Current Example Report

Peninsula & Inland Home Inspections
3324 Robin Ave.

Bremerton WA 98310
360-649-6895
pihomeinspections@gmail.com
Report: 0000020
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Peninsula & Inland Home Inspections Confidential - for client use only. Use by any unauthorized persons is prohibited.
Confidential Inspection Report
,
Prepared for:EXAMPLE CLIENT
This report is the exclusive property of the inspection company and the client whose name appears herewith
and its use by any unauthorized persons is prohibited.
Report: 0000020 Address:
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Inspection Table of Contents
CLIENT & SITE INFORMATION 3
LIMITATIONS & PRECAUTIONS 5
EXTERIOR AND GROUNDS 9
STRUCTURAL 12
ROOFING 20
GARAGE/CARPORT 23
FIREPLACE/WOODSTOVE 25
UNITARY HEATING 26
INTERIOR 27
ATTIC SPACE 30
KITCHEN 31
BATH AND UTILITY 34
PLUMBING 37
ELECTRICAL SYSTEM 41
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CLIENT & SITE INFORMATION
GENERAL INFORMATION
1.1 Date: May 11, 2012.
1.2 Time: Time in:10:15 Time Out:11:45.
1.3 Client Name: EXAMPLE CLIENT.
1.4 Inspection Site: EXAMPLE.
CLIMATIC CONDITIONS
1.5 Weather: Clear.
1.6 Temp in Deg F: 50 - 55.
FUEL SYSTEM
1.7 Description: electric &There is an above ground LPG tank present. On the right side of the structure.
UTILITY SERVICES
1.8 Status: All utilities are on.
PERSONS PRESENT
1.9 People Present: Selling agent & buyer.
PRIMARY STRUCTURE
1.10 Description: Single Family Residence.
1.11 Age of Structure: Year built is reported as: 98546.
1.12 Size of Structure: Determining actual square footage is outside the scope of inspection. Home buyers and
sellers should always measure square footage to their own satisfaction.
1.13 Stories: Single Story.
1.14 Construction Type: Stick Built.
1.15 Structure Occupied? Structure is not currently occupied.
SITE VIEWS
1.16
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LIMITATIONS & PRECAUTIONS
GENERAL BARRIERS AND LIMITATIONS TO THE INSPECTION
2.1 GENERAL BARRIERS AND LIMITATIONS TO THE HOME INSPECTION
Barriers and Limitations: Within the report, reference will be made to barriers and
limitations to the Inspection. These barriers and limitations identify portions of the
structure and/or areas or items which could not be seen or accessed for hands on
inspection. In some cases, barriers and limitations describe components which could
not be operated. Common barriers include the hidden wall space concealed by siding
and finished wall surfaces, or the subfloor hidden by insulation and finished floor
coverings. Be aware that when barriers or limitations are noted with respect to a portion
of the structure, an area, appliance, or item that cannot be accessed, hidden conditions
may exist which are outside the scope of inspection. These hidden conditions may
include, but are not limited to: rot damage; structural, operational, functional, or other
defects; infestation of wood destroying insects or fungi; damage from wood destroying
organisms; vermin or other insects; mold; mildew; asbestos; lead; etc. The presence,
type and effectiveness of insulation in finished wall cavities and vaulted ceiling areas
cannot be determined or commented on. The condition of walls behind wall coverings,
paneling and furnishings cannot be judged. Likewise, the condition of flooring beneath
finished floor coverings, carpets, furnishings and appliances cannot be judged. Only the
visible portions of walls and floors can be commented on in this inspection.
Molds, mildews and fungal growth: Molds, mildews, and other fungal growth shall be
reported on only to the extent that they indicate an excessive moisture condition which
may be conducive to wood destroying organisms. The inspector is not liable or
responsible for determining the type of mold, mildew, or other fungi present, nor shall
the inspector be liable or responsible for determining the possible health hazards
associated with the presence of molds, mildews, or other fungi. This report is not, nor
shall the inspector perform a mold inspection or investigation. If a more qualified
opinion is desired, the services of a toxicologist or certified industrial hygienist should be
obtained.
Climatic conditions: In certain geographical areas of Washington State where wet
climate is common and due to their construction and materials, structures may be
subject to conditions from normal weathering. Such conditions as cracking, checking,
and/or warping on doors, window casings, siding, and non-supporting wooden members
shall not be reported on inspection reports except at the discretion of the inspector.
Inspectors are not required to report on any wood destroying organism infestation,
infection, or other condition that might be subject to seasonal constraints or
environmental conditions if evidence of those constraints or conditions is not visible at
the time of inspection.
Structural assessment: While it may be possible for the inspector to note damaged
materials, neither the inspector nor the inspection firm is liable or responsible in any
way to determine the structural integrity of any infested or infected building materials. If
a more qualified opinion is desired, the services of a licensed, qualified contractor or
structural engineer should be obtained.
Inaccessible areas: Portions of a structure that cannot be inspected without
excavation, demolition or the physical removal of objects are inaccessible and may be
subject to hidden infestation and damage by wood destroying organisms. Such areas
include, but are not limited to: wall voids; spaces between floors; areas concealed by
insulation; substructures with clearances less than 18 inches between unimproved
ground and wood joists or less than 12 inches between unimproved ground and beams;
substructures with insufficient clearances between wood members and piping or ducts
and unimproved soil so as to make passage impossible; sleeper floors; deck
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substructures with less than 5' clearance, areas concealed by furniture, appliances or
personal possessions; locked rooms; and/or areas which may imperil the health or
safety of the inspector. Inaccessible areas are, by their nature, excluded from the
inspection.
Non-Wood Destroying Organisms: All species, types and categories of non-wood
destroying organisms and animals, whether vertebrate or invertebrate, are specifically
excluded from this report. These organisms may include, but are not limited to: roaches;
fleas; bedbugs; flies, gnats, mosquitoes; all other varieties of non-wood destroying
bees, wasps and insects; birds; squirrels; bats; snakes; mice, rats, and all other rodents
or vermin. Inasmuch as it is neither practical nor realistic to completely and/or
effectively seal any structure against entry of many of these organisms, particularly
vermin, it is typical and expected to discover these organisms, or evidence of their
presence, inside the crawl space, the attic and/or the living space, particularly in
wooded or country-like settings. Said evidence may include, but not be limited to the
presence of excrement, nesting debris and/or carcasses. If a condition related to these
organisms is present it may be reported on at the discretion of the inspector
Hidden evidence: Newly painted materials often obscure visible evidence of infestation
and damage.
Hazardous Crawl Space: Where the crawl space has standing water; hazardous debris
of any kind, including broken glass, fecal waste or suspect chemical waste, inspection
will be at the discretion of the inspector and cleanup may be required prior to inspection.
This report is intended only as a general guide to help the client make their own
evaluation of the overall condition of the home, and is not intended to reflect the value of
the premises, nor make any representation as to the advisability of purchase. The report
expresses the personal opinions of the inspector, based upon his visual impressions of
the conditions that existed at the time of the inspection only. The inspection and report
are not intended to be technically exhaustive, or to imply that every component was
inspected, or that every possible defect was discovered. No disassembly of equipment,
opening of walls, moving of furniture, appliances or stored items, or excavation was
performed. All components and conditions which by the nature of their location are
concealed, camouflaged or difficult to inspect are excluded from the report. In occupied
homes, personal items and furnishings will limit accessibility and visibility during the
inspections. Personal items will not be moved and furniture will not be moved during the
inspection. Be aware that inaccessible areas are subject to hidden damages and/or
infestation by wood destroying organisms. Any number of other conditions may also
exist. Where possible or reasonable to do so, inaccessible areas should be made
accessible for inspection.
Systems and conditions which are not within the scope of the building inspection
include, but are not limited to: formaldehyde, lead paint, asbestos, mold, toxic or
flammable materials, and other environmental hazards; hidden pest infestation,
playground equipment, recreational facilities, detached outbuildings and structures,
pools, spas, saunas, boathouses, docks, piers, bulkheads, outdoor barbecues,
efficiency measurement of insulation or heating and cooling equipment, internal or
underground drainage or plumbing, soil conditions, any systems which are shut down or
otherwise secured; water wells (water quality and quantity) zoning ordinances;
intercoms; security systems; phone or TV cable systems; heat sensors; cosmetics or
building code conformity. Any general comments about these systems and conditions
are informational only and do not represent an inspection.
The inspection report should not be construed as a compliance inspection of any
governmental or non governmental codes or regulations. The report is not intended to
be a warranty or guarantee of the present or future adequacy or performance of the
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structure, its systems, or their component parts. This report does not constitute any
express or implied warranty of merchantability or fitness for use regarding the condition
of the property and it should not be relied upon as such. Any opinions expressed
regarding adequacy, capacity, or expected life of components are general estimates
based on information about similar components and occasional wide variations are to
be expected between such estimates and actual experience.
We certify that we have no interest, present or contemplated, in this property or its
improvement and no involvement with trades people or benefits derived from any sales
or improvements. While opinions from the inspector may be given upon request of the
client regarding the possible cost of repairs or improvements, these are personal
opinions of the inspector only and in no way should be considered as an actual,
legitimate, cost estimate or bid. Actual cost estimates or bids can only be obtained from
a licensed professional and may differ considerably from the opinion of the inspector.
To the best of our knowledge and belief, all statements and information in this report are
true and correct.
Peninsula & Inland Home Inspections Jordan Neal, Inspector
Washington State Licensed Home Inspector #989
OTHER EXCLUSIONS:
2.2 Any and all detached outbuildings, shops, sheds, garages, carports, playhouses, well
houses, boat houses and other structures which are not attached to the main structure
by roof system or foundation, are excluded from the inspection unless otherwise noted.
No comment can be made about their condition. Any plumbing, electrical, or heating
components contained within these outbuildings are also excluded.
Fences and gates are excluded from this inspection. Be aware that where fence or gate
wood has been attached to the structure or house, hidden decay may be present which
is outside the scope of inspection.
The presence and/or effectiveness of any buried drain lines, and the locations they may
drain to, are excluded from the scope of inspection and cannot be commented on.
GENERAL PRECAUTIONS
2.3 Repair Recommendations: We recommend that all items in the Report be addressed. Peninsula & Inland Home
Inspections does not evaluate or warrant quality of workmanship. Compliance with the
Building Codes (current revision) is the responsibility of the property owner and the
persons performing the work. All repairs should meet local building codes, including
obtaining permits where necessary and having supplemental inspections by the
authority having jurisdiction during the course of repairs. In many cases, the full extent
of damages cannot be ascertained unless destructive discovery is performed, which is
the responsibility of the contractor. Where damage is seen, further hidden damages
and/or infestations may exist that will not be discovered during the inspection. Any
repairs shall also include investigation into, and correction of, the related conducive
conditions which may have caused the damage to occur in the first place. The decision
to repair or replacement damaged components is at the contractor's discretion. Any
repairs or corrections performed should be warranted for a minimum of one year. Any
and all conditions documented within this report, should be referred to the appropriate,
qualified, experienced and licensed professional for evaluation and repair at their
discretion. If this report has been performed as part of a Real Estate transaction, any
and all conditions and recommendations for further evaluation, correction or repair
should be addressed prior to the close of escrow.
2.4 Plumbing Leaks: Provided all utilities are on, . Peninsula & Inland Home Inspections warrants that every
accessible fixture and built in appliance is operated and tested during the inspection.
Regardless, plumbing leaks may occur after taking possession that were not present
during the inspection. Leaks may also occur if the house has been left vacant for some
time after the inspection with the water off, thus causing the seals in fixtures, fittings and
appliances to dry out. . Peninsula & Inland Home Inspections cannot guarantee leaks
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will not occur following the inspection and cannot be responsible for leaks which may
occur under these circumstances. Always operate all fixtures and appliances and
inspect beneath sinks upon taking possession to ensure no new leaks have occurred.
2.5 Recalls: It is beyond the scope of the inspection to identify appliances, systems, or materials
which may be, or may have been, subject to any type of government or manufacturer
recall, class action lawsuit or safety notice. While . Peninsula & Inland Home
Inspections will make reasonable effort to identify such appliances or building materials,
staying current with the sheer magnitude of information available, past and present, is
simply not humanly possible. Therefore, recalled items, or items subject to a safety alert
may not be identified during the inspection. As a homeowner, you should take the time
to visit the Consumer Product Safety Commission website at www.cpsc.gov to
determine if any of the new, or archived recall announcements or safety alerts may
pertain to your home, the appliances, systems, materials, or other furnishings.
2.6 Radon: Any home may have Radon gas and the EPA recommends testing on all homes below
the third floor. There is considerable information about Radon available on the internet
and through the Consumer Product Safety Commission. Radon test kits are also
available at most hardware stores. Testing for Radon gas is outside the scope of
inspection.
2.7 Heating & Cooling: Determining the life expectancy of heating and air conditioning units is outside the
scope of inspection. Identification of heating appliances which have been, or currently
are, subject to any safety recall action is outside the scope of inspection. You are
encouraged to follow up with the appliance manufacturer prior to closing the transaction
to determine if the appliance has been subject to any recall action or legal action.
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EXTERIOR AND GROUNDS
An Important Note About Water Penetration: Exposed doors, windows and nails can be prime areas for water
penetration into the exterior siding and wall void if proper water resisting details are not followed in addition to exterior
caulking. Such details may include metal head or cap flashings, house wrap and/or flexible tapes which are installed
over window flanges. Unfortunately, during an inspection, one can only identify the presence or absence of visible
details such as head flashings and cannot verify if house wrap, window tape, or other hidden water resisting details exist,
or if they have been installed properly. Even if visible details such as head flashings are present, their ability to prevent
water penetration during extreme weather conditions cannot be guaranteed. It is important to understand that where
such water resisting details are missing or installed improperly, failed caulking alone may allow water penetration into
the structure and if allowed to continue, may lead to such conditions as fungal decay and mold. These conditions may
occur very quickly and severe decay can occur in less than a year. On older structures which lack water resisting
details, hidden conditions such as outlined above may exist which are outside the scope of inspection.
EXTERIOR PROFILE
3.1 Structure: Primary Structure.
3.2 Retaining Walls: Rock.
3.3 Driveway/Apron: Concrete.
3.4 Walkways: Concrete.
3.5 Primary Siding Materials: Wood siding.
3.6 Entry Doors: The main entry door faces: west The number of entry doors seen was; Two.
3.7 Barriers & Limitations: Areas of structure exist which are greater than 8 feet tall and are not available for hands
on inspection.
Site Conditions
3.8 The accessible exterior grounds adjacent to the structure were observed for any readily
visible evidence of conditions related to possible poor drainage, soil grade and erosion.
3.9 Drainage & Grade: There is poor soil grade away from the structure. An excessive moisture condition is
present. Recommend follow up with a landscape contractor or other related professional
for help with diverting water away from the structure. There are wet or boggy areas
around the structure: Suggest follow up with a landscape contractor or other related
professional for help with diverting water away from the structure.
Driveway
3.10 The accessible driveway was observed for any readily visible evidence of condition
issues such as cracking, damage, deterioration, settling, undermining and improper
grade.
3.11 Grade: The driveway is sloped toward
the structure: At this time there
is evidence of excessive moisture
in or around the structure. If a
drain is present to handle runoff,
it should be checked to ensure it
is functional and repaired if not. If
there is a drain present, and it is
functional, additional measures
may need to be taken to divert
water away from the structure,
such as creating a swale in the
surrounding soil, or perhaps
installing a diversionary lip on the
concrete. A licensed contractor
may be able to offer other
suggestions.
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Walkway
3.12 The accessible walkways were observed for any readily visible evidence of any
condition issues such as cracking, damage, deterioration, settling, undermining and
improper grade.
No reportable conditions were identified.
Siding Type
3.13 The siding was observed visually for possible concerns related to the type of siding
which has been installed.
Siding & Trim Maintenance
3.14 The accessible siding and trim was observed for any readily visible evidence of typical
maintenance related conditions such as caulking or window glazing failure, paint failure
or incomplete paint, mildew-like staining and any conditions which would be conducive
to infestation and damage from wood destroying organisms. Conducive conditions
would include such things as failed caulking, foliage against the structure, earth to wood
contact, concrete to wood contact and other conditions which may create high moisture
conditions near the structure.
3.15 Mildew-Like Staining: There is a mold/mildew-like material on the siding/eaves. This is a common finding,
especially in eaves and on the North side of the house. Keeping the siding clean of
molds and mildews is a typical maintenance issue and is important to maintain the
integrity of wood or composite wood sidings. A paint or hardware store can offer advice
about products for cleaning and maintaining exterior siding. Be aware that on composite
wood products this may be an indicator of possible excessive moisture condition. If
severe, you may wish to have further evaluation by a licensed contractor. It is beyond
the scope of inspection to identify and test for molds or mildews.
Siding & Trim, General
3.16 The accessible siding and trim was observed for any readily visible evidence of
conditions related to installation such as incomplete siding, unsealed openings and
improperly installed siding.
Siding & Trim Condition
3.17 The accessible siding and trim, exposed rafters, eaves, support beams and posts,
exterior doors and door trim, and other readily accessible exterior components were
observed for any readily visible issues related to condition such as wear; weathering;
mechanical damage; loose, missing, or buckled siding; and any visible evidence of
damage from wood destroying organisms. Accessible areas will be sounded with a
probe in an attempt to identify any decay.
Exterior Flashings
3.18 The accessible exterior flashings were observed to verify their presence and to identify
any readily visible issues related to installation or condition.
Exterior Doors
3.19 Accessible exterior doors were operated and observed for any readily visible evidence of
issues related to condition or function such as damage, binding, weatherstrip or sealing
issues, hardware issues, broken or failed glass, non-rated doors and missing or
damaged hardware.
3.20 Weather Strip: Exterior door weather strip is damaged and/or missing. Recommend maintenance
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repair. Front door.
Safety Glass
3.21 The accessible exterior doors and adjacent side windows were observed visually for the
presence of safety glass.
Soffit & Gable Vents
3.22 Where present, accessible gable and soffit vents were observed for any readily visible
condition issues such as defects or damage.
Fan or Duct Terminations
3.23 Any accessible exterior fan or duct terminations were observed for readily visible issues
related to installation or condition.
Previous Repairs
3.24 The accessible portions of the exterior structure will be observed for any evidence of
past repairs such as fresh paint, patches, caulking, replaced wood, etc.
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STRUCTURAL
Limited access. Be aware that sub floor insulation will restrict access to some sub structure framing components and
the sub floor itself. Insulation will not be removed during the inspection. With manufactured homes, the factory installed
belly wrap will prevent access to the structural components and insulation hidden beneath it. If the structure has a partial
basement, and there are floor coverings and/or finished walls and ceilings, the condition of structural components
cannot be assessed. When access is limited, hidden damage and infestation of wood destroying organisms may exist,
particularly with older structures.
Slab. Where a portion of the structure is slab on grade or basement and finished flooring is in place, the condition of the
slab cannot be assessed.
Inaccessible Areas. Any inaccessible areas may be vulnerable to infestation and damage by wood destroying
organisms and should be made accessible if possible or reasonable to do so.
Water. The inspection cannot guarantee or warrant that crawl spaces and basements will always be free of water.
STRUCTURAL PROFILE
4.2 Method of inspection: The accessible areas of the substructure crawl space were traversed from corner to
corner as able.
4.3 Space Below Grade: Raised foundation.
4.4 Perimeter Foundation: Concrete footing and stem wall.
4.5 Footings: Concrete runners.
4.6 Framing: Wood floor joists supported by posts and beams.
4.7 Foundation Anchoring: Sill plate bolted to stem wall.
4.8 Sub Flooring: Plywood.
4.9 Sub Floor Insulation: Sub structure is fully insulated.
4.10 Barriers & Limitations: Where the sub-flooring is insulated, sub-structure framing components and sub-flooring
will not be fully visible for inspection. Sub-floor insulation will not be removed during the
inspection. Be aware that hidden damages and/or hidden infestation of wood destroying
organisms may exist. Standing water is present in the crawl space.
Foundation
4.11 The accessible foundation was observed for any issues related to condition or
installation. This includes cracking, damage or spalling; deflection; undermining; settling
or heave; possible water penetration, openings, etc.
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4.12 Cracks: There are large and/or
displaced foundation cracks
present: These may be an
indicator of a settling condition,
especially if the cracking appears
newer. If possible, asking the
seller may also help shed some
light on the condition. Large
cracks were seen in the following
area: Recommend further
evaluation by a licensed general
contractor.
4.13 Damage or Spalling: Foundation damage or
deterioration (spalling) is
present: This was seen in the
following area: Recommend
further evaluation by a licensed
general contractor.
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4.14 Efflorescence: There is efflorescence on the
foundation: Efflorescence is a
white powdery residue left behind
when moisture migrating through
brick or mortar evaporates and
leaves mineral deposits behind.
Typically, this is seen on concrete
stem walls where there may be
inadequate management of
exterior drainage or roof runoff.
There is no specific mitigation
other than correcting issues
related to drainage, roof runoff or
other water related issues that
are identified in this report.
Regular pest inspections are also
advised.
4.15 Openings: There are openings in the
foundation: Voids and openings
in the foundation may allow
vermin or, if large enough, even
animals to enter the crawl space.
Repair is recommended.
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Footings
4.16 The accessible sub-structure footings were observed for any issues related to condition
or installation. This includes possible insufficient footings; undermined footings,
damaged footings, inadequate footing support, etc.
Posts & Cripple Walls
4.17 The accessible substructure posts/cripple walls were observed for any issues related to
condition or installation. This includes damage; deterioration; un-sound wood;
non-professional repairs, improper repairs, etc. Probing was performed where any
decay issues were suspected.
Beams or Girders
4.18 The accessible substructure beams or girders were observed for any issues related to
condition or installation. This includes damage; deterioration; over-spanning; un-sound
wood; and non-professional repairs, improper repairs, etc. Probing was performed
where any decay issues were suspected.
Joists or Trusses
4.19 The accessible substructure joists or trusses were observed for any issues related to
condition or installation. This includes damage; deterioration; over-spanning; un-sound
wood; non-professional repairs; improper repairs, etc. Probing was performed where
any decay issues were suspected.
Sill Plate
4.20 The accessible substructure sill plate was observed for any issues related to condition
or installation. This includes damage; deterioration; un-sound wood; non-professional
repairs, etc. Probing was performed where any decay issues were suspected.
Sub Flooring
4.21 The accessible sub-flooring was observed for any issues related to condition or
installation. Probing was performed where any decay issues were suspected, especially
at the corners of the structure and around possible water sources such as tubs, toilets
and sinks.
Foundation Anchoring
4.22 The accessible sub-structure foundation anchoring system was observed for any issues
related to condition or installation.
Sub Structure Insulation
4.23 The accessible sub-structure insulation was observed for any issues related to condition
or installation.
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4.24 Missing Insulation: The sub structure has some
missing insulation:
Recommend maintenance repair.
Insulation was missing in the
following area: below kitchen and
bathroom waste lines.
4.25 Damaged: There is fallen or damaged
insulation in the crawl space.
This is also considered to be
debris which is conducive to of
wood destroying organsims .
Damaged or fallen insulation
should be removed or restored as
needed. Some of the sub
structure insulation is stringy
and/or falling: If conditions exist
which allow high humidity levels
in the crawl space, that humidity
will build up in the insulation,
causing it to weigh more and
eventually start to sag and fall.
Hidden conditions may exist.
Conducive conditions such as
water in the crawl space and/or
damaged, inadequate vapor
barrier are common culprits and
should be corrected. Maintenance
repair to restore efficiency is also
advised.
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4.26
Conducive conditions
4.27 The accessible sub-structure crawl space was observed for conditions conducive to
wood destroying organisms. This includes any earth to wood contact including form
wood, tree stumps; conducive debris including wood and cardboard debris, fallen and
damaged insulation; any issues related to the installation, presence or condition of the
vapor barrier; the presence and condition of foundation vents and any potential issues
related to inadequate ventilation; the presence of any standing water or any readily
visible evidence of possible past water events.

4.28 Vapor Barrier: Conditions related to the crawl space vapor barrier exist. The following conditions
were seen; Crawl space has inadequate and/or damaged vapor barrier. Re-spread
existing crawl space vapor barrier as able and install additional 6 mil black plastic vapor
barrier as needed to meet current building requirements with provision for appropriate
overlap at seams, (12 inches).
4.29 Evidence of Water: Evidence of past water was seen in the crawl space: Water stains or efflorescence is
seen on the bottom of some of the support posts. The wood is currently dry. The water
stains may be an indicator of a periodic moisture intrusion event. The substructure
should be inspected on a periodic basis, particularly after an extraordinary storm event.
If any further opinion or evaluation is needed pertaining to water drainage, we
recommend contacting a licensed contractor or engineer for details.
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4.30 Standing Water: There are damp areas within
the crawl space or small
puddles present: Correct any
conducive conditions on the
exterior which may be
contributing to crawl space water
such as improper soil or hard
surface grades, inadequate
downspout diversion, leaking
gutters, vents below grade, etc.
Recommend further evaluation by
a licensed contractor familiar with
crawl space water management.
There is standing water
observed in the crawl space.
These areas of the crawl space
are inaccessible for inspection
and there may be hidden
conditions present. Recommend
follow up with a licensed
contractor experienced in crawl
space water management.
4.31
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Accessibility
4.32 The crawl space area was observed for the presence of any issues related to
inaccessibility. This includes inadequate clearances beneath framing, ductwork and
pipes.
Crawl Space Access
4.33 The crawl space access was observed for any readily visible issues related to condition,
accessibility and its ability to keep animals, vermin and weather out of the sub structure
crawl space.
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ROOFING
Method of inspection: The inspector, in regard for his personal safety, will not walk roofs where there is an undue risk
of falling. This includes potentially slippery roofs such as cedar shake and shingle, tile, PVC membrane, metal; two or
more story roofs and steep roofs, (> 6:12 pitch). If there is a risk of causing damage to the roof it will not be walked on,
such as tile, corrugated fiberglass and thin guage metal. When, in the opinion of the inspector, the roof cannot be safely
accessed or walked on for a hands on inspection, every reasonable effort will be made to visually evaluate the roof
utilizing other vantage points, binoculars and so on. Regardless, conditions could exist which may not be detected. If
you are not comfortable with the inspection findings below, or the method in which the roof was inspected, you should
have a licensed roofer with the proper safety equipment evaluate the roof more thoroughly.
Roof and gutter leaks: Roof leaks, as well as gutter and downspout leaks, may not be apparent during the inspection
due to the weather conditions at the time and there may be no readily visible evidence to indicate they exist. The only
way to ensure with certainty that no leaks or defects exist is to observe the roof and gutter system during a prolonged
and heavy rainfall.
Concealed roof damages. Hidden sheeting or sheathing damage may exist with any older roof and will not be detected
during a home inspection, especially since it is neither practical nor reasonable to walk every square foot of roof surface.
Damages may not be visible from inside the attic. Be aware that such hidden damages may only be discovered at the
time the roof is torn off prior to replacement and may add to the cost of the roof replacement project. The inspection
cannot guarantee that no such hidden damages exist.
ROOFING PROFILE
5.1 Description: Primary Roof.
5.2 Method of Inspection: The roof was walked on where safe and able to do so.
5.3 Roof Style: Gable.
5.4 Materials: Laminated Composition shingles.
5.5 Estimated Age of Roof: Roof appears 7 - 10 years old.
5.6 Estimated Layers: Roof appears to be single layer.
5.7 Roof Venting: Can vents close to the ridge, eave or soffit vents and gable end vents.
5.8 Gutters: A full gutter drainage system is present. Material is continuous metal.
Condition
5.9 The accessible roof surface was observed visually for readily apparent issues related to
condition including evidence of damage, deterioration, failure and reduced lifespan,
(reduced lifespan is defined as a roof which appears to have less than 5 years of viable
service life remaining).
Maintenance
5.10 The accessible roof surface was observed visually for issues related to deferred
maintenance, such as moss or debris buildup and no or inadequate coatings on flat
roofs.
Roofing Material Repairs
5.11 The accessible roof surface was observed visually for evidence of temporary,
non-professional, or improper repairs.
Page 21
Leaking
5.12 The accessible exterior siding and trim, interior wall and ceiling areas and accessible
areas around penetrations and valleys were observed for any readily visible evidence of
water staining or active leaking.
Roofing Fasteners
5.13 The accessible roofing fasteners were observed visually for issues related to condition
and proper installation. (Due to risk of damage, roofing material which is sealed will not
be pried up to check on the fasteners.)
Roofing Installation
5.14 The accessible roofing system was observed visually for evidence of any possible
installation related issues such as weather exposure, overhang on rake and gutter
edges, number of layers, presence of underlayment, valley installation and pitch.
Roof Flashings
5.15 The accessible roof flashings were observed visually to verify their presence and identify
evidence of any issues related to installation or condition. This includes drip edge
flashings, side wall flashings, cap flashings, roof to wall flashings, valley flashings, kick
out flashings, etc.
Plumbing Boots
5.16 The accessible plumbing vent boots were observed visually for evidence of any issues
related to installation or condition.
Vents and Hoods
5.17 The accessible roof vents and hoods were observed visually to verify their presence and
to identify evidence of any issues related to installation or condition.
Ventilation
5.18 The roof was observed visually for the presence and adequacy of ventilation.
Sheathing & Framing
5.19 The roof was observed where able for any readily visible evidence of issues related to
the roof sheathing or framing, such as buckling, sagging, deflection or unusual softness
or flex.
Gutters & Downspouts
5.20 The accessible gutter and downspout system was observed visually for evidence of any
issues related to installation, condition, maintenance and leaking.
Page 22
5.21 Downspouts: Downspouts lack adequate
diversion away from house:
Downspouts should have elbows
and splash blocks to direct water
away from the house. Any poor
or damaged connections to
existing drain lines should be
repaired.
5.22
Page 23
GARAGE/CARPORT
Firewall. Determining the heat resistance rating of firewalls and fire doors is beyond the scope of this inspection.
Flammable materials should not be stored within closed garage areas.
Not included. Garage or carport storage shelves, cabinets and workbenches are not included in the inspection.
GARAGE/CARPORT PROFILE
6.1 Description: Primary Structure.
6.2 Configuration: Attached two car garage.
6.3 Interior Finish: Framed walls and ceiling partially covered with fire taped or textured sheetrock.
6.4 Wall Insulation: No insulation is seen where wall cavities are visible and accessible.
6.5 Flooring: Concrete.
6.6 Vehicle Doors: One roll up door with automatic opener present.
6.7 Barriers & Limitations: Stored personal items present. Access and visibility limited. Determining the condition
of the concrete slab beneath stored items is outside the scope of inspection.
Flooring
6.8 The accessible garage flooring was observed for any readily visible evidence of
condition issues such as cracking, damage, deterioration, or settling.
Finished Surfaces & Firewall
6.9 The accessible finished walls and ceilings in the garage/carport were observed visually
for any issues related to general condition such as deterioration or damage, installation,
completeness of the firewall and any issues which could affect firewall integrity such as
pet doors, windows, penetrations.
Previous Repairs
6.10 The accessible portions of the interior garage/carport will be observed for any evidence
of past repairs such as fresh paint, patches, caulking, replaced sheetrock, etc.
Moisture Intrusion
6.11 The accessible finished walls and ceilings in the garage/carport were observed for any
readily visible evidence of water intrusion such as old staining, actual moisture, or
"mold-like" growth.
Garage Framing
6.12 The accessible framing in the garage/carport was observed visually for any issues
related to condition, installation, deflection or improper modifications.
Vehicle Door Condition
6.13 The accessible vehicle door(s) were assessed visually for any issues related to
condition and installation.
Vehicle Door Hardware
6.14 The accessible vehicle door hardware including rollers, springs and brackets were
assessed visually for any issues related to condition, installation and operation.
Page 24
Vehicle Door Operation
6.15 The accessible vehicle door(s) were checked for any conditions related to operation
including balance and binding. Where applicable, automatic openers (except remotes)
where checked for function and proper installation.
Automatic Opener
6.16 The automatic garage door opener, (except remotes), and any electronic eyes were
checked for operation, proper installation and auto-reverse function.
6.17 Opener Non-Functioning: Automatic vehicle door opener(s) not operational: Recommend further professional
evaluation.
Fire Door
6.18 The door from the living area to the garage was observed visually for any issues related
to condition, installation, operation, or integrity.
Page 25
FIREPLACE/WOODSTOVE
Drafting and creosote. Verification of adequate wood burning appliance draft and lack of creosote buildup in concealed
areas is outside the scope of inspection.Wood fires will not be lit to determine adequate draft. The interior of stove
pipes is not accessible for inspection. Similarly, much of the interior flues of masonry chimneys will not be accessible for
inspection. No guarantee can be made that hidden conditions do not exist in either case. A chimney sweep should
always be called to inspect and clean any previously used fireplace, wood stove, chimney or stove pipe prior to first time
use by a new homeowner.
FIREPLACE/STOVE PROFILE
7.2 Location: Family Room.
7.3 Description: A stove insert is present in the masonry fireplace.
7.4 Fuel Type: The unit operates from gas or LPG.
7.5 Blower: No blower or fan is seen.
7.6 Venting: Brick chimney.
7.7 Barriers & Limitations: The pilot light if off. Peninsula & Inland will not light pilot lights. The gas or LPG supply
is off to the unit and it cannot be operated. The gas or LPG supply is off to the unit and
it cannot be operated. Peninsula & Inland will not turn on gas valves.
General Condition
7.8 The accessible fireplace, stove and/or fireplace insert was observed for any readily
visible issues related to condition such as deferred maintenance, damage.
Installation
7.9 The accessible fireplace, stove and/or fireplace insert was observed for any readily
visible issues related to installation. Any dampers were tested.
Gas Stove/Fireplace Operation
7.10 Cannot Operate: Unable to test gas stove or insert. No comment can be made about operation.
Doors and Screens
7.11 Any accessible fireplace or stove doors and screens were operated as able and
observed for any readily apparent condition issues.
Page 26
UNITARY HEATING
Limitations: Where access to the heating unit is limited due to inadequate physical space, stored personal items, built
in shelves or workbenches, or any other physical impediment, inspection of the appliance in question cannot be
performed and no comment can be made about its condition. The inspector is not equipped to inspect gas or oil unitary
appliance heat exchangers for evidence of cracks or holes and hidden conditions may exist.
Distribution. The adequacy, efficiency and even distribution of air throughout a building cannot be addressed by a
visual inspection.
UNITARY HEAT PROFILE
8.2 Location: Living Room.
8.3 Description: Baseboard heaters.
8.4 Fuel Source: Electric.
8.5 Appliance Rating: Unable to identify rating.
8.6 Efficiency: Approximate low to mid efficiency.
8.7 Heat Distribution: Heat distribution is unitary.
General Condition
8.8 The accessible heater(s) were observed for any readily visible issues related to
condition or installation.
Operation
8.9 The accessible unitary heater(s) were operated as able utilizing normal controls and
checked for any readily apparent issues during operation.
8.10 Heat Rise: The heater temperature rise seems low: Base board heaters in living room and
kitchen left of garage door had low heat output, Further evaluation is indicated.
Controls
8.11 The accessible heater controls were observed for any issues related to conditiion or
operation.
Page 27
INTERIOR
Cosmetic damages: As a general rule, minor cosmetic deficiencies are considered normal wear and tear and are not
reported.
Odors and stains: Determining the source of odors or like conditions is not a part of this inspection. Odors (and
staining) from animals or other sources, within or beneath floor coverings such as carpet is outside the scope of
inspection. Carpets and throw rugs will not be pulled up to visualize the flooring beneath. Cameo cannot be responsible
for odors or stains, not recognized during the inspection, which only become apparent after the structure is occupied by
the client.
Floor squeaks and springiness: Floor squeaks and/or springiness, not present during the inspection, which only
become apparent after personal furnishings have been moved out and the house made vacant, are outside the scope of
inspection.
Nail pops and cracks: With sheet rocked and plastered surfaces, it is typical for small cracks and/or nail pops to either
be present during the inspection, or to develop at a later date. Such small cracks and nail pops are common and
generally relate to normal settling and expansion and contraction which occurs. Cosmetic repair is part of typical
maintenance and unless the finding is considered unusual or severe, further mention is not made in this report.
Double pane window failure: Fogging or steaming of double pane windows may only be visible during certain weather
conditions, (typically higher temperatures), and may not be apparent during the inspection, particularly if windows are
dirty.
Smoke detectors: Smoke detectors are currently required: (1) In each sleeping room. (2) Outside each separate
sleeping area in the immediate vicinity of the bedrooms. (3) On each additional story of the dwelling, including
basements, but not including crawl spaces or uninhabitable attics. In dwellings with split levels, and without an
intervening floor between the adjacent levels, a smoke alarm installed on the upper level shall suffice for the adjacent
lower level provided the lower level is less than one full story below the upper level. It is recommended that you test all
smoke detectors upon taking possession and change all the batteries. Perform monthly testing of the smoke detectors
thereafter. If your home does not have smoke detectors in all the areas noted above, it is strongly recommended you
add more as a safety upgrade
INTERIOR PROFILE
9.2 Bedrooms: Three Bedrooms.
9.3 Living Room/Family Room: There is one living room.
9.4 Flooring: Carpet, Laminate.
9.5 Walls/Ceiling: Drywall.
9.6 Windows: Vinyl, double pane.
9.7 Barriers & Limitations: Where finished floor coverings are present, the condition of the substrate beneath
cannot be determined. Be aware that if floor coverings have been installed over
concrete and/or finished floor coverings are ceramic tile, masonry or stone, testing with
a moisture meter may not yield reliable results and hidden moisture conditions could
exist. Newly installed vinyl floors, (up to 2 months), will have residual moisture in the
glue and it will not be possible to determine if high moisture readings are related to the
glue or a possible hidden moisture condition such as a leaking wax ring on a toilet.
Page 28
Flooring Condition
9.8 The accessible interior finished flooring was observed visually for issues related to
Walls and Ceiling Condition
9.9 The accessible interior finished walls and ceilings were observed visually for issues
Previous Repairs
9.10 The accessible portions of the interior structure will be observed for any evidence of
past repairs such as fresh paint, patches, caulking, replaced sheetrock, etc.
Moisture Intrusion
9.11 The accessible interior structure was observed for any readily visible evidence of
mold-like growth or possible water intrusion.
Finish and Trim
9.12 The accessible interior finish and trim was observed visually for issues related to
condition and installation.
Window Condition
9.13 A representative sampling of the accessible interior windows were observed visually for
issues related to condition and installation.
Window Operation
9.14 A representative sampling of the accessible interior windows were checked for issues
related to operation.
Safety Glass
9.15 Accessible interior windows in hazardous places and accessible glass doors were
observed visually for the presence of safety glass. Safety glass is currently required if:
(1) A window pane is > 9 sq. ft; < 18 IN above the floor; the top edge of the window is >
36 IN above the ground; and the window is within 36 IN of a walking surface. (2) The
window is within 2 feet of a door and its bottom edge is < 60 IN over a walking surface.
(3) The windows is in a wall enclosing a tub, shower or spa and the bottom edge is < 60
IN over a walking surface. (4) Windows within 60 IN of the bottom tread of a stairway if
the exposed glass is < 60 IN from the nose of the tread. (5) All windows in railings. This
requirement is often not met on older structures which predate the code and extreme
caution is advised, particularly if small children are present. If ever replaced, these
windows should be changed to safety glass.
Window Egress
9.16 Accessible interior bedroom windows were observed visually for possible conditions
related to egress.
Page 29
Interior Door Condition
9.17 A representative sampling of the accessible interior doors were observed visually for
issues related to condition or installation.
Interior Door Hardware
9.18 A representative sampling of the accessible interior doors were observed visually and
tested for issues related to condition and installation of the door hardware.
Interior Door Operation
9.19 A representative sampling of the accessible interior doors were observed visually and
tested for issues related to operation.
Closets and Cabinets
9.20 The readily accessible interior closets and cabinets were observed visually for issues
related to condition.
Smoke Detectors
9.21 The interior structure was observed for the presence of smoke detectors. Smoke
detectors were not tested.
Carbon Monoxide Detectors
9.22 Carbon Monoxide Detectors: Be aware that state law requires the seller of any
owner-occupied single-family residence to equip the residence with carbon monoxide
alarms in accordance with the state building code before a buyer or any other person
may legally occupy the residence following the sale. This requirement applies to all
single family residences, including single family homes, condominiums, and
manufactured/mobile homes. The building code requires that an alarm be installed: (1)
outside of each separate sleeping area in the immediate vicinity of each bedroom; (2)
on each level of the dwelling; and (3) in accordance with the manufacturer's
recommendations. The building code also requires that single station carbon monoxide
alarms comply with UL 2034. There are no exceptions for properties that do not have
fuel-fired appliances or an attached garage.
Structural
9.23 The accessible interior structure was observed for any readily visible evidence of
settling, deflection, weakness, or other possible structural issues.
Page 30
ATTIC SPACE
Insulation: Determining the effectiveness of attic insulation is outside the scope of inspection.
Attic Fans: Testing attic fans is outside the scope of inspection. No comment can be made about their function.
Pull Down Stairs: Pull down stairs may collapse or break under heavy loads or misuse. Be sure to read and follow the
manufacturer's guidelines present on any stairs which may be present. This inspection in no way constitutes a guarantee
that pull down stairs may not collapse, break, or cause injury.
No access: With manufactured homes, unless modifications have been made, there is no access to inspect attic
framing, sheeting and insulation. Be aware that hidden conditions such as damage or infestation may exist.
ATTIC SPACE PROFILE
10.2 Attic Access Location: First floor bedroom.
10.3 How Inspected: The attic was viewed from a ladder.
10.4 Attic Framing & Insulation: Framing: Truss. Sheeting: Plywood. Insulation: Fiberglass (R-Value 2.9 - 4.2 per inch),
>12 inches present Insulation: Type and Amount: Cellulose Fiber: (R-Value
3.4-3.6/Inch). >12 Inches present.
10.5 Barriers & Limitations: In this inspector's opinion, entering attic will cause unnecessary damage to the
insulation and cause possible damage to wiring or fixtures concealed by the insulation.
Attic Access
10.6 The attic access was assessed visually for issues related to condition, installation and
accessibility.
Fan Ducts
10.7 The readily accessible attic fan ducts were observed visually for issues related to
Framing & Sheeting
10.8 The readily accessible framing and sheeting of the interior attic space was observed
visually for issues related to condition or installation, such as cracks, damage,
deflection, deterioration, poor connections.
Insulation
10.9 The accessible attic insulation was observed visually for issues related to condition,
installation and coverage.
Conducive Conditions
10.10 The readily accessible attic space was observed visually for any evidence of possible
conducive conditions or moisture intrusion. This includes old staining, active leaking
and any mold/mildew-like growth.
Page 31
KITCHEN
Not included. Appliances which are not built in are outside the scope of inspection. This includes, but is not limited to
refrigerators, freezers and portable dishwashers. Trash compactors, hot water dispensers, water filtering systems and
wine coolers are outside the scope of inspection, although a comment may be made in the report if an obvious condition
is seen during the inspection. Hot water dispensers, if plugged in, will be tested as a courtesy only.
Adequacy of operation. Determining the efficiency or effectiveness of built in appliances for personal use is outside
the scope of inspection. No opinion can be offered as to the adequacy of dishwasher, oven, cooktop, disposal, exhaust
fan, or microwave operation. Self or continuous oven cleaning operations, cooking functions, clocks, timing devices,
lights and thermostat accuracy are not tested during this inspection. Cook tops will not be tested to ensure they heat to a
certain level.
Life expectancy. Determining the age or life expectancy of appliances is outside the scope of inspection. Be aware that
older appliances may be prone to failure at any time. Hot water dispensers in particular can fail at any time, even if
operational at the time of inspection.
Microwave Radiation Leaks. No comment can be made about possible radiation leaks from the microwave. This is
outside the scope of inspection.
KITCHEN PROFILE
11.1 Description: Primary Kitchen.
11.2 Cabinets and Sinks: A double sink is installed in the finished countertop.
11.3 Dishwasher: A built in dishwasher is installed.
11.4 Cooktop and Oven: A built in electric cooktop and oven is installed.
11.5 Hood or Fan: A built in range hood which appears to vent to the exterior is installed.
11.6 Barriers & Limitations: Kitchen appliances such as stoves, dishwashers, trash compactors and refrigerators will
not be moved during the inspection. Be aware that hidden conditions may exist behind
and under these appliances since they will not be moved during the inspection.
Cabinet Condition
11.7 The accessible kitchen cabinet frames, doors and drawers were observed for any
readily visible or significant issues related to their general condition including rot
damage and mold/mildew-like growth.
Cabinet Hardware & Operation
11.8 A representative sampling of the accessible kitchen doors and drawers were operated in
an effort to discover any readily apparent issues related to hardware or function.
11.9 Drawer Operation: Kitchen cabinet drawer(s) hard to operate: (missing metal track)Maintenance
attention needed.
Countertops
11.10 The accessible kitchen countertops were observed for any readily visible or significant
issues related to their general condition.
Sink Condition
11.11 The kitchen sink was observed for any readily visible or significant issues related to
general condition, function and leaking.
Page 32
Faucets
11.12 The kitchen sink faucet(s) and sprayer (if present) were observed for any readily visible
evidence of damage or leaking. The faucet(s) and sprayer were operated as able to
check for adequacy of flow and the presence of hot/cold water.
Sink Plumbing
11.13 The kitchen sink drain, waste and supply plumbing was observed for any readily visible
evidence of damage or installation issues. Water was run as able to check for leaking.
11.14 Copper Pipe Stains: Kitchen sink copper supply
lines have visible blue/green
staining present: Bluish green
discoloration on copper pipes,
typically found at connections
such as elbows and tees, may
relate to flux residue left on the
pipes which has caused some
corrosion and/or old or
intermittent leaks. You may wish
to ask a plumber if there is any
cause for concern or need for
repair.
Dishwasher Condition & Installation
11.15 The dishwasher(s) were observed for any readily visible evidence of significant damage,
installation issues, or leaking. The flooring in front of the dishwasher was checked as
able with an electronic moisture meter for evidence of possible hidden leaking.
11.16 Damaged: Dishwasher damage or rusting is noted: Maintenance repair/replacement is
indicated.
Dishwasher Operation
11.17 The dishwasher(s) were operated for a short cycle as able to check for leaking and any
functional issues.
Dishwasher Plumbing
11.18 The dishwasher(s) were observed for any readily visible evidence of issues related to
the plumbing installation, drainage or leakage.
Page 33
Exhaust Fans
11.19 The existing exhaust fan(s) were was observed for any readily visible evidence of
significant damage or installation issues. The appliance(s) were tested as able to be
sure they were operational.
Other Conducive Conditions
11.20 The accessible kitchen flooring was observed for any readily visible evidence of
moisture intrusion or conditions causing moisture intrusion. A moisture meter was used
as appropriate around the floor where an ice maker refrigerator and dishwasher is
present.
11.21 Hidden Moisture: Hidden moisture is detected in the kitchen floor: Moisture was detected using an
electronic moisture meter indicating a leak is occurring. The leak source should be
identified and repaired. Be aware hidden conditions may exist. This was noted in the
following area: The floor in front of the sink cabinet.
Other Damage
11.22 The accessible kitchen flooring was observed for any readily visible evidence of rot
damage.
Page 34
BATH AND UTILITY
Shower pans. Shower pans are visually checked for evidence of leakage, but leaks often do not show except when the
shower is in actual use. Determining whether shower pans, tub/shower surrounds are water tight is beyond the scope of
this inspection. It is very important to maintain all grouting and caulking in the bath areas. Seemingly minor
imperfections can allow water to get into the wall or floor areas and cause damage. On older structures, where water
may have entered through these imperfections, hidden damages may exist which are outside the scope of inspection.
Tub Overflows. Tub overflows will not be checked as they frequently leak and leaking could cause damage. Be aware
that leaking could occur should a tub reach the overflow point.
Dryer ducts. Dryer ducts should be inspected and cleaned regularly as a blocked duct could represent a fire hazard. It
is recommended you contact a reputable, licensed and certified duct cleaning contractor and have this service
performed upon taking possession and on a regular basis according to his recommendations. No comment can be made
about any possible buildup or blockages in the dryer duct at the time of inspection.
Jetted Tubs. Detailed evaluation of jetted tubs is outside the scope of inspection. However, Cameo will typically fill the
unit and operate it only to test for normal operation. Any questions about proper care and operation of jetted tubs as well
as concerns about malfunctions and/or possible health risks should be directed to a tub and spa specialist.
BATHROOM PROFILE
12.1 Location: Main floor hall.
12.2 Cabinets and Sinks: A sink cabinet with finished countertop is present. One sink/faucet is installed.
12.3 Toilets and Bidets: There is one toilet.
12.4 Tubs and Showers: A single tub/shower combination is installed.
Cabinet Condition
12.5 The accessible bath/utility cabinet frames, doors and drawers were observed for any
readily visible issues related to their general condition including rot damage and
mold/mildew-like growth.
Cabinet Hardware & Operation
12.6 A representative sampling of the accessible bath/utility doors and drawers were
operated in an effort to discover any readily apparent issues related to hardware or
function.
Countertops
12.7 The accessible bath/utility countertops were observed for any readily visible issues
related to their general condition.
Sink Condition
12.8 The bath/utility sink(s) were observed for any readily visible or significant issues related
to their general condition or any evidence of leaking.
12.9 Sink Stopper: Bath sink stopper is missing or did not operate properly: Maintenance
repair/replacement is indicated.
Page 35
Sink Faucets
12.10 The bath/utility sink faucet(s) were observed for any readily visible evidence of damage
or leaking. The faucet(s) were operated as able to check for adequacy of flow and the
presence of hot/cold water.
Sink Plumbing
12.11 The bath/utility sink drain, waste and supply plumbing was observed for any readily
visible evidence of damage or installation issues. Water was run as able to check for
leaking and functional drainage.
Toilet/Bidet Condition
12.12 The toilet(s) and any bidets were observed for any readily visible evidence of damage or
installation issues. Toilet(s), bidets were tested to ensure they were operational and
drained properly.
Toilet/Bidet Leaks
12.13 The toilet(s) and any bidets were observed for any readily visible evidence of leaking
from the fixture or associated plumbing supply.
Floor by Toilet/Bidet
12.14 The accessible flooring around the toilet(s)/bidet were observed for any readily visible
evidence moisture penetration and rot damage. Where appropriate, a moisture meter
will be used to identify any hidden moisture beneath the finished flooring.
12.15 Seal Leaks: Hidden moisture is detected in the bathroom floor around the toilet: Moisture was
detected using an electronic moisture meter indicating a leak is occurring, likely from
the wax ring. Hidden conditions may exist. The toilet should be pulled, the wax ring
replaced and any hidden damages repaired.
Tub/Shower Condition
12.16 The bath tubs/showers were observed for any readily visible evidence of damage,
installation issues, or poor functional drainage.
12.17 Stopper: Mechanical tub drain stopper is missing or not operational: Recommend
maintenance repair.
Surround Moisture Conditions
12.18 The tub/shower surround was observed for any evidence of moisture penetration issues
such as rot damage, loose/damaged tiles, softness behind the surround material. A
moisture meter will be used where appropriate to check for any hidden moisture behind
the surround material.
12.19 Moisture Penetration: Hidden moisture is detected behind the tub/shower surround. The caulking and/or
grout on the surround is also failing. These results were obtained utilizing a reliable,
professional grade, non-invasive, electronic moisture meter and cannot be verified
accurately by sight or touch alone. Hidden moisture may occur from inadequate sealing
around faucet and spout flanges, the soap dish, failed caulking and grout and/or
possible improper installation. Be aware that hidden conditions may exist. Any failed or
damaged caulking and grout should be repaired and the grout properly sealed.
Tub/Shower Fixtures
12.20 The bath tub/shower fixtures were observed for any readily visible evidence of damage
or installation issues. Tub and shower fixtures were tested to ensure they were
operational and to check for leaking and the presence of hot and cold water.
Page 36
Floor by Tub/Shower
12.21 The accessible flooring by the bath tubs/showers were observed for any readily visible
evidence moisture penetration, damage and conditions which would be conducive to
infestation and damage from wood destroying organisms such as failed caulking at the
floor. Where appropriate a moisture meter will be used to check for hidden moisture.
Exhaust Fans
12.22 The bath/utility exhaust fans were observed for any readily visible evidence of significant
damage or installation issues. The fans were tested to identify any operational
conditions.
Dryer Ducting
12.23 The clothes dryer exhaust duct assembly was observed for any readily visible evidence
of damage or installation issues.
Other Damage
12.24 The accessible bath and utility areas were observed for any visible evidence of damage
from wood destroying organisms.
Page 37
PLUMBING
Limited access. Where there is sub-floor insulation or pipe wrap insulation there will be limited access to the plumbing
supply lines. Where structures are full finished basements or slab on grade, only those visible portions of the plumbing
supply and waste lines can be inspected. With manufactured homes, the plastic belly wrap will conceal most all of the
plumbing supply and waste lines in the substructure except the main lines. In all cases, hidden conditions may exist.
Outside the scope: Well and pump related equipment, (including pipes, tanks, pumps and electrical connections), as
well as water softener systems and outdoor sprinkler systems are outside the scope of inspection. It is recommended
these be inspected by a qualified individual. Other items outside the scope of inspection include: Determining life
expectancy of plumbing systems and related equipment; Evaluation of the function or adequacy of sump pumps or
sewage ejection pumps; Identification of any issues in buried plumbing or gas lines; Evaluation of the septic system;
Testing pressure relief valves on water heaters; Evaluation of unique or specialized systems; Water quality.
Older pipes and plumbing fixtures: No comment can be made about the life expectancy of older pipes and plumbing
fixtures. Even though older plumbing and plumbing fixtures appears functional on the day of the inspection, be aware
they could fail at any time. Cameo cannot predict the lifespan of such systems.
Water Heaters: Be sure to check the manufacturer's recommendations about draining your water heater. Draining the
water heater helps prevent sludge buildup which can adversely affect the function of the unit. Typically this is performed
yearly. Always be sure to turn off the power to electric water heaters and shut off the gas to natural gas or propane water
heaters prior to draining.
PLUMBING PROFILE
13.2 Supply Lines: Copper.
13.3 Water Shutoff: In the garage.
13.4 Drain, Waste & Vent Lines: ABS.
13.5 Water Pressure: Water pressure in PSI is: 82.
13.6 Water Temperature: Washington State standards of practice require a statement indicating that 120 degrees
Fahrenheit is the generally accepted safe water temperature. However, Peninsula &
Inland would caution persons with certain health conditions or disabilities, or persons
with small children, that they may wish to have the temperature set lower upon the
advice of their physician or pediatrician. Be aware that temperatures in excess of 125
degrees fahrenheit pose a serious burn and scald risk.
13.7 Barriers & Limitations: Sub floor insulation and pipe wrap insulation limits view of plumbing lines to those
which are readily visible.
WATER HEATER PROFILE
13.8 Location: Garage.
13.9 Description: The water heater is electric.
13.10 Size: 50 Gallons.
13.11 TPR: A temperature and pressure relief valve is seen, but no piping is seen.
Supply Lines/General
13.12 The accessible plumbing supply lines were observed for any readily visible issues
related to condition or installation. The pipes observed for signs of any leaking.
Page 38
13.13 Copper Pipe Stains: Copper supply lines have
visible blue/green staining
present: Bluish green
discoloration on copper pipes,
typically found at connections
such as elbows and tees, may
relate to flux residue left on the
pipes which has caused some
corrosion and/or old or
intermittent leaks. If possible, ask
the seller about any past
plumbing leaks and repairs which
were performed. You may wish to
ask a plumber if they feel there is
any cause for concern.
Water Pressure & Flow
13.14 Water pressure was checked at an exterior faucet as able. Faucets and fixtures inside
and out were operated to check for functional flow.
13.15 High Pressure: Water pressure is excessive: Water pressure in excess of 80 PSI can have long term
adverse effects on the plumbing system itself as well as dishwashers and icemakers
and building standards generally require that a pressure reduction valve be installed in
such cases. Recommend follow up with a licensed plumber. The water pressure, in PSI,
was measured to be: 82.
Faucets
13.16 The accessible exterior faucets were observed for any readily visible issues related to
condition or installation and operated to check for any leaking.
Potable Water Conditions
13.17 As faucets and fixtures were operated throughout the house, the water was observed for
any readily apparent evidence of odor, unusual discoloration, or sediment.
Plumbing Waste Lines
13.18 The accessible plumbing drain/waste lines were observed for any readily visible issues
related to condition or installation. The system was observed for signs of any leaking or
failure.
Plumbing Venting
13.19 The accessible plumbing vent lines were observed for any readily visible issues related
to condition or installation. The system was observed for signs of any leaking.
Page 39
Fuel System
13.20 The accessible fuel system components including any tanks, meters and piping were
observed for any readily visible issues related to condition or installation. This includes
any readily apparent evidence of leakage.
Water Heater/General
13.21 The water heater(s) were observed for any readily visible issues related to condition,
installation, operation and leaking.
Water Heater/Seismic
13.22 The water heater(s) seismic reinforcements were observed for any readily visible issues
13.23 No Strapping: The water heater lacks
earthquake strapping:
Recommend this be installed to
current standards for safety. This
includes two rated straps
securing the appliance.
Water Heater/TPR
13.24 The water heater(s) pressure relief valves and plumbing were observed for any readily
visible issues related to condition, installation, leaking or malfunction.
13.25 TPR Line Plumbing: Conditions related to the TPR plumbing exist: For safety, the manufacturer's
installation requirements of the temperature and pressure relief, (TPR), line from the
water heater are very specific: The inside diameter of the line should never be down
sized; The line should always be sloped downhill; The line should terminate at an elbow
pointing downward close to the ground; There should not be more than four elbows in
the line. Any conditions noted should be corrected for safety. The following conditions
were seen: No TPR plumbin.
Page 40
Water Heater/Electric/Fuel
13.26 The accessible water heater fuel line connections and/or electric connections were
observed for any readily visible issues related to condition or installation.
Page 41
ELECTRICAL SYSTEM
Concealed wiring: All wiring, junction boxes, conduits and wire connections which are concealed by wall, ceiling, or
sub-floor ceiling cavities and/or insulation are outside the scope of inspection.
Limited electrical testing: In occupied homes, not all outlets or switches may be available for inspection. Nor will all
outlets or switches be tested due to the possible risk of jeopardy to the resident's electronic equipment and devices.
Therefore, a representative sampling of outlets will be inspected. Readily available switches will be tested provided
there is no risk of compromising equipment which may be connected to them. Be aware that an outlet or switch fault
may exist which will not be detected during the inspection. In addition, only those GFCI, (Ground Fault Circuit
Interruptor), protected outlets where the reset can be clearly identified and readily accessed will be tested. Should any
sensitive electronic equipment, such as a computer, be plugged into a GFCI outlet, that outlet will not be tested. Be
aware that in occupied homes, conditions related to the GFCI outlets may not be detected. Arc Fault Circuit Interrupters
(AFCI) will not be tested in occupied homes and hidden conditions may exist.
Generator wiring: Generators, generator circuits and generator transformer units are outside the scope of inspection
and should be evaluated by a licensed electrician.
Abandoned circuits: No comment can be made about circuits which have been terminated such as might occur when
baseboard heaters have been replaced by a central forced air furnace and those circuits originally installed for the
baseboard heaters have been abandoned.
AFCI Testing: In occupied homes, the AFCI (Arc fault Circuit Interrupter) circuits will not be tested due to the risk of
interfering with an electronic device which may be plugged into the circuit. Be aware hidden conditions may exist which
are outside the scope of inspection.
ELECTRICAL PROFILE
14.2 Panel Type: Main service.
14.3 Panel Location: Master Bedroom.
14.4 Underground Service : Underground, 3 wire aluminum.
14.5 Estimated Amperage: 200 Amps.
14.6 Voltage: 120/240 Volt.
14.7 Type of Panel: Circuit breakers.
14.8 Panel Brand: Cutler Hammer.
14.9 Grounding: Plumbing system.
14.10 Branch Wiring: Copper wiring.
Panel
14.11 The electric panel cover was removed and the panel was observed for any readily
visible issues related to condition or installation. This includes any issues related to
accessibility; location; damage; corrosion; scorching or arching; damaged or missing
cover; panel rating exceeded; unprotected openings; possible inadequate amperage;
improper screws securing cover; problematic and old panels, etc.
Panel Wiring
14.12 With the electric panel cover removed, the panel wiring was observed for any readily
visible issues related to condition or installation. This includes multiple lugging; direct
taps; fused neutrals; signs of overheating or arching; missing bushings; poor or loose
Page 42
connections; abandoned wires; single strand aluminum wiring, wire strain, low voltage
wiring inside panel, etc.
Breakers/Fuses
14.13 The panel breakers/fuses were observed for any readily visible issues related to
condition or installation. This includes issues with AFCI protection; labeling; damaged
breakers; over-fusing; missing handle ties; overheating; mis-matched breakers, etc.
Grounding
14.14 The grounding system and grounding electrode was observed for any readily visible
issues related to condition or installation. This includes identification of the panel ground
bond.
GFCI Protection
14.15 The readily accessible GFCI receptacles or breakers were observed for their presence
and for any issues related to condition or installation. Where the GFCI receptacles or
breakers could be tested without the risk of compromising any electronic equipment
within the house, testing was performed to ensure they were functional.
Receptacles
14.16 A representative sampling of the readily accessible receptacles were observed for any
issues related to condition or installation. The receptacles were tested to identify any
wiring issues.
Lights and Fans
14.17 A representative sampling of the readily accessible lights, fans and switches were
observed for any issues related to condition, installation or function.
Branch Wiring
14.18 The accessible branch wiring was observed for any readily visible issues related to
condition, poor connections, susceptibility to damage, or improper, handyman type
installation, etc.

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