Client:

Address:

Property Description:

(2 story single family home with garage

Occupancy Status:

Vacant, under construction

Inspection Date:

12/17/2011

Inspection Time:

9:00 A.M. – 12:00 P.M. +-

Weather Conditions:

Overcast, 45 deg F +-

- New construction. Provide certificate of occupancy

- Recommend final walk thru once all work items are complete and the house is final cleaned

- Notice to Seller: Cracks are evident at the sidewalk and curb in front of this property. These were existing prior to transfer of title

- Substantial touch up needed of both the interior and interior surfaces. Exterior includes garage door trim, edges of deck stairs, and fascia boards above the side of the garage

Cracks at sidewalk

Crack at curb

Service

Type:

Underground

Meter Location:

Side of garage

Voltage:

240

Panel

Location:

Garage

Manufacturer:

Cutter Hammer

Type:

Dual bus bar

Panel Rating:

200 AMP

Main Disconnect:

200 AMP

Serv. wire Size/ Rating:

200 AMP

Sub-panel:

No

Grounding:

Copper to EUFER ground

Panel Clearance:

30” wide, 3’ in front as required

EUFER ground

Breakers/ Wiring

Type:

Copper romex

Breakers:

No visible defects

- Provide electrical final (correction notice was posted on the panel). The corrections appear to have been completed

No evidence of over heating

Domestic Water

Supply:

Public water per listing, not included in this inspection

Supply Pipe:

Poly pipe where visible 

House Piping:

Pex type where visible

Pipe Condition:

Satisfactory where visible

Main Water Shut off:

@ garage

- Seller should explain to buyer the operation of winter shut off of hose bibs

Domestic Water Shut off

 Pex type domestic water pipes

Sanitary Sewer

Discharge:

Public sewer per listing, not included in this inspection

House Piping:

ABS where visible

Pipe Condition:

Satisfactory where visible

ABS waste lines

Water Heater

Location:

Garage

Make/ Model:

Rheem  manufactured 09/2011

Fuel Type:

Natural gas

Capacity:

50 gallon

Useful Life

Est. Useful Life new:

12 years

Est. age of heater:

< 1 year

Safety

TMP valve:

As per required

Earthquake Straps:

Installed

Expansion Tank:

Installed

Flame Rollout:

No visible evidence

Flue

Secure:

Inspected

Clearances:

As required where visible

Draft Hood:

Inspected

Water Temperature

Safe water temperature:

120 deg F per industry standards

Measured temperature:

- Not measured

Furnace

Location:

Garage

Make/ Model:

Lennox

Fuel Type:

Natural gas

BTUH Input:

88,000

BTUH Output:

83,000

Efficiency Rating:

High-efficiency

Useful Life

Est. Useful Life new:

25 years

Est. age of furnace:

< 1 year

- Substantial leakage of condensate into the furnace. Draft induction fan is operating very loud and rough. Recommend inspection and repair by a licensed heating contractor. Inspection should include the integrity of the heat exchanger, and verification that all parts are not worn due to this defect (furnace should be in “new” condition)

Condensate and rust inside furnace

Area below image to left

Moisture running out of fan during operation

Heat Exchanger

Visible Inspection:

No visibility

Gas detection test:

No gas leak detected

Burner test:

No burner irregularities detected

Operation

Thermostat:

Programmable @ floor 1 hall

Disconnect:

Switch on furnace

Combustion Air:

Appears adequate

Filter:

Located below furnace

Filter compartment

Flue/ Gas Piping

Flue Secure:

Inspected

Flue clearances:

Per requirements where visible

Gas Piping:

Drip leg installed

Heat Gain

Rating:

40-70 deg F

 @ return air:

80 deg F

@ nearest register:

123 deg F

           Heat Gain:

43 deg F. Heat gain is within specifications of furnace

- Interior of furnace and ventilation ducts are dirty where visible

Temperature measured at return air

Temperature measured at heat register

Site

Grade at structure:

Adequate grade away

Earth to wood contact:

- Structure in contact with ground (WDO conducive condition). Recommend 4-6” separation between ground and structure (main area is at the front stairway)

Vegetation contact:

Negligible

Roof drain discharge:

Underground discharge

- Storm drain clean out should be cut and capped to at least grade or below. If to grade, paint cap flat black

Earth to wood contact (typical)

Driveway

    Type:

Concrete

  Condition:

- Repair pitted areas of driveway at base of stairs to house

- What is the finishing plan for the gap between the driveway and the stairs ?

  Trip Hazard:

None

Pitted concrete at base of stairs

Gap between driveway and stairs

Front walks/ steps

  Condition:

Satisfactory

  Trip Hazard:

None

  Handrails:

As required

Barricades:

As required

Rear walks/ steps

    Type:

Concrete

  Condition:

Satisfactory

- Remove all concrete spillage from around the exterior of the rear patio. Re-check patio for damage once spillage removal in complete

  Trip Hazard:

None

Concrete spillage at patio

(all 3 sides)

Miscellaneous

Overhead Power Lines:

N/A

Retaining Walls:

None that affect structure

Underground Oil Tank:

No visible evidence

Irrigation System:

None visible

General Condition

Structural Movement:

No visible evidence

Exterior doors:

Satisfactory

Windows (ext. cladding):

Satisfactory

Siding

    Type:

Hardboard

  Condition:

Satisfactory

Window/Door Flashing:

Satisfactory

  Caulking:

Satisfactory

- Unable to open access panel to area beneath the front stairs

Access panel to stairs

Roof

Estimated Pitch:

5:12

Material:

Composition

Layers:

1+

How Inspected:

From street and rear yard and floor 2

Condition:

Satisfactory

- Remove debris from roof (visible at lower front roof and at the rear side of the high ridge)

- Recommend install a metal diverter at the valley above the driveway to force the water into the gutter from both the valley and the 4” +- of roof at the gable end

Ventilation:

Eave and roof vent

Plumbing Vents:

Satisfactory

Flues:

Satisfactory

Flashing:

Satisfactory

Debris on roof

Install metal diverter

Gutters/ Downspouts

Type:

Continuous metal

Condition:

Satisfactory

Electrical

Outlets:

Tested, GFCI protected

Switches/Lights:

Tested

Plumbing

Hose Bibs:

Anti-siphon

Gas Piping:

Inspected

General

Visibility:

Space is vacant

Access location:

Garage

How viewed:

Traversed entire crawlspace

Moisture

Ventilation:

- Recommend install vapor barrier and ventilation to area beneath front porch and ventilation to the Northwest area of the crawlspace (below the Den)

Vapor Barrier:

- See comment above

Moisture Intrusion:

No visible evidence

Sump Pump:

None visible

Structural

Foundation:

No visible defects

Mudsill:

No visible defects

Joists:

No visible defects; limited visibility

Post-Beams:

Satisfactory

Structural Movement:

No visible evidence

Insulation

Under-floor:

Satisfactory

Domestic Water Pipes:

Satisfactory

Heating Supply:

Satisfactory

Plumbing

Condition:

Satisfactory

Valves/ Other:

None visible

Electrical

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

Heating/ Ventilation

Gas Piping:

No visible defects

Structural Pests

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

Nuisance Pests

Visible Evidence:

No visible evidence

Type: Attached

General Room Condition

Visibility:

Space is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

- Moisture is visible at the slab and wall near the water heater and furnace. This moisture may be related to the leakage at the furnace or other nearby pipe

Walls:

Satisfactory

Ceiling:

Satisfactory

Slab:

Satisfactory

- Stairs to garage are not finished in a workmanlike manner. Either carpeting should be installed or the stairs should be free of paint, drywall, and debris

Moisture near the water heater

See image to left

(view from crawlspace side)

Unfinished stairs to garage

Safety

Fire separation:

- Seal gaps at the drywall at the staircase landing

Ignition point > above FF:

In compliance

Safety barricade to mech.:

In compliance

Light is visible from the crawlspace at the landing

Garage Door

Type:

Metal roll-up

Springs & Fasteners:

No visible defects

Auto Reverse:

n/a

Photocell reverse:

n/a

Remote openers:

n/a

Electrical

Switches/Lights:

Tested

Outlets:

All visible tested, GFCI protected

Doors

Operation/latching:

Tested

- Set self-closing hinges at door from house to garage

Door condition:

Satisfactory

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Infrared Image of Living Room

Infrared Image of Living Room

Electrical

Switches/Lights:

All visible tested

Outlets:

All visible tested

Smoke Detector:

Yes (Den)

Heating

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

Windows

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

Doors/Millwork

Operation/latching:

Tested

- West door to Den will not stay in full open position

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Location: Floor 1

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

- Install lazy-susan cabinet door. Adjust door heights at island cabinets

- Lower edge trim at upper cabinet adjacent to refrigerator space should be cut flush to left side of cabinet as it will interfere with the available refrigerator space

Countertops:

Satisfactory

Trim should be cut flush to left side of cabinet

Appliances

Dishwasher:

Tested full cycle

Dishwasher air gap:

Visible

Oven:

Tested

Cooktop:

Tested

Microwave:

Not tested

Ventilation:

Tested

Refrigerator:

n/a

Plumbing

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Disposal:

Tested

Caulking:

Satisfactory

Fixtures:

No visible defects

Electrical

Switches/Lights:

All visible tested

- Purchaser has requested that the extra “out of place” recessed can light near the pendant lights be removed. This light was not installed at the model home

Outlets:

All visible tested, GFCI protected

Out of place recessed can light

Model home Kitchen

Heating

Source:

Ceiling register (nook area)

Air Flow/ Heat Gain:

Satisfactory

Windows

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

- Drywall seam visible at the Family room ceiling

Flooring:

Satisfactory

Approximate location of the drywall seam

Infrared Image of Nook area

Electrical

Switches/Lights:

All visible tested

Outlets:

All visible tested

- Air leakage at smurf tube covers and at the outlet towards the staircase. Recommend foam seal areas as needed. The smurf tubes should remain open at the ends

No insulation behind smurf tubes (typical)

Air leakage at exterior electrical outlet

Heating

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

Windows

Glazing:

No visible defects

Tempered:

As required

Operation:

Tested

Screen:

- Adjust screen at sliding glass door to fully close

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Fireplace

Type:

Sealed gas direct vent

Tested:

Ignition tested

- Fireplace glass popped open during the inspection. Recommend re-test for a period of at least 30 minutes to verify that the glass remains secure

- Install batteries in fireplace for ignition during power outage

Battery compartment in fireplace

Location: Floor 1

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Mirrors:

Satisfactory

Electrical

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

- This GFCI outlet is the reset location for the floor 2 main bathroom

Heating

Source:

Ceiling register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

Plumbing

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

Location: Floors 1 and 2

General Room Condition

Visibility:

Space is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

- Drywall seam visible at floor 2 hallway near top of stairs

Flooring:

Satisfactory

Electrical

Switches/Lights:

All visible tested

- Adjust light switches at base of staircase (floor 1) to be the same height as the adjacent switches

Outlets:

All visible tested

Smoke Detector:

Tested

Light switches are at different heights

Windows

Glazing:

No visible defects

Tempered:

Not required

Operation:

Fixed

- Upper windows at hallways are not cleaned. Windows and sills should be cleaned. Verify no scratches at the windows. Touch up walls from ladders at these areas

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

- Touch up all areas of the front door, including the threshold. Complete peep hole installation and repair weather-stripping for air tight seal

Millwork condition:

Satisfactory

- Baseboard at the mid stairway landing was cut short

Baseboard was cut short

Air leakage at front door

There is a visible gap beneath the door

Stairwell

Handrails:

As required

Barricades:

As required

Balusters:

As required

Trip Hazard:

None

Location: Floor 2

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

- Substantial paint over-spray on bathroom cabinets

Countertops:

Satisfactory

Mirrors:

Satisfactory

Electrical

Switches/Lights:

All visible tested

Outlets:

All visible tested. Bathroom outlets are GFCI protected

Smoke detector:

Yes

Heating

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

Windows

Glazing:

No visible defects

Tempered:

As required

Operation:

Tested

Egress:

Appears to meet current egress standards

Screen:

No visible defects

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

Plumbing

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

Most of the shower water drains from the bench

The caulking at this bench must be properly maintained to prevent leakage

Location: Floor 2

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Cabinets:

Satisfactory

Countertops:

Satisfactory

Electrical

Switches/Lights:

All visible tested

Outlets:

All visible tested, GFCI protected

Heating

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Plumbing

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

                Fixtures:

No visible defects

Appliances

Washer:

n/a

- Recommend install drip pan with outfall to the exterior beneath the washing machine. Use high quality hoses

Dryer Connection:

Electric

Dryer:

n/a. Vented to outside

Appliance Condition:

n/a

Location: Floor 2

General Room Condition

Visibility:

Rooms are vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

Electrical

Switches/Lights:

All visible tested

Outlets:

All visible tested

- Electrical outlet cover plate missing at rear bedroom

- What is the purpose of the second light switch in the secondary bedrooms ? If for switched outlets, these outlets should be upside down to be consistent with the other switched outlets in the house

Smoke Detector:

- Remove protection socks from smoke detectors

Heating

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Windows

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Egress:

Appears to meet current egress standards

Screen:

No visible defects

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Location: Floor 2

General Room Condition

Visibility:

Room is vacant

Structural Movement:

No visible evidence

Moisture Infiltration:

No visible evidence

Walls:

Satisfactory

Ceiling:

Satisfactory

Flooring:

Satisfactory

- Adjust metal transition strip to parallel with vinyl pattern (or split the difference)

Cabinets:

Satisfactory

- Left cabinet drawer is missing

Countertops:

Satisfactory

Mirrors:

Satisfactory

Electrical

Switches/Lights:

All visible tested

- Level light fixture to mirror

Outlets:

All visible tested, GFCI protected

Heating

Source:

Floor register

Air Flow/ Heat Gain:

Satisfactory

Mechanical ventilation:

Tested

Windows

Glazing:

No visible defects

Tempered:

Not required

Operation:

Tested

Screen:

No visible defects

Doors/Millwork

Operation/latching:

Tested

Door condition:

Satisfactory

Millwork condition:

Satisfactory

Bath Hardware:

Satisfactory

Plumbing

Functional flow:

Appears adequate

Hot/ Cold:

Tested

Drainage:

Appears adequate

Visible leaks:

None visible

Caulking:

Satisfactory

Toilet Secure:

Satisfactory

Tub/Shower surround:

Satisfactory

                Fixtures:

No visible defects

Location: Over main body of house

General

Visibility:

Space is vacant

Access location:

Master Bedroom closet

How viewed:

Traversed entire attic space

Moisture

Roof Ventilation:

Appears adequate

Moisture Intrusion:

No visible evidence

Bath/Kitchen fans :

All vent to outside

Structural

Structure Type:

Manufactured trusses

Sheathing:

OSB

Structural Movement:

No visible evidence

Insulation

Type:

Blown in

Approximate Depth:

10” +-

Condition:

Satisfactory

Flues/Vent Stacks

Plumbing Stacks:

All vented to exterior

Gas Flues:

No visible defects

Electrical

Outlets:

None visible

Wiring/ junction boxes:

No visible defects

Structural Pests

Conducive Material:

No visible evidence

Visible Evidence:

No visible evidence

Nuisance Pests

Visible Evidence:

No visible evidence

Wood Destroying Organisms (WDO)

Conducive Conditions

(CC)

WDO-AB

Anobid Beetles

CC-BG

Bare Ground

WDO-CA

Carpenter Ants

CC-CD

Conducive Debris

WDO-DT

Dampwood Termites

CC-EM

Excessive Moisture

WDO-MA

Moisture Ants

CC-EW

Earth-Wood Contact

WDO-OB

Other  Beetles

CC-FC

Failed Caulking

WDO-RF

Rot Fungus

CC-IV

Inadequate Ventilation

WDO-ST

Subterranean Termites

CC-RG

Restricted Gutter

CC-VC

Vegetation Contact

Inspection Conditions

(IC)

IC-CSA

Crawl Space Access

IC-IA

Inadequate Clearance