Sample Report

Inspection Report

Sample Buyer

Property Address:
293 Citrus Cove
Las Vegas, NV

LasVegasHomeInspections.com

Larry Perna
6480 Spring Mountian Rd
Las Vegas, NV 89129
702-722-72222

Table of Contents

Cover Page
Table of Contents
Intro Page
1 Structural Components
2 Exterior
3 Roofing
4 Plumbing
5 Electrical System
6 Heating
7 Air Conditioning
8 Interiors
9 Insulation and Ventilation
10 Built-In Kitchen AppliaNVes
Repair
Investigate

Date: 12/19/2007

Time:

Report ID: Sam 1

Property:

293 Citrus Cove

Las Vegas, NV

Customer:

Sample Buyer

 

Real Estate Professional:

 

 

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be fuNVtioning as intended allowing for normal wear and tear.

Not Inspected (NI) = I did not inspect this item, component or unit and made no representations of whether or not it was fuNVtioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building. Not Present items will be noted only in the Report and will NOT be in the Summary. Please read the entire report and consider items or components that are not present.

Repair = The item, component or unit is not fuNVtioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Investigate = refers to a system or component that needs additional investigation by a specialist to determine if repairs are needed.

In AttendaNVe:

Customer and their agent

 

Temperature:

Over 65

 

Rain in last 3 days:

No

Type of building:

Single Family (1 story)

 

Weather:

Clear

 

Water Test:

No

Approximate age of building:

Over 25 Years

 

Ground/Soil surface condition:

Dry

 

Radon Test:

No

1. Structural Components

The Home Inspector shall observe structural components iNVluding foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

 

 

IN

NI

NP

1.0

FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)

X

   

1.1

WALLS (Structural)

X

   

1.2

COLUMNS OR PIERS

X

   

1.3

FLOORS (Structural)

X

   

1.4

CEILINGS (structural)

X

   

1.5

ROOF STRUCTURE AND ATTIC

X

   

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Foundation:
Masonry block

Method used to observe Crawlspace:
Crawled

Floor Structure:
2 X 8
2 X 10
Wood joists

Wall Structure:
Wood
Masonry

Columns or Piers:
Masonry block
Supporting walls

Ceiling Structure:
2X4

Roof Structure:
Engineered wood trusses
2 X 4 Rafters
Plywood

Roof-Type:
Gable

Method used to observe attic:
Walked

Attic info:
Scuttle hole

Comments:

1.0 (1) White effloresceNVe (powder substaNVe) on block wall indicates moisture is in contact with the masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the block if necessary. EffloresceNVe is found on many homes without water intrusion occurring inside the home. But, it should alert you to the possibility that future steps may be needed.

(2) Water signs on cedar wall and trim. Also a mold like substaNVe on carpet at lower level and under stairs. I did not inspect or test for mold and I am unable to determine if water intrusion occurs.

(3) Visible signs of water intrusion in the crawlspace (along front of home) are present from dampness along the block wall. I am unable to determine the extent of intrusion or how often it occurs. Cross ventilation may help as the crawls has no ventilation. I recommend further investigation or correction by a qualified licensed contractor or water infiltration specialist. Refer to the diagram as a guide if a drainage system is needed.

1.1 There is a horizontal crack(s) in the foundation wall at the left side (facing front). These cracks do not appear significant to require repairs at this time. This is my opinion and you should seek a second opinion by a qualified person.

1.5 Leak signs in attic perhaps or likely from the old roof as this newer roof appears in tact. I am unable to determine if leak exists due to no recent rain.

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of coNVern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistaNVe during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; FeNVes; PreseNVe of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (iNVluding spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or PreseNVe or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

   

IN

NI

NP

2.0

WALL CLADDING FLASHING AND TRIM

X

   

2.1

DOORS (Exterior)

X

   

2.2

WINDOWS

X

   

2.3

DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS

X

   

2.4

VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)

X

   

2.5

EAVES, SOFFITS AND FASCIAS

X

   

2.6

OTHER

X

   

2.7

GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistaNVe)

X

   

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Siding Style:
RB&B (Reverse board and batten)

Siding Material:
Wood

Exterior Entry Doors:
Wood

AppurtenaNVe:
Deck with steps
Covered porch

Driveway:
CoNVrete

Garage Door Type:
Two automatic

Garage Door Material:
Compressed board
Wood

Comments:

2.0 Periodical maintenaNVe caulking needed and recommended to keep water from weeping under siding at coNVrete shelf. FYI

2.1 Patio doors at rear of home are cloudy or seal is broken. Glass panes that have lost their seal (cloudy) can usually be replaced without replacing the entire unit. A qualified contractor should inspect and repair as needed.

2.2 The trim stop for fixed pane is weathered and indicates that water may be getting below trim. I recommend a paintable sealant be applied and paint trim.

2.3 (1) The step tread on steps on the deck at the rear of home are deteriorated. A repair or replacement is needed. A skilled masonry contractor should perform the work.

A handrail may be needed

(2) The 2x6 decking on the deck at the rear of home has several boards that are deteriorated. A general replacement is likely. A qualified contractor should determine whether a repair or replacement is needed.

2.4 The coNVrete drive at the front of home is is pitted in areas and has settlement cracks. Further deterioration can occur if not repaired. A qualified contractor should inspect and repair as needed.

2.6 (1) Old propane tank in ground and is discontinued. I did not determine if gas remains in discontinued tank? I recommend further investigation by a qualified person.

(2) There is an odd configuration in ground under addition in crawlspace. This may be an old well? I am unable to determine. I recommend a qualified well drilling company or plumber investigate further to determine if any further action is needed to correct.

2.7 The automatic openers for two-door garage at the front of home will not reverse when met with resistaNVe. Doors that will not reverse when met with resistaNVe can kill a child or pet. A qualified contractor should inspect and repair as needed. The sensors are in place for garage door(s) and will reverse the door.

3. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories iNVluding but not limited to solar systems, antennae, and lightning arrestors.

    IN NI NP
3.0 ROOF COVERINGS X    
3.1 FLASHINGS X    
3.2 SKYLIGHTS, CHIMNEYS AND ROOF PENETRATIONS X    
3.3 ROOF DRAINAGE SYSTEMS X    

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Roof Covering:
Architectural

Viewed roof covering from:
Walked roof

Sky Light(s):
One

Chimney (exterior):
Brick

Comments:

3.0 (1) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

(2) Shingles loose under eave at front of home, needs adhesive.

3.3 The gutter needs cleaning of debris at the virtually all areas where gutters are installed. Gutters that drain poorly or clogged can lead to many costly problems such as deterioration of fascia, soffit or roof edge. It can also cause gutters to pull loose and lead to possible water intrusion. A qualified person should repair or replace as needed.

4. Plumbing

The home inspector shall observe: Interior water supply and distribution system, iNVluding: piping materials, supports, and insulation; fixtures and faucets; fuNVtional flow; leaks; and cross connections; Interior drain, waste, and vent system, iNVluding: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and fuNVtional drainage; Hot water systems iNVluding: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems iNVluding: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, iNVluding their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliaNVe. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to fuNVtional flow and fuNVtional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

   

IN

NI

NP

4.0

PLUMBING DRAIN, WASTE AND VENT SYSTEMS

X

   

4.1

PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES

X

   

4.2

HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS

X

   

4.3

MAIN WATER SHUT-OFF DEVICE (Describe location)

X

   

4.4

FUEL STORAGE AND DISTRIBUTION SYSTEMS (Interior fuel storage, piping, venting, supports, leaks)

X

   

4.5

MAIN FUEL SHUT OFF (Describe Location)

X

   

4.6

SUMP PUMP

 

X

 

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Water Source:
Well

Water Filters:
Sediment filter
(We do not inspect filtration systems)

Plumbing Water Supply (into home):
PVC

Plumbing Water Distribution (inside home):
Copper
PEX

Washer Drain Size:
2" Diameter

Plumbing Waste:
PVC
Cast iron

Water Heater Power Source:
Electric

Water Heater Capacity:
40 Gallon (1-2 people)

Manufacturer:
A.O. SMITH

Comments:

4.0 (1) The basket strainer had leaked and corrected itself for the time being at the Kitchen sink. Repairs are needed. A qualified person should repair as necessary.

(2) The tub drain drains slowly under the hall bath. Repairs are needed. A qualified person should repair as necessary.

4.1 (1) The control knob leaks at the hall bath. Repairs are needed. A qualified licensed plumber should repair or correct as needed.

(2) Brown deposits are on the plumbing fixtures which indicates a filter may be needed. Filter in place and appears dirty but I am unable to determine if you need a different or additional filter. I did not test water for bacteria or other. I recommend contacting a water filtration company.

(3) I recommend the well head lid be insulated better before winter. FYI

4.2 The wiring for the water heater missing romex connector. Electrical issues are considered a hazard until repaired. I recommend a licensed electrician correct as necessary.

4.3 The main shut off is the yellow knob located in the basement at the pressure tank. This is for your information.

4.5 The main fuel shut off is at gas meter outside

5. Electrical System

The home inspector shall observe: Service entraNVe conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; BraNVh circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum braNVh circuit wiring. The home inspector shall report on preseNVe or abseNVe of smoke detectors, and operate their test fuNVtion, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other aNVillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

   

IN

NI

NP

5.0

SERVICE ENTRANVE CONDUCTORS

X

   

5.1

SERVICE AND GROUNDING EQUIPMENT, MAIN OVERCURRENT DEVICE, MAIN AND DISTRIBUTION PANELS

X

   

5.2

BRANVH CIRCUIT CONDUCTORS, OVERCURRENT DEVICES AND COMPATIBILITY OF THEIR AMPERAGE AND VOLTAGE

X

   

5.3

CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)

X

   

5.4

POLARITY AND GROUNDING OF RECEPTACLES WITHIN 6 FEET OF INTERIOR PLUMBING FIXTURES, AND ALL RECEPTACLES IN GARAGE, CARPORT, EXTERIOR WALLS OF INSPECTED STRUCTURE

X

   

5.5

OPERATION OF GFCI (GROUND FAULT CIRCUIT INTERRUPTERS)

X

   

5.6

LOCATION OF MAIN AND DISTRIBUTION PANELS

X

   

5.7

SMOKE DETECTORS

X

   

5.8

CARBON MONOXIDE DETECTORS

   

X

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Electrical Service Conductors:
Below ground

Panel capacity:
200 AMP

Panel Type:
Circuit breakers

Electric Panel Manufacturer:
GENERAL ELECTRIC

BraNVh wire 15 and 20 AMP:
Copper

Wiring Methods:
Romex

Comments:

5.3 (1) The wall switch is broken (unsafe) at the upstairs closet for air handler. At least two outlets are broken at LR and entry way. Electrical issues are considered a hazard until repaired. A qualified licensed electrician should perform repairs that involve wiring.

(2) Several loose wire ends needs placing inside a box with a cover-plate in the basement at the pressure tank of well. I recommend repair as needed.

(3) Wall switch on ceiling in Garage, purpose unknown

5.6 The main panel box is located at the garage.

6. Heating

The home inspector shall observe permanently installed heating and cooling systems iNVluding: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems iNVluding fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the preseNVe of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenaNVe. The home inspector is not required to: Operate heating systems when weather conditions or other circumstaNVes may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

   

IN

NI

NP

6.0

HEATING EQUIPMENT

X

   

6.1

NORMAL OPERATING CONTROLS

X

   

6.2

AUTOMATIC SAFETY CONTROLS

X

   

6.3

DISTRIBUTION SYSTEMS (iNVluding fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)

X

   

6.4

PRESENVE OF INSTALLED HEAT SOURCE IN EACH ROOM

X

   

6.5

CHIMNEYS, FLUES AND VENTS (for fireplaces, gas water heaters or heat systems)

X

   

6.6

SOLID FUEL HEATING DEVICES (Fireplaces, Woodstove)

X

   

6.7

GAS/LP FIRELOGS AND FIREPLACES

 

X

 

IN NI NPIN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Heat Type:
Heat Pump Forced Air (also provides cool air)

Energy Source:
Electric

Number of Heat Systems (excluding wood):
Two

Ductwork:
Insulated

Filter Type:
Disposable

Types of Fireplaces:
Conventional

Operable Fireplaces:
One

Number of Woodstoves:
None

Comments:

6.3 (1) The washable filter is collapsed and needs replacing at upstairs. The filter needs replacing with a rigid frame to prevent filter from falling out of alignment. ( Picture 1 ) The filter in basement ( Picture 2 ) needs replacement and in crawlspace which is difficult to access due to the crawlspace ( Picture 3 ). A qualified person should repair or replace as needed

(2) The supply duct pipe or main plenum is failing in the crawlspace. Energy loss is occurring in crawlspace and immediate correction is needed. A licensed HVAC contractor should service or repair unit.

6.5 An active birds nest is currently in chimney. It is recommended to install a cap or bonnet on chimney this fall.

7. Air Conditioning
    IN NI NP
7.0 COOLING AND AIR HANDLER EQUIPMENT X    
7.1 DISTRIBUTION SYSTEMS (iNVluding fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)    
7.2 PRESENVE OF INSTALLED COOLING SOURCE IN EACH ROOM X    
7.4 NORMAL OPERATING CONTROLS    

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Cooling Equipment Type:
Heat Pump Forced Air (also provides warm air)

Cooling Equipment Energy Source:
Electricity

Number of AC Only Units:
Two

8. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

   

IN

NI

NP

8.0

CEILINGS

X

 

 

8.1

WALLS

 

 

8.2

FLOORS

 

 

8.3

STEPS, STAIRWAYS, BALCONIES AND RAILINGS

 

 

8.4

COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS

 

 

8.5

DOORS (REPRESENTATIVE NUMBER)

 

 

8.6

WINDOWS (REPRESENTATIVE NUMBER)

 

 

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Ceiling Materials:
Sheetrock

Wall Material:
Sheetrock

Floor Covering(s):
Carpet
Hardwood T&G
Tile
Vinyl

Interior Doors:
Hollow core

Window Types:
Double-hung
Casement

Cabinetry:
Wood
Veneer

Countertop:
Composite

Comments:

8.1 The tissue holder on the wall is damaged at the master bath. I recommend repair as necessary.

8.2 (1) The Baseboard is missing at the upstairs (right of hall bath). Repairs are needed. A qualified contractor should inspect and repair as needed.

(2) Tile at shower pan and wall surround are loose and missing mortar or grout and sealer at the upstairs bath. Repairs are needed to prevent water damage to shower/bath. A qualified person should repair or replace as needed.

8.6 Four windows will not operate properly and may involve repair to linkage of crank handles and one cloudy (lost seal) at the upstairs Bedroom (right of hall bath) and room left of hall bath and at washer dryer off kitchen. A qualified contractor should inspect and repair as needed.

9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and AbseNVe of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evideNVe indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: CoNVealed insulation and vapor retarders; or Venting equipment that is integral with household appliaNVes.

   

IN

NI

NP

9.0

INSULATION IN ATTIC

X

   

9.1

INSULATION UNDER FLOOR SYSTEM

X

   

9.2

VAPOR RETARDERS (ON GROUND IN CRAWLSPACE OR BASEMENT)

X

   

9.3

VENTILATION OF ATTIC AND FOUNDATION AREAS

X

   

9.4

VENTING SYSTEMS (Kitchens, baths and laundry)

X

   

9.5

VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)

X

   

IN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Attic Insulation:
Fiberglass
R-19

Ventilation:
Gable vents
Soffit Vents

Exhaust Fans:
Fan

Dryer Power Source:
220 Electric

Dryer Vent:
Flexible Vinyl

Floor System Insulation:
Unfaced
R-19

Comments:

9.3 See Foundation notes

9.4 The Exhaust fan does not vent to outside at the hall bath and master bath. Vent pipes should terminate outside and not in the attic. Many homes have their vent pipe poised at the roof vent such as yours. It is up to you to determine whether or not this is a coNVern or needs further consideration from a general contractor. A qualified contractor should inspect and repair as needed.

9.5 Wall switch for room fan in wall has been removed. It is inoperable.

10. Built-In Kitchen AppliaNVes

The home inspector shall observe and operate the basic fuNVtions of the following kitchen appliaNVes: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven fuNVtion, or thermostats for calibration or automatic operation; Non built-in appliaNVes; or Refrigeration units. The home inspector is not required to operate: AppliaNVes in use; or Any appliaNVe that is shut down or otherwise inoperable.

    IN NI NP
10.0 DISHWASHER X    
10.1 RANGES/OVENS/COOKTOPS X    
10.2 RANGE HOOD X    
10.3 TRASH COMPACTOR     X
10.4 FOOD WASTE DISPOSER X    
10.5 MICROWAVE COOKING EQUIPMENT X    

IN NI NPIN=Inspected, NI=Not Inspected, NP=Not Present

Styles & Materials

Dishwasher Brand:
KENMORE

Disposer Brand:
IN SINK ERATOR

Exhaust/Range hood:
JENN AIR

Range/Oven:
JENN AIR

Built in Microwave:
KENMORE

Repair

LasVegasHomeInspections.com
6480 Spring Mountian Rd
Las Vegas, NV 89129
702-722-72222

Customer
Sample Buyer

Address
293 Citrus Cove
Las Vegas, NV

The following items or discoveries indicate that these systems or components do not fuNVtion as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper fuNVtioning condition or recommendations to upgrade or enhaNVe the fuNVtion or efficieNVy of the home. As used in the Summary, "Repair" refers to a system or component that is not fuNVtioning as intended and is in need of Repair or Replacement; and "Investigate" refers to a system or component that needs additional investigation by a specialist to determine if repairs are needed. This Summary is not the entire report. The complete report may iNVlude additional information of coNVern to the customer. It is recommended that the customer read the complete report.

2. Exterior

2.1 DOORS (Exterior)
Inspected

Patio doors at rear of home are cloudy or seal is broken. Glass panes that have lost their seal (cloudy) can usually be replaced without replacing the entire unit. A qualified contractor should inspect and repair as needed.

2.2 WINDOWS
Inspected

The trim stop for fixed pane is weathered and indicates that water may be getting below trim. I recommend a paintable sealant be applied and paint trim.

2.3 DECKS, BALCONIES, STOOPS, STEPS, AREAWAYS, PORCHES, PATIO/ COVER AND APPLICABLE RAILINGS
Inspected

(1) The step tread on steps on the deck at the rear of home are deteriorated. A repair or replacement is needed. A skilled masonry contractor should perform the work.
A handrail may be needed

(2) The 2x6 decking on the deck at the rear of home has several boards that are deteriorated. A general replacement is likely. A qualified contractor should determine whether a repair or replacement is needed.

2.4 VEGETATION, GRADING, DRAINAGE, DRIVEWAYS, PATIO FLOOR, WALKWAYS AND RETAINING WALLS (With respect to their effect on the condition of the building)
Inspected

The coNVrete drive at the front of home is is pitted in areas and has settlement cracks. Further deterioration can occur if not repaired. A qualified contractor should inspect and repair as needed.

2.7 GARAGE DOOR OPERATORS (Report whether or not doors will reverse when met with resistaNVe)
Inspected

The automatic openers for two-door garage at the front of home will not reverse when met with resistaNVe. Doors that will not reverse when met with resistaNVe can kill a child or pet. A qualified contractor should inspect and repair as needed. The sensors are in place for garage door(s) and will reverse the door.

3. Roofing

3.0 ROOF COVERINGS
Inspected

(1) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

(2) Shingles loose under eave at front of home, needs adhesive.

3.3 ROOF DRAINAGE SYSTEMS
Inspected

The gutter needs cleaning of debris at the virtually all areas where gutters are installed. Gutters that drain poorly or clogged can lead to many costly problems such as deterioration of fascia, soffit or roof edge. It can also cause gutters to pull loose and lead to possible water intrusion. A qualified person should repair or replace as needed.

4. Plumbing

4.0 PLUMBING DRAIN, WASTE AND VENT SYSTEMS
Inspected

(1) The basket strainer had leaked and corrected itself for the time being at the Kitchen sink. Repairs are needed. A qualified person should repair as necessary.

(2) The tub drain drains slowly under the hall bath. Repairs are needed. A qualified person should repair as necessary.

4.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Inspected

(1) The control knob leaks at the hall bath. Repairs are needed. A qualified licensed plumber should repair or correct as needed.

(3) I recommend the well head lid be insulated better before winter. FYI

4.2 HOT WATER SYSTEMS, CONTROLS, CHIMNEYS, FLUES AND VENTS
Inspected

The wiring for the water heater missing romex connector. Electrical issues are considered a hazard until repaired. I recommend a licensed electrician correct as necessary.

5. Electrical System

5.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Inspected

(1) The wall switch is broken (unsafe) at the upstairs closet for air handler. At least two outlets are broken at LR and entry way. Electrical issues are considered a hazard until repaired. A qualified licensed electrician should perform repairs that involve wiring.

(2) Several loose wire ends needs placing inside a box with a cover-plate in the basement at the pressure tank of well. I recommend repair as needed.

6. Heating

6.3 DISTRIBUTION SYSTEMS (iNVluding fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)
Inspected

(1) The washable filter is collapsed and needs replacing at upstairs. The filter needs replacing with a rigid frame to prevent filter from falling out of alignment. ( Picture 1 ) The filter in basement ( Picture 2 ) needs replacement and in crawlspace which is difficult to access due to the crawlspace ( Picture 3 ). A qualified person should repair or replace as needed

(2) The supply duct pipe or main plenum is failing in the crawlspace. Energy loss is occurring in crawlspace and immediate correction is needed. A licensed HVAC contractor should service or repair unit.

8. Interiors

8.1 WALLS
Inspected

The tissue holder on the wall is damaged at the master bath. I recommend repair as necessary.

8.2 FLOORS
Inspected

(1) The Baseboard is missing at the upstairs (right of hall bath). Repairs are needed. A qualified contractor should inspect and repair as needed.

(2) Tile at shower pan and wall surround are loose and missing mortar or grout and sealer at the upstairs bath. Repairs are needed to prevent water damage to shower/bath. A qualified person should repair or replace as needed.

8.6 WINDOWS (REPRESENTATIVE NUMBER)
Inspected

Four windows will not operate properly and may involve repair to linkage of crank handles and one cloudy (lost seal) at the upstairs Bedroom (right of hall bath) and room left of hall bath and at washer dryer off kitchen. A qualified contractor should inspect and repair as needed.

9. Insulation and Ventilation

9.4 VENTING SYSTEMS (Kitchens, baths and laundry)
Inspected

The Exhaust fan does not vent to outside at the hall bath and master bath. Vent pipes should terminate outside and not in the attic. Many homes have their vent pipe poised at the roof vent such as yours. It is up to you to determine whether or not this is a coNVern or needs further consideration from a general contractor. A qualified contractor should inspect and repair as needed.

9.5 VENTILATION FANS AND THERMOSTATIC CONTROLS (ATTIC)
Inspected

Wall switch for room fan in wall has been removed. It is inoperable.

Home inspectors are not required to report on the following: Life expectaNVy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; CompliaNVe or non-compliaNVe with codes, ordinaNVes, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The preseNVe or abseNVe of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficieNVy of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the preseNVe or abseNVe of any suspected adverse environmental condition or hazardous substaNVe, iNVluding but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substaNVes; Predict future condition, iNVluding but not limited to failure of components; SiNVe this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information coNVerning this property.

Investigate

LasVegasHomeInspections.com
6480 Spring Mountian Rd
Las Vegas, NV 89129
702-722-72222

Customer
Sample Buyer

Address
293 Citrus Cove
Las Vegas, NV

1. Structural Components
1.0 FOUNDATIONS, BASEMENTS AND CRAWLSPACES (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.)
Inspected

(1) White effloresceNVe (powder substaNVe) on block wall indicates moisture is in contact with the masonry. This does not necessarily indicate that intrusion will occur. I recommend checking the gutters and the downspout drain lines for proper operation. Also, a water proofing paint could be applied to the interior side of the block if necessary. EffloresceNVe is found on many homes without water intrusion occurring inside the home. But, it should alert you to the possibility that future steps may be needed.

(2) Water signs on cedar wall and trim. Also a mold like substaNVe on carpet at lower level and under stairs. I did not inspect or test for mold and I am unable to determine if water intrusion occurs.

(3) Visible signs of water intrusion in the crawlspace (along front of home) are present from dampness along the block wall. I am unable to determine the extent of intrusion or how often it occurs. Cross ventilation may help as the crawls has no ventilation. I recommend further investigation or correction by a qualified licensed contractor or water infiltration specialist. Refer to the diagram as a guide if a drainage system is needed.

1.1 WALLS (Structural)
Inspected

There is a horizontal crack(s) in the foundation wall at the left side (facing front). These cracks do not appear significant to require repairs at this time. This is my opinion and you should seek a second opinion by a qualified person.

1.5 ROOF STRUCTURE AND ATTIC
Inspected

Leak signs in attic perhaps or likely from the old roof as this newer roof appears in tact. I am unable to determine if leak exists due to no recent rain.

2. Exterior

2.6 OTHER
Inspected

(1) Old propane tank in ground and is discontinued. I did not determine if gas remains in discontinued tank? I recommend further investigation by a qualified person.

(2) There is an odd configuration in ground under addition in crawlspace. This may be an old well? I am unable to determine. I recommend a qualified well drilling company or plumber investigate further to determine if any further action is needed to correct.

4. Plumbing

4.1 PLUMBING WATER SUPPLY AND DISTRIBUTION SYSTEMS AND FIXTURES
Inspected

(2) Brown deposits are on the plumbing fixtures which indicates a filter may be needed. Filter in place and appears dirty but I am unable to determine if you need a different or additional filter. I did not test water for bacteria or other. I recommend contacting a water filtration company.

5. Electrical System

5.3 CONNECTED DEVICES AND FIXTURES (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)
Inspected

(3) Wall switch on ceiling in Garage, purpose unknown

Bridge Home Inspections

7221 John Glenn Circle,

Las Vegas, NV 89145

Phone. 702-722-2222

Email. larry@bridgehomeinspections.com