inspection #: 10170000 amerispec of san …...1306. ventilation gable vents. roof vents. 1307....

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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.


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.


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


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.





1407. Deck/Slab Concrete.

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Workshop/Shed


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


1404.2a. Electrical Open junction boxes were noted. This is a safety concern.





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.


1500a. Type Attached garage.

1501. Exterior Stucco.

1502. Roof Refer to roof comments.

1503. Ceiling Partial ceiling. Open framing.

Water stain noted at framing.



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.





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


1601a. Floor Concrete.




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.


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)


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.


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.


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.


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


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.


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.


2601a. Floors Vinyl tile.

Flooring noted damaged/missing in various locations. We

advise repairs/replacement as required or needed.




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.




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



Worn finish noted.



2705. Windows Serviceable.

2705a. Screens Serviceable.


Dining Room





2724. Doors Serviceable. Glass slider.



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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.






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.


2901a. Floors Tile.




2905. Windows Latch noted inoperable. We advise repairs/replacement

as required or needed.

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Bathroom (cont)

2905a. Screens Serviceable.




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.

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Hall Bathroom


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



2906.2. Electrical Ground Fault Circuit Interrupter (GFCI) is not present;



corrections.

2908.2. Heating Source Forced-air heating register.

2909.2. Tub Surround Serviceable. Tile surround.







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Bathroom (cont)

2909.2a. Tub Surround Drain stop noted missing at tub. We advise making


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.

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Middle Left Bathroom






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.







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.

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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.


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.

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Right Rear Bedroom (optional)


3001a. Floors Tile.



Ceiling fan noted, activated.


3005. Windows Latch noted damaged. We advise repairs/replacement as

required or needed.



3007. Closet / Cabinet Serviceable. Mirrored wardrobe doors noted.

Left Rear Bedroom


3001a.2. Floors Vinyl tile.

3002.2. Walls Holes noted. We advise repair.

3003.2. Ceilings Damage noted.





close of escrow.

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Bedroom (cont)


We advise installing a doorstop to prevent wall damage. 3005.2. Windows Latch noted inoperable. We advise repairs/replacement



3006.2. Electrical Serviceable.

3007.2. Closet / Cabinet Doors noted missing. We advise replacement.

Middle Left Bedroom







3005a.3. Screens Screen noted missing. We advise replacement.


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Bedroom (cont)

3007.3. Closet / Cabinet Doors noted missing. We advise replacement.

Left Front Bedroom






3005.4. Windows Latch noted inoperable. We advise repairs/replacement




3007.4. Closet / Cabinet Serviceable.

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Middle Right Bedroom








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.

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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.

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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.

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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.

inspection #: 10170000 amerispec of san …...1306. ventilation gable vents. roof vents. 1307....

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