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Building Inspection Report
123 Sample St., Oakland, CA 94602
Inspection Date:Saturday, March 19, 2016
Prepared For:Sample Report
Prepared By:John Fryer
Fryer Consulting6114 LaSalle Ave. #282
Oakland, CA 94611Office: 510-682-4908
Email: [email protected]
Report Number:Sample Report- Condo
Table Of Contents
Report Overview 4
Property Description 4
Orientation and Weather 4
Scope and Limits of Inspection 4
Report Conventions 4
Recommendations in the Report 5
Summary 6
Overview 6
Structure and Drainage 8
Description 8
Overview 8
Roofing 9
General Conditions 9
Exterior 10
Description 10
Site 10
Handrails, Guardrails and Stairs 10
Cedar Shingles 10
Electrical 11
Description 11
Main Service 11
Service Grounding and Bonding 11
Subpanels 11
Ground Fault Protection 12
Arc Fault Protection 12
Wiring 12
Receptacles, Switching and Lighting 12
Kitchen and Bath Electrical 13
Plumbing 14
Main Water Service 14
Main Sewer Line 14
Water Piping 14
Drain, Waste and Vent Piping 14
Laundry Area 14
Kitchen and Bath 15
Heating 16
Description 16
Overview 16
Electric Wall Heaters 16
Insulation and Ventilation 17
Description 17
Overview 17
Interior 18
Description 18
General Conditions 18
Environmental Comments 18
Walls, Ceilings and Floors 18
Windows and Doors 19
Fireplaces 19
Smoke and CO Alarms 19
Kitchens 21
Kitchen 21
Bathrooms 22
General Conditions 22
Master Bath 22
Front Bath 22
Inspection Agreement 23
Agreement 23
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Report OverviewPROPERTY DESCRIPTION
This is a condominium in a condominium development built in the mid-1980s according to information found on the Internet.
The need to update components and systems should be expected as a part of ownership. All properties require maintenance, occasional repairs, and occasional system improvements. Please keep in mind there is no such thing as a perfect home or property.
ORIENTATION AND WEATHER
When references are made to 123 Sample St. such as left, front, right, or rear, the orientation is standing at the parking area and looking at the front of the subject building. Occasionally, items inside may be referenced from an interior vantage point.
The weather was dry with some rainy weather leading up to the inspection.
SCOPE AND LIMITS OF INSPECTION
This report is for the exclusive use of Sample Report and it should not be relied upon by any third party. No contractual rights are conveyed to anyone other than to those with whom we have an inspection agreement.
Our condominium inspection does not ordinarily address any system or component that is typically the responsibility of a Homeowners Association or HOA. That means we do not inspect the structural components, exterior, roof or any system that is building wide. Significant costs and repairs may be needed at the building(s), or be found to be needed after purchase, and these costs may be levied onto you via a special assessment. It is therefore critical that you review the HOA’s finances and recent reserve study to ensure proper planning and sufficient funds are available should repairs or upgrades be needed. You should seek professional help with this evaluation if you are not 100% certain that the HOA has adequately assessed the building(s) and costs associated with maintenance or repair. If any comments are provided regarding HOA items they should be considered cursory only and not a full inspection of the system or component.
We recommend that you obtain cost estimates to repair the conditions listed in this report from qualified, licensed professionals prior to the close of escrow. Our inspection is not technically exhaustive and the contractors you retain may find additional defects that we have not reported on.
While we strive for a thorough assessment of the property, there are things that we can't report on and things that we don't report on. The Inspection Agreement at the end of this report should be reviewed for the limitations of our inspection.
REPORT CONVENTIONS
The word "serviceable" is used in this report to indicate that a component or system was performing normally and as intended when originally installed or built, and that you can rely on it to continue to perform normally in the near-term. However, serviceable components or systems may need maintenance or unexpected repairs and some serviceable components may provide better long-term performance, or better safety, if they were upgraded or replaced with new. We do not consider components that are excessively worn, poorly installed or hazardous to be serviceable and to the best of our ability they will be specifically identified in this report for repair or replacement where needed.
Italicized text within this report does not contain specific findings or recommendations on this particular property. It is intended only to help clarify our recommendations, or for additional information on the item being discussed.
Fryer Consulting is dedicated to green building. Purchasing an older property vs. building new is a very “green” choice. New construction, even LEED Platinum Level, consumes vast amounts of virgin material and produces greenhouse gases. We urge you to take a moment to consider all of the materials required to build the property in question, appreciate the value of the
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existing materials, and choose ways to build on that investment by making conscientious decisions when repairing, upgrading, or remodeling. At the end of each section in this report we offer suggestions in the event that repairs, upgrades, or remodeling are needed. Please feel free to contact us regarding specific green building questions and we will do our best to help.
Photos in this report are provided for clarification, but they are not intended to imply significance over all other items. Some significant items may not be accompanied by a photo.
RECOMMENDATIONS IN THE REPORT
When we recommend repair or further evaluation by a contractor or other professional, we are referring only to qualified persons holding a valid license in the proper category issued by the California Contractors State License Board or other recognized agency, and with the experience and skills necessary to perform the work or assessment according to applicable regulations and current best practices.
Our recommendations do not carry any official status nor are they required to be followed. They are based on the assumption that our clients wish to maintain the home or property with a high degree of care and safety. Recommendations in this report may apply to owners, occupants or anyone that might visit the property for any reason.
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SummaryOverview
This summary does not include all items contained within the body of the report and some items, which will have safety or cost implications, are not listed here. You are therefore directed to read the entire report. We recommend items listed here and in the body of the report be evaluated by qualified licensed professionals prior to the close of escrow.
Structure and Drainage
The building type is outside the scope of conventional wood-frame construction and we are not qualified to comment on the structural aspects of the building. Buildings of this age may have outdated design elements that can make them vulnerable to damage or collapse in the event of a large earthquake. If a determination of earthquake risk is needed, then we recommend consulting with the HOA as a first step as they may have had an engineering survey done on the building(s). If a recent engineering assessment is not available and you desire additional information, an engineer should be retained for further evaluation.
Exterior
The configuration of the exterior railings (throughout the development) are a hazard as children could climb the horizontal elements. Also, the openings in the railing are much too large by contemporary standards. As a safety upgrade, we recommend panels be installed over the face of the railings or they be rebuilt/replaced by a qualified contractor for safety. This would be an Association item.
Electrical
There are openings or gaps in the drywall around the hallway electrical panel. We recommend these gaps or openings be sealed by a qualified individual for improved fire safety.
The conduit connection to the hallway subpanel is loose and poorly attached to the panel. We recommend an electrician be retained for repair.
The dining room light "flickered" indicating a problem with the dimmer switch. It's possible the switch is not compatible with the lightbulbs selected and we recommend electrician review. Lights were reported to burn-out prematurely because of this concern.
Plumbing
Sewer laterals are the portion of waste piping between the building(s) and the municipal city or county sewer. Several municipalities require inspection of this piping to ensure it is not cracked or broken. Inspection of the sewer lateral piping for defects could be required, but we're not certain as this is a condominium development and requirements vary by city. Your real estate professional or the Association may have additional information we recommend they be consulted. The is a link to an FAQ that discusses condominium developments.
Water pipe leaks were noted in the parking garage. This would be an Association item and we recommend they be consulted for additional information.
The dryer vent piping is long and prone to the build up of lint due to its length. We recommend the piping be cleaned prior to use and at regular intervals thereafter. This may be an Association item.
The water shut off valve below the kitchen sink (angle stop) for the refrigerator was reported to leak when it is turned on. We recommend a plumber be retained to replace or otherwise repair the angle stop. Water is not currently provided to the refrigerator.
Corrugated sink drain piping is installed under the front bath sink. This piping is susceptible to clogging and we recommend upgrading to an approved type smooth-wall (available at hardware stores).
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There is a small leak in the master bathroom sink drain piping (leaking at the valve that operates the sink pop-up drain) and we recommend repair.
The kitchen sink hand sprayer does not pull out from the faucet. We made an effort to see if the hose was jammed or stuck, but we were not successful. We recommend a plumber be retained for faucet repair or replacement if needed.
Heating
The home is heated by three electric wall heaters (with thermostats located on the units) and a wood burning fireplace.
The wall heater in the front bedroom was not working and we recommend an electrician be retained for repair. The other two were not accessible due to furniture placement.
Insulation and Ventilation
The levels of sound transmission between adjacent units is unknown to us, but sound transmission was reported to be a concern. This is a matter beyond the scope of our inspection and if additional information is needed, we recommend the Association be contacted as a first step as they may have additional information. If this proves inconclusive, a sound consultant could be retained and we are happy to provide a referral if needed.
Interior
Surface mold was noted on the skylight window frames and we recommend they be periodically cleaned. For further information, we recommend reviewing the EPA's website on mold. We do not believe this represents any environmental concern, but we're not specialists and if a definitive assessment is needed, you're welcome to contact us for a referral.
The cranks are missing from the operable skylights at the sunroom and we recommend they be provided. Being able to open the skylights would help control temperatures in the area.
The pair of double doors at the sunroom are missing or not installed. We do not know if these doors are in storage. We recommend consulting with the seller for additional information.
The bifold doors at the laundry and rear closet are off-their-track and we recommend repair or replacement.
The sliding closet doors were difficult to operate and we recommend repair or replacement if objectionable.
The home is provided with a metal-insert fireplace and metal chimney or flue. We recommend an inspection and cleaning as the tall metal flue is generally inaccessible. Sometimes the Association is responsible for fireplace maintenance and cleaning, but we understand it is the owner's responsibility in this Association. We recommend a qualified fireplace professional be retained for inspection and cleaning (if necessary) at this time.
We did not note carbon monoxide alarm(s) and we recommend they be installed outside each sleeping area, per the manufacturer's installation instructions.
Kitchens
The microwave/range hood was not functional. We tested the receptacle and found there was power, but the unit is not responding. We recommend the owner's manual be consulted for troubleshooting information, and that the appliance be repaired or replaced as needed.
The toe kick or baseboard to the left of the range is broken and we recommend replacement if objectionable.
The oven temperature was tested and found to be approximately 50 degrees to low. We recommend repair or replacement of the appliance.
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Structure and DrainageDESCRIPTION
Foundation Type(s): • Engineer designed condominium
Floor Framing: • Wood frame and concrete
Wall Framing: • Wood frame
Ceiling Framing: • Wood frame
Roof Framing: • Wood frame
COMMENTS
Overview
The building type is outside the scope of conventional wood-frame construction and we are not qualified to comment on the structural aspects of the building. Buildings of this age may have outdated design elements that can make them vulnerable to damage or collapse in the event of a large earthquake. If a determination of earthquake risk is needed, then we recommend consulting with the HOA as a first step as they may have had an engineering survey done on the building(s). If a recent engineering assessment is not available and you desire additional information, an engineer should be retained for further evaluation.
Water entry through the foundation walls and ceiling structures were noted in some areas of the parking garage. Some water entry is usually present in structures like this, but we do not know if it is a concern here and we are not specialists in this type of construction. If additional information is needed, then we recommend contacting the HOA as a first step. If that proves inconclusive and you desire a definitive assessment, then we recommend further evaluation and you are happy to contact us for a referral.
GREEN BUILDING IDEAS IN STRUCTURE
Make seismic retrofitting your number one priority because life and resource preservation are fundamentalConsider incorporating fly ash, a recycled filler material, if foundation or concrete work is neededDesign foundation repairs or new work to support two stories (if applicable) as the next owner may want to “go up”
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RoofingGeneral Conditions
The roof was not inspected and for information on its condition, the Association should be contacted.
GREEN BUILDING IDEAS IN ROOFING
Consider a reflective or light colored roof surface if replacement is neededConsider solar and consult a local solar firm prior to roof replacement, even if you do not want solar at this timeRemove old masonry chimneys that may topple and damage the roof during an earthquakeConsider rain barrels or a water catchment system if gutter and downspout alterations are neededRemove old layers prior to reroofing to reduce unnecessary weight and improve seismic performance of the building
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ExteriorDESCRIPTION
Siding materials: • Cedar shingles
Retaining walls: • Concrete
Driveway type: • Concrete, Asphalt
COMMENTS
Site
All Bay Area buildings are subject to earthquake hazards. Some properties may also be subject to additional hazards from landslides, soil liquefaction, flooding, wild fires, local dam failures, or fault rupturing. We recommend you perform further research to determine if the property is located in an area of concern. For information on soils or site stability, a geotechnical engineer should be retained. These matters are beyond the scope of our inspection.
Handrails, Guardrails and Stairs
The configuration of the exterior railings (throughout the development) are a hazard as children could climb the horizontal elements. Also, the openings in the railing are much too large by contemporary standards. As a safety upgrade, we recommend panels be installed over the face of the railings or they be rebuilt/replaced by a qualified contractor for safety. This would be an Association item.
Modern building standards call for guardrails at least 42-inches high for any deck, stair, or landing more than 30-inches above an adjacent surface, and for openings in the guardrail to be less than 4-inches in diameter. Large railing openings that may allow a child to fall through should be modified for safety.
Cedar Shingles
The building has a shingle exterior. We believe many of the shingles on the building have been replaced in the recent past. This type of siding can be quite long-lived in areas that are not in direct sun contact or have limited exposure to weather, but they tend to wear out faster in areas exposed to the weather. At this property, we noted some cupping and wear in the shingles visible from the rear enclosed sunroom. For information on the life expectancy of the shingles, the Association should be consulted.
GREEN BUILDING IDEAS FOR THE EXTERIOR
Light colored concrete is preferable to black asphalt for greenhouse gas emissions Consider permeable groundcover, e.g., decomposed granite, to slow runoff if paving upgrading is neededHave any irrigation system tested for leaks and use drip or root irrigationRetain an arborist to evaluate and maintain the health of treesUse low or no VOC paints for the exteriorRainwater catchment barrels or a cistern to store rain water for irrigation could be consideredRemove excess debris around the base of the walls & keep plantings trimmed away from the building
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ElectricalDESCRIPTION
Main Service Location:Service Size (amps and voltage):Main Disconnect Type:
• Not Determined (Association) • Not Determined (Association) • Not Determined (Association)
______________________________________Service Grounding and Bonding:
• Ground rod: Yes No Association item• Water service connection: Yes No Association item• Bonding (hot, cold, gas pipe): Yes No Association item
______________________________________Old Wiring Methods:
• Knob and Tube wiring: No Yes Not confirmed• Fuses: No Yes Not confirmed
COMMENTS
Main Service
The main service was not located and we recommend the Association be contacted to demonstrate the location of your primary circuit breaker for the unit.
Service Grounding and Bonding
The description block at the top of this page describes the "Service Grounding and Bonding". However, service grounding and bonding of large electrical installations such as this is beyond the scope of our inspection.
Electrical services should have grounding components at the main panel that are intended to protect the system from lightning strikes and problems that could occur with the power lines from the utility. Bonding reduces the chances of shock or electrocution should the water or gas piping become energized. Some of these components may be concealed and not readily available for inspection.
Subpanels
The primary distribution subpanel is located in the hallway. If you need to shut off the power to the unit, all of the circuit breakers in this panel can be flipped to the off position. (image below)
Handle ties to connect circuit breakers together so they both trip at the same time are not present on some circuits. While probably not required when the panel(s) were installed, we now recommend an electrician provide handle ties where currently required as a safety upgrade.
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Starting with the 2008 National Electric Code, all multiwire circuits are required to have simultaneous disconnects, which is usually fairly easy to provide with inexpensive handle ties from the circuit breaker manufacturer.
There are openings or gaps in the drywall around the hallway electrical panel. We recommend these gaps or openings be sealed by a qualified individual for improved fire safety. (arrow in the image below)
The conduit connection to the hallway subpanel is loose and poorly attached to the panel. We recommend an electrician be retained for repair. (circle in the image below)
Ground Fault Protection
Ground fault circuit interrupter (GFCI) receptacles are provided in some, but not all locations as outlined in the hyperlink. Although not required unless remodeling or other alterations are performed, we recommend a survey be made and GFCI receptacles be installed. GFCI's are inexpensive and a good safety upgrade that can reduce the chances of shock or electrocution in plugged-in equipment.
GFCI's are inexpensive and can reduce the chances of shock or electrocution in plugged-in equipment.
First generation GFCI receptacles were noted in some areas (front bathroom). Contemporary or second generation GFCI's provide greater protection because of improved internal circuitry and we recommend upgrading the older GFCI receptacles. This is not particularly difficult or expensive.
Arc Fault Protection
AFCI protection was not provided and while there is no requirement to provide it unless significant electrical alterations are made, it can provide a greater level of protection and we recommend it be installed as an upgrade.
AFCIs or Arc Fault Circuit Interrupter breakers can reduce the chances of residential house fires as they can detect high heat arcing in wiring and open the circuit.
Wiring
The wiring is standard Romex® wiring or non-metallic sheathed cable in visible locations. A ground wire is provided with this type of wiring and it is the mainstream standard for residential applications.
Receptacles, Switching and Lighting
The dining room light "flickered" indicating a problem with the dimmer switch. It's possible the switch is not compatible with the lightbulbs selected and we recommend electrician review. Lights were reported to burn-out prematurely because of this concern.
Receptacles activated via light switches were noted in some rooms. These switched outlets are intended to be used in conjunction with floor or table lamps. These rooms may not have a ceiling light fixture. If a ceiling light fixture is desired, an electrician should be retained.
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By contemporary standards, there are too few receptacles in some areas. Additional receptacles may be needed and we recommend this be discussed with an electrician. Installing a few additional receptacles is usually not particularly expensive or difficult, and it's safer than using extension cords or plug strips.
Older buildings usually have too few electrical receptacles/outlets compared to current standards. General purpose receptacles should be placed so that a device with a six-foot-cord can be plugged in anywhere along a wall and every section of wall longer than two-feet should be provided with a receptacle.
We tested a representative sampling of the receptacles in the home and found they were correctly wired; however, we did not test every receptacle.
Kitchen and Bath Electrical
The kitchen countertop receptacles are not provided with GFCI protection. While there is no requirement to install GFCI outlet protection unless kitchen alterations are performed, we recommend they be installed as a prudent safety upgrade. Additionally, some countertop spaces are not provided with receptacles and we recommend the installation of additional GFCI protected outlets be considered.
Since the early 1990s, appliances have come with shorter cords so they are not as likely to be run across cook tops, sinks, or hang down within the reach of children. This has resulted in changes requiring more countertop receptacles. The receptacle location requirements are: all countertop receptacles require GFCI protection; no area on the counter should be greater than 24-inches from a receptacle, and any counter 12-inches or wider should have a receptacle.
The bathrooms are provided with GFCI receptacle protection. The master bathroom is provided with GFCI protection via the front bathroom GFCI receptacle.
The cover plate at the master bathroom receptacle is cracked and we recommend replacement.
GREEN BUILDING IDEAS FOR ELECTRICAL
There are many new types of LED lights available as replacement fixtures for older light fixturesNew LED light "inserts" are readily available for most older style recessed can lightsThere are inverter and micro-inverter systems available now for photovoltaic (solar panel) systemsMicro-inverter technology is progressing and should be compared to standard or normal inverter technologyOccupancy sensor switches for bathroom lights are available that ensure lights turn off after use
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PlumbingMain Water Service
The main water shut off valve was not located and we recommend the Association be contacted to demonstrate where your water shut-off valve is, and how to operate it should you need it in the event of a leak, or if plumbing alterations or repairs are needed inside the unit.
Main Sewer Line
Sewer laterals are the portion of waste piping between the building(s) and the municipal city or county sewer. Several municipalities require inspection of this piping to ensure it is not cracked or broken. Inspection of the sewer lateral piping for defects could be required, but we're not certain as this is a condominium development and requirements vary by city. Your real estate professional or the Association may have additional information we recommend they be consulted. The is a link to an FAQ that discusses condominium developments.
Water Piping
The water piping is copper, which is common for our area and typically maintenance free. Unless noted elsewhere, we found the water piping to be in serviceable condition where accessible and visible.
The plumbing fixtures are provided with water shut-off valves called "angle stops". Angle stops sometimes leak if they haven't been operated in several years and we recommend these valves be tested by a plumber. If they do leak, replacing the washers or the entire valve is usually the repair approach.
Angle stops are small valves located at toilets, sinks and other plumbing fixtures that shut-off the water to individual fixtures for servicing or replacement. These valves seldom get operated and if they are several years old, they sometimes leak subsequent to operation.
Drain, Waste and Vent Piping
No significant observations related to the drain, waste and vent system were made, although portions of the system are concealed within walls. All of the plumbing fixtures in the home were draining adequately at the time of the inspection.
Water pipe leaks were noted in the parking garage. This would be an Association item and we recommend they be consulted for additional information. (images below)
Laundry Area
The laundry area is provided with the necessary connections for a washing machine and an electric dryer.
Washing machine water supply lines can cause significant water damage to the home if they burst, so we recommend installing the braided stainless steel type (or other high-quality water lines) to reduce this risk.
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If the washing machine were to leak, it could cause water damage inside the home. We recommend installing a catch pan and drain below the washing machine to collect and divert water to the exterior should a leak occur.
The dryer vent piping is long and prone to the build up of lint due to its length. We recommend the piping be cleaned prior to use and at regular intervals thereafter. This may be an Association item.
Deficiencies in dryer exhaust piping can cause fires due to lint build up being ignited by heat from the dryer.Four-inch, single wall metal piping with a minimum of turns and of the shortest possible length is preferred for dryer exhausts and is required by many jurisdictions. Dryer vent piping should be inspected and cleaned regularly.
Kitchen and Bath
The water shut off valve below the kitchen sink (angle stop) for the refrigerator was reported to leak when it is turned on. We recommend a plumber be retained to replace or otherwise repair the angle stop. Water is not currently provided to the refrigerator.
Corrugated sink drain piping is installed under the front bath sink. This piping is susceptible to clogging and we recommend upgrading to an approved type smooth-wall (available at hardware stores). (image below)
Corrugated drainage connectors are often installed by non-professionals to form drain piping. These materials do not have smooth interior waterways and they collect sludge. Inexpensive alternatives are readily available at hardware stores.
There is a small leak in the master bathroom sink drain piping (leaking at the valve that operates the sink pop-up drain) and we recommend repair.
The kitchen sink hand sprayer does not pull out from the faucet. We made an effort to see if the hose was jammed or stuck, but we were not successful. We recommend a plumber be retained for faucet repair or replacement if needed.
GREEN BUILDING IDEAS FOR PLUMBING
Insulate hot water piping in the buildingInsulate hot and cold water piping within 5-feet of the water heaterResearch the benefits and drawbacks of a tankless water heater if you don't have one and are thinking about itExperiment with the water heater thermostat setting and strive for a low settingMany cities provide guidelines for gray water systems and if interested, check with your City or County
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HeatingDESCRIPTION
Heating System Fuel: • ElectricityPrimary: • Electric wall heaters (three)Secondary: • FireplaceHeat Distribution Method(s): • ConvectionAir Conditioning System Type: • N/A
COMMENTS
Overview
The home is heated by three electric wall heaters (with thermostats located on the units) and a wood burning fireplace.
Electric Wall Heaters
The wall heater in the front bedroom was not working and we recommend an electrician be retained for repair. The other two were not accessible due to furniture placement. (image below)
We recommend the owner's manual on the unit(s) be obtained for safe operation and maintenance recommendations, which often includes regular cleaning. Unless noted elsewhere in the owner's manual, we recommend storage, personal belongings and any flammable materials be kept at least 18-inches away from the unit(s).
These heaters can become quite hot and can burn small children. We recommend awareness of the concern and that appropriate action be taken if children will be present.
GREEN BUILDING IDEAS FOR HEATING
Have a building performance contractor test any ductwork for air leakage and seal it if neededUpgrade any outdated gas appliance venting for improved indoor air quality and safetyRegularly maintain heating equipment at intervals determined by a qualified heating contractorPrior to upgrading an older furnace, consider whether solar (photovoltaic) will be installed on the roofIf a solar (photovoltaic) system is present, consider an electric heat pump for heating rather than natural gas
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Insulation and VentilationDESCRIPTION
Building Insulation Levels:Type:Vapor Retarder:
• Unknown (Association) • Unknown (Association) • Unknown (Association)
Floor Insulation Levels:Type:Vapor Retarder:
• Unknown (Association) • Unknown (Association) • Unknown (Association)
Wall Insulation: • Unknown- typical
Vapor Retarder: • Unknown- typical
COMMENTS
Overview
The levels of thermal insulation in the development are unknown.
The levels of sound transmission between adjacent units is unknown to us, but sound transmission was reported to be a concern. This is a matter beyond the scope of our inspection and if additional information is needed, we recommend the Association be contacted as a first step as they may have additional information. If this proves inconclusive, a sound consultant could be retained and we are happy to provide a referral if needed.
GREEN BUILDING IDEAS FOR INSULATION AND VENTILATION
Have a qualified building performance contractor test any ductwork for air leakage and seal it if neededUpgrade any outdated gas appliance venting for improved indoor air quality and safetyRegularly change furnace filters; this is the number-one maintenance item in a forced air systemRegularly maintain heating equipment at intervals determined by a qualified heating contractorPrior to upgrading an older furnace, consider whether solar (photovoltaic) will be installed on the roofIf a solar (photovoltaic) system is present, consider an electric heat pump for heating rather than natural gas
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InteriorDESCRIPTION
Wall and Ceiling materials: • Drywall
Flooring: • Laminate flooring or similar, Carpet
Fireplace type(s): • Metal Insert Fireplace
COMMENTS
General Conditions
The property was furnished and occupied. Sometimes when furnishings and belongings are removed defects are discovered that were not visible during the inspection. These are usually cosmetic concerns, but please let us know if you find anything you feel is significant. We are happy to discuss it on the phone or return to the property if needed.
There is a fire sprinkler system installed in the development. We recommend the HOA be consulted for information on maintenance and servicing. The following are typical maintenance suggestions, but we defer to the Association for specifics: Visually inspect the sprinkler heads throughout the home. Look for corrosion, obstructions that might impede the flow of water from the sprinkler head, damage to the sprinkler head, paint on the sprinkler heads or covers (if provided). Do not paint the sprinkler heads or the plastic covers. If any defect is noted or suspected, contact a qualified fire sprinkler firm and/ or alert the Association.
Environmental Comments
In regard to mold, we carefully check for signs of leaks around windows, doors, ceilings, and at plumbing fixtures. We also look for any visual signs of mold and will report on it if we see it. At this property, there were no visual indications of a mold problem. However, we cannot inspect areas concealed by personal belongings (if applicable) or the interior of wall spaces and if a definitive assessment is needed, further evaluation by a specialist should be performed. The EPA has a website on mold and we recommend it be reviewed for additional information if needed.
Surface mold was noted on the skylight window frames and we recommend they be periodically cleaned. For further information, we recommend reviewing the EPA's website on mold. We do not believe this represents any environmental concern, but we're not specialists and if a definitive assessment is needed, you're welcome to contact us for a referral.
Walls, Ceilings and Floors
There were no indications of water leaks, water damage, water stains, or elevated moisture levels noted. We used a bright flashlight to inspect the ceilings and areas around windows and doors.
There was a stain noted around one of the recessed light fixtures in the living room. It was reported that water had leaked from this light fixture at some point in the past. We do not know if this is an ongoing concern and we recommend careful monitoring of the area during heavy rain. If any water is observed, the Association should be contacted promptly to address the concern.
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Some softness was noted in the flooring generally near the kitchen, but there was nothing to suggest a structural problem or any significant defect with the installation of the flooring. This type of flooring is often installed over a thin layer of rolled foam (often 1/8-inch thick) which can create a soft feeling and the individual boards are usually not attached directly to the floor; rather, they "float" over the substrate below. However, if the condition is objectionable, a flooring professional could be retained for review and we are happy to provide a referral.
Windows and Doors
The windows in the home are primarily metal framed sliding units with single pane glass, although there is a dual pane window in the master or rear bedroom. No evidence of fogging in the dual pane glass was noted.
Insulated glass windows are windows with two or more sealed panes of glass. If the edge seal fails, moisture can condense between the panes of glass. While only a cosmetic concern, the repair usually requires windowpane replacement.
The cranks are missing from the operable skylights at the sunroom and we recommend they be provided. Being able to open the skylights would help control temperatures in the area.
The pair of double doors at the sunroom are missing or not installed. We do not know if these doors are in storage. We recommend consulting with the seller for additional information.
Some of the windows create a falling hazard for children. We recommend child safe "window stops" be installed to limit the opening to less than 4-inches if children will have access. We recommend beds, daybeds, low furniture and the like not be placed adjacent to any window with a fall hazard. Window stops are readily available online or at hardware stores and are usually easy to install; please contact us if you have any difficulty finding them. A locked window may not provide adequate fall protection and it is sometimes difficult to tell if a window is locked by simply looking at it.
The bifold doors at the laundry and rear closet are off-their-track and we recommend repair or replacement.
The sliding closet doors were difficult to operate and we recommend repair or replacement if objectionable.
Fireplaces
The home is provided with a metal-insert fireplace and metal chimney or flue. We recommend an inspection and cleaning as the tall metal flue is generally inaccessible. Sometimes the Association is responsible for fireplace maintenance and cleaning, but we understand it is the owner's responsibility in this Association. We recommend a qualified fireplace professional be retained for inspection and cleaning (if necessary) at this time.
Metal insert fireplaces and flues, often referred to as “zero- clearance” units, are preferable to older brick fireplaces because their construction is safer during earthquakes. Both types of fireplaces should be regularly cleaned and inspected by a qualified professional to ensure continued safe use.
The fireplace is provided with a damper to prevent heat loss when not in use.
Smoke and CO Alarms
Smoke alarms were provided in the locations outlined in the italicized text below. We do not test smoke alarms as part of a normal home inspection because it will not insure their presence or operation after occupancy. If you cannot successfully test the system yourself, have doubts as to its functioning, or there are insufficient smoke alarms, we recommend that you install new smoke alarms for good fire safety.
There are two primary types of smoke alarms: ionization and photoelectric. Studies have shown that ionization smoke alarms are not as effective in alerting occupants to fires. Because of this, we recommend you verify that the smoke alarms installed are the photoelectric type. If you cannot successfully verify the smoke alarms are the photoelectric type, we recommend all of the alarms in the home be replaced with the photoelectric type, prior to occupancy. Smoke alarms are currently required in each bedroom and adjoining hall, at least one on each story and in the basement. They are also required in rooms that are adjacent to a bedroom hallway if the ceiling in that room is two feet or higher than the adjoining hall. They are required to be installed whenever work is performed in a bedroom or when any permit is obtained with a valuation of $1,000 or greater.
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We did not note carbon monoxide alarm(s) and we recommend they be installed outside each sleeping area, per the manufacturer's installation instructions. We do not test CO alarms as part of a normal home inspection, because it will not insure their presence or operation after occupancy. If you cannot successfully test the system yourself, have doubts as to its functioning, or there are insufficient CO alarms, we recommend you install new alarms.
As of July 1, 2011, the Carbon Monoxide Poisoning Prevention Act requires all single-family homes with an attached garage or a fossil fuel source to install carbon monoxide alarms. Owners of multi-family leased or rental dwellings, such as apartment buildings, had until Jan 1, 2013 to comply with the law. This new law applies to homes having at least one of the following: a fossil-fuel burning appliance or heater (wood, gas, oil, and coal), an attached garage, a fireplace. Carbon monoxide alarms are required to be installed outside of each separate sleeping area in the immediate vicinity of the bedroom(s), and on every level of the home (including basements).
GREEN BUILDING IDEAS IN THE INTERIOR
Great resource for info on Interior Finishes from Build It Green® Low or no formaldehyde-containing products in cabinetry, carpeting and wood flooringEnergy efficiency audit by a qualified building performance contractorDirect vent gas fireplace retrofit for wood burning fireplace(s)
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KitchensKitchen
The kitchen is provided with natural stone countertops and laminate hardwood flooring or similar. Appliances in the kitchen include an electric range, dishwasher, and refrigerator, microwave.
A microwave/range hood is provided for range area ventilation. We do not know if the microwave exhaust is ducted to the exterior as we could not test the unit.
The microwave/range hood was not functional. We tested the receptacle and found there was power, but the unit is not responding. We recommend the owner's manual be consulted for troubleshooting information, and that the appliance be repaired or replaced as needed.
The kitchen sink is under mounted to the countertop and the area between the sink and the counter can be difficult to clean. We recommend the caulking in this area be maintained /renewed as needed to prevent bacterial growth.
The toe kick or baseboard to the left of the range is broken and we recommend replacement if objectionable. (image below)
The oven temperature was tested and found to be approximately 50 degrees to low. We recommend repair or replacement of the appliance.
No other significant observations were made in the kitchen. Electrical and plumbing comments are in other sections of this report. As a preventative measure, we recommend regular maintenance of counter and floor surfaces that are subject to moisture.
GREEN BUILDING IDEAS FOR KITCHENS
Recycled content countertops such as glass, paper, metal and compositesFormaldehyde-free kitchen cabinetryEnergy Star® appliancesFSC certified sustainable flooring such as cork or bamboo
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BathroomsGeneral Conditions
The sinks are under mounted to the countertop, which creates an area between the top of the sink and counter which can trap bacteria; regular maintenance of the caulking in these areas is recommended.
Grab rail(s) are present in the tub/shower. We tested the grab rails by pulling firmly and they were firm. However, we do not know if they will hold firm under all circumstances and if the grab rails are important to you for safety, we recommend a carpenter or contractor verify that they are securely attached to the walls.
The bathroom fans were somewhat noisy and we recommend upgrading if objectionable.
Master Bath
This bathroom is provided with a natural stone vanity, a tub/shower with tile walls and ventilation in the bathroom is provided by a fan.
The caulking is somewhat worn around the tub and we recommend maintenance.
Front Bath
This bathroom is provided with a natural stone vanity, a tub/shower with tile walls and ventilation in the bathroom is provided by a fan.
The toilet is not caulked to the floor and we recommend maintenance.
No other significant observations were made in the bathroom(s). Electrical and plumbing comments may be in other sections. As a preventative measure, we recommend regular maintenance of bathroom surfaces that are subject to moisture.
Grout often cracks at corners between the tub and tile walls, and at tile countertops where they abut walls. If the original grout is available it can usually be touched up, although cracking may continue. Replacing the grout with a colored caulk at problem areas is a better long-term solution. Colored and textured caulk is available to match grout colors at most tile stores.
GREEN BUILDING IDEAS FOR BATHROOMS
Low noise high-quality ventilation ducted to the exterior reduces moisture accumulationNew low water flow shower heads work much better than older designs and are a good upgradeThe local water utility may have rebates for installing low flow toiletsTo prevent floor damage, keep water in the tub or shower during showering; clean-up any standing water
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Inspection AgreementAGREEMENT
Sample Report- CondoFryer Consulting Inspection Agreement Please Read Carefully: BY SIGNING, YOU WAIVE YOUR RIGHT TO A COURT OR JURY TRIAL AND AGREE TO MEDIATION AND BINDING ARBITRATION.
Fryer Consulting (we/us) agree to conduct an inspection for the purpose of informing Sample Report (our Client), of the general condition of 123 Sample St. Oakland, CA 94602. The report is for the sole, confidential and exclusive use of our Client only and no contractual rights are conveyed to anyone other than to those we have an inspection agreement with. All parties subject to the terms of this agreement must sign individually, or by signing below, you expressly represent to us that you have the full capacity and authority to execute this agreement on behalf of all parties involved. If this agreement is executed on behalf of the Client by a third party, the person executing this agreement expressly represents to us that he/she has the full and complete authority to execute this agreement on behalf of the Client and to fully and completely bind the Client to all of the terms and conditions of this agreement.
The inspection shall be performed for the Client in accordance with the current Standards of Practice of the American Society of Home Inspectors, Inc. (ASHI®). A copy of these standards will be provided upon request or they can be viewed online at http://www.ashi.org/.
This inspection is a visual examination of readily accessible components, subject to limitations in the Standards of Practice and this contract. To clarify, if we can't see it, we cannot report on it. We do not provide testing, technical measurements, or calculations to determine the adequacy of any component or system. Our report should be reviewed in conjunction with the seller's disclosure documents and any concern(s) raised should be addressed by qualified professionals.
Time pressures during a real estate transaction should not cause you to forgo further evaluation of the property. Please call us if you are unable to locate a desired specialist and we will do our best to help.
We cannot inspect building waterproofing, weatherproofing or flashings (either old or new) that are concealed by windows, doors, siding, thresholds, trim, tile, concrete, roofing or any other component. We cannot inspect buried drainage systems or determine their efficacy in a one-time-visit to the property. We cannot inspect plumbing pipes concealed inside walls or those that are buried. Defects in concealed systems or building components can lead to water leaks, which could then lead to moisture damage and mold or mildew growth that can be expensive to fix. If an assessment of concealed systems and/or building components is desired, appropriate specialist(s) should be retained prior to the close of escrow. There are local firms that can water test the exterior of the building and perform exhaustive system/component inspections if a definitive evaluation is desired and we are happy to provide referrals.
Our inspection does not preclude the possibility that costly structural damage, injury or death could occur as a result of an earthquake. Appropriate specialist(s) should be retained if a determination of earthquake risk is desired.
Our report does not address or include an assessment of the following:
The geological stability of the site including: expansive clay soil issues, fault proximity, landslides, rockslides, liquefaction, flooding, fault rupture, underground streams or high water tableA determination as to whether or not a buried heating oil tank is present The presence of termites, dry rot, fungus or other wood destroying insects or organisms or any visible or concealed damage they may have causedRodent or animal concerns including viral contaminations from fecal or urine concentrations The interior of any chimney, flue, vent, conduit or ductSwimming pools, spas, hot tubs, ponds, water features and their support equipmentSecurity systems or carbon monoxide detectorsTelephone and cable television systems Data or computer systems and all related wiring and equipmentSolar voltaic, solar hydronic systems or in-floor radiant heating systems Recall notices or recall warnings for any product or applianceThe perils associated with wildfiresTree limb and tree fall concerns
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Central vacuum systemsDefects heretofore unknown in new “green” products or building technology
All of the above require specialists and there are local firms available that can provide evaluations in a timely manner and for a reasonable fee. Please ask us for names of specialists and we will do our best to provide them.
The client specifically acknowledges that the property inspection will not and is not intended to detect, identify, disclose, or report on the presence of Chinese Drywall Products or the actual or potential environmental concerns or hazards arising out of the existence of these products.
Problems with systems and components can occur at any time, including after our inspection. We are neither a guarantor nor insurer and we do not provide warranties or guarantees of any kind. If a warranty or guarantee is desired, you should contact an appropriate agent or make other arrangements to obtain the desired coverage.
The Inspection does not address code concerns and it is not a code inspection. Codes vary with differences in Federal and State requirements with additional differences occurring between local municipalities. For code or regulatory matters, we suggest the appropriate local government authority be contacted. This is not a code inspection.
We are not qualified to address environmental hazards/contaminants or indoor air quality. These are specialized fields and our report does not include an assessment of the following: Risks associated with mold and/or mildew visible or concealed. Urea formaldehyde and/or health problems associated with the release of volatile organic compounds from materials. The presence of lead paint, lead in water or lead in soils, asbestos materials and/or fibers visible or concealed, legionnaires bacteria, radon gas, carbon monoxide, toxic chemicals from normal household use and/or illegal activity. Inspections for these concerns are available from local firms and you are urged to retain a specialist if testing is desired. This is especially true if you or a family member is sensitive to air contaminates or have allergies.
This agreement has several limitations and details items we do not address, which is typical for a basic home inspection locally. However, if you would like to have some or all of these limitations removed, then please contact us and we can coordinate local specialists for an "in-depth" and comprehensive assessment of the various systems and components, or any specific system or component you may be interested in. Again, time pressures in a real estate transaction should not preclude or cause you to forgo assessment of the property.
Any dispute, controversy, interpretation or claim including claims for, but not limited to, breach of contract, any form of negligence, fraud, or misinterpretation arising out of, from or related to, this contract or arising out of, from or related to the inspection or inspection report shall be submitted first to a Non-Binding Mediation Conference and absent a voluntary settlement through Non-Binding Mediation to be followed by Final and Binding Arbitration, if necessary, as conducted by Construction Dispute Resolution Services, LLC or Resolute Systems, Inc. Utilizing their respective Rules and Procedures. If the dispute is submitted to Binding Arbitration, the decision of the Arbitrator approved there under shall be final and binding and the enforcement of the Arbitration Award may be entered in any Court or Administrative Tribunal having jurisdiction thereof.
This agreement constitutes the entire and sole agreement between the parties and can only be modified by written agreement. There are no oral agreements of any kind. Should any provision of this agreement be held invalid or unenforceable, the remaining provisions of this agreement shall remain in effect.
__________________________________________________________________________________________Client Signature: Client Printed Name: Date:
__________________________________________________________________________________________Client Signature: Client Printed Name: Date:
