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Inspection #: 10170000 AMERISPEC OF SAN DIEGO 2777 Jefferson Street #102A
Carlsbad CA 92008
760-585-2355
Date: 10/1/2017
Property Address: 1234 Main Street
San Diego CA 92100
Client: John Smith
Clients Agent: Jane Doe
At your request, a comprehensive, visual, physical inspection of the above property was performed. AmeriSpec Home Inspection Service is
pleased to submit the enclosed report. Thank you for selecting our company, we appreciate the opportunity to be of service. The following
report will tell you a great deal about the overall condition of this property. Our inspectors are highly trained to perform a thorough, visual
inspection of all accessible areas to determine if construction, materials, and workmanship were standard for the industry when this structure
was built.
Realizing that all properties experience some degree of wear, cosmetic considerations are not within the scope of this report. Even the most
comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. Areas, which may be of
concern to us, may not be of concern to the client and some items, which may be of concern to the client, may be considered minor to us.
Therefore, it is advisable to read the entire report.
Furthermore, owning any building involves some risk, and while we can give an excellent overview of the property, we cannot inspect what
we cannot see. Moving furniture, any dismantling, or lighting of gas pilots is not within the scope of this inspection. This report is not an
exhaustive evaluation; such an evaluation would cost many times more.
Your attention is directed to your copy of the INSPECTION AGREEMENT. It more specifically delineates the scope of the inspection and
the limit of AmeriSpec Home Inspection Service's liability in performing this inspection.
This report is not a substitute for the disclosures (seller and agents) required by Civil Code 112 et. Seq., nor is it a substitute for the Real Estate
Transferee Disclosure Statement (TDS-14). Please consult with your agent to identify which parties are responsible for disclosing those
aspects of this transaction that would be of importance to you. LIMITATIONS EXIST WITH THIS INSPECTION. UNFAMILIARITY
WITH THE PROPERTY WILL ALWAYS IMPACT DISCLOSURE. WE SUGGEST YOU OBTAIN WRITTEN DISCLOSURE FROM
THE SELLER REGARDING ANY CONDITIONS THAT MAY NOT BE APPARENT AND ONLY PREVIOUS KNOWLEDGE COULD
DISCLOSE.
Items in the home can and do experience failure without prior indications. We cannot determine if or when an item will experience failure.
Therefore, we cannot be held responsible for future failure.
We abide by the California Real estate Inspectors Association (CREIA) standards and code of ethics; therefore, we cannot make repairs nor
refer contractors.
Realizing you had a number of companies to choose from to perform this service, we appreciate you selecting our company for your home
inspection needs.
If you have any questions regarding this report or any questions relating to the general condition of the property, please do not hesitate to call.
Again, thank you.
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DEFINITION OF TERMS
Please take the time to analyze the following pages contained herein. This is your complete inspection
report and must be reviewed carefully. Below is an index of the ratings used in this report.
SERVICEABLE: The item was inspected and appeared to function normally at time of inspection.
Please note: Items that are in the red and/or bold print are items that need to be
called to your attention. We have indicated these items in this manner only to make it
easier for the report to be read. In most cases items may need little or no
correction; however, some may need repair, replacement or further
evaluation by an expert. We advise reading the entire report and
consulting with your real estate agent to determine if any course of
action is needed regarding the red and/or bold print report items.
GENERAL CONDITIONS 1001. Inspector
1002. In Attendance Buyers. Buyer's Agent.
1003. Occupancy The property is owner occupied.
1004. Property
Information
This is a single family home.
1005. Levels 1 story structure.
1006. Estimated Age This structure is approximately 50 to 55 years of age.
1007. Weather
Conditions
Weather conditions at the time of inspection were sunny.
1008. House Picture Front view of home.
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Exterior
Our exterior evaluation is visual in nature and is based on our experience and understanding of common
building methods and materials. Our review does not take into consideration the normal wear associated
with virtually all properties.
Step # Component Comment
1101. Driveway Concrete.
Stress/settling cracks noted, we advise sealing all cracks
to prevent moisture penetration.
1102. Walkways Concrete.
1103. Fences / Gates Wood.
Loose sections noted. We advise repairs/replacement as
required or needed.
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Exterior (cont)
1104. Siding Siding material is stucco.
Patching noted.
1105. Trim Wood.
1107. Window Frames Metal frame.
1108. Electrical Exterior conduit noted loose. We advise
repairs/replacement as required or needed by a licensed
electrician.
1108a. Electrical Open junction boxes were noted. This is a safety concern.
Whenever an electric wire is cut and re-connected, the
"splice" should be encased in a covered junction box to
prevent shocks and separation of the splice. We advise
consulting with a licensed electrician for repair.
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Exterior (cont)
1108b. Electrical Knockouts noted missing from junction box. We advise
installing inserts for safety.
1109. Gutters /
Downspouts /
Scuppers
We advise installing a gutter and downspout system as an
upgrade to divert water away from foundation of home.
1110. Sprinklers A timing device controls this sprinkler system. Timing
devices are beyond the scope of this inspection. We advise
that you obtain verification of this system's performance
prior to closing.
1110a. Hose bibs Leaking noted at front. We advise contacting a licensed
plumber to make necessary corrections.
Water deterioration and damage may be present inside
walls or at wood framing as a result of this issue. We
advise complete evaluation and necessary corrections by
a licensed general contractor prior to close of escrow.
1111. Bell / Chime Noted missing. We advise replacement.
1112. Lot / Grade
Drainage
Sloped lot.
Grade at foundation appears adequate.
1113. Gas Meter(s) The gas meter is located at right side.
Current safety standards require carbon monoxide
detectors in homes where gas appliances are present. This
will allow proper warning in case of appliance defects or
failure.
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Exterior (cont)
1114. Foundation /
Type
Material is concrete, slab construction.
Foundation anchor bolts: none visible. However, since 1950
building standards have required the use of foundation
anchor bolts in new home construction.
1116. Retaining Wall(s) Concrete block retaining wall observed at rear. Due to the
lack of visibility of footings, we are unable to determine if
the wall is properly constructed or permitted.
1117. Exterior
Comments The rear bedroom and middle bathroom appear to be
additions to the original structure. We are unable to
determine if permits were issued at the time of
construction. We advise checking city records to verify
the existence of permits before the close of escrow.
Roof
Our evaluation of the roof is to determine if surface areas are missing and/or damaged and therefore
subject to possible leaking. Portions of the roof, including underlayment, decking and some flashing are
hidden from view and cannot be evaluated by our visual inspection; therefore, our review is not a
guarantee against roof leaks or a certification.
Step # Component Comment
1201. Material/Type Sloped construction, composition shingle material.
1202. Methods Used To
Inspect
The roof was observed from roof.
1203. Flashing We advise resealing at all roof vents and projections
extending through roof as part of routine maintenance.
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Roof (cont)
1204. Conditions Roofing materials noted brittle and showing signs of
wear due to sun exposure and age. The roof appears to be
near the end of its useful life. We advise contacting a
licensed roofing contractor for estimates prior to close of
escrow.
1204a. Conditions Several bare spots noted at roof surface. Sun exposure
will cause deterioration and cracking of the roof's
underlayment. We advise contacting a licensed roofing
contractor to make necessary repairs to the roof to
prevent future leaking.
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Roof (cont)
1206. Roof Comments Evidence of patching noted. We are unable to determine
the effectiveness of this repair.
1206a. Roof Comments This is a "visual" inspection only. No certification,
warranty, or guarantee is given as to the watertight
integrity of the roof. Inspectors cannot determine
watertight integrity of the roof by a visual inspection. If
such an inspection or certification of the roof is desired,
we advise client contact a licensed roofing contractor.
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Attic
Our evaluation of the attic is limited to lighting, personal storage and accessibility. If an attic is heavily
insulated, the inspector will have a difficult time accessing and reviewing ceiling joists, electrical wiring,
plumbing, ducting, etc.
Step # Component Comment
1301. Access location /
Inspection
method
The attic access is located at hall, fully accessed.
1302. Framing Rafters.
1303. Sheathing Plywood.
1304. Evidence of
Leaking
No water stains observed at the time of inspection.
1305. Insulation Blown-in insulation noted. Where visible, approximate
thickness is 3 to 4 inches.
1306. Ventilation Gable vents. Roof vents.
1307. Electrical Present.
1308. Ducting Possible asbestos materials noted. The EPA considers
asbestos materials safe if they are not disturbed, torn, ripped
or damaged. We are unable to verify the overall condition of
this material. If client has any concerns regarding asbestos
materials, an asbestos-testing lab should be consulted for
further review to ensure safety.
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Attic (cont)
1308a. Ducting Improperly sized ducts, leaking or improperly fitted ducting
is not always visible to the inspector. Efficiency and load
calculations are beyond the scope of this inspection and
expressly omitted from this report. If a detailed inspection
is desired, a licensed heating contractor should be
consulted prior to closing to ensure proper operation of this
unit.
Ducts noted pulling apart at joints. We advise making
necessary corrections.
1309. Attic Comments Bathroom vent fans are improperly venting into attic.
We advise extending fan exhaust to the exterior to
prevent damage and/or deterioration from moisture
and/or condensation.
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Rear Patio
Step # Component Comment
1402. Cover Open wood. Corrugated metal.
This patio cover was added without proper building
permits.
Joist hangers noted not properly attached to structure.
We advise contacting a licensed general contractor for
further evaluation and to make necessary corrections.
1404. Electrical Open junction boxes were noted. This is a safety concern.
Whenever an electric wire is cut and re-connected, the
"splice" should be encased in a covered junction box to
prevent shocks and separation of the splice. We advise
consulting with a licensed electrician for repair.
1407. Deck/Slab Concrete.
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Workshop/Shed
Step # Component Comment
1402.2. Cover Roof overhang.
1403.2. Enclosure Serviceable.
1404.2. Electrical No power noted to switch, unable to determine reason.
We advise contacting a licensed electrician to make
necessary corrections.
1404.2a. Electrical Open junction boxes were noted. This is a safety concern.
Whenever an electric wire is cut and re-connected, the
"splice" should be encased in a covered junction box to
prevent shocks and separation of the splice. We advise
consulting with a licensed electrician for repair.
1405.2. Doors Serviceable.
1406.2. Windows Serviceable.
1406a.2. Screens Serviceable.
1407.2. Deck/Slab Serviceable. Concrete.
1408.2. Stairs Serviceable.
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Workshop/Shed (cont)
1409.2. Railing Railing noted missing. We advise replacement for safety.
Garage
Our garage/carport evaluation is visual in nature and is based on our experience and understanding of
common building methods and materials. Our review does not take into consideration the normal wear
associated with virtually all properties.
Step # Component Comment
1500a. Type Attached garage.
1501. Exterior Stucco.
1502. Roof Refer to roof comments.
1503. Ceiling Partial ceiling. Open framing.
Water stain noted at framing.
Water deterioration and damage may be present inside
walls or at wood framing as a result of this issue. We
advise obtaining a complete evaluation and necessary
corrections by a licensed general contractor prior to the
close of escrow.
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Garage (cont)
1503a. Ceiling Water stain noted at water heater vent. No moisture
detected at time of inspection.
Water deterioration and damage may be present inside
walls or at wood framing as a result of this issue. We
advise obtaining a complete evaluation and necessary
corrections by a licensed general contractor prior to the
close of escrow.
1504. Slab Concrete.
Access was blocked or severely limited by personal
property at the time of the inspection. An inspection of
this area can be performed by appointment and at
additional cost when the area is made accessible.
1505. Garage Door Metal, sectional, double door.
1506. Garage Door
Hardware
Serviceable. Overhead rail.
1508a. Screens Serviceable. Vent screens noted.
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Garage (cont)
1509. Access Door Gap noted at bottom of door. We advise installing
weather stripping.
Door noted weathered. We advise replacement.
1510. Fire Door Serviceable.
1511. Fire Wall Appears intact.
1512. Walls Open wood studs.
1513. Electrical Ground Fault Circuit Interrupter (GFCI) is not present;
we advise installing GFCI for safety. We advise
contacting a licensed electrician to make necessary
corrections.
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Laundry Area - Garage
Step # Component Comment
1601a. Floor Concrete.
1607. Electrical Ground Fault Circuit Interrupter (GFCI) is not present;
we advise installing GFCI for safety. We advise
contacting a licensed electrician to make necessary
corrections.
1610. Washer Hookups We do not disconnect the supply hoses to the washer, nor do
we operate the valves. Due to constant water pressure on
these lines and hoses, they may leak at any time and should
be considered a part of normal maintenance.
Current building standards require the installation of a
waterproof pan under washers installed where damage
may occur during a water leak. We advise installing a
pan under this washer to prevent water damage in case
of leaking. 1611. Dryer Hookups Gas.
The dryer vent cover noted missing. We advise
replacement to prevent small animal or insect entry.
1612. Laundry Area
Comments
Washer and dryer noted. These units were not activated. We
do not guarantee or make any warranty of the operation of
these units.
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Heating
Our evaluation of heating systems is both visual and functional provided power and/or fuel is supplied to
the component. Items not listed here as well as things we cannot see, such as utilities, drains, and ducts
inside walls, floors and underground are beyond the scope of this inspection.
DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY
APPLIANCE, INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF
THIS REPORT. THE LOCAL UTILITY COMPANY MAY CONDUCT SUCH AN INSPECTION
UPON REQUEST.
STARTING OCTOBER 1, 2005, CALIFORNIA CONTRACTORS IN CERTAIN CLIMATE ZONES
WILL BE REQUIRED TO DO DUCT TESTING, SEALING AND REPAIR OR REPLACEMENT
WHEN CHANGING OUT HVAC EQUIPMENT IN RESIDENTIAL BUILDINGS.
Step # Component Comment
1701. Heating Fuel Gas.
Due to inaccessibility of many of the components of this
unit, our review is limited. Holes or cracks in the heat
exchanger are not within the scope of this inspection, as
heat exchangers are not visible or accessible to the
inspector.
Current safety standards require carbon monoxide
detectors in homes where gas appliances are present. This
will allow proper warning in case of appliance defects or
failure. 1702. Heating System
Type
Forced-air heating unit.
1703. Location of unit The heating system is located in the hall closet.
Gas line noted capped.
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Heating (cont)
1705. Conditions This unit noted inoperable at time of inspection.
Attempts to activate unit were unsuccessful. We advise
contacting a licensed HVAC specialist to make necessary
corrections.
Due to the age and condition of this unit we advise
obtaining a complete safety review by a licensed HVAC
contractor.
1706. Exhaust Venting Intact.
1707. Thermostat The thermostat is located at the hall.
Unable to test. Refer to comment #1705. 1708. Ducting Unable to test, refer to comment #1705.
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Plumbing
Our focus in the plumbing portion of the inspection is directed at identifying visible water damage and/or
problems. We may not always mention common faults such as stuck stoppers or dripping faucets. If
considered important, you should check these items independently.
CALIFORNIA SENATE BILL NO. 407, REQUIRES ON OR BEFORE JANUARY 1, 2017, THAT A
SELLER OR TRANSFEROR OF A SINGLE-FAMILY RESIDENTIAL REAL PROPERTY,
MULTIFAMILY RESIDENTIAL, OR COMMERCIAL REAL PROPERTY DISCLOSE TO A
PURCHASER OR TRANSFEREE, IN WRITING, SPECIFIED REQUIREMENTS FOR REPLACING
PLUMBING FIXTURES, AND WHETHER THE REAL PROPERTY INCLUDES NONCOMPLIANT
PLUMBING. THE BILL WOULD REQUIRE, ON OR AFTER JANUARY 1, 2017, A SELLER OF
CERTAIN RESIDENTIAL REAL PROPERTY TO MAKE A SPECIFIED DISCLOSURE IN THIS
REGARD.
THE BILL WOULD REQUIRE, ON OR BEFORE JANUARY 1, 2017, THAT ALL NONCOMPLIANT
PLUMBING FIXTURES IN ANY SINGLE-FAMILY RESIDENTIAL REAL PROPERTY SHALL BE
REPLACED BY THE PROPERTY OWNER WITH WATER-CONSERVING PLUMBING
FIXTURES.
DEFINITIONS: NONCOMPLIANT PLUMBING FIXTURE MEANS –
1. ANY TOILET MANUFACTURED TO USE MORE THAN 1.6 GALLONS OF WATER PER
FLUSH.
2. ANY URINAL MANUFACTURED TO USE MORE THAN 1 GALLON OF WATER PER
FLUSH.
3. ANY SHOWERHEAD MANUFACTURED TO HAVE A FLOW CAPACITY OF MORE
THAN 2.5 GALLONS OF WATER PER MINUTE.
4. ANY INTERIOR FAUCET THAT EMITS MORE THAN 2.2 GALLONS OF WATER PER
MINUTE.
PLEASE BE ADVISED THAT VERIFICATION OF THESE REQUIREMENTS IS BEYOND THE
SCOPE OF OUR INSPECTION. WE ADVISE OBTAINING THE PROPER WRITTEN
VERIFICATION FROM SELLER CONFIRMING THE PLUMBING FIXTURES IN THIS HOME
COMPLY WITH THE REQUIREMENTS SET FORTH IN SENATE BILL NO. 407. MORE
INFORMATION MAY BE OBTAINED BY REFERENCING SENATE BILL NO. 407 OF THE
CALIFORNIA CIVIL CODE RELATING TO WATER CONSERVATION.
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Plumbing (cont)
Step # Component Comment
1901. Shut Off Valve
Location
Main shut-off is located at front.
Since main shut-off valves are operated infrequently, it is not
unusual for them to become frozen over time. They often
leak or break when operated after a period of inactivity.
For this reason main shut-off valves are not tested during a
home inspection. We suggest caution when operating
shut-offs that have not been turned for a long period of time.
All shut-off valves and angle stops should be turned
regularly to ensure free movement in case of emergency.
1902. Water Supply
System
Water pressure at time of inspection was 55 PSI which is
within the normal operating pressure of 40 to 70 PSI.
1903. Supply Lines Copper, where visible.
1904. Waste System Cast iron. ABS plastic.
Older waste drain lines are more likely to be of cast iron
material which has a life expectancy of 30 - 40 years and
rusts from the inside out. The drain lines may have hidden
damage, root problems or other blockage which can affect
proper drainage flow that are not visible to the inspector.
The local municipal plumbing inspector or department of
public works may be able to advise you of any known or past
problems with this home’s waste system. If you are
concerned about this information, we advise a complete
internal scope of the waste system by a licensed plumbing
contractor prior to close of escrow.
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Water Heater
Our evaluation of the water heater is both visual and functional provided power and/or fuel is supplied to
the unit. A spill pan and drain is advised if your heater is located in, adjacent to, or above a finished area.
IT IS IMPORTANT TO NOTE THAT A WATER HEATER MAY FAIL AT ANY TIME. WHEN
REPLACING THIS UNIT, NEW CODES, STANDARDS AND REGULATIONS MAY APPLY. WE
ARE NOT RESPONSIBLE FOR NECESSARY UPGRADES TO COMPLY WITH CURRENT
CODES, STANDARDS OR REGULATIONS.
Step # Component Comment
2001. Capacity Unable to determine capacity due to presence of
insulation blanket.
2002. Energy Source Gas.
2003. Location of unit The water heater is located at the garage.
2004. Water Heater
Condition
Gas shut off valve noted near this appliance.
Cold water shut off noted intact.
Temperature relief valve installed as a safety feature.
Discharge line noted.
The water heater appears to be properly strapped for
earthquake safety.
Waterproof pan noted.
2005. Water Heater
Conditions (cont) This water heater does not appear to be the original unit.
Building permits are required when replacing a water
heater. We are unable to determine if a permit was
obtained at the time of replacement. This is beyond the
scope of this inspection. We advise consulting with the
local utility company to verify the safe installation and
operation of this unit prior to the close of escrow.
2006. Venting Intact.
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Electrical
Our electrical inspection is done by inspecting the wiring and fixtures that are visibly accessible.
Determining the actual capacity of the system requires load calculations, which are not within the scope of
this report.
Step # Component Comment
2101. Service
Amperage and
Voltage
Main electrical service is approximately 100 amps and 240
volts.
2102. Electrical Main
Service
Service entrance: underground.
Grounding system: present.
2103. Main Electrical
Panel & Location
The main electrical panel is located at the left side.
Overload protection is provided by breakers.
Main disconnect noted.
Low amperage branch circuit conductor is copper, preferred
for safety.
The electrical service panel is manufactured by Zinsco.
These panels have been known to be problematic. We
advise consulting a licensed electrician for further review
and detailed evaluation prior to close of escrow.
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Smoke Detector
SMOKE DETECTORS HAVE A LIFE EXPECTANCY OF 10 YEARS. UNITS ARE CHECKED TO
VERIFY THAT THE BATTERIES AND ELECTRONIC COMPONENTS ARE OPERABLE. UNITS
INSTALLED OVER 10 YEARS AGO SHOULD BE REPLACED TO ENSURE FIRE AND SAFETY
PROTECTION IN THIS HOME.
Step # Component Comment
2200. Smoke Detectors Several units located throughout home. Battery and alarm at
units tested, serviceable. We advise periodic testing to ensure
proper working order.
Carbon monoxide detector noted in this home.
Interior
Step # Component Comment
2401. Comments Screens missing throughout home. We advise
replacement.
Entry Way
Our interior review is visual and evaluated with similarly aged homes in mind. Inspections are limited to
visible and/or accessible areas. Personal belongings and furniture restrict access to receptacles,
windows, walls, and flooring. Seals in double-pane, insulated glass can fail at any time and although the
glass is examined, lighting conditions, window coverings, and atmospheric conditions at the time of the
inspection can cause the defect to be undetectable. Cosmetic considerations and minor flaws such as a torn
screen or an occasional cracked window can be overlooked, thus we suggest you double-check these
items, if concerned.
NOTE: AS POINTED OUT IN THE INSPECTION AGREEMENT, MATERIALS REGULARLY
USED IN RESIDENTIAL CONSTRUCTION MAY CONTAIN POTENTIALLY HAZARDOUS
SUBSTANCES SUCH AS ASBESTOS AND FORMALDEHYDE. OUR REPORT WILL NOT
IDENTIFY THESE SUBSTANCES SINCE LABORATORY TESTING IS NECESSARY TO DETECT
THEIR PRESENCE.
Step # Component Comment
2501. Floors Vinyl tile.
2502. Walls Serviceable.
2503. Ceilings Serviceable.
2504. Doors Serviceable. Standard door.
2505. Windows Serviceable. In door.
2505a. Screens Serviceable. Security/screen door noted.
2506. Electrical Serviceable.
2509. Closet / Cabinet Serviceable.
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Kitchen
The kitchen inspection is both visual and functional. Appliances are operated, if power is supplied.
Clocks, timers and other pre-setting devices on stoves and ovens are not within the scope of this
inspection. Calibrations to cooking systems are not evaluated nor life expectancies given to dishwashers.
NOTE: DISHWASHERS CAN FAIL AT ANY TIME DUE TO THEIR COMPLEXITY. Our review is to
determine if the system is free of leaks and excessive corrosion.
THE PRESENCE AND/OR ODOR OF MOLD AND/OR MILDEW ARE POSSIBLE ANYWHERE
THERE IS MOISTURE, SUCH AS: UNDER SINKS AND PLUMBING AT KITCHENS AND
BATHROOMS, PLUMBING LEAKS, CRAWL SPACES, ETC. OFTEN THE MOISTURE IS HIDDEN
FROM VIEW BY PERSONAL PROPERTY OR IF IT IS PRESENT WITHIN WALLS, UNDER
FLOORING, INSIDE CABINETS OR IN AN INACCESSIBLE AREA. DETERMINATION OF THE
PRESENCE OF MOLD AND/OR MILDEW, OR POSSIBLE HEALTH HAZARDS RESULTING
FROM EXPOSURE TO THESE ORGANISMS IS NOT WITHIN THE SCOPE OF THIS INSPECTION.
IF CLIENT HAS ANY CONCERNS REGARDING THE PRESENCE OF MOLD AND/OR MILDEW,
WE ADVISE CONSULTING WITH AN INDOOR AIR QUALITY SPECIALIST OR OTHER
QUALIFIED PERSON, FOR ANY TESTING, EVALUATIONS AND/OR REMOVAL WHICH MAY
BE DESIRED PRIOR TO CLOSE OF ESCROW.
PLEASE SEE WATER CONSERVATION INFORMATION, SENATE BILL No. 407, AT PLUMBING
CATEGORY.
Step # Component Comment
2601a. Floors Vinyl tile.
Flooring noted damaged/missing in various locations. We
advise repairs/replacement as required or needed.
2602. Walls Serviceable.
2603. Ceilings Serviceable.
2604. Doors Serviceable. Standard door.
2605. Windows Serviceable.
2605a. Screens Screen noted missing. We advise replacement.
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Kitchen (cont)
2606. Cabinets Unable to inspect area below sink due to the presence of
personal property and other household items.
2607. Counter Tops Laminated countertops noted partially installed.
Damage noted. We advise repairs/replacement as
required or needed.
2608. Electrical Ground Fault Circuit Interrupter (GFCI) is not present;
we advise installing GFCI for safety. We advise
contacting a licensed electrician to make necessary
corrections.
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Kitchen (cont)
2608a. Electrical Cover plate noted missing at outlet. We advise
replacement.
2609. Sinks Serviceable. Double bowl. Stainless steel.
2610. Sink Faucets Serviceable.
2611. Traps / Drains /
Supply
Drinking water system noted. This system is not within the
scope of this report. Client is advised to consult a
specialist for further review.
2612. Disposals Serviceable. Manufactured by Insinkerator (ISE).
2614. Stove / Cook Top Serviceable. Manufactured by Samsung. Gas.
2615. Ovens Serviceable. Manufactured by Samsung. Gas.
2616. Hood / Fan /
Light
Serviceable. Combination unit with microwave noted.
Light noted serviceable.
2617. Microwave Serviceable. Manufactured by Whirlpool.
2618. Trash Compactor Serviceable.
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Living Room
Step # Component Comment
2701a. Floors Vinyl tile.
Worn finish noted.
2702. Walls Serviceable.
2703. Ceilings Serviceable.
2705. Windows Serviceable.
2705a. Screens Serviceable.
2706. Electrical Serviceable.
Dining Room
Step # Component Comment
2721a. Floors Vinyl tile.
2722. Walls Serviceable.
2723. Ceilings Serviceable.
2724. Doors Serviceable. Glass slider.
2725a. Screens Screen noted missing. We advise replacement.
2726. Electrical Serviceable.
Page 28 of 41
Hall
Our review of these areas is limited to visible and/or accessible areas. Applying a few suggestions to
interior and exterior stairs can help to significantly reduce the risk of an accidental fall and injury.
Graspable handrails mounted between 34 and 38 inches high are suggested for the full length of all stairs.
Occupants may not be able to regain their balance with rails that are too big to grip or that are too close to
the wall. Guardrails that are at least 36 inches high are advised for any open sides of stairways, raised floor
areas, balconies and porches. Current child safety standards call for all openings in rail systems (such as at
vertical balusters) to be small enough that a four-inch sphere cannot pass through. We suggest that when
you take occupancy you make sure that all rails are secure, upgrade as needed, and check for slip and fall
hazards such as loose or damaged floor coverings. Personal belongings and furniture restrict access to
receptacles, windows, walls, and flooring. This may be a good time to be sure you have functional smoke
and carbon monoxide detectors in place.
Step # Component Comment
2801a. Floors Vinyl tile.
2802. Walls Serviceable.
2803. Ceilings Serviceable.
2806. Electrical Serviceable.
2809. Closet / Cabinet Serviceable.
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Left Front Bathroom
Our focus in bathrooms is directed at identifying visible water damage and/or problems. We may not
always mention common faults such as stuck stoppers or dripping faucets. If considered important, you
should check these items independently.
THE PRESENCE AND/OR ODOR OF MOLD AND/OR MILDEW ARE POSSIBLE ANYWHERE
THERE IS MOISTURE, SUCH AS: UNDER SINKS AND PLUMBING AT KITCHENS AND
BATHROOMS, PLUMBING LEAKS, CRAWL SPACES, ETC. OFTEN THE MOISTURE IS HIDDEN
FROM VIEW BY PERSONAL PROPERTY OR IF IT IS PRESENT WITHIN WALLS, UNDER
FLOORING, INSIDE CABINETS OR IN AN INACCESSIBLE AREA. DETERMINATION OF THE
PRESENCE OF MOLD AND/OR MILDEW, OR POSSIBLE HEALTH HAZARDS RESULTING
FROM EXPOSURE TO THESE ORGANISMS IS NOT WITHIN THE SCOPE OF THIS INSPECTION.
IF CLIENT HAS ANY CONCERNS REGARDING THE PRESENCE OF MOLD AND/OR MILDEW,
WE ADVISE CONSULTING WITH AN INDOOR AIR QUALITY SPECIALIST OR OTHER
QUALIFIED PERSON, FOR ANY TESTING, EVALUATIONS AND/OR REMOVAL, WHICH MAY
BE DESIRED PRIOR TO CLOSE OF ESCROW.
PLEASE SEE WATER CONSERVATION INFORMATION, SENATE BILL No. 407, AT PLUMBING
CATEGORY.
Step # Component Comment
2901a. Floors Tile.
2902. Walls Serviceable.
2903. Ceilings Serviceable.
2904. Doors Serviceable. Standard door.
2905. Windows Latch noted inoperable. We advise repairs/replacement
as required or needed.
Page 30 of 41
Bathroom (cont)
2905a. Screens Serviceable.
2906. Electrical Ground Fault Circuit Interrupter (GFCI) is not present;
we advise installing GFCI for safety. We advise
contacting a licensed electrician to make necessary
corrections.
2908. Heating Source Forced-air heating register.
2911. Shower Surround Serviceable. Tile surround.
It is suggested that as part of routine preventative
maintenance, the tile edges of the tub/shower walls be
caulked to prevent moisture penetration. Failure to keep
walls sealed can cause deterioration and extensive moisture
damage to the interior walls that is not always visible to the
inspector at the time of the inspection.
2912. Shower
Enclosure
Serviceable. Glass. Tempered safety glass installed at
shower/tub enclosure for safety.
2913. Shower Faucet Serviceable.
2914. Sinks Serviceable. Pedestal type.
2915. Sink Faucets Serviceable.
2916. Traps / Drains /
Supply
Serviceable.
2918. Toilet Serviceable.
Page 31 of 41
Hall Bathroom
Step # Component Comment
2901a.2. Floors Tile.
2902.2. Walls Serviceable.
2903.2. Ceilings Serviceable.
2904.2. Doors Serviceable. Standard door.
2905.2. Windows Latch noted inoperable. We advise repairs/replacement
as required or needed.
2905a.2. Screens Serviceable.
2906.2. Electrical Ground Fault Circuit Interrupter (GFCI) is not present;
we advise installing GFCI for safety. We advise
contacting a licensed electrician to make necessary
corrections.
2908.2. Heating Source Forced-air heating register.
2909.2. Tub Surround Serviceable. Tile surround.
It is suggested that as part of routine preventative
maintenance, the tile edges of the tub/shower walls be
caulked to prevent moisture penetration. Failure to keep
walls sealed can cause deterioration and extensive moisture
damage to the interior walls that is not always visible to the
inspector at the time of the inspection.
Page 32 of 41
Bathroom (cont)
2909.2a. Tub Surround Drain stop noted missing at tub. We advise making
necessary corrections.
2910.2. Tub Faucet Serviceable.
2911.2. Shower Surround At tub.
2912.2. Shower
Enclosure
Serviceable. Glass. Tempered safety glass installed at
shower/tub enclosure for safety.
2913.2. Shower Faucet Serviceable.
2914.2. Sinks Pedestal type.
Stopper noted inoperable. We advise
repairs/replacement as required or needed.
2915.2. Sink Faucets Serviceable.
2916.2. Traps / Drains /
Supply
Serviceable.
2918.2. Toilet Serviceable.
Page 33 of 41
Middle Left Bathroom
Step # Component Comment
2901a.3. Floors Tile.
2902.3. Walls Serviceable.
2903.3. Ceilings Serviceable.
2904.3. Doors Serviceable. Standard door.
2906.3. Electrical Serviceable. Ground fault interrupter provided for safety.
2907.3. Exhaust Fan Circulating air fan noted.
Bathroom vent fans are improperly venting into attic.
We advise extending fan exhaust to the exterior to
prevent damage and/or deterioration from moisture
and/or condensation. 2911.3. Shower Surround Serviceable. Tile surround.
It is suggested that as part of routine preventative
maintenance, the tile edges of the tub/shower walls be
caulked to prevent moisture penetration. Failure to keep
walls sealed can cause deterioration and extensive moisture
damage to the interior walls that is not always visible to the
inspector at the time of the inspection.
2913.3. Shower Faucet Serviceable.
2914.3. Sinks Stopper noted missing. We advise replacement.
2915.3. Sink Faucets Sink faucet noted loose. We advise repairs/replacement
as required or needed by a licensed plumber.
Page 34 of 41
Bathroom (cont)
2916.3. Traps / Drains /
Supply
Serviceable.
2917.3. Counter/Cabinets Man-made marble.
Unable to inspect area below sink due to the presence of
personal property and other household items.
2918.3. Toilet Serviceable.
2919.3. Bathroom
Comments Water stains noted at baseboards. No moisture detected
at time of inspection.
Water deterioration and damage may be present inside
walls or at wood framing as a result of this issue. We advise
complete evaluation and necessary corrections by a
licensed general contractor prior to close of escrow.
Page 35 of 41
Right Rear Bedroom (optional)
Step # Component Comment
3001a. Floors Tile.
3002. Walls Serviceable.
3003. Ceilings Serviceable.
Ceiling fan noted, activated.
3004. Doors Serviceable. Standard door.
3005. Windows Latch noted damaged. We advise repairs/replacement as
required or needed.
3005a. Screens Screen noted missing. We advise replacement.
3006. Electrical Serviceable.
3007. Closet / Cabinet Serviceable. Mirrored wardrobe doors noted.
Left Rear Bedroom
Step # Component Comment
3001a.2. Floors Vinyl tile.
3002.2. Walls Holes noted. We advise repair.
3003.2. Ceilings Damage noted.
Water deterioration and damage may be present inside
walls or at wood framing as a result of this issue. We
advise obtaining a complete evaluation and necessary
corrections by a licensed general contractor prior to the
close of escrow.
Page 36 of 41
Bedroom (cont)
3004.2. Doors Serviceable. Standard door.
We advise installing a doorstop to prevent wall damage. 3005.2. Windows Latch noted inoperable. We advise repairs/replacement
as required or needed.
3005a.2. Screens Serviceable.
3006.2. Electrical Serviceable.
3007.2. Closet / Cabinet Doors noted missing. We advise replacement.
Middle Left Bedroom
Step # Component Comment
3001a.3. Floors Tile.
3002.3. Walls Serviceable.
3003.3. Ceilings Serviceable.
3004.3. Doors Serviceable. Standard door.
3005.3. Windows Serviceable.
3005a.3. Screens Screen noted missing. We advise replacement.
3006.3. Electrical Serviceable.
Page 37 of 41
Bedroom (cont)
3007.3. Closet / Cabinet Doors noted missing. We advise replacement.
Left Front Bedroom
Step # Component Comment
3001a.4. Floors Tile.
3002.4. Walls Serviceable.
3003.4. Ceilings Serviceable.
3004.4. Doors Serviceable. Standard door.
3005.4. Windows Latch noted inoperable. We advise repairs/replacement
as required or needed.
3005a.4. Screens Serviceable.
3006.4. Electrical Serviceable.
3007.4. Closet / Cabinet Serviceable.
Page 38 of 41
Middle Right Bedroom
Step # Component Comment
3001a.5. Floors Tile.
3002.5. Walls Serviceable.
3003.5. Ceilings Serviceable.
3004.5. Doors Serviceable. Standard door.
3005.5. Windows Serviceable.
3005a.5. Screens Serviceable.
3006.5. Electrical Cover plates noted missing at outlet and switch. We
advise replacement.
3007.5. Closet / Cabinet Floor guides noted missing. We advise replacement.
Page 39 of 41
INSPECTION AGREEMENT
THIS AGREEMENT LIMITS OUR LIABILITY – PLEASE READ IT CAREFULLY
This Home Inspection Agreement (the “Agreement”) is made effective on the date stated on this agreement by and between AmeriSpec Inspection Services
(hereinafter “AmeriSpec”, “we”, “us” and “our”) and client named on this agreement (hereinafter “client”, “you” or “your”) (collectively “parties”). We are an
independently owned and operated franchise of AmeriSpec, L.L.C. engaged in the business of providing home inspection services. You desire to have a
general home inspection (the “Inspection”) and/or other inspection related services (“Ancillary Services”) performed on a
home located at the address stated on this agreement (collectively “Services”). The Services desired are indicated by checking the appropriate line beside the desired services.
FEE: You agree to pay the fee stated on this agreement for the performance of the Services. This amount shall be paid in full prior to the completion of the
Services (unless otherwise agreed to writing by the parties.). Should you fail to timely pay the agreed upon fee(s), you shall be responsible for paying any and all fees associated with collection, including but not limited to administration costs, attorney’s fees, and cost of litigation.
SCOPE OF THE INSPECTION: This in section is a limited visual examination of certain readily accessible systems and components
(designated for inspection herein) using normal operating controls and opening readily openable access panels. The purpose of the inspection is to provide you with information about the condition of certain systems and components of the home at the time of the inspection. The inspection will be performed in
accordance with the technical guidelines of the American Society of Home Inspectors (“ASHI”) (referred to herein as “inspection guidelines”). (A copy of the
inspection guidelines are available from us upon request and should be reviewed by you prior to accepting our service.) The inspection guidelines are hereby incorporated by reference in their entirety and are hereby made a part of this Agreement. All terms used herein and not otherwise defined shall have the
meaning set forth in the inspection guidelines. Each AmeriSpec office is independently owned and operated and may participate in marketing programs or offer
additional services that may be outside the scope of the ASHI Standards of Practice. See “Additional Services” section below.
The inspector is a generalist and is not a licensed engineer or expert in any specific craft or trade. If the inspector recommends further action, including (but not
limited to) consulting with a specialized expert(s), you must do so at your expense or otherwise assume all risks associated with failure to do so. This
inspection is not technically exhaustive. The fee charged for this inspection is substantially less than that of a technically exhaustive
inspection.
A written inspection Report will be provided describing the following systems and components: structural components (including foundation and framing), exterior, roof system, plumbing system, electrical system, heating system, installed central and through-wall air conditioning systems, interiors, insulation &
ventilation, and fireplaces & solid fuel burning appliances. The Report will identify the following: (a) which systems and components designated for inspection
herein are, in the professional opinion of the inspector, significantly deficient or near the end of their service life, (by) why the inspector deems the system or component to be significantly deficient or near the end of its service life, (c) whether further evaluation, correction or monitoring is needed and (d) whether any
system or component described herein was not inspected and why it was not inspected. We reserve the right to modify the Report for a period of time that shall
not exceed forty-eight (48) hours after the Report has been first delivered to you. Nothing in this agreement is intended to limit the inspector from reporting observations and conditions in addition to those identified herein or excluding systems and components from the inspection if agreed to in writing and signed
by the parties. Should we, as a courtesy, exceed any particular requirement set forth herein in on area, we shall not be obligated to exceed the requirements in
other areas.
EXCLUSIONS: A system or component is not readily accessible if inspection requires moving personal property, dismantling, destructive measures,
or any action that will, in the opinion of the inspector, likely involve risk to persons or property. Anything not readily observable because it is concealed or
inaccessible due to obstructions including (but not limited to) floor coverings, suspended ceiling tiles, insulation, furniture or other personal property, soil, vegetation, water ice or snow cannot be inspected. We are not required to move or disturb such items in order to diminish or eliminate the obstruction. We are
not required to report on or engage in any practice or act that is not included or that is specifically excluded in the inspection guidelines unless otherwise agreed
to in writing signed by the parties. We are not required to inspect anything identified in the inspection guidelines as limitations or exclusions specific to the systems and components inspected. The list of the following specific exclusions is not an exhaustive list; see the inspection guidelines for additional exclusions
and limitations. We are NOT required to determine the following: remaining life of any system or component, the causes of any condition or deficiency,
methods and costs of corrections, suitability of the property for a specialized use, m market value or marketability, advisability of purchase of the property, the presence of pests such as wood damaging organisms (including termites), rodents or insect, rot/decay, fungus, including mold and mildew, decorative items,
underground items, breached vacuum seals in insulated glass, or items not permanently installed. We are not required to do the following: predict
future conditions including (but not limited to) failure of components, operate any system or component that is shut down or otherwise inoperable, light pilot lights, determine the presence of hazardous substances, enter hazardous areas, or perform engineering, architectural, plumbing, or any other job function
requiring an occupational license or certification in your jurisdiction (unless the inspector holds a valid license or certification and the parties agree in writing
signed by the parties on the additional service(s) for an additional fee). We are not required to inspect fences, soil conditions, spas, saunas, steam baths, pools (and related equipment), outbuildings (other than garage or carport), sprinkler systems, private and community waste disposal systems, telephones, cable
television, intercoms, security-systems when weather conditions or other circumstances may cause equipment damage. We are not required to inspect cosmetic
items such as paint, wallpaper, carpet, or other finishes on walls, ceiling or floors, and any type of window treatment (such as blinds or draperies). We are not required to determine window treatment (such as blinds or draperies). We are not required to determine non-compliance with manufacturer’s specifications or
applicable regulatory requirements, including (but not limited to) building code compliance. Water/moisture, leaks, seepage and drainage problems are often
only visible during or after a certain amount of rain. It is thus impossible to observe water/moisture, leaks, seepage and drainage problems unless the inspection is conducted during or immediately after a rain sufficient to reveal such problems.
Page 40 of 41
It is beyond the scope of this inspection to determine if any system or component is, has been, or will be part of any product, component or system recall in the
future. Client may wish to subscribe or contact the CPSC (Consumer Product Safety Commission) for recall information regarding any system or component.
DRYWALL MANUFACTURED IN CHINA EXCLUSION: AmeriSpec is not responsible for testing, discovering or
reporting drywall that was manufactured in China. Furthermore, AmeriSpec is not responsible for any damages that arise from or related to drywall
manufactured in China. Drywall manufactured in China was shipped to the United States between 2004-2008. If your home was constructed or repaired during this time period, AmeriSpec recommends that further testing is conducted to determine the presence of drywall manufactured in China.
MOLD EXCLUSION: AmeriSpec is not responsible for discovering or reporting on the presence or absence of mold or mildew. Furthermore,
AmeriSpec is not responsible for any damages that arise from or related to mold or mildew, even if the mold or mildew is a direct consequence of a condition upon which AmeriSpec is required to report as set forth in this agreement.
CALIFORNIA REQUIREMENTS: Division 3, Chapter 9.3 §§7195-7199 of the Business and Professions Code provides certain
requirements for home inspectors (“California Requirements”). Pursuant to the California Requirements, the inspection report “shall identify the inspected systems, structures, or components of the dwelling, any material defects identified, and any recommendations regarding the conditions observed or
recommendations for evaluation by appropriate persons.” As indicated above, AmeriSpec shall perform the inspection in compliance with the inspection
guidelines. However, in the event that the California Requirements impose a duty or obligation not required in the inspection guidelines, we will comply therewith. In other words, we will exceed the inspection guidelines to the extent required by the California Requirements. This inspection shall, thus, be in full
compliance with the California Requirements.
ADDITIONAL SERVICES: We may be able to perform any one or more of the Ancillary Services listed in this agreement. The availability of
the Ancillary Services varies depending on location. You should confirm availability prior to execution of this Agreement. Unless you request Ancillary
Services by checking the appropriate line beside the desired service and we agree to perform the Ancillary Service by executing this Agreement, this
Agreement is for the general home inspection only and does not include the other delineated Ancillary Services, including but not limited to the following: carbon monoxide test, radon gas test, water analysis, on-site waste disposal system inspection, basic energy assessment, wood destroying insects (or organisms)
inspection, pool & spa inspection, or invasive testing of EIFS, Exterior Insulation & Finishing Systems (also known as artificial or synthetic stucco) to
determine the existence of moisture and damage relates thereto.
In addition to performing Services under this Agreement, AmeriSpec may market and sell the services or products of other companies that may be of interest to its customers. AmeriSpec may be paid a fee by these companies based on a good faith estimate of the reasonable value of its services and expenses incurred by
Amerispec in promoting, selling, processing, and advertising the services or products of these companies. The Customer acknowledges that the performance of
services by these companies and the nature, quality and performance of any of their products is the sole responsibility of the respective companies, and that AmeriSpec shall not be liable for Customer dissatisfaction or any damages or losses arising therefrom, Further, Customer should contact the relevant service
provider with questions or concerns regarding their services or products. AmeriSpec may also arrange for these service providers to send literature or make
post-inspection contact with Customer. If Customer does not wish to receive literature from or be contacted by a
service provider, Customer must notify AmeriSpec. Likewise, AmeriSpec may, where permitted by law, pay fees to third-party
companies for marketing and selling AmeriSpec services or products. Such fees will be based on a good faith estimate of the reasonable value of the services and expenses incurred by the third-party company in promoting, selling, processing, and advertising the services or products of AmeriSpec.
DISPUTE RESOLUTION AND REMEDY LIMITATION:
Notice of Claims – You understand and agree that any claim(s) or complaint(s) arising out of or related to any alleged act or omission of AmeriSpec
in connection with the Services shall be reported to us, in writing, within ten (10) BUSINESS DAYS OF DISCOVERY. Unless there is an emergency
condition, you agree to allow us a reasonable period of time to investigate the claim(s) or complaint*(s) by, among other things, re-inspection before you, or
anyone acting on your behalf, repairs, replaces, alters or modifies the system or component that is the subject matter of the claim. You understand
and agree that any failure to timely notify us and allow adequate time to investigate as stated above
shall constitute a complete bar and waiver of any and all claims you may have against us related to
the alleged act or omission unless otherwise prohibited by law.
Arbitration – Any dispute concerning the interpretation of this Agreement or arising from the Services and Report (unless based on payment of fee)
shall be resolved by binding, non-appealable arbitration conducted in accordance with the rules of the American Arbitration Association, except that the parties
shall mutually agree upon an Arbitrator who is familiar with the home inspection industry.
Limitations Period – Any legal action arising from this agreement or from the Services and Report, including (but not limited to) the arbitration
proceeding more specifically described above, must be commenced within one (1) year from the date of the Services. Failure to bring such an
action within this time period shall be a complete bar to any such action and a full and complete
waiver of any rights, or claims based thereon. This time limitation period may be shorter than provided by state law.
Page 41 of 41
Limit of Liability – Due to the nature of the Services we are providing, it is difficult to foresee or determine (at the time this Agreement is formed)
potential damages in the event of negligence or breach of this Agreement by us. Thus, if we fail to perform the Services as provided
herein or are careless or negligent in the performance of the Services and/or preparing the Report,
our liability for any and all claims related thereto is limited to the lesser of the cost to repair
adjusted for the remaining life of the system or component or two (2) times the fee paid for the
Services, and you release us from any and all additional liability. There will be no recovery for
consequential damages. You understand that the performance of the Services without this limitation of liability would be more technically
exhaustive, likely require specialist(s) and would cost substantially more than the fee paid for this limited visual inspection.
OTHER PROVISIONS:
Confidentiality – You understand that the Services are being performed (and the Report is being prepared) for your sole, confidential and exclusive
benefit and use. The Report, or any portion thereof, is not intended to benefit any person not a party to this Agreement, including (but not limited to) the seller
or the real estate agent(s) involved in the real estate transaction (“third party”). If you directly or indirectly allow or cause the
Report or any portion thereof to be disclosed or distributed to any third party, you agree to
indemnify, defend, and hold us harmless for any claims or actions based on the Services or the
Report brought by the third party. By signing this agreement, you authorize us to distribute copies of the Report to the real estate agents
or attorneys directly involved in this transaction who are not intended beneficiaries of the Report.
Nature of the Franchise Relationship – We are a franchisee of AmeriSpec, L.L.C. As a franchisee, we are an independently owned and
operated business that has a right to use the AmeriSpec names and marks and system of operation. AmeriSpec, L.L.C. does not control our day to day activities.
In retaining us to conduct the Services, you acknowledge your understanding that AmeriSpec, L.L.C. is in no way involved in conducting the Services, and is not responsible for our actions. Questions, concerns or complaints should be directed to us rather than AmeriSpec, L.L.C.
Severability and Entire Agreement – The parties agree that should an Arbitrator or Court determine that any provision(s) in this
Agreement is void, voidable, or unenforceable, the remaining portions shall remain in full force and effect. This agreement (in its entirety), and any attached, executed Addends, contains the entire agreement between the parties, and there are no other r representations, warranties, or commitments, except as are
specifically set forth herein. This agreement supersedes any and all representations or discussions, whether oral or written, if any, among the parties relating to
the subject matter of this agreement. This agreement may be modified, altered or amended only if agreed to in writing and signed by the parties.
THE INSPECTION, ANCILLARY SERVICES, INSPECTION AGREEMENT AND REPORT
DO NOT CONSTITUTE A WARRANTY, AN INSURANCE POLICY, OR A GUARANTEE OF
ANY KIND; NOR DO THEY SUBSTITUTE FOR ANY DISCLOSURE STATEMENT AS MAY
BE REQUIRED BY LAW.