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Affordable Home
Inspection, Inc.
provides Professional Inspection services for Homes, Condominiums, Commercial
Real Estate, Swimming Pools, Spas, Mobil Homes and more. Please view our
"Items Inspected List to get a more detailed
version of what we inspect. "How much does it cost" you might ask?
- Please view our Fee Schedule list to see our current
prices. GROUNDS Driveway – Inspected for physical condition.
Minor cracks must reasonably be expected. Asphalt driveways require
periodic resurfacing; such routine maintenance items are not noted. Walks – Inspected for physical condition and possible
hazards. Patio – Patio and similar paving or decking and
patio covers inspected for physical condition and hazards. Fences and Walls – Inspected for reasonable physical
condition. Lawns – Noted if they are badly neglected; not if they
would be improved by better care, weeding, etc… Sprinklers – Inspected for proper installation and
visual evidence of flooding, not uniform or complete spray patterns (if
timered, and no manual bypass, we are unable to function test). Mechanical Equipment
– Operated to verify that it runs without leaking.
Timer not checked beyond manual operation of switch.
Heater operated only if in service at the time of inspection; otherwise
checked visually for leaks only. Back
flush valves are not tested. NOTE:
All pools and spas require regular maintenance, including filter
servicing, chemical balancing, water testing, and cleaning.
These routine maintenance items are not included in our service. Accessories – Accessories such as diving board, slide, pool
sweep device, are not inspected. We recommend that these accessories be
demonstrated by the Seller AND evaluated for safety and function by a
qualified Licensed Pool Contractor prior to the close of escrow.
Safety Features – Safety features are checked.
There are four (4) safety enhancements which we recommend be added to
any pool/spa. These are not
“faults” in the sense that retrofitting such devices are not required by
code: 1) All access points from
the home to the pool/spa area should be equipped with a self-closing,self-latching
device. 2) All access points from the home to the pool/spa area be
equipped with exit alarms. 3)Anti-vortex drain covers, which are much
preferred to help prevent the concentrated suction at the drains, which too
often tragically results in drowning. 4) Ground fault interrupter (GFI)
devices on pool and spa light circuits reduce the risk of possible
electrocution due to faulty light circuits.
Chimney – checked for possible settling damage and proper
flashing. Foundation – visually checked for settling damage.
Note that houses of slab construction must reasonably be expected to
have cracks, sometimes hidden by carpeting or tile.
This is normal and not reported unless, in our opinion as inspection
generalists, the cracks threaten the structural integrity of the house.
On raised foundation houses, vents were checked for adequacy and
screening; accessible portions checked for freedom from evidence of chronic
water problems; and integrity of visible wiring and plumbing. Roof – was visually checked for visible signs of damage
and wear. When applied in a
workmanship manner, roofing industry standards claim the following life
expectancies for the following types of roofing materials – Rolled
composition 4 – 6 yrs., composition shingles 12 – 15 yrs., built-up (rock,
gravel, etc.) 10 – 15 yrs., wood shingle 18 – 20 yrs., medium shake 20
–25 yrs., heavy shake 30 – 35 yrs., tile & slate 30 – 50 yrs.,
fibrous cement material 30 – 50 yrs., (South facing exposures will wear out
faster); faulty vents or flashing; and possible threatening trees or shrubs
were also checked. While every
effort is made, it is virtually impossible to determine if a roof is leaking
unless it is raining at the time of inspection.
Our opinion does not constitute a warranty that the roof is, or will
remain, free of water intrusion. If
a certification is desired, a licensed roofing contractor is the person best
qualified to provide this service. Due
to their fragile nature, we do not walk on tile or slate roofs. Garage – checked for safety features, ventilation, if gas
appliances are installed there; and overall physical condition.
Door opener, if any, operationally tested (sensitivity of anti-reverse
is not determined, remotes not tested). Door
and wall to house, if any, checked for proper fire protection features.
Wiring in garage checked for potential hazards.
Slab and foundation checked for visual settling damage.
Sewer systems and septic systems
– were not tested except to verify that all fixtures drain at time of
inspection. Ruptures or
blockages can occur at any time and without warning. Electric Service– Visible portions-visually checked.
Main service panels are not removed nor is ampacity calculated.
Representative sample of accessible outlets in each room are tested
using a standard 3-prong outlet tester for proper operation and grounding.
Outlets that have appliances/devices plugged into them are not tested. On
houses that have ground fault interrupters, these devices were tested for
normal operation. Gas Service– Visible portions-visually checked.
Each built-in gas appliance that is in service at the time of
inspection (except dryers, barbecues and fire-pits) was operationally tested.
Appliances were visually examined for significant rust damage and
similar deterioration. We do not
pressure test lines, slight gas leaks are often undetectable.
We recommend that you contact the local gas company prior to
the close of escrow to further evaluate gas appliances and piping.
This is provided as a free service. Water Heater – checked for leaks, operation (the ability to
heat water; though neither temperature nor efficiency is judged), and
strapping. Furnace – checked for operation. Generally, heat
exchangers are not visible without dismantlement; therefore they are not
within the scope of our inspection. If
they are of particular concern, we would recommend that the gas company be
consulted prior to the close of escrow.
Thermostats and timers are not checked beyond manual operation of
switch. Uniformity and adequacy
of heat or cool-air distribution is not judged.
Purifiers and humidifiers are not inspected.
Ducting not inspected for hazardous materials. Radiant heating systems of any type are NOT
inspected. Air Conditioning – Central air tested for normal operation
provided the outdoor temperature was over approximately 60 degrees F.
(Testing below that temperature is inconclusive.) Temperature
differentials of 15 degrees or greater are considered by Affordable to be
operationally satisfactory. The requirement, presence, or absence of a drip
pan nor the routing or sufficiency of evaporator drain lines are not evaluated
nor reported on. If such items are of particular concern, we recommend you
contact a Licensed Heating and Air Condition (HVAC) Contractor for evaluation
and service. System adequacy is subjective and not judged. Laundry Facilities – checked for presence of a vent for the
dryer and provision of gas and/or 220 volt electricity.
We do not operate washers and dryers; therefore a functional test of
the vent, drain and faucets is not possible.
Walls & Ceilings
– checked for water stains or damage, and physical damage (but not behind
existing pictures, paneling, wallpaper, etc.).
Minor cracking of plaster walls and slightly visible seams on drywall
are considered reasonably normal and not reported.
We do not determine the presence or absence of wall insulation
materials. Flooring – checked for condition (unless covered by
carpeting, tile, linoleum, etc.). Interior Doors – a representative sample was checked for
physical condition and possible evidence of settling. Windows – visually check for evidence of water
penetration, settling, and overall physical condition; a representative
sample of accessible windows are checked for proper opening/closing,
broken panes, or torn screens. Efficiency
of double pane glass is not judged. Broken seals and vacuum loss may be
present but not visible; seal integrity/presence of vacuum loss is not
determined/inspected. Sliding Glass Doors
– checked for tempered glass (reported only if the house is more recent than
1965, when the building code made tempered glass mandatory), normal operation,
and water damage. French Doors
are checked for operation and water damage. Fireplace – visually checked for freedom from excessive
creosote deposits within the firebox (a potential fire hazard), for a
functioning damper, for firebox damage, and for evidence of smoking. Chimney
interiors/flues are NOT inspected. Evaluation of Gas Lighters is done
a professional courtesy; The Gas Company should be called prior to the
close of escrow to evaluate the gas lighter (and all gas appliances)
regardless of our satisfactory/unsatisfactory findings at the time of
inspection. Stairways – checked for safety considerations and overall condition. Attic – checked for ventilation, vent screening, and
active leaks. Not inspected for
environmental hazards of any kind. Wet Bars – checked for normal operation and condition. Balconies – checked for safe railings and satisfactory
decking.
Dishwasher – checked as a professional courtesy only for
physical condition, leaks and operation.
Washing efficiency is not judged. Time constraints do not allow
for us to determine if the unit successfully completes its cycles. Disposal – checked for physical condition, leaks, and
operation. Grinding efficiency
is not judged. Sinks – checked for physical condition, and visible
conditions beneath the sink (water leaks, damage, etc.). Cabinets and Counters
– checked for reasonable condition, allowing for normal wear and tear. Electric Outlets – are checked (a representative sample) for
proper operation and grounding. Flooring – visually checked for condition, allowing for
normal wear and tear. Lighting – checked for normal operation. Ventilation – was verified, either a window or by the kitchen
being open to an adjoining ventilated area.
Lavatories – are checked for physical condition and bowl and
vanity counter, faucets and leaks beneath. Toilets – checked for physical condition, operation and
for being solidly attached to the sewer flange at the floor.
Cracks in porcelain can occur at any time and without warning,
therefore they should be thoroughly checked at the time of the final walk
through. Electric Outlets – are checked ( a representative sample)
for normal operation and grounding. Heat – is tested if provided separately from the
central heating system. Walls – are checked for physical damage (but not behind
wallpaper, paneling, mirrors, etc.).
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copyright 2009 Affordable Home
Inspection, Inc.