen sink disposal, range exhaust fan, and garage wiring have splicing that should be in junction boxes. The fuse box in the master bedroom closet is "over fused", (having too high amperage for what they are labeled). Also they are not labeled by their purpose. Recommend evaluation by a licensed electrician.


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  INVOICE

Philco Property Inspection
1433 Glenwood Dr.
Modesto Ca. 95350
(209) 572-3785 (209) 380-1314
Inspected By:  Phillip Herzog 		Inspection Date: 3/2/2005
Report ID: 4021

Customer Info: Inspection Property:
John Sample
Diane Sample
123 Sample Street.
Anytown Ca. 98888


Customer's Real Estate Professional:

 		 123 Sample Street
Anytown, Ca. 98888
 

Inspection Fee:
Service Price Amount Sub-Total
Tax $0.00
Total Price $0.00

Payment Method:
Payment Status:
Note:No payment due, anything for your mom.



Philco Property Inspection

Phillip Herzog
1433 Glenwood Dr.
Modesto Ca. 95350
(209) 572-3785 (209) 380-1314


The address of the property is: 123 Sample Street, Anytown, Ca. 98888.
Fee for the home inspection is: $ 0.00.
PHILCO Property Inspection, herein after known as the Inspector agrees to conduct an inspection for the purpose of informing the client of major deficiencies in the condition of the property. THE WRITTEN REPORT IS THE PROPERTY OF THE INSPECTOR AND THE CLIENT AND SHALL NOT BE USED BY OR TRANSFERRED TO ANY OTHER PERSON OR COMPANY WITHOUT BOTH THE INSPECTOR'S AND THE CLIENTS WRITTEN CONSENT.
1) This inspection of the subject property shall be performed by the Inspector for the Client in accordance with the Standards of Practice of the American Society of Home Inspectors (ASHI).
2) The purpose of this inspection is to identify and disclose visually observable major deficiencies of the inspected systems and items at the time of the inspection only. Detached buildings are not included.
3) This inspection is not intended to be technically exhaustive nor is it considered to be a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, ITEMS AND SYSTEMS INSPECTED AND IT SHOULD NOT BE RELIED ON AS SUCH. The Inspector shall not be held responsible or liable for any repairs or replacements with regard to this property, systems, components, or the contents therein. PHILCO Property Inspection is neither a guarantor nor insurer.
4) THE INSPECTION AND REPORT DO NOT ADDRESS AND ARE NOT INTENDED TO ADDRESS CODE AND REGULATION COMPLIANCE, THE POSSIBLE PRESENCE OF OR DANGER FROM ASBESTOS, RADON GAS, LEAD PAINT, UREA FORMALDEHYDE, SOIL CONTAMINATION AND OTHER INDOOR AND OUTDOOR SUBSTANCES. THE CLIENT IS URGED TO CONTACT A COMPETENT SPECIALIST IF INFORMATION, IDENTIFICATION, OR TESTING OF THE ABOVE IS DESIRED.
5) Any matter concerning the interpretation of this agreement, of the Inspection Report, or any claim based upon either of them shall be subject to mediation between the parties or failing such mediation shall be resolved by arbitration in accordance with the Construction Industry Arbitration Rules of the American Arbitration Association, except for the rules pertaining to the arbitrator selection. The three (3) arbitrators should have knowledge of the home inspection industry and one arbitrator must be a member of ASHI with at least five (5) years of Home Inspection experience.
6) The inspection service is conducted at the property. The physical on-site inspection of the property is a very valuable time of exchange of information between the Inspector and the Client. Any particular concern of the Client must be brought to the attention of the Inspector before the inspection begins. The written report will not substitute for Client's personal presence during the inspection. It is virtually impossible to fully profile any building with any reporting system. Unless Client attends and participates in the inspection process itself, the Client will have no chance of gaining all of the information that is offered.
7) I agree for a copy of the report and photos to be given to my real estate agent.
8) The Inspectors liability is not to exceed the cost of the inspection.
THE CLIENT HAS READ THE ABOVE AND IT IS UNDERSTOOD AND AGREED TO. CLIENT ACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT. CLIENT AGREES TO PAY A BASE FEE PLUS ANY ADITIONAL FEES NOT INCLUDED IN THE BASE FEE AND ANY APPLICABLE TAXES AT OR BEFORE THE TIME OF INSPECTION.

___________________________Date__________
INSPECTOR 		___________________________Date__________
CLIENT OR REPRESENTATIVE