Residential Inspections
The Advantage
- Experience: Our experience, credentials, and training are unparalleled. To provide you with the highest quality of service.
- Convenience: The real estate market moves fast, and we do too. We can typically inspect a home within 48 hours of your request. Better yet, you’ll receive a SAME DAY INSPECTION REPORT.
- Affordability: We have an inspection package for every budget.
Items Inspected
GROUNDS
Grading - Visually inspected for possible conditions affecting the structural integrity, and adverse water conditions, NOT including subsoil condition.
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, ect
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).
Landscaping - We report such conditions as tree limbs damaging roofs, tree roots damaging paving, and similar faults.
POOLS AND SPAS
Pool and Spa - (if present and requested) were inspected for reasonable cleanliness of the water and for significant damage to the tile, coping, and decking. We do not report minor cosmetic damage, water quality, nor expected shrinkage cracks in decks and plaster.
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.
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. EXTERIOR
House Walls - were inspected for water damage, settling damage and similar non-cosmetic defects. Paint condition noted only if it is failing to protect, not if repainting might be cosmetically desirable. Note that minor shrinkage cracks in stucco are a cosmetic problem and not structurally significant, thus are not reported.
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.
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 -
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).
Other Buildings - if any and if requested for inspection, checked for physical condition.
UTILITIES
Water - visible portions of piping are checked for leaks, presence of main shut-off valve (not function tested), and if galvanized piping, for excessive pressure drop (some drop is to be expected, especially when compared to an all copper system). Due to the probability of creating a leak, shut-off valves (angle stops) are not function tested.
Electric Service- Visible portions-visually checked. Main service panels are not removed nor is ampacity calculated.
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.
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.
Air Conditioning - Central air tested for normal operation provided the outdoor temperature was over approximately 60 degrees F. (Testing below that temperature is inconclusive.)
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.
Water Softener/Water Purification /Solar Heating Systems - not tested/inspected.
INTERIOR
Entry - checked for damage to door, flooring, and similar features.
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.
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.
KITCHEN
Range/Oven - checked for physical condition, operation of heating elements (and vent fan, if so provided). Lights, timers, thermostats, and other functionality are NOT evaluated.
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.
Compactor - tested for normal operation. Compaction efficiency is not judged.
BATHROOMS
Tubs & Showers - are checked for physical condition of finish, wainscoting material, and valves. The drainage is checked and reported only if completely clogged. Shower pans are not leak tested. Overflow devices are not tested.
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.
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.).
Water Volume - is checked in houses with galvanized plumbing for volume drop.