Report Summary

Report Summary
Report Summary
INSPECT AZ. HOME INSPECTION
480-756-9064
WWW.INSPECTAZ.COM
Dan Harris Arizona Certified / Licensed Home Inspector #38440
Property Address : 123 W Main St. # 124 Apache Junction
ASHI Certified Inspector # 206929
AZ
At your request, a visual inspection of the above referenced property was conducted on May 17, 2000.
This inspection report reflects the visual conditions of the property at the time of the inspection only.
Hidden or concealed defects cannot be included in this report. In this report, there may be specific
references to areas and items that were inaccessible. I cannot make representations regarding conditions
that may be present but were concealed or inaccessible for review. With access and an opportunity for
inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon
arrangement and at additional cost after access is provided.
No warranty is either expressed or implied..
This report is not an insurance policy, nor a warranty service.
If the future operation of the mechanical components of your home is a concern, I strongly recommend that you consider
investing in a home warranty policy designed for repair/replacement of mechanical systems of the home.
Home warranties are offered by several different companies. I suggest checking with your Real Estate Agent and or your
Home Owners Insurance agent for additional information and options available for this protection.
Contents of report are representative of visual observation of home on the day of inspection only.
Components can fail without notice, and Conditions do and will often change daily.
THERE ARE LIMITATIONS TO THIS REPORT AS DESCRIBED IN THE INSPECTION AGREEMENT
AND THE *ARIZONA STANDARDS OF PROFESSIONAL PRACTICE FOR ARIZONA HOME INSPECTORS
CONTENTS OF THIS REPORT ARE PROVIDED FOR THE EXCLUSIVE USE OF
CUSTOMER NAMED IN THIS REPORT AND ON INSPECTION AGREEMENT
INSPECT AZ AND INSPECTOR Accepts No responsibility for use or misinterpretation of this Report by Third Parties
REPORT SUMMARY
'' IMPORTANT NOTE !''
THE SUMMARY PAGES ARE PROVIDED AS A GENERAL
OVERVIEW OF HOME CONDITION ONLY, AND IS NOT INTENDED TO REPLACE READING
"ENTIRE" REPORT, BEFORE PURCHASING OR ADDRESSING ITEMS THAT ARE IDENTIFIED AS
NEEDING CORRECTION ON INSPECTED PROPERTY.
Overall, the home was constructed in a workmanship like manner, consistent with the local building trades and codes in
effect at the time of construction, However in accordance with the Standards of Professional Practice for Arizona Home
Inspectors the following items should be addressed:
*A Copy of The Arizona Standards of Practice is available for preview at www.azashi.com
This report is confidential and is not to be used or relied upon by any person other than the customer named in this inspection report and
inspection agreement , without the prior consent of customer named on this report and Inspect AZ
Report Summary
INSPECT AZ. HOME INSPECTION
480-756-9064
WWW.INSPECTAZ.COM
Dan Harris Arizona Certified / Licensed Home Inspector #38440
ASHI Certified Inspector # 206929
1. The following recommendations are not intended as criticisms of the building, but as professional opinions regarding
conditions present. Items that are no longer functioning, items in need of repair or replacement , health/safety issues, or items
required to be inspected and condition documented, that were inaccessible or were not operatable at time of inspection are listed
in the first section of this summary below
The items in the first part of this summary should be given highest priority.
SITE AND GROUNDS
Grading Of The Area
Grading
1. ***Surface water was draining in the crawl space. Excessive water can cause the homes blocking to settle.
Correction Recommended; The exterior grade should be adjusted or additional fill fill should be added to prevent water
drainage and damage under the home.
BUILDING EXTERIOR
Exterior Collums
Condition
2. *** An awning collum on the carport was bent/damaged and not properly attached to patio surface
Repair Recommended: The awning collum should be replaced and properly secured by a qualified contractor to
assure proper attachment and support for the patio cover.
Exterior Decks
3. ***Some of deck plywood decking was loose
Correction Recommended: All loose deck boards should be properly secured to prevent a trip hazard. .
Exterior Deck Supports
4. ***The deck was connected directly to the home. . This is not an approved attachment and may not provide proper
support for weight from people on the deck.
Correction Recommended: : Recommend having a qualified contractor evaluate and determine what correction is
needed to provide proper support off the ground to prevent the deck from falling and damage to the home.
Exterior Railings
Condition Ok/Maintenance/ Missing
5. *** The deck railings are loose. The railing should be properly secured to support the weight of a person leaning
against the railings.
Correction Recommended: The Railings should be properly secured to prevent injury from failure.
ELECTRICAL SYSTEM
Condition of The Main Service Panel
Circuit Breakers
6. ***The main circuit breaker handle in the panel on the exterior wall was broken
Correction Recommended. The damaged circuit breaker should be replaced by an electrician.
WATER HEATER
Water Connections
Condition
7. ***Water connections on top of the water heater were corroded and leaking.
Correction Recommended: The connections should be replaced with proper fittings.
This report is confidential and is not to be used or relied upon by any person other than the customer named in this inspection report and
inspection agreement , without the prior consent of customer named on this report and Inspect AZ
Report Summary
INSPECT AZ. HOME INSPECTION
480-756-9064
WWW.INSPECTAZ.COM
Dan Harris Arizona Certified / Licensed Home Inspector #38440
ASHI Certified Inspector # 206929
Installation Considerations
Condition
8. *** The particle wood flooring was under the water heater was water damaged.
Correction Recommended: The water heater should be removed, and the damaged wood floor should be replaced to
assure proper support for the water heater.
General Comments About The Water Heater
9. ***The water heater was beyond it's expected service life of 10-15 years and may fail at any time, It could fail
tomorrow, it could last another two years
Correction Recommended: To ensure uninterrupted service and protection from possible flooding and water damage,
replacement should considered now.
PLUMBING SYSTEM
Interior Water Supply
10. *** This building has polybutylene type water piping. This type of piping has had a history of failure due to a variety
of reasons, and was a product of one of the countries largest class action law suits.
Additional Evaluation Recommended: For additional information on this type of plumbing , I strongly recommend
researching , Polybutylene Piping on the internet, www.pbpipe.com and
http://ag.arizona.edu/AZWATERawr/nov94/leaks.html ,
and consulting with a qualified AZ Licensed Plumber for more information.
Main Water Shut Off Condition
11. *** The water shut off valve, at the rear of home was frozen.
Correction Recommended: Repair by a qualified plumber is recommended to restore proper operation.
AIR CONDITIONING
General Condition Of The Air Conditioning System
12. ***The air conditioning unit is not producing an adequate air temperature differential [18-22 degrees] between the
ambient and conditioned air inside the building.
Additional Evaluation Recommended: A qualified and competent licensed mechanical contractor should be retained to
evaluate the cooling system further, and make repair or replacement as necessary.
INTERIOR
Condition of Floor System
13. ***The wood sub-flooring was water damaged around the hall bath toilet, behind the washer and dryer, and under
the water heater.
The only way to correct this is removing the floor coverings and replace all of the damaged flooring. After the sub
flooring and floor coverings are removed, additional damaged areas, and damaged wood framing and insulation may be
discovered.
Correction Recommended: A qualified contractor should be contacted to evaluate and replace all of the damaged wood
flooring, and any other damaged components.
This report is confidential and is not to be used or relied upon by any person other than the customer named in this inspection report and
inspection agreement , without the prior consent of customer named on this report and Inspect AZ
Report Summary
INSPECT AZ. HOME INSPECTION
480-756-9064
WWW.INSPECTAZ.COM
Dan Harris Arizona Certified / Licensed Home Inspector #38440
ASHI Certified Inspector # 206929
Smoke Detectors
Smoke Detector Upgrades
14. The latest standards require that smoke detectors be installed in all bedrooms and hallways leading to bedrooms, or
if any significant remodeling is done.
Upgrade Recommended: Whether or not installation was required when this home was built, upgrading for fire safety
is strongly suggested.
Carbon Monoxide Detector
15. ***I did not see a CO detector in the home.
Up Grade Recommended: As a safety upgrade, one or more CO detectors could be installed in locations and in the
manner suggested by the manufacture of the detector.
CRAWL SPACE
Drain And Waste Lines
16. ***A sewer line was leaking in the crawl space.. Below the Master Bath
This is a potential health concern, and can cause this home to settle,
Correction Recommended: The leaking sewer line should be properly repaired by a qualified plumber.
Air Distribution Ducts
Condition
17. *** The HVAC ducting was disconnected under the furnace. This is allowing air loss and affecting the efficiency of
the system.
Correction Recommended: The duct should be properly repaired/attached by a qualified contractor to prevent air loss
in the crawl space.
Pest Control Topics
18. *** There were brown tubes in the crawl space; This is evidence of possible termites
Additional Evaluation Recommended: A qualified lic pest control /inspector contractor should be contacted to inspect
for termites and other WDO damage.
2. Next are conditions that need repair and or maintenance, and safety up grade recommendations.
BUILDING EXTERIOR
Dryer Vent
Clothes Dryer Vent
1. ***The dryer vent was venting into the crawl space. This can cause excessive moisture under the home.
Correction Recommended: The vent pipe should be located to vent to the exterior.
Detached Sheds/. Buildings
2. The storage shed walls, and the bottom 2X4 plate was water damaged
Correction Recommended: All of the damaged wood siding and framing will need to be replaced.
This report is confidential and is not to be used or relied upon by any person other than the customer named in this inspection report and
inspection agreement , without the prior consent of customer named on this report and Inspect AZ
Report Summary
INSPECT AZ. HOME INSPECTION
480-756-9064
WWW.INSPECTAZ.COM
Dan Harris Arizona Certified / Licensed Home Inspector #38440
ASHI Certified Inspector # 206929
AIR CONDITIONING
Air Conditioner Wiring
3. ***The Air Conditioning breaker in the electric service panel was [ 50 ] Amps
Per manufactures specifications the max. size breaker should be [ 30 ] Amps
An over sized breaker can cause damage to the unit in the event of a failure, and can also void the AC unit warranty.
Correction Recommended. A qualified electrician or mechanical contractor should replace the breaker. .
KITCHEN
Electrical
Electrical Receptacles
4.*** Ground Fault Circuit Interrupter protection was not installed on the kitchen countertop receptacles. This poses a
safety condition.
Upgrade Recommended: Although this safety device may not been required when this home was built. Upgrading with
the installation of an inexpensive GFCI receptacle is recommended to improve electrical safety.
BATHROOM(S)
Components and Drainage
Toilet
5. ***The Hall bath toilet was not securely attached to the soil pipe flange at the floor.
See Floor comment above in the interior section..
Correction Recommended. Loose toilets should be properly secured, and sealed to the floor to prevent water leakage.
CRAWL SPACE
Floor Insulation/ Vapor Barrier
6. ***There were areas where the insulation in the crawl space has come loose, fallen down, leaving the area without
insulation.
Correction Recommended: All displaced or improperly installed insulation should be secured back in place, and new
insulation installed where necessary, to protect sub-flooring from moisture damage, prevent animal entry in the subfloor,
and to help prevent heat and cooling loss.
Dryer Vent
7. **The clothes dryer vent terminated in the crawl space.
Correction Recommended: Although this was an acceptable installation at time home was installed . For safety
concerns and as a safety up-grade to prevent excessive moisture and lint build up in crawl space the dryer vent should be
repaired to vent to the exterior by a contractor.
This report is confidential and is not to be used or relied upon by any person other than the customer named in this inspection report and
inspection agreement , without the prior consent of customer named on this report and Inspect AZ
Report Summary
INSPECT AZ. HOME INSPECTION
480-756-9064
WWW.INSPECTAZ.COM
Dan Harris Arizona Certified / Licensed Home Inspector #38440
ASHI Certified Inspector # 206929
Items to monitor that may require repairs in the future are listed below.
CRAWL SPACE
Hold Downs
Condition
1. ***Tiedowns'-Hold Downs are not installed on this home. This may affect the stability during high winds or impact
from a vehicle
Up Grade Recommended: Tie downs are currently required by local building requirements on all Mfg, homes .
Although these safety devices may have not been required when this home was installed, consideration should be given
to having ' tie downs' Hold Downs installed as a safety up-grade to ensure proper anchor protection.
All of the items identified as needing repair or replacement listed in this summary will likely require further evaluation and repair
by Qualified and Licensed contractors.
NOTE: Items identified as needing additional evaluation and repair, in this report are not intended to show all the
possible items that may be discovered when additional inspections and repairs are done.
It is not uncommon that more defects may discovered during the repair process, after destructive testing, removal of
building materials, and after walls are opened on a home. This is why it is always recommended that only qualified
AZ licensed Professionals should be consulted, and used for all items identified as needing repair in this report.
Thank you for selecting my firm to do your home inspection. If you have any questions or concerns regarding
content of the inspection report or any questions regarding the home after inspection call me anytime
@ 480-756-9064 or email me @ [email protected]
Dan Harris
Inspector
This report is confidential and is not to be used or relied upon by any person other than the customer named in this inspection report and
inspection agreement , without the prior consent of customer named on this report and Inspect AZ
INSPECTION REPORT
Mr & Mrs Mfg./Home Buyer
Happy Home M/H Park
Apache Junction AZ.
Inspection Provided by
www.INSPECTAZ.com
480-756-9064
Dan Harris Arizona Certified Home Inspector #38440
ASHI Certified Inspector # 206929.
Date of the Inspection
This inspection was performed on May 24, 2002.
Description of property
This double wide home on pads and piers is
apx 1200 sq ft.
Mfg. Home Serial Number
The serial numbers, which is located on a metal
tag on the rear of home are... .
ARZ 12345
ARZ 12346.
3 rd Party Use
The following report provides condition and evaluation of homes condition and
components at time of inspection only, with limitations as identified in The PreInspection Agreement.and the Standards of Professional Practice for Arizona
Home Inspectors.
Conditions change and Components will fail daily, often without notice.
Inspector Accepts No liability of use or misinterpretation of 3rd parties.
Conditions at the Start of the Inspection
Time
The inspection began at 9:00 AM.
Sky
The sky was clear at the beginning of our inspection.
Temperature
The outside air temperature, at the start of our inspection, was in range of 70-80
degrees F.
The Age of the Dwelling
This home is approximately 25-30 years 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 water supply main shut-off valve was outside on the Rear of the Building.
Main Electrical Power Panel Location
Electrical Panel/Meter
Location
The Main Electrical Service Disconnect was located on a Pedestal, near the
Rear of the property in a weather tight box.
Main Gas Shut-Off
The gas meter was located on the exterior, on the rear side of the home.
Main Sewer Cleanout Location
The Main Sewer Clean-out was located on the Right Side on the carport.
Using Your Report/ Contingent and Limiting Conditions
Definition of description of identified conditions.
GOOD OR ACCEPTABLE CONDITION. Items identified as good condition
were functional. Consideration was given for normal wear.
CORRECTION RECOMMENDED. The item was in need of additional
evaluation and repair or replacement by a qualified and licensed contractor.
REPLACEMENT RECOMMENDED. The item was at the end of it's normal life.
Recommend contacting at least 3 qualified licensed contractors, to obtain a bid
to replace the identified item.
MONITOR .. The item was functional at time of inspection. Repair or
replacement may be needed in the future.
ADDITIONAL EVALUATION RECOMMENDED. This item was in need of
repair, or was not functional at time of inspection.
RECOMMENDED UPGRADE . This addresses systems or components that
may not been required when the home was built. These may be , but not limited
to safety related items such as GFCI receptacles,
smoke detectors, safety glass, spacing on stair railings etc.
QUALIFIED CONTRACTOR. The State of Arizona Requires all Contractors
that perform a service over $1000.00 to obtain an AZ contractors license. To
verify if a contractor is state licensed, check if there are any complaints against
a contractor of your choice, and additional information about the benefits of
hiring a Licensed Contractor for all services, visit the Arizona Registrar of
Contractors web site www.rc.state.az.us/
SITE AND GROUNDS
Building Site and and Grounds
Topography
The general topography (surface of the ground) of the property is best
described as Fairly Flat.
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
***Surface water was draining in the crawl space. Excessive water can cause
the homes blocking to settle.
Correction Recommended; The exterior grade should be adjusted or
additional fill fill should be added to prevent water drainage and damage under
the home.
Driveway
Condition
Cracks of a typical type were observed in the pavement. They were not
significant in terms of the performance of the driveway.
The driveway was otherwise in acceptable condition and no immediate attention
is indicated.
Walkways
Condition
The side walks were in good condition.
Patio Surface
Condition
The patio surfaces were in acceptable condition.
Gates
Condition.
NA.
Fencing
OK / Maintenance
Pest Conditions
NA.
BUILDING EXTERIOR
Descriptive Information About the Exterior
Windows
The exterior window frames were a painted, aluminum framed material.
Foundation
The foundation type,or design, was a pad / pier and beam supported off the
ground with base pads.
The Foundation As Viewed From The Exterior
See crawl space comments.
Floor System
The floor system consisted of a particle wood sub -flooring with wooden joists
supported by metal I beams.
Concrete Slab Condition
NA. This Mfg. home with wood flooring was installed on pads and piers.
Exterior Wall Structure Materials
The Exterior Wall
Primary Structural
Material is:
Wood Siding installed over a wooden frame.
Wood Siding
Condition
The wood siding was in acceptable condition. Regular maintenance is always
recommended to ensure maximum service of the material.
Exterior Collums
Condition
*** An awning collum on the
carport was bent/damaged
and not properly attached to
patio surface
Repair Recommended: The
awning collum should be
replaced and properly secured
by a qualified contractor to
assure proper attachment and
support for the patio cover.
Exterior Doors.
The exterior doors were functional and in acceptable condition.
Exterior Door Hardware/ Flashings
The exterior door locks/ Hardware, and flashings were in good condition.
Recommendation : Recommend changing the exterior door locks or re-key
the existing locks for security concerns.
Windows, Frames and Sills/ Flashings
The windows, their frames and sills, and exposed flashings were in acceptable
condition.
Exterior Trim
The exterior trim was in satisfactory condition.
Fascia
The exterior fascia was good condition.
Eaves and Soffits
Condition Eaves and
Soffits
The eaves and overhangs are in acceptable condition.
Patio Covering
Type
The patio is covered by Aluminum panels.
Condition
The patio cover was in acceptable condition.
Exterior Decks
***Some of deck plywood decking was loose
Correction Recommended: All loose deck boards should be properly secured
to prevent a trip hazard. .
Exterior Deck Supports
***The deck was connected
directly to the home. . This is
not an approved attachment
and may not provide proper
support for weight from people
on the deck.
Correction Recommended: :
Recommend having a qualified
contractor evaluate and
determine what correction is
needed to provide proper
support off the ground to
prevent the deck from falling
and damage to the home.
Exterior Stairs
The exterior stairs were in acceptable condition.
Exterior Railings
Condition Ok/
Maintenance/ Missing
*** The deck railings are loose. The railing should be properly secured to
support the weight of a person leaning against the railings.
Correction Recommended: The Railings should be properly secured to
prevent injury from failure.
Mbl home skirting
The Vinyl skirting was in acceptable condition.
Dryer Vent
Clothes Dryer Vent
***The dryer vent was venting into the crawl space. This can cause excessive
moisture under the home.
Correction Recommended: The vent pipe should be located to vent to the
exterior.
Exterior Plumbing.. The exposed exterior plumbing should be insulated in
the winter to protect the lines from freezing.
Hose Bibs
The exterior plumbing hose bibs has the required anti siphon devices installed
and were in acceptable condition.
Gas Meter/Piping Installation
The gas piping was in acceptable condition. I did not smell any leaks at the
exposed gas piping. Pressure testing may revel leaks, but this procedure is
beyond the scope of our home inspection services.
Electrical
Receptacles
The exterior receptacles were GFCI protected and functioned properly when
tested.
Light Fixtures
The exterior lighting fixtures were in good condition and functional.
Exterior GFCI Breaker Location
The GFCI Re-Set Button for the exterior outlets was located in the Master Bath
Room.
Detached Sheds/. Buildings
The storage shed walls, and the bottom
2X4 plate was water damaged
Correction Recommended: All of the
damaged wood siding and framing will
need to be replaced.
Exterior Walls
The exterior home framed walls, and flashings were in acceptable condition.
Any exceptions have been commented on in other sections of this report in this
report.
.
ELECTRICAL SYSTEM
Descriptive Information About The Electrical System
Entrance Service
The main electrical service entrance, that which supplies the power to the main
electrical service panel, was an underground (buried) lateral type service.
The above ground components were in good condition.
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 by a circuit breaker.
Branch Circuit
Protection
The branch circuit overload protection was provided by circuit breakers.
Amperage
The available ampacity provided through the service was 200 amps.
Grounding
The electrical system was grounded by one ground rod.
Electric Meter/Main Panel Location
The Electrical Meter/Main Panel was located on a metal pedestal at the rear of
home.
Main Electrical Service Wire Type
The service entrance conductors, the wires which run from the Meter to the
Main Disconnect or the Main service panel, were Copper.
The Main Disconnect
A breaker to shut off the power to the home
was located in the pedestal at the rear of home,
and in the service panel on the exterior right/
carport side wall.
Condition of The Main Service Panel
General
The Main Service panel was properly secured and in good condition.
Circuit Breakers
***The main circuit breaker handle in
the panel on the exterior wall was
broken
Correction Recommended. The
damaged circuit breaker should be
replaced by an electrician.
Panel Wiring
The wiring in the service panel was in good condition, properly secured and
sized to the breakers, and properly secured to the ground and neutral screws.
Service Grounding
The grounding wire was properly secured in the service panel, and properly
secured to the ground rod.
Sub Panels
Sub Panel Locations
An additional distribution panel, or sub-panel was located in the Laundry Area.
Sub-panel General
The Sub Panel was in acceptable condition with circuitry installed and protected
in an acceptable manner.
Electrical Conductor Material
The conductor material in accessible branch circuit wiring was copper.
Outlets
All of the accessible outlets were tested for proper wiring with an electrical
tester, and were found to be in acceptable condition.
Current fire safety requirements for bedroom electrical outlets include ARC
FAULT [ AFCI ] breakers. At time this home was constructed this safety device
was not required.
ARC Fault breakers were required on new homes in 2002 as an added fire
safety designed to trip/ shut the power off to the circuit if there is an arc/ spark in
the electrical circuit,
ACR Fault Circuit Interrupter Information [ AFCI ].. www.cpsc.gov/
CPSCPUB/afcifac8.PDF
Up- Grade Recommended: As a safety upgrade, recommend having a
qualified electrician install ARC Fault breakers on all currently required fixtures/
outlets.
Switches:
All of the light switches were operated and were determined to be in acceptable
condition.
Light fixtures
The interior light fixtures were functional and in acceptable condition.
Ground Fault Circuit Protection
Definition
GFCI (ground fault circuit interrupter) protection is a modern safety
device designed to help prevent shock hazards. GFCI breakers and
receptacle's function is to de-energize a circuit or a portion of a circuit
when a hazardous condition exists. GFCI protection is inexpensive and
can provide a substantial increased margin of safety.
Present requirement standards include receptacles near sink and wash basins.
In bathrooms, kitchens, basements,garages, exterior, crawl spaces and sump
pumps.
Condition
***GFCI (Ground Fault Circuit Interrupter) protection was installed for some, but
not all, of the receptacles where this type of protection is required when the
dwelling was built. GFCI protection should be installed where this safety
device is currently required. Testing the outlet on a monthly basis is also
recommended.
Wiring System Type
The type of wiring system used in this building was Romex type wiring.
General Comments About The Electrical System
The electrical system was in acceptable condition, with only a few instances of
needed repair or correction observed.
WATER HEATER
Water Heater
Location
The water heater was located in an Outside Closet, on the carport side of home.
Age
The water heater was approximately Fifteen to Sixteen years old.
Water Heater Capacity
The storage capacity of the water heater was 30 gallons.
Water Heater Energy
The energy source for the water heater was Natural Gas.
Water Connections
Condition
***Water connections on top of the
water heater were corroded and
leaking.
Correction Recommended: The
connections should be replaced with
proper fittings.
Temperature And Pressure Relief Valve
T-P Relief Valve
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.
T-P Discharge Pipe
The temperature and pressure relief valve installation included a discharge pipe
routed to an approved location.
Water Heater Gas Supply Connections And Shut Off Valve
The gas supply piping installation was properly supported, and included a 90
degree shutoff valve by 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.
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 Burners
The water heater burner was clean and in acceptable condition.
Auto Safety Controls
The water heater automatic safety controls were in good condition.
Water Heater Combustion Air Supply
Definition
Combustion air provides the oxygen for fuel burning appliances. Adequate
ventilation around the appliances is vital for their safe operation. The air can
come from inside or outside, provided that the industry standards are met.
Condition
The combustion air supply was adequate.
The Water Heater Venting System
The water heater vent pipe was properly installed, secured and was in
acceptable condition.
Installation Considerations
Condition
*** The particle wood flooring was under the water heater was water damaged.
Correction Recommended: The water heater should be removed, and the
damaged wood floor should be replaced to assure proper support for the water
heater.
General Comments About The Water Heater
***The water heater was beyond it's expected service life of 10-15 years and
may fail at any time, It could fail tomorrow, it could last another two years
Correction Recommended: To ensure uninterrupted service and protection
from possible flooding and water damage, replacement should considered now.
PARKING STRUCTURE
No Covered Parking
Parking is provided by an open carport.
Garage Door Openers
NA. Parking was provided by an open carport.
Garage Door Opener Light Beams
NA.
Garage Door Spring
NA.
Garage Doors
NA.
Doors
Parking was provided by an open carport.
Fire Separation Wall
NA. Parking was provided by open parking.
Receptacles
GFCI
See exterior comment.
GFCI LOcation
NA.
PLUMBING SYSTEM
Information About The Plumbing System
Main Supply
Waste Supply
Main Water Supply
Piping Material..
Insulating the exposed
exterior water lines in
the winter is
recommended to
prevent the lines from
freezing.
Interior Water Supply
Piping Material
Waste Supply Piping
Material
Water Supply Pressure
Main Water Supply Meter
Main Water Supply Service
Interior Water Supply
Additional Evaluation
Recommended:
Functional Flow of Water
Functional flow of water was satisfactory. Minor changes in flow when other
fixtures are turned on or off is considered normal.
Function water flow was determined by running water in fixtures at opposite
ends of the home at the same time.
Plumbing Supports
The accessible water lines were properly supported.
Main Water Shut Off Condition
*** The water shut off valve, at the rear of home was frozen.
Correction Recommended: Repair by a qualified plumber is recommended
to restore proper operation.
Plumbing Fixtures, Overall
The interior plumbing fixtures were operated and were in satisfactory condition.
Drain And Waste Lines
The visible drain and waste piping was properly supported and in acceptable
condition.
Any exceptions are noted in other areas of this report.
Cross Connections.
I did not see any cross connections in the plumbing. Any exceptions are noted
in the kitchen or other parts of this report.
A cross connection exists when the potential exists for sewer water, or exterior
water can be siphoned into the drinking water.
Functional Drainage
The functional drainage was acceptable. I determined this by running water at
several fixtures, and the toilets were flushed several times during the inspection.
Any exceptions are noted in the kitchen, or bath sections of this report
.
HEATING SYSTEM
Important Information About The Heating System
Type
The central heating system for this building was a forced air, natural gas
furnace.
Location
The furnace was in an outside closet.
Age
The heating systems age is consistent with the age of the building.
Heating Plant Gas Supply Connections And Shut Off Valve
Shut Off Valve
The furnace gas supply piping installation was properly supported, and included
a 90 degree shutoff valve by 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.
Connections
The appliance connection to the gas service used an approved flexible type
connector, in acceptable condition.
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 adequate.
Notes On The Ignition System
The standing pilot was controlled by a thermocouple which ensures that the pilot
gas valve will close if the pilot light is extinguished. This system was in
acceptable condition.
Automatic Safety Controls
The heating unit automatic safety controls were in good condition.
Electrical Connections
The electrical connections were in acceptable condition.
Blower/Motor
The fan was functional.
Burners
The gas burner in the furnace was clean.
Venting System Condition
The visible sections of the heating plant's venting system was properly installed
and was functioning as designed.
Air Filter[s]
The air filter for the heating unit was a disposable filter.
The filter for the heating/cooling system was clean and installed securely.
The filter should be changed monthly.
Location & Size Of the Heating/ Cooling Filter[s]
The filter for the heating/ cooling was located on the bottom of the furnace.
The size of the Heating/Cooling filter is 20X25X1"
Distribution Ductwork
The Distribution ductwork for the heating system was installed properly and in
acceptable condition. Any exceptions are noted below or in the crawl space
section.
Heating Registers
The supply air registers were in good condition.
Thermostat
The thermostat was in good condition and functional.
General Comments About The Heating System
The heating system was functional and responded to normal operating controls.
Recommend having the heating unit serviced every year by a qualified heating /
cooling contractor.
AIR CONDITIONING
Information About The Cooling System
Type
This building is cooled by a split type, or remote type, central air conditioning
system. This means the condenser coils unit, commonly called the compressor,
is physically separated from the evaporator coil or air handling unit. In this case
the compressor was located outside on the rear of the building, and the
evaporator coil was located adjacent,or inside, the heating plant or air handling
unit.
Method
The type or method of cooling this building was electrically powered, refrigerant
compression type unit, with the cooling coil mounted within or adjacent to a gas
fired furnace.
Approximate Age
The air conditioning unit was approximately three to four years old.
Cooler System HVAC Wiring
***The Air Conditioning breaker in the electric service panel was [ 50 ]
Amps
Per manufactures specifications the max. size breaker should be [ 30 ]
Amps
An over sized breaker can cause damage to the unit in the event of a failure,
and can also void the AC unit warranty.
Correction Recommended. A qualified electrician or mechanical contractor
should replace the breaker. .
Cooling System HVAC Disconnect
A disconnect was properly installed in the required location, and in acceptable
condition.
This disconnect is used as a shutoff in an emergency or to disconnect the
power to the unit when servicing.
duct work
The duct work and air filter for the air conditioning is provided by the same duct
work used for the heating unit. Any defects in the cooling duct work or air
filter[s] are noted in the heating, or attic section of this report.
Air Conditioning Freon Lines
Freon Line Condition
The visible portions of the air conditioning freon lines were insulated , not
damaged , and in acceptable condition.
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
carefully in between service.
Air Conditioning Condensate Drain Line
Condensate Line
See Crawl Space Comment.
General Condition Of The Air Conditioning System
***The air conditioning unit is not producing an adequate air temperature
differential [18-22 degrees] between the ambient and conditioned air inside the
building.
Additional Evaluation Recommended: A qualified and competent licensed
mechanical contractor should be retained to evaluate the cooling system
further, and make repair or replacement as necessary.
INTERIOR
Information About The Home's Interior
Number of Bedrooms
The number of bedrooms in this dwelling and accounted for in this report is
Two.
Number of Bathrooms
The number of full and partial bathrooms in this home and accounted for in this
report was Two.
Type of Windows
The Types of windows installed in the building were Horizontal Sliding, Fixed,
and vertical sliding.
Window Glazing
The windows of this building were Single Glazed.
Floor Coverings
The Floor Coverings used in this home were, Carpet, Sheet Vinyl.
Walls
The interior walls were covered with wood paneling.
Ceilings
Mfg home celotex plank.
Heating & Cooling
Heating and cooling was supplied in every habitable room.
Condition of the Interior Surfaces
The interior walls and ceiling surfaces were in acceptable condition, taking into
consideration normal wear and tear, and minor drywall cracks.
Condition of Floor System
***The wood sub-flooring was water damaged around the hall bath toilet, behind
the washer and dryer, and under the water heater.
The only way to correct this is removing the floor coverings and replace all of
the damaged flooring. After the sub flooring and floor coverings are removed,
additional damaged areas, and damaged wood framing and insulation may be
discovered.
Correction Recommended: A qualified contractor should be contacted to
evaluate and replace all of the damaged wood flooring, and any other damaged
components.
Condition of The Floor Coverings
The exposed interior floor coverings showed normal wear and were in
acceptable condition.
Overall Commentary On The Ceilings
Water Stains
**There were Water stains on the ceiling in the master bedroom,. but no
indication could be discovered that would support the contention that these
stains were the result of a present active leak.
Monitoring Recommended:
Condition of The Walls and Ceilings
The walls and ceilings were in good condition.
Any exceptions are noted in another section of this report.
Condition of the The Interior Doors
Condition Doors/
Hardware
The interior doors were inspected for proper operation.
Any doors needing repair are noted below.
Condition of the Windows
A representative number of windows were tested for proper operation.
Any repairs needed are noted below.
Thermopane Seal
NA... All windows were single glazed.
Safety Glass And Glazing
Condition
Safety/tempered glass was observed in all locations where recommended by
industry standards at the time this dwelling was built.
Fireplace[s]
Information
NA.
Smoke Detectors
The smoke detectors were noted on their location only. They were installed in
proper location, with any exceptions noted below and on summary page.
After closing and prior to moving in home I strongly recommend replacing
batterys on all smoke detectors and replace batterys annually.
Smoke Detector
Upgrades
The latest standards require that smoke detectors be installed in all bedrooms
and hallways leading to bedrooms, or if any significant remodeling is done.
Upgrade Recommended: Whether or not installation was required when this
home was built, upgrading for fire safety is strongly suggested.
Carbon Monoxide Detector
***I did not see a CO detector in the home.
Up Grade Recommended: As a safety upgrade, one or more CO detectors
could be installed in locations and in the manner suggested by the manufacture
of the detector.
Laundry Room Ventilation/ See exterior comments for Dryer Venting.
Venting for the laundry room was provided by a functional window.
Laundry Room./ Washer & Dryer
The plumbing for the washer was not leaking at time of inspection.
To prevent water damage from damaged water lines it is recommended
replacing the washer hot and cold water supply lines every year.
The washer and dryer were functional. The inspection was limited to running
them for a few minutes.
I did not confirm if the timers and controls on the washer and dryer were
functional.
The dryer drum did turn, and it got warm after I ran it. The washer ran thru a
couple cycles and drained.
Furnished or vacant
The home was vacant at time of the inspection.
KITCHEN
Information About The Kitchen
Cooking Fuel
The Kitchen heat source for cooking was Electricity.
Ventilation Type
Kitchen ventilation was provided by an exhaust fan above the cooking surface
termination at the exterior.
Plumbing
Sink Material
The Kitchen Sink was made of Stainless Steel.
Sink Condition
The kitchen sink was properly sealed and secured to the counter top and was in
good condition.
Faucets
Angle Stops
The kitchen faucet was not leaking and in acceptable condition.
Drains
I ran water for several minutes in the kitchen sink. I did not see any water leaks
in the plumbing drain or supply lines.
The shut off valves under the kitchen sink were functional and in good
condition.
Electrical
Electrical Receptacles
Ground Fault Circuit Interrupter protection was not installed on the kitchen
countertop receptacles. This poses a safety condition.
Upgrade Recommended: Although this safety device may not been required
when this home was built. Upgrading with the installation of an inexpensive
GFCI receptacle is recommended to improve electrical safety.
Information On The Dishwasher Drain Separation
The dishwasher drain was equipped with an air gap or high loop in the drain
line. This assures separation of the potable water supply from the sewer waste
water and is an important health safety device or configuration.
Free Standing Range Anti - Tip Device
An anti tip bracket was installed and functional on the free standing range.
Kitchen Appliances
The inspection of the Kitchen appliances is limited only to confirming operation,
and the visible condition of the appliances.
This inspection does not include calibration of the range/ cook top burners,
oven or ovens, and microwave.
It does not include verifying that the controls are properly set or functional on
the dishwasher, refrigerator or freezer, or any other appliances.
Cooktop
The electric burners got hot. Determining if they are heating properly is beyond
the scope of this inspection.
Oven
The oven was functional and in good condition.
Determining if the oven temp is properly calibrated is beyond the scope of this
inspection.
Disposal
The disposal was functional.
Refrigerator
The refrigerator was in good condition and functional.
This inspection was limited only to confirming the refrigerator and freezer were
cooling,
Dishwasher
The dishwasher was operated during the inspection and no leakage or other
adverse conditions were visible.
The inspection was limited as the condition was determined by running the
dishwasher thru one cycle during the inspection.
Microwave
NA..
Kitchen Exhaust
The kitchen exhaust was operational and functioning as intended.
Cabinets/Counters
Kitchen Counter Top
Material
The Kitchen Countertops were made of Plastic Laminate.
Kitchen Counter Top
Condition
The Kitchen countertop was in good condition.
Kitchen Cabinets
The kitchen cabinets were in good condition.
BATHROOM(S)
Components and Drainage
Wash Basins
The Wash Basins were made of, Cultured Marble.
Wash Basin Condition
The bath room sinks were in good condition.
Toilet
***The Hall bath toilet was not securely attached to the soil pipe flange at the
floor.
See Floor comment above in the interior section..
Correction Recommended. Loose toilets should be properly secured, and
sealed to the floor to prevent water leakage.
Bathtubs
The bath tubs were in good condition.
Shower Wall Material
The Shower Surround Walls were made of... Fiberglass.
Condition of Shower
Walls
The shower walls were in good condition.
Shower Pan Condition
The shower base was in good condition.
Wash basin Drains
The bath room sinks were filled up with water, were not leaking, and were
draining properly.
The sink stoppers were functional.
Bath Sink Plumbing
I ran water in all the sinks, and did not see any water leaks in the drain or water
lines.
Bathtub Drains
The bathtubs were filled with water and did drain properly.
The tub stoppers were functional.
Shower Heads and Tub
Spouts
The shower heads were in good condition.
Water Supply / Plumbing Fixtures
Wash Basin Faucets
The bath room vanity faucets were functional , not leaking and in acceptable
condition.
Angle Stops
The shut off valves under the bath room sinks were functional.
Tub/Shower Faucets
The tub and shower faucets were functional and in good condition.
Bathroom Receptacles
GFCI Condition
The Ground Fault Circuit Interrupter receptacles were all tested in the
bathrooms and tripped off when I tripped the test button on the outlet.
Bath Room GFCI Re- Set Location.
The re- set button for the bath room GFCI outlets was located in the Master
Bath.
The GFCI outlet should be tested every month by tripping, then re-setting the
test button.
Bathroom Ventilation
Ventilation was provided and functional for the bathrooms .
Shower Doors
The shower door was in good condition.
Calking And Grout
Condition
The shower walls were properly sealed.
Bath Room Countertops
Counter Top Materials
The bath rom counter tops were in good condition.
Bath Room Cabinets
The bathroom cabinets were in acceptable condition.
Heating
The bathrooms were heated and cooled.
ATTIC
Attic
Structure
The roof structure covering this building was a conventional, factory built,
wooden truss system.
Sheathing
An Attic was not provided for this home.
I was not able to Determine type and condition of roof sheathing.
Insulation
An attic access was not provided for this home.
Type of insulation, and insulation values were not determined.
Roof Trusses
Condition
An attic access was not provided for this home. Evaluation of roof trusses was
limited to viewing from the exterior only.
Any visible defects are noted in the roof section or in the interior section of this
report.
Ceiling Joists
Condition
The interior ceiling joists were concealed by finished surfaces and could not be
inspected from the attic.
No visible deficiencies were found or suspected when viewed from the interior.
Roof Sheathing
An attic was not provided.
The roof sheathing was not inspected.
Attic Insulation
Condition
An attic access was not provided for this home.
I was not able to determine insulation values.
Attic Ventilation
The attic space appeared to be properly vented.
Determining if ventilation provided meets current code requirements is beyond
the scope of this inspection.
Vapor barrier
NA.
Moisture Evidence
This home did not have an attic access.
I was not able to determine if there are any signs of current or prior roof leaks.
Unless noted in other sections of this report there were not any signs of roofing
leaks on the interior of this home.
Plumbing Vent Lines In The Attic
Sewer vent piping, which was visible from the roof was properly extended to
the exterior.
Exhaust Vents
The exhaust vents were properly vented to the exterior.
Attic Wiring
NA. This home did not have an attic access.
Air Distribution Ducts
NA.. This home did not have an attic access.
Access
This manufactured home does not have an attic access.
I was not able to inspect or report on condition of attic, roof structure, insulation,
plumbing and other components in the attic.
ROOF
Useful Descriptive Information About This Roof
Area
The roofing described in this section covered the Main Building only.
Slope
The pitch or this roof was Medium, and moisture drainage on the roofing was
satisfactory.
Covering Material
The roof covering material was a three tab Asphalt/Fiberglass shingle.
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.
I was able to safely walk on
the surfaces of the roofing and
visually examined the
accessible roofing components.
Composition Shingles
The roofing surfaces were in good condition for the age of the surface.
Flashings Overall
The accessible connection and penetration flashings were in acceptable
condition.
SUGGESTION: The connections and penetrations should be periodically
examined for signs of leakage, and repairs performed if necessary.
Plumbing Vents
The plumbing vents were in acceptable condition.
Skylights
NA.
General Comments About The Roof
Condition
The roof was determined to be near the middle of its life expectancy.
ROOF WARRANTIES: Please note that our Standards of Practice do not
require us to perform a water test, warrant or certify against roof leakage, or
predict life expectancy. This report is on current visual conditions only.
Roof warranties are available from many roofing contractors for a fee. If you
desire such a warranty I strongly recommend that you contract with a licensed
roofing contractor for a warranty roof inspection.
Maintenance
All roof systems require annual, or even more frequent, maintenance. Failure to
perform periodic maintenance, will usually, result in leaks and accumulative
deterioration of the covering and flashing. Any estimate of the remaining life
expectancy must be based upon the assumption that the roof will receive
conscience periodic maintenance.
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.
CRAWL SPACE
Type of Blocking
Concrete base pads with
concrete piers.
General Information About The Under Building Crawl Space
Foundation Type
The foundation type,or design was a pier with a base pad setting on the
ground only. This type of installation is not considered a permanent foundation
and commonly used and considered acceptable in this area.
Under normal conditions annual inspection for settlement and tightening of
blocking as needed is recommended to maintain stability of home.
In the event of excessive water under home from a water leak or rain water, or
sudden home movement re-leveling of home may be necessary.
Insulation
The insulation visible under the floors was fiberglass batts.
Access
The crawl space was accessed by removing the skirting at several areas on
both sides of the home.
Hold Downs
Condition
***No' tiedowns'-Hold Downs are installed on this home. This may affect the
stability during high winds or impact from a vehicle
Up Grade Recommended: Tie downs are currently required by local building
requirements on all Mfg, homes . Although these safety devices may have not
been required when this home was installed, consideration should be given to
having ' tie downs' Hold Downs installed as a safety up-grade to ensure proper
anchor protection.
Piers
The concrete piers were in acceptable condition at the
time of the inspection, and the wood wedges were tight
against the metal frame.
Base Pads
The concrete base pads were not sunken and in acceptable condition.
Beams
The metal beams were in acceptable condition.
Floor Joists
Most of the floor joists were covered by the vapor barrier.In areas, where the
floor joists were visible, they were in acceptable condition.
Crawl Space Moisture
Evidence of moisture entry and periodic accumulation of water was observed in
the crawl space. Small pockets of water would not be unusual in below-grade
areas. Minor water entry is not a concern provided the area is adequately
vented.
Crawl Space Ventilation
Ventilation of the crawl space was adequate at the time of the inspection.
Interior Water Supply Piping
Most of the plumbing was covered by the vapor barrier.
I did not see any evidence of water leakage from the plumbing under the home.
Drain And Waste Lines
***A sewer line was leaking in
the crawl space.. Below the
Master Bath
This is a potential health
concern, and can cause this
home to settle,
Correction Recommended:
The leaking sewer line should
be properly repaired by a
qualified plumber.
Gas Piping
The gas piping was properly supported and in acceptable condition. I did not
smell any evidence of a gas leak.
Pressure testing may reveal leaks, but this procedure would be considered
beyond the scope of a home inspection.
Air Distribution Ducts
Condition
*** The HVAC ducting was
disconnected under the
furnace. This is allowing air
loss and affecting the efficiency
of the system.
Correction Recommended:
The duct should be properly
repaired/attached by a qualified
contractor to prevent air loss in
the crawl space.
Floor Insulation/ Vapor Barrier
***There were areas where the
insulation in the crawl space
has come loose, fallen down,
leaving the area without
insulation.
Correction Recommended:
All displaced or improperly
installed insulation should be
secured back in place, and new insulation installed where necessary, to protect
sub-flooring from moisture damage, prevent animal entry in the subfloor, and to
help prevent heat and cooling loss.
Dryer Vent
**The clothes dryer vent terminated in the crawl space.
Correction Recommended: Although this was an acceptable installation at
time home was installed . For safety concerns and as a safety up-grade to
prevent excessive moisture and lint build up in crawl space the dryer vent
should be repaired to vent to the exterior by a contractor.
Pest Control Topics
*** There were brown tubes in the crawl
space; This is evidence of possible
termites
Additional Evaluation
Recommended: A qualified lic pest
control /inspector contractor should be
contacted to inspect for termites and
other WDO damage.
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