irongate home inspections llc · service mast over 24" without guy lines 2 layers of roofing...

Notice to Third Parties: This Report is the joint property of Irongate Home Inspections and the Client(s)listed above. Unauthorized transfer to any third parties or subsequent buyers is not permitted. This reportand supporting inspection were performed according to a written contract agreement that limits its scopeand the manner in which it may be used. Unauthorized recipients are advised to not rely upon the contentsof this report, but instead to retain the services of the qualified home inspector of their choice to providethem with an updated report.

Irongate Home Inspections LLC

Your Property Inspection ReportCover Page

1234 Center Drive, Medford, Oregon 97501Inspection prepared for: Robert Smith

Real Estate Agent: April McDonald - John L Scott Medford

Date of Inspection: 2/23/2017 Time: 0900 Age of Home: 1958 - 59 Years Size: 1772 Sq. Ft.

Weather: 31F and Mostly Cloudy

Inspector: Steve McDonaldCCB#209540 OCHI#1861

746 Lynn Lane, Central Point, OR 97502Phone: 541-301-3964

Email: [email protected]

Irongate Home Inspections LLC 1234 Center Drive, Medford, Oregon

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We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; thisreport will focus on safety and function, not current code. This report identifies specific non-code,non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repairany critical concerns and defects. Note that this report is a snapshot in time. We recommendthat you or your representative carry out a final walk-through inspection immediately beforeclosing to check the condition of the property, using this report as a guide.


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Dear Robert Smith, THANK YOU! We are honored that you chose our company, Irongate Home Inspections LLC to perform thisGeneral Residential Home Inspection. The inspection performed to provide data for this report wasvisual in nature only, and non-invasive. The purpose of this report is to reflect as accurately aspossible the visible condition of the home at the time of the inspection. This inspection is not aguarantee or warranty of any kind, but is an inspection for system and major accessible componentdefects and safety hazards. WHAT is INCLUDED? Please keep in mind that as home inspectors, we are generalists. It is impossible for us to have thesame level of knowledge and experience, or to perform inspections of the different systems to thesame degree as would contractors specializing in each of those systems.Because inspectors do not perform research, the General Residential Home Inspection does notinclude confirmation of compliance with any manufacturer's recommended installation instructions,confirmation of property boundary limits or structure setbacks.Although some conditions commented on in this report may be building code violations, identificationof building code violations lies beyond the scope of the General Residential Home Inspection.To understand more fully what is and is not included in a General Residential Home Inspection,please visit the Standards of Practice page of the International Association of Certified HomeInspectors at www.nachi.org/sop.The goal of this inspection report is not to make a purchase recommendation, but to provide you withuseful, accurate information that will be helpful in making an informed purchase decision. NOT PASS/FAILA property does not "Pass" or "Fail" a General Residential Home Inspection. An inspection isdesigned to reflect the visual condition of the structure at the time of the inspection.Please feel free to contact me with any questions about either the report or the property, soon afterreading the report, or at any time in the future!The following conditions lie beyond the scope of the General Residential Home Inspection:- Identification of building regulation violations;- Conditions not readily observable;- Failure to follow manufacturer's installation recommendations, or- Any condition requiring research. READ the REPORT! Please read your entire inspection report carefully. Although the report has a summary that lists themost important considerations, the body of the report also contains important information. REPAIRS, EVALUATIONS and CORRECTIONS For your protection, and that of others, all repairs, corrections, or specialist evaluations should beperformed by qualified contractors or licensed professionals. Safety hazards or poorly performedwork can continue to be a problem, or even be made worse when home sellers try to save money byhiring inexpensive, unqualified workmen, or by doing work themselves.Be sure to take whatever actions are necessary before the expiration of your Inspection ObjectDeadline! DO a FINAL WALK-THROUGH!


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Because conditions can change very quickly and this report is a snapshot in time, we recommendthat you or your representative perform a final walk-through inspection immediately before closing tocheck the condition of the property, using this report as a guide. WE'RE HERE to HELP! If you have questions about either the contents of this report, or about the structure, please don'thesitate to contact us for help, no matter how much time has passed since your Residential HomeInspection. We'll be happy to answer your questions to the best of our ability. Again, Thank you for choosing IRONGATE HOME INSPECTIONS LLC. Steve Steve McDonald Oregon State CCB Licensed Contractor and Home Inspector CCB# 209540 OCHI# 1861


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Summary of Items of ConcernSummary of Items of Concern

On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, asthey relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks.The complete list of items noted is found throughout the body of the report, including NormalMaintenance items. Be sure to read your entire report!For your safety and liability, we recommend that you hire only licensed contractors when having anywork done. If the living area has been remodeled or part of an addition, we recommend that youverify the permit and certificate of occupancy. This is important because our inspection does nottacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, andlatent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of thereport may also be a concern for you; be sure to read your Inspection Report in its entirety.Note: If there are no comments in RED below, there were no CRITICAL system or safety concernswith this property at the time of inspection.Exterior AreasPage 7 Item: 4 Siding • Dry rot deterioration noted to the primary support beam at

the carport. Review by a qualified carpenter is recommended.Page 9 Item: 8 Plumbing • Standing water was noted in the valve boxes at the front of the

structure and a leak is suspected. Recommend review by aqualified landscape contractor or plumber.

Page 9 Item: 9 Decks & Steps • Advanced wood deterioration noted. Dry rot, exposed screws,excess deflection, and trip hazards noted. Recommend reviewby a qualified carpenter.

Garage, Crawlspace & AtticPage 12 Item: 2 Crawlspace • Active slow drip sewer leak noted adjacent the crawlspace

entrance. Recommend repair by a qualified plumber.Page 14 Item: 3 Attic • Moisture stains noted adjacent the chimney. While no elevated

moisture levels were detected at the time of the inspection, it isthe opinion of the inspector that the chimney step flashing mayrequire maintenence. Recommend review by a qualified roofer.• Attic purlins to the left and front of the structure (area overmaster bath room/laundry) noted with an unsupported purlinattached to the rafters. Review by a qualified carpenter isrecommended.


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Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect theexterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and theirassociated railings, any attached decks and balconies and eaves, soffits and fascias accessible fromground level.

1. RoofMaterials: Composition shinglesObservations:• Recommend installing guy wires on the service mast.• No drip edge installed at the eaves and water is running between the gutter and fascia causing damage to thefascia and rafter tails. Consider installing drip edge at the eaves.• Roofing over the carport does not fully extend over the rafters at the edges. Recommend installing flashingto prevent further moisture damage.

Service mast over 24" without guy lines 2 layers of roofing noted with no drip edgeinstalled at the eaves

Roofing over car port stops short of the end boards

Definition

Drip edge is a metal flashing applied to the edges of a roof deck before the roofing material is applied. The metal may be galvanized steel, aluminum (painted or not), copper and possibly others.


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2. ChimneyObservations:• Spark Arrestor screen and cap is missing; this acts to prevent sparks from escaping and to prevent moisture,animals/birds from entering chimney. Recommend evaluation by chimney sweep when wood stoves arechecked.• Chimney crown and joint mortar shows sign of deterioration. Recommend having repaired as necessary.

Chimney with no spark arrestor or cap Chimney crown with cracking and moss growthnoted

Chimney flu in serviceable condition Chimney mortar deteriorating and in need of tuckpointing maintenence

3. Gutters & GradingInformation: Galvanized Gutters on the primary structure and vinyl gutters at the carportObservations:• Vinyl gutter at the eave of the carport in disrepair.• Clean gutters: Minor amounts of debris evident.• Downspout drains onto sidewalk / driveway. Recommend exploring ways to divert water away from thisarea, or at the very least, recognize this as a potential ice hazard; use ice melt products and exercise caution.Moisture applied to the foundation and concrete areas surrounding a structure can result in damage such ascracking and heaving.


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Vinyl gutter on the carport in disrepair Down spout at the rear of the structure with noextension or splash block

Rear gutters with debris and standing water observed4. SidingInformation: Composition wood and wood siding, wood frame construction, concrete foundationObservations:• Some areas need priming and repainting (NOTE: Many houses built before 1978 have lead-based paint).• Dry rot deterioration noted to the primary support beam at the carport. Review by a qualifiedcarpenter is recommended.


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Trim in multiple areas in need of paintmaintenence

Carport primary support beam and rafters withdeterioration/dry rot observed

5. DoorsObservations:• Double deadbolt was noted at the rear access door to guest bedroom 3 (end hall at left). Due to the heightand size of the window in the room this is considered an egress hazard.

6. Window ConditionObservations:• No major system safety or function concerns noted at time of inspection.

7. Electrical, ExteriorObservations:• GFCI trip test failed at the outlet under the carport. Recommend replacing the outlet.• Spa panel with an open knockout. Recommend installing a cap to prevent insect intrusion.• Rear motion light in disrepair. Recommend replacement.

GFCI at the carport failed the trip test Spa panel with an open knockout

Definition

A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system.


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Rear exterior light in disrepair8. PlumbingObservations:• Standing water was noted in the valve boxes at the front of the structure and a leak is suspected.Recommend review by a qualified landscape contractor or plumber.

Water meter and primary shut off to the structure Valve boxes at the front of the structure filled withwater

9. Decks & StepsObservations:• Advanced wood deterioration noted. Dry rot, exposed screws, excess deflection, and trip hazardsnoted. Recommend review by a qualified carpenter.


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Decking with uneven boards, exposed screwheads, and excess deflection noted

Deck observed with areas of dry rot

10. Drives & WalksInformation: Concrete driveway, Concrete sidewalk.Observations:• Moderate cracks in driveway. Repair and / or monitor for expansion and development of trip hazards.

11. VegetationObservations:• Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wooddestroying insects.• Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, whileminimizing debris & dampness.• Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably 18 inches)from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximityto home can provide pathways to wood destroying insects and abrade and damage siding, screens and roofs.

Shrubs touching siding in some areas


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12. NG MeterObservations:• The natural gas meter and primary shut off to the location was located at the rear structure and was inserviceable condition at the time of the inspection.

NG meter at the rear of the structure in serviceable condition


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Garage, Crawlspace & Attic Note that minor settlement or “hairline” cracks in garage or basement slabs are not noted in aninspection, as they are normal to properties of any age. They should, however, be monitored forexpansion and sealed as necessary. Residential inspections only include garages and carports thatare physically attached to the house. They are not considered habitable, and conditions are reportedaccordingly.Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than36” clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard tothe inspector.We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and thatthe hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, whichmay cause condensation or even mold. Note that every attic has mold; mold is everywhere. Someattics have some minor visible mold. This is often a result of the building process, when materials getwet during construction. If there is extensive mold, or mold that appears to have grown due to poormaintenance conditions, we will report it to you, the client. If the hatch is sealed shut when we go toinspect the attic, it can only be unsealed by the owner or their representative, as our insuranceprohibits us from performing any destructive testing or entry. In accordance with industry andinsurance standards, we will not attempt to enter an attic that has no permanently installed steps orpull-down stairs; less than thirty-six inches of headroom; does not have a standard floor designed fornormal walking; walking, in the inspector’s opinion, may compromise the ceiling below; is restrictedby ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, inwhich case we will inspect the attic as best we can from the access point, with no comments orevaluations of areas not readily viewed from the hatch area. 1. GarageObservations:• No connected garage

2. CrawlspaceObservations:• Inspection Method: Traversed• Support Material: concrete stem walls with concrete piers and wood posts• Beam Material: Wood• Insulated at ceiling.• Sagging or fallen insulation under floor in crawl space multiple areas. Recommend re-installing.• Vapor barrier is missing in areas. Recommend installing 6 mil polyethylene.• Crawlspace vent damage at the rear of the structure.• No access door is installed. Recommend installing.• Improperly terminated branch circuit wiring noted in the crawlspace in the approximate location below thelaundry area.• Much of the HVAC ducting is missing insulation or damaged. Recommend review by a qualified HVACcontractor.• Active slow drip sewer leak noted adjacent the crawlspace entrance. Recommend repair by aqualified plumber.


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Crawlspace access missing cover panel Rear of structure foundation vent screen indisrepair

Slow drip sewage leak from no hub cast iron wyebelow guest bath area

Insulation not secured or fallen in many areas

Branch circuit wiring not properly terminated HVAC ducting with tattered and missing insulationand crushed in some areas


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3. AtticObservations:• Fiberglass Insulation• Insulation averages 3 to 4 inches. Recommend installing more.• No insulation over attic hatch; recommend installation, then sealing hatch with caulk to minimize heat loss.• Electrical Boxes missing clamps and bushings which is a potential shock or electrocution hazard.• Wire ends are outside of a Junction Box, which is a potential shock or electrocution hazard.• Moisture stains noted adjacent the chimney. While no elevated moisture levels were detected at thetime of the inspection, it is the opinion of the inspector that the chimney step flashing may requiremaintenence. Recommend review by a qualified roofer.• Attic purlins to the left and front of the structure (area over master bath room/laundry) noted withan unsupported purlin attached to the rafters. Review by a qualified carpenter is recommended.

Attic purlin at left side of chimney with no purlinbraces noted

Multiple junction boxes in attic missing bushingsor clamps

Moisture staining to rafters surrounding thechimney

Electrical connection to bath fan not in junctionbox


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Attic purlin at left side of chimney with no purlin braces noted


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Electric, Heat, Water Heater Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non-GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-GFCI outlets within 6’ of wet areas are thus protected. Also,note that most electricians agree that smoke detectors are good for about 5 years, and the breakersin your panel box have an expected life of about 20 years. Therefore, if this home was built before1990, consider having the panel box and breakers evaluated by a licensed electrician, as anoverheated breaker can result in a structural fire. If your home does not have a carbon monoxidedetector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic,Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensedelectrician, as these older types of panels and breakers have been known to overheat and causehouse fires.Heat: The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) is theclimate control system for the structure. The goal of these systems is to keep the occupants at acomfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs ata minimum. The HVAC system is usually powered by electricity and natural gas, but can also bepowered by other sources such as butane, oil, propane, solar panels, or wood. The inspector willtest the heating and air conditioner using the thermostat or other controls. A more thoroughinvestigation of the system, including the heat (“firebox”) exchanger, should be conducted by alicensed HVAC service person every year. Failure to do so may result in carbon monoxide escapingthrough cracks in a heat exchanger or flue pipe, resulting in death.1. Electrical PanelMaterials: Overhead Service, Panel box located at the exterior left, GE, No Main Disconnect visible; use allbreakers to turn off power, Amperage unknown; not markedObservations:• Incomplete legend noted. Recommend all breakers are labeled properly.• Wires noted with excessive stripping.• Improperly terminated branch circuit wiring observed.

GE panel shown with the cover on and incompletelegend

Over stripped wires on service panel observed


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Branch circuit wiring not in use should be properly terminated2. HVAC UnitInformation: Tempstar natural gas furnace located in utility room (shutoff at switch at front of unit, and gasline valve adjacent to unit).Observations:• Temperature at the return noted at 66.4F at the start of the heating cycle with an achieved supplytemperature of 125.2F = A good heating cycle differential of +58.8F.• Please note: HVAC A/C cooling cycle not operated due to outside ambient temperatures below 65.0F.Most HVAC manufacturers do not recommend operating AC units below 65.0F due to the risk of damage tothe equipment.• Fuel Furnace: Last service date is over one year ago, or is unable to be determined. Although this unitappears to be operating properly from controls, there are areas which cannot be seen without specializedequipment and training. One such area is the combustion chamber / heat exchanger where cold air blowsacross the "fire box", becoming the hot air that circulates throughout your home. During the life span of anyfurnace, this metal wall may develop a crack or a broken weld, allowing carbon monoxide to circulatethroughout the home. This is why furnace specialists recommend a complete inspection annually; considerhaving unit inspected by certified HVAC technician.• Exterior AC unit observed with a 1996 construction date. Please note: HVAC system furnace and ACcomponents are considered to have a 20-25 year service life. This unit is nearing the end of its statistical life.

21 year old AC unit in the carport area in visuallyserviceable condition

Tempstar furnace located in laundry area

Definition

Abbreviation for air conditioner and air conditioning


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Temperature at the return noted at 66.4F at thestart of the heating cycle with an achieved supply

temperature of 125.2F = A good heating cycledifferential of +58.8F.

Temperature at the return noted at 66.4F at thestart of the heating cycle with an achieved supply

temperature of 125.2F = A good heating cycledifferential of +58.8F.

3. Water HeaterInformation: PEX and galvanized supply lines; plastic vent, waste & drain lines , 50 gallon GE electricObservations:• Temperature – Pressure drain line is missing. One should be installed to terminate within six inches of thefloor to minimize personal injury which may be caused by scalding water, in the event of a pressure blow-off.• Recommend installation of seismic strapping top and bottom 1/3rd of the unit.• Condensate pan drain not connected. Recommend connecting a drain to the exterior from the condensateline.• Unit noted with a construction date of 1/2007. Water heater service life is considered 12-14 years. Thisunit may be nearing the end of its statistical life.

10 year old electric water heater located adjacentthe laundry room

No extension on the TPR valve


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No drain in condensate pan


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Interior Features This inspection does not include testing for radon, mold or other hazardous materials unlessspecifically requested.Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew,wallpaper and paint to peel, and other problems. The home inspector will identify as many issues aspossible but some problems may be undetectable due to problems within the walls or under theflooring. Note that if in a rural location, sewer service and/or water service might be provided by private wastedisposal system and/or well. Inspection, testing, analysis, or opinion of condition and function ofprivate waste disposal systems and wells is not within the scope of a home inspection. Recommendconsulting with seller concerning private systems and inspection, if present, by appropriate licensedprofessional familiar with such private systems. If a Septic System is on the property, pumping isgenerally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also beinvestigated for damage and normal operation. Although excluded from inspection requirements, wewill inform you of obvious broken gas seals in windows. Please realize that they are not alwaysvisible, due to temperature, humidity, window coverings, light source, etc. Your inspection will reportvisible damage, wear and tear, and moisture problems if seen. Personal items in the structure mayprevent the inspector from viewing all areas, as the inspector will not move personal items.An inspection does not include the identification of, or research for, appliances and other items thatmay have been recalled or have had a consumer safety alert issued about it. Any comments made inthe report are regarding well known notices and are provided as a courtesy only. Product recalls andconsumer product safety alerts are added almost daily by the Consumer Product SafetyCommission. We recommend visiting the following Internet site if recalls are a concern to you:http://www.cpsc.gov.1. KitchenObservations:• No GFCI protection was noted in the kitchen. One outlet was noted as a two prong outlet without anyground protection. GFCI installation is recommended.• Micro hood surface light not functional at the time of the inspection. Recommend the seller replace thebulb and demonstrate operation prior to close.

2. Master BathObservations:• Light above the shower area is not wet area rated. At minimum, consider installing a LED bulb whichburns at a much cooler temperature with lowers the risk of the bulb shattering if splashed with cool water.Installation of a wet area rated fixture is recommended.• Shower was noted plumbed in reverse. Hot should always be to the left to prevent scalding.

http://www.cpsc.gov


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Light in wet area not wet area approved Shower hot/cold plumbed in reverse with cold tothe left

3. Bath (Guest)Observations:• No major system safety or function concerns noted at time of inspection.

4. Plumbing & LaundryObservations:• No major system safety or function concerns noted at time of inspection.

5. Interior ElectricObservations:• Open ground (or 2-wire) outlets present. This means that the 3rd (round) part of an appliance plug is notgetting ground protection. This may be a concern with items such as computers and electronic devices.• Connections made outside of a Junction Box adjacent the furnace in the laundry room. This is a potentialshock or electrocution hazard.• Ceiling mounted light in dining area noted with excessive movement and support in the attic should bereviewed for safety.• Smoke Alarms - noted in the hall and 1 in the master bedroom with no smoke detectors in guest sleepingrooms which is recommended: Oregon Revised Statute 479.260 States: Sale/transfer of a dwelling unit,lodging house: Dwellings may not be sold/transferred without the required smoke alarms installed inaccordance with the state building code in force at the time of construction and rules of the State Fire Marshal(see OAR 837-045-0050 for installation and location requirements). Smoke alarms in manufactureddwellings follow state building code or federal manufactured dwelling construction and safety standardsunder ORS 446.155.Review the document regarding smoke alarms athttp://library.state.or.us/repository/2007/200708031114135/index.pdf• CO Alarm noted in the hall and was operational at the time of the inspection: If a home has a CO source,CO alarms are required before it can be sold. Effective April 1, 2011, sellers of one- and two-familydwellings, manufactured dwellings, or multifamily housing containing a CO source must have one or moreproperly functioning CO alarms before conveying fee title or transferring possession of a dwelling. (OAR837-047-0120) Homes built during or after 2011 require a CO alarm regardless of the presence of a CO source.

It is recommended to install them in the bedrooms and within 15 feet outside of each bedroom door. The lawrequires a CO alarm in each bedroom or within 15 feet of each bedroom door; however, ductwork fromsources often goes directly to bedrooms, bypassing hallways outside of them. (OAR 837-047-0130).


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Incorrect connection adjacent the HVAC furnace Electrical box supporting dining area light withexcess movement noted in the ceiling

6. Floors, Ceilings & WallsObservations:• No major system safety or function concerns noted at time of inspection.• Some wall and floor surfaces were obscured by furniture and/or stored items, preventing a full evaluation ofsome areas.

7. DoorsObservations:• Pocket door in master bathroom was off track and not functional at the time of the inspection. Repair by aqualified handyman or carpenter is recommended.• Closet doors missing in guest bedrooms.

Pocket door in master bath in disrepair and notfunctional at the time of the inspection

Vinyl flooring lifting at the side door entry

8. WindowsObservations:• Window glass cracked at guest bath. See photo.


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Cracked window observed in the guest bathroom9. Fireplaces & StovesObservations:• No major system safety or function concerns noted at time of inspection.• Have Chimney Inspected - The National Fire Protection Association (www.nfpa.org) advises that eachchimney receive a Level II inspection each time a residence is sold. Inspection levels are explained atwww.csia.org/pressroom/press-inspection-levels-explained.htm. It is also advised that this inspection beconducted by a chimney sweep certified by the Chimney Safety Institute of America (www.csia.org).

Fireplace in the living room with no defects noted


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A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee,which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions.A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.


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General Notes 1. General NotesObservations:

Pictures - Pictures are included to help you understand and see what I saw at the time of the inspection. Theyare intended to show an example or illustration of an area of concern but may not show every occurrence andmay not accurately depict its severity. Also note that not all areas of concern will be pictured. Do not rely onpictures alone. Please read the complete inspection report before your inspection contingency period expires.

Descriptions—When outside the structure, the terms “front,” “left,” “rear,” and “right” are used to describethe structure as viewed from the main entrance, even if it does not face the address street. If you have anyquestions about room descriptions or locations, please contact us; it’s important that you be able to identifythe rooms that we discuss in your report.

Structures that are occupied and fully or partially furnished at the time of the inspection many times preventhome inspectors from seeing everything, testing everything, or having access to everything. Concealeddefects are not within the scope of the home inspection. Along with defects that we might not have noted dueto such conditions, since the structure is still being lived in and used, additional deferred maintenance itemsmay be present by the time escrow closes. Recommend careful observation during final walk-through andbefore close of escrow.

Fire and carbon monoxide protection – By today’s standards: The installation of smoke alarm(s) is requiredinside of all bedrooms and in any rooms designated for the purpose of sleeping, and outside within theproximity of the doors to those rooms. Test all alarms and detectors weekly or monthly per manufactureinstructions. The installation of carbon monoxide (CO) detector(s) is required in homes with fuel-firedappliances at every floor elevation and any areas where fuel-fired equipment is located. The installation ofType ABC fire extinguisher(s) at the kitchen, laundry, and garage, if applicable, is also advised. Test all ofthese devices monthly. Install new batteries yearly. Initiate and practice plans of escape and protection for alloccupants in case any emergencies arise. Failure to repair defective or install absent alarms, detectors, andother safety equipment immediately can result in serious injury or death. For further information about firesafety and CO poisoning, consult your local fire department and your equipment manufacture(s), and readthese links: www.cpsc.gov/CPSCPUB/PUBS/464.pdf, www.carbonmonoxidekills.com,www.nfpa.org/index.asp, and www.usfa.dhs.gov/downloads/pyfff/inhome.html.

Your Home Inspection Report is not a code inspection, nor is the inspector licensed to perform any codeinspections pertaining to this specific property. All code enforcement questions must be directed to theauthority having jurisdiction. Contact the local building department for further details.

Discussion, verbal (Discussion prior to report delivery) – Your printed or emailed Home Inspection Reportshall always supersede any and all discussion at time of inspection. Do not rely on any verbal discussionsabout your home or the home inspection. Please contact me if you have any questions.


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Drawing of structure with DR = Dry Rot, AC = Exterior AC unit, NG = Location of NG meter

Irongate Home Inspections LLC 1234 Center Drive, Medford,

Oregon

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GlossaryGlossary

Term DefinitionA/C Abbreviation for air conditioner and air conditioningDrip Edge Drip edge is a metal flashing applied to the edges of a roof deck

before the roofing material is applied. The metal may begalvanized steel, aluminum (painted or not), copper and possiblyothers.

GFCI A special device that is intended for the protection of personnelby de-energizing a circuit, capable of opening the circuit wheneven a small amount of current is flowing through the groundingsystem.

irongate home inspections llc · service mast over 24" without guy lines 2 layers of roofing...

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