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Kelly T. Keyes

[email protected]

August 12, 2013 10:00 a.m 1374

371 Balsam Avenue

Sunnyvale CA 94085 1,341

Eva Dixon

Dana Van Hulsen APR - Palo Alto

650-248-3950 [email protected]

$ 450 50 Age $ 500

REIG, INC.$ 500

180 Second Street, Suite ALos Altos

CA 94022

✔

8/12/13N/A N/A

check # 164

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REAL ESTATE INSPECTION GROUP, INC.

Residential and Commercial Property Inspections 1 - 8 0 0 - 9 0 0 - 1 2 3 9

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TABLE OF CONTENTSPAGE

Order Information 1 Index 2 Scope of Inspection 3 Definitions 4 Exterior Section I 5 Exterior Section II 6 Electrical System 7 Heating and Air Conditioning Systems 8 Plumbing and Water Heating 9 Kitchen 10 Bathrooms 11 Interior 12 Foundation, Framing, & Insulation 13 Summary of Non-Functioning or Action Items 14-16 General Comments 17

PRELIMINARY COMMENTS

Carry Over Page IAppendix 1: CO Alarm Requirement Information

371 Balsam Avenue August 12, 2013

18-22Photos23

Appendix 2: ASHI Standards of Practice

PRELIMINARY COMMENTS

We have inspected the major structural components, plumbing, heating and electrical systems for visual signsof significant nonfunctional performance, excessive or unusual wear, and general conditions of the property.Our findings and recommendations are not intended as criticisms of the building, but as professional opinionsregarding the conditions present.

Please keep in mind that in some dwellings there may be features and systems that may not conform withcurrent building standards. While we attempt to list any health, hazardous, and safety issues, we do notwarrant that all non-conforming issues will be listed, as they may not have been a requirement at the time thehouse was built. The client should be aware that all dwellings need ongoing preventive maintenance in orderto keep all aspects of the property in functional conditions. In most homes of similar age, there are typicallysome repairs needed.



Real Estate Inspection Group, Inc. SCOPE OF INSPECTION

If the client is the buyer, this report is not intended to be used by any third party, and the INSPECTOR shall not be accountable to any such third parties in any manner. If the report is a “Listing Inspection” for the seller, the report may be relied on (within the scope of the inspection described below), by both the seller and the buyer of the property from the seller upon execution of this agreement (Civil Code 1102.4c). The report is not intended to be distributed to any subsequent buyer of the property for reliance by the subsequent buyer, and the INSPECTOR is not accountable to such subsequent buyers in any manner. The inspection is limited to the visible conditions of the property, and the purpose of this report is to provide the user an overview of the subject residence. The INSPECTOR can only spend a limited amount of time on each item and the report is thus limited in scope to only those items described herein, and only to the extent described in the Standards of Practice of the American Society of Home Inspectors (ASHI®), a copy of which is attached to the inspection report. The INSPECTOR will inspect the major structural and electrical / mechanical components for visual evidence of material defects and this report is not a statement of the code or permit complying condition of the property as only a governmental building inspector is authorized to determine the code permit complying condition of the property.

CLAIMS PROCEDUREIt is hereby agreed and understood that should the client claim to discover that one or more aspects of the report is incorrect, the client agrees to notify the inspector before any corrective measures are undertaken, and further to allow a re-inspection by the INSPECTOR of the reported problem at no cost to the client. Should the INSPECTOR determine in the INSPECTOR’S sole discretion that a repair or replacement needs to be performed, the client agrees to allow the INSPECTOR the opportunity to effect said repair during the period of the client’s possession of the property prior to initiating any mediation, arbitration or civil action. If there is a conflict regarding the wording of a report, the report kept at REIG, Inc. shall prevail.

ARBITRATION AGREEMENTAny dispute between the client and the INSPECTOR arising out of the inspection or the resulting report shall be decided by neutral arbitration in accordance with Chapter 3, Title 9 of the California Code of Civil Procedures (C.C.P. 1282, et seq.) and not by court action except as provided by California law for judicial review of arbitration proceedings. The parties to any arbitration under this agreement shall have the discovery rights provided in California Code of Civil Procedure 1283.05. The arbitrator shall be a retired Superior Court judge, a licensed California Attorney with at least five years of real estate experience or home inspector with at least five years experience as defined in Business and Professional Code 7195 et seq. If the parties herein cannot agree upon an arbitrator, the Superior Court of the county in which the property is located shall appoint an arbitrator. The prevailing party in any arbitration under this Arbitration Agreement shall be entitled to recovery fees and costs incurred in the proceeding.

By signing below, you are specifically agreeing to the Scope of the Inspection, the Claims Procedure, and the Arbitration Agreement above, and all conditions as described above. You are agreeing to have any dispute decided by neutral arbitration as provided by California law and you are giving up any rights you might possess to have the dispute litigated in a court or jury trial. If you refuse to submit to arbitration after agreeing to this provision, you may be compelled to arbitrate under the authority of the California Code of Civil Procedure.

IF THIS AGREEMENT IS NOT SIGNED BY ANY PARTY, THIS INSPECTION REPORT WILL CARRY NO WARRANTY OR GUARANTEE AS TO ITS CONTENTS, AND SHALL BE AS INFORMATION ONLY FOR THAT PARTY.

SELLER: DATE:

BUYER: DATE:

INSPECTOR: DATE: August 12, 2013


August 12, 2013



DEFINITIONS

The following are definitions of words likely to be used in this report when evaluating the condition of the elements of the house.

FUNCTIONAL CONDITION:As far as could be determined within the scope of this inspection, the item was in serviceable condition and functioned according to its purpose.

FAIR CONDITION:While not in excellent condition, the item performed according to reasonable expectations.

POOR CONDITION:While functioning, the item did not perform to reasonable expectations. Maintenance, repairs, or replacement may be needed at the present time, or in the near future.

NON-FUNCTIONING or ACTION ITEMS:These items did not meet the minimum standards of the manufacturer, and immediate safety or structural concerns may be present. Examples include a leaking or damaged hot water heater, a substandard electrical panel, a leaking roof, or a broken chimney. Other items that are less integral to the major systems of the house, such as a broken window pane, a missing or broken door handle, or an inoperative water faucet may also be categorized as non-functioning or action items.

CODE COMPLIANCE ISSUES: This is not a code compliance inspection. Only the building department may determine the code status of any particular condition at the property. An item is only required to comply with the codes that were applicable at the time the house was built or remodeled. Items may sometimes be mentioned in the report that do not comply with current code requirements because of safety or other concerns. These items should be verified with the local building department for specific details and recommendations.

HAZARDOUS MATERIALS

This report does not include reporting on the presence of any environmental hazards including, but not limited to mold, radon, lead, toxins, carcinogens, noise, and contaminants in soil, water, and air.

Nor does it include the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances.

YOU ARE STRONGLY ADVISED TO REVIEW THE HANDBOOK “CALIFORNIA GUIDES TO ENVIRONMENTAL HAZARDS, EARTHQUAKE SAFETY, LEAD IN YOUR HOME AND ENERGY USAGE” PROVIDED TO YOU BY YOUR REALTOR.




EXTERIOR IItems Inspected: Exterior walls, flashings, trims, eaves, soffits, and fascias, where accessible from ground level. Exterior doors, windows, and operating hardware. Roof coverings, flashings, roof drainage systems and skylights if present. Chimneys and flues if accessible. Component Description:

Items Not Included: This Section does not include the screening, shutters, or awnings.

EXTERIOR WALLS ROOF COMPONENTS CHIMNEYS• Wood siding • Asphalt composition roll • Brick w/spark arrester/cap• Wood trim • Metal downspouts


EXTERIOR DOORS & WINDOWS:The doors and hardware were tested to assure proper function. There were primarily dual pane single hung and fixedwindows in the house. A representative sampling of accessible windows were operated. They appeared to be inserviceable condition unless otherwise noted in the Action Items. Please note that dual pane windows and doorshave a vacuum seal between glazing sheets. When seals deteriorate the area between the glass may attract vapor andbecome cloudy. When seals fail the glazing units must be replaced. As failure occurs over time it is not alwayspossible to locate all failed glazing seals during our inspection. Therefore, while we look for broken seals, we canmake no guarantee on finding any or all of them.

EXTERIOR WALL COVERING & TRIM:The exterior wall coverings and trim were inspected for evidence of damage and/or possible water penetration, andto determine their overall condition. The walls appear to be in serviceable condition however there is some damageto the siding and some holes that may allow moisture or pest intrusion. There is evidence moisture infiltration orwood damage to some of the facia boards and window trim. We do not perform a pest control inspection andrecommend that you refer to the pest inspection report for information related to any wood damage that may havebeen noted during the pest inspection.

ROOF SYSTEM:The roof system was inspected by walking on it. The roof coverings, flashings, penetrations and the roof drainagecontrol systems were inspected for signs of damage, water penetration or other adverse condition. The roof appearsto be in fair overall condition with evidence of patching that coincides with water staining at several eve and ceilinglocations.

CHIMNEY:There is a brick chimney at the roof that did not move when pushed laterally. The was no evident visible damageand the chimney has a rain cap/spark arrester at its top.

EXTERIOR I ACTION ITEMS:1.The rear door off the garage has non tempered glass in it. As current requirements call for tempered glass in alldoors the buyer may wish to install tempered glass in the door to improve safety. The door does not have a thresholdat its base a should have one installed to limit moisture and pest intrusion.2. There is some damaged to the siding and trim of the house. (Photo#1) The facia trim at the upper roof area showsblistering of its paint. (Photo#2) There is poor weather sealing and wood damage at the clerestory window trim ofthe living room area. (Photo#3) Some of the siding boards have holes in them (Photo#4), and there are areas of thesiding and trim that have poor paint coverage. I recommend inspection by a licensed pest control operator and repairas needed.(Continued on page 23)



EXTERIOR IIItems Inspected: Walkways, patios, porches and driveways leading to dwelling entrances. Vegetation, grading, surface drainage and retaining walls when any of these may have an adverse effect on the building. Attached decks, balconies, stairways, and their associated railings if present.Component Description:

Items Not Included: Fences, geological or hydrological conditions, outbuildings, storage sheds, recreational facilities, seawalls, docks, breakwalls, and erosion or earth stabilization control methods.

DRIVEWAYWALKS AND PATIOSPORCHES AND DECKS

• Poured concrete

• Poured concrete Flagstone walkway and patio• Concrete porch at the front


DRIVEWAY, WALKWAYS & PATIO(S):The driveway and walkways were inspected for evidence of extensive cracking, excessive lifting or settlement, orother damage. They appeared to be functional and serviceable unless noted in Action Items.

DECKS & PORCHES:The flagstone patio at the back of the hose shows some cracking and voiding at its mortar joints. The patio surfaceshould be repaired to help prevent further damage and to avoid tripping hazards due to its uneven surface.

RETAINING WALLS:None

GROUNDS:The overall grading of the property was visually inspected. Area drainage around the perimeter of the house appearsto be reasonably controlled. Downspouts should be extended away from the foundation perimeter during the rainyseason. Area drainage should be observed during rainy periods and steps taken to divert water away from thebuildings foundation. It should be recognized that drainage conditions and latent problems can only be detectedduring occupancy of the house. I recommend the seller be consulted regarding any unusual or seasonal conditions.

EXTERIOR II ACTION ITEMS:1. There is some cracking of the driveway and garage slab that is normal to this building location. I recommendperiodic sealing of driveway cracks to help prevent water infiltration which may lead to settlement and other issues.



ELECTRICAL SYSTEMItems Inspected: Service drop, entrance conductors, cables and raceways. Service equipment and main disconnects, service grounding, interior components of service and sub panels, conductors and overcurrent protection devices (including GFCI and AFCI circuit breakers if present). A representative number of lighting fixtures, switches, receptacles, and ground fault circuit interrupters (GFCI), if installed.Component Description:

Items Not Included: Remote control devices only if they provide primary control. Alarm and low voltage systems, and lights that are controlled by timers or photo-voltaic cells. Ancillary, network and communications wiring. Systems which are not part of the primary electrical power distribution system and solar power collection systems. Measuring of amperage, voltage, or impedance.

MAIN PANEL RATING & LOCATIONSERVICE VOLTAGE & MAIN DISCONNECTSUB PANEL LOCATIONWIRING METHOD(S)WIRING TYPE(S)220V SERVICE LOCATIONS

• 200amps • Right side of garage• 120 / 240 •200amp• None• NMC (romex) Cloth covered• Copper at 110V/220 circuits• A/C


ELECTRICAL PANEL(S) & WIRING:The interior components, wiring, and overcurrent protection devices (circuit breakers) of the main panel wasinspected. The main panel was upgraded in 2001. The circuit breaker sizes were consistent with the amperageratings of the circuit wiring. There were no double lugged circuit breakers. The final grounding points of the panelswere not visible and the continuity could not be verified. The individual circuits in electrical panels should beidentified and properly labeled for safety and convenience. Label or verify labeling of the panels upon occupyingthe house so that the power can be turned off quickly for maintenance or in an emergency.

LIGHTS, FANS, OUTLETS & SWITCHES:A representative sample of the accessible outlets, lights, and switches was tested. Tested fixtures respondednormally. GFCI outlets were installed in the kitchen, bathrooms and exterior.

ELECTRICAL ACTION ITEMS:1. In the garage there are various exposed wires and junction boxes with no covers. (Photo#8&9) I recommendevaluation of the garage wiring by a licensed electrical contractor and repairs as needed for function and safety.2. The garage door motor is plugged in to a temporary extension cord. I recommend installing a permanent outletadjacent to the garage door opener.3. In the master bedroom there is a grounded plug on the right wall that tests as having open ground wiring. Theoutlet should be repaired so as to have continuous ground wiring for safety.4. In the sub area at the left of the entry panel there is an electrical junction box with no cover. A cover should beadded for safety.



HEATING & A/C SYSTEMItems Inspected: All installed heating equipment, including visible duct system components, vent systems and flues where readily accessible. Air conditioning equipment if present.Component Description:

Items Not Included: Interiors of flues or chimneys not readily accessible, any heat exchanger, humidifier or dehumidifier, electronic or media air cleaners, solar space heating system, and window air conditioners. Determination of the adequacy and distribution balance of the heating and/or air conditioning system.

BRAND ENEGY SOURCE AND HEATER TYPE LOCATION• Heil • Vertical gas fired forced air unit • Hallway closet


PRIMARY HEAT SOURCE:The readily accessible and visible furnace components and vent sections were examined. The unit is labeled asbeing manufactured in 2001. It was tested and operated for about ten minutes. It appeared to be functional andserviceable. Per ASHI standards the inside of the heat exchanger is not within the scope of this inspection. Furnaceunits should be serviced on a regular basis and their components evaluated for safety and function. The air filtersshould be replaced and changed on a regular basis.

AIR CONDITIONING SYSTEM:There is an Air conditioning component installed at the furnace and a compressor unit at the rear of the house. Thecompressor is a Heil brand manufactured in 2001. The A/C system was tested and operated for about ten minutes.The system responded normally at the time of inspection.

DUCTS AND AIR FLOW:The heating supply ducts are located in the sub area. They are newer, flexible and insulated and appear to be infunctional condition. Air flow at the heating registers appeared normal.

HEATING AND COOLING ACTION ITEMS:1. The furnace flue is in contact with the roof framing. (Photo#10) Flue venting should have recommendedclearances to flammable material. I recommend enlarging the framing penetration to allow for the requiredclearance.



PLUMBING & WATER HEATINGItems Inspected: Interior water supply and distribution systems including related fixtures and faucets. Drain, waste and vent systems. Water heating equipment and flue vent systems. Fuel storage and fuel distribution system, any drain sumps, sump pumps, and related piping. Component Description:

Items Not Included: Clothes washer connections, and the operation of safety or shutoff valves. Wells, well pumps and water storage equipment. Water conditioning and solar water heating systems. Fire and lawn sprinkler systems, private waste disposal systems, and propane tanks. Adequacy or quality of the water supply.

WATER SUPPLY PIPINGMAIN WATER SUPPLY LINEDRAIN, WASTE & VENT PIPING

• Copper and galvanized steel

• Copper where visible

• Cast iron, galvanized steel, and ABS plastic

MAIN WATER SHUTOFF VALVE LOCATION:MAIN GAS SHUTOFF VALVE LOCATION:

• Front of house

• Left side of house

WATER HEATER BRAND TYPE CAPACITY LOCATION• A.O. Smith • Gas • 40 gallon • Garage


WATER & GAS SUPPLY, AND WASTE LINES:The visible components of the plumbing system were inspected for evidence of leaking or unusual corrosion, andthe plumbing fixtures were tested. The water pressure was normal even with multiple fixtures in use in thebathrooms. The water pressure may drop when multiple fixtures are tested simultaneously in different bathrooms.Additionally, the water pressure may vary at any time due to landscape irrigation and neighborhood usage. In theevent of an emergency, the gas may need to be turned off quickly. Attach an earthquake wrench to the meter so thatit can be shut off in an emergency. Test the main gas shutoff valve and contact the local utility company if thevalve is difficult to operate.

WATER HEATER:The water heater response to the thermostat was tested and appeared normal. The heater is marked as having beenmanufactured in 1997. There is a temperature/pressure relief valve drain line that drains to the base of the unit, theunit is raised 16" off the floor. It has seismic strapping and bracing behind the water heater to prevent movementduring earthquake.

PLUMBING ACTION ITEMS:1. The water heater was manufactured in 1997 and is reaching the end of intended service life. The water heater flueis in contact with roof framing and the area should be modified to meet standards for clearance to flammablematerials. (Photo#11) The temperature/pressure relief valve drain line does not terminate at the exterior as required.(Photo#12) I recommend extending the drain line to the exterior as required. The galvanized water supply pipe atthe back of the water heater shows corrosion. (Photo#13) This fitting should be replaced as the corrosion willeventually lead to leaking at this location. The water heater is 16" off the floor instead of the required 18". Thebuyer may wish to raise the water heater to the required height.2. In the sub area there is galvanized and copper pipe installed. Connections between these pipes require dialectic orbrass fittings. Some of the water pipes show corrosion that will lead to leaking. (Photo#14) I recommend repair ofcorroded pipe and the installation of proper fittings at all pipe connections. Eventual replacement of galvanized pipewith copper is recommended.



KITCHENItems Inspected: Primary cooking equipment, garbage disposals, fixed dishwashers, and ventilation system if present. Countertops and a representative number of built-in cabinets.Component Description:

Items Not Included: Water purification systems and filters, and instant hot water dispensers. Freestanding microwave ovens, appliances, trash compactors, refrigerators, clothes washers and dryers.

BRAND APPLIANCE TYPE• Whirlpool • Gas range without anti-tip bracket

• Kenmore

• ISE

• Broan

• Dishwasher with an air gap valve

• Garbage disposal

• Ducted fan with hood above the range• Ducted fan with hood above the range


APPLIANCES:The installed cooking appliances were tested for proper response and function. All of the other installed applianceswere inspected and tested to assure they were fully functional and free of leaking or damage. Temperature andother types of exhaustive testing are not performed on the kitchen appliances.

SINKS & PLUMBING:The sink was tested, and the faucet and drain lines were inspected. They appeared to be functional and serviceableunless otherwise noted in the Action Items. Check under the sink once every month for possible leaking. Free upany stiff or stuck water shutoff valves and tighten the packing nuts as needed.

SURFACES & CABINETS:The floors, cabinets, countertops, walls, and ceilings were inspected. They appeared to be functional andserviceable unless otherwise noted in the Action Items. We do not inspect for cosmetic damage.

ELECTRICAL SYSTEMS:The accessible outlets were tested, and the visible wiring was inspected. They appeared to be in serviceablecondition. GFCI outlets were installed at the kitchen counter. Any conditions found to be in need of attention arenoted in the Action Items of the Electrical System.

KITCHEN ACTION ITEMS:1. The range does not have an anti-tip bracket installed and should have one installed for safety.2. The range hood fan has ducting to the exterior however it appears to vent to the room. It may not be connected tothe ducting system. I recommend verifying the fan vents to the exterior.3. The auto starters at the range do not function on all the burners. The range should be serviced for function andsafety.



BATHROOMSItems Inspected: Sinks, toilets, tubs, shower and bath enclosures, faucets, visible drain lines, countertops, cabinets, flooring, and ventilation.Component Description:

Items Not Included: Spas, saunas, steam rooms, and associated water heating and filtering systems.


SINKS & FIXTURES:The sinks were filled, and the faucets and drain lines were tested. They appeared to be functional and serviceableunless otherwise noted in the Action Items. Check under the sinks once every month for possible leaking. Free upany stiff or stuck water shutoff valves and tighten the packing nuts as needed.

TOILETS:The toilets were inspected and the flush mechanisms were tested. They appeared to be functional and serviceableunless otherwise noted in the Action Items.

SHOWERS & BATHTUBS:Shower enclosures and plumbing were inspected and appeared to be in functional condition unless noted inAction Items.

ELECTRICAL SYSTEMS:The accessible electric outlets and switches were tested. They appeared to be in serviceable condition. Anyconditions found to be in need of attention are noted in the Electrical Action Items.

GENERAL COMMENTS & MAINTENANCE:Our primary goal is to determine whether or not a component is in serviceable condition or is significantly deficient.Conditions related to appearance only, known as “cosmetic defects,” are not within the scope of this inspection,which includes but is not limited to the following: commonly occurring surface cracks in synthetic sinks,countertops, tubs and showers; deterioration of finishes on faucets, spouts, shower heads, drains and metal trim;failed silver backing on mirrors; chipped tiles; and natural variation in stone surfaces.

Caulking around the tub or shower enclosure (especially at the floor line) should be examined regularly andproperly renewed at the first signs of failure to avoid possible water damage.

BATHROOMS ACTION ITEMS:1. The drain stop in the master bathroom does not function and should be repaired for convenience.



INTERIOR Items Inspected: Walls, ceilings, floors, stairways, and railings. Countertops and a representative number of cabinets and interior doors, fireplace(s), and placement of the smoke detectors. Component Description:

Items Not Included: Window treatments, central vacuum systems and recreational facilities. Interiors of chimneys and flues, firescreens and doors, combustion devices and associated draft characteristics, and movement of any fireplace insert. Central fire alarm and fire sprinkler systems.

FLOOR COVERINGS • Hardwood • tileWALLS • Sheetrock

CEILING • Sheetrock


FLOOR COVERINGS:The visible floor coverings were inspected for evidence of damage or other problems. They appeared to befunctional and serviceable unless otherwise noted in the Action Items. We did not inspect under rugs or carpetingor for cosmetic damage, and we do not move furniture. The floor levels in the living room and middle bedroomhave obvious slopping towards the left side of the house.

WALLS, CEILINGS & INTERIOR DOORS:The ceiling and wall surfaces were inspected for evidence of damage or other problems. Ceiling and wall surfacesappeared to be in good condition unless noted in the Action Items.

FIREPLACE(S):There is a wood burning fireplace in the living room. The visible components of the fireplace interior was inspectedfor any defects. Conditions found to be in need of attention are noted in the Action Items.

SMOKE DETECTORS:Smoke detectors were installed in one bedroom, the hallway and living room. They were not tested. The buyer isadvised to check the installed smoke detectors for safety before occupying the house. Smoke detectors should betested monthly for proper response. At least one detector is required at the entrance to any bedroom sleeping area,and on each floor if the house has been remodeled or built since August 1992 (Health & Safety Code 13113.8).There was no CO detector in the common area of the home.As of July 1st 2011, all dwellings must have a carbon monoxide detector on each level of the home.See appendix 1: CO Alarm Requirements.

INTERIOR ACTION ITEMS:1. Smoke detectors should be installed in all bedrooms. CO detectors are required in the common areas of the home.The seller should verify the installation and functioning of smoke and CO detectors in all required locations in thehouse.2. In the garage the door to the kitchen is not fire rated or self closing. The door opens out over steps leading to thegarage floor. (Photo#15) Current standards call for a conforming landing at the door threshold height. I recommendupgrading the door to a conforming self closing, fire rated door for improved safety. The buyer may considermodifying the garage step area to meet current standards.3. In the living room, garage and bedrooms there is evidence of water penetration and staining at the ceilings.(Photo#16&17) As noted in the Exterior I Action Items I recommend inspection and repair of the roof system by alicensed roofing contractor.



FOUNDATION & FRAMINGItems Inspected where visible: Foundation, floor structure, sub area drainage and moisture conditions. Wall, ceiling and roof structure. Presence of foundation to framing anchors. Any insulation present and/or visible.Component Description:

Items Not Included: This report does not include engineering or architectural services, and offers no opinion as to the strength or adequacy of any structural system or component. Only areas clearly visible are included.

FOUNDATION TYPE

FOUNDATION ANCHORS

• Poured concrete perimeter stem wall

• Poured concrete slab-on-grade at the garage.

• Bolts or other anchors were not determined due to the type of construction.FLOOR STRUCTURE

WALL STRUCTUREROOF STRUCTURECEILING STRUCTURE

• 4X wood posts • 4X wood girders

• 2X conventional wood platform framing.• 2X Framing• 2X Framing


FOUNDATION AND FRAMING:The sub area of the house was entered from an access panel at the right exterior. The foundation was inspected forevidence of damage or other adverse conditions. There is some settlement at the left of the foundation. There aresome cracks to the foundation that are considered normal to this building location. The sub area drainage andmoisture conditions were evaluated. The soil was dry at the time of inspection. The visible framing components ofthe structure were inspected for evidence of damage, deterioration or other adverse conditions. Any conditionsfound to be in need of attention are noted in the Action Items.

INSULATION:There is no attic and there does not appear to be any roof insulation.There is no insulation under the floor framing.Wall areas were not accessible for determination of insulation.

ATTIC:None

FOUNDATION AND FRAMING ACTION ITEMS:1. The foundation at the left of the building shows settlement in relation to the framing above. There is gappingbetween the floor framing and the foundation. Floor conditions in the rooms above show about 1" of settlement.There is some cracking of the sheetrock along the left wall. The foundation appears to be in functional conditionwith some small cracks. There is no obvious rotation or failure to the foundation. (Photo#18) I recommendevaluation by an appropriate licensed specialist.2. At the left of the sub area access panel there is some cracking to the foundation. (Photo#19) This is due to andopening in the inside of the foundation where a pipe penetrates the foundation wall. I recommend monitoring thecrack as an indication of foundation movement.3. There is evidence of water staining and wood damage under the bathrooms and kitchen. (Photo#20) I recommendinspection and repair by a licensed pest control operator.



NON-FUNCTIONING OR ACTION ITEMS IEXTERIOR I ACTION ITEMS:1.The rear door off the garage has non tempered glass in it. As current requirements call for tempered glass in alldoors the buyer may wish to install tempered glass in the door to improve safety. The door does not have a thresholdat its base a should have one installed to limit moisture and pest intrusion.2. There is some damaged to the siding and trim of the house. (Photo#1) The facia trim at the upper roof area showsblistering of its paint. (Photo#2) There is poor weather sealing and wood damage at the clerestory window trim ofthe living room area. (Photo#3) Some of the siding boards have holes in them (Photo#4), and there are areas of thesiding and trim that have poor paint coverage. I recommend inspection by a licensed pest control operator and repairas needed.(Continued on page 23)

EXTERIOR II ACTION ITEMS:1. There is some cracking of the driveway and garage slab that is normal to this building location. I recommendperiodic sealing of driveway cracks to help prevent water infiltration which may lead to settlement and other issues.

ELECTRICAL ACTION ITEMS:1. In the garage there are various exposed wires and junction boxes with no covers. (Photo#8&9) I recommendevaluation of the garage wiring by a licensed electrical contractor and repairs as needed for function and safety.2. The garage door motor is plugged in to a temporary extension cord. I recommend installing a permanent outletadjacent to the garage door opener.3. In the master bedroom there is a grounded plug on the right wall that tests as having open ground wiring. Theoutlet should be repaired so as to have continuous ground wiring for safety.4. In the sub area at the left of the entry panel there is an electrical junction box with no cover. A cover should beadded for safety.




NON-FUNCTIONING OR ACTION ITEMS IIHEATING AND COOLING ACTION ITEMS:1. The furnace flue is in contact with the roof framing. (Photo#10) Flue venting should have recommendedclearances to flammable material. I recommend enlarging the framing penetration to allow for the requiredclearance.

PLUMBING ACTION ITEMS:1. The water heater was manufactured in 1997 and is reaching the end of intended service life. The water heater flueis in contact with roof framing and the area should be modified to meet standards for clearance to flammablematerials. (Photo#11) The temperature/pressure relief valve drain line does not terminate at the exterior as required.(Photo#12) I recommend extending the drain line to the exterior as required. The galvanized water supply pipe atthe back of the water heater shows corrosion. (Photo#13) This fitting should be replaced as the corrosion willeventually lead to leaking at this location. The water heater is 16" off the floor instead of the required 18". Thebuyer may wish to raise the water heater to the required height.2. In the sub area there is galvanized and copper pipe installed. Connections between these pipes require dialectic orbrass fittings. Some of the water pipes show corrosion that will lead to leaking. (Photo#14) I recommend repair ofcorroded pipe and the installation of proper fittings at all pipe connections. Eventual replacement of galvanized pipewith copper is recommended.

KITCHEN ACTION ITEMS:1. The range does not have an anti-tip bracket installed and should have one installed for safety.2. The range hood fan has ducting to the exterior however it appears to vent to the room. It may not be connected tothe ducting system. I recommend verifying the fan vents to the exterior.3. The auto starters at the range do not function on all the burners. The range should be serviced for function andsafety.




NON-FUNCTIONING OR ACTION ITEMS IIIBATHROOMS ACTION ITEMS:1. The drain stop in the master bathroom does not function and should be repaired for convenience.

INTERIOR ACTION ITEMS:1. Smoke detectors should be installed in all bedrooms. CO detectors are required in the common areas of the home.The seller should verify the installation and functioning of smoke and CO detectors in all required locations in thehouse.2. In the garage the door to the kitchen is not fire rated or self closing. The door opens out over steps leading to thegarage floor. (Photo#15) Current standards call for a conforming landing at the door threshold height. I recommendupgrading the door to a conforming self closing, fire rated door for improved safety. The buyer may considermodifying the garage step area to meet current standards.3. In the living room, garage and bedrooms there is evidence of water penetration and staining at the ceilings.(Photo#16&17) As noted in the Exterior I Action Items I recommend inspection and repair of the roof system by alicensed roofing contractor.

FOUNDATION AND FRAMING ACTION ITEMS:1. The foundation at the left of the building shows settlement in relation to the framing above. There is gappingbetween the floor framing and the foundation. Floor conditions in the rooms above show about 1" of settlement.There is some cracking of the sheetrock along the left wall. The foundation appears to be in functional conditionwith some small cracks. There is no obvious rotation or failure to the foundation. (Photo#18) I recommendevaluation by an appropriate licensed specialist.2. At the left of the sub area access panel there is some cracking to the foundation. (Photo#19) This is due to andopening in the inside of the foundation where a pipe penetrates the foundation wall. I recommend monitoring thecrack as an indication of foundation movement.3. There is evidence of water staining and wood damage under the bathrooms and kitchen. (Photo#20) I recommendinspection and repair by a licensed pest control operator.




GENERAL COMMENTSThis inspection was performed in accordance with the Standards of Practice of the American Society of HomeInspectors (ASHI), a copy of which is included in the Appendix of this report, and also available athttp://www.ashi.org/documents/pdf/standards.pdf. Please be sure to read Page 3 of this report and the Standards ofPractice of ASHI, which delineate the areas and items that we inspect, and those which are excluded.

The interior and exterior of this house appears to be in good overall condition given the findings in this report. Theroof is showing evidence of leaking and will need repair. There are open electrical junction boxes at severallocations and exposed wiring in in the garage. Evaluation and repair/upgrading of unsafe electrical components isnecessary for safety and should not be overlooked. There is obvious settlement to the foundation.

This inspection and report was contracted and performed for the buyer of the inspected property. A signed and datedcopy of Page 3 (the scope of inspection agreement) has been given to Kelly T. Keyes (the inspector of the property)and covers the inspection and this report and its contents with our Errors & Omissions insurance.

Failures and leaks can sometimes develop between the time of inspection and the close of the escrow, which is thedetermining factor in why this report is not a guarantee or warranty, as the occupants of the house will continue touse the items inspected. The buyer is obligated to exercise some due diligence in performing his or her owninspection of the property before the close of escrow.

This report contains relevant information throughout all sections and paragraphs. It is designed to work as a unit,connecting all the information of all areas of the property. The information provided herein is considered ofimportance to the client’s transaction. The client(s) MUST read the report in its entirety and SHOULD NOT relyonly on specific individual phrases or words of the report. This report is narrative, thus, all lines and sentencescontain pertinent information. The summary of action items at the end of the report is provided as an “at glance”service to help identify those areas or items that need attention, and it is not to be considered the sole source ofinformation on the property. Failing to read the entire report and acting on the recommendation contained in it doesnot mean that the information on the property was not provided or disclosed by the inspector. Where commentsand/or recommendations are given, the client(s) are solely responsible for acting on the information provided bydeciding to have the deficiencies corrected, retrofitted, or left in the condition reported. Although I may giverecommendations for repairs, I cannot enforce or require that the repairs or work be performed, as this is theresponsibility of the client(s).

This report should not be considered or used as a repair bidding document, and a contractor so using it, must do soat his own risk. We recommend that all conditions be verified in the field. Any item or condition indicated in thisreport as being in need of further evaluation, correction, repair, or replacement should be examined on site bycontractors or other specialists who are licensed and experienced in the appropriate fields.I recommend a permit search to be performed on all houses I inspect where any remodeling has taken place todetermine whether properly finalized building permits are on file for all additions or modifications.

Please read through this entire report, review the photos, and call if you have any questions.

Sincerely,

Kelly T. Keyes

August 12, 2013371 Balsam Avenue

T Keyes



PHOTOS PAGE I

August 12, 2013371 Balsam Avenue

Photo 1

Hole in siding. See "Exterior I Action Item 2" onpage 5.

Wood damage at corner trim. See "Exterior IAction Item 2" on page 5.

Photo 3

Poor caulking wood damage to window trim aboveliving room. See "Exterior I Action Item 2" onpage 5.

Photo 4

Wood damage at facia above living room. See"Exterior I Action Item 2" on page 5.

Photo 2



PHOTOS PAGE II


Photo 5

Exposed wires in garage. See "Electrical ActionItem 1" on page 7.

Water damage at eves. See "Exterior I Action Item3" on page 5.

Photo 7

Rusting/leaking at downspout. "Exterior I ActionItem 3" on page 5.

Photo 8

Water penetration at eves. See "Exterior I ActionItem 3" on page 5.

Photo 6



PHOTOS PAGE III


Photo 9

Relief drain at garage floor. See "Water heaterAction Item 1" on page 9.

Uncovered junction box. See "Electrical ActionItem 1" on page 7.

Photo 11

Water heater flue in contact with roof framing. See"Water heater Action Item 1" on page 9.

Photo 12

Furnace flue in contact with roof framing. See"Heating Action Item 1" on page 8.

Photo 10



PHOTOS PAGE IV


Photo 13

Water damage to bedroom ceiling. See "InteriorAction Item 3" on page 12.

Corrosion at water heater pipe, Shock hazard. See"Plumbing Action Item 1" on page 9.

Photo 15

Garage/kitchen door open over steps. See "InteriorAction Item 2" on page 12.

Photo 16

Corrosion at water pipe in sub area. See "ElectricalAction Item 2" on page 9.

Photo 14



PHOTOS PAGE V


Photo 17

Water damage at living room. See "Interior ActionItem 3" on page 12.

Foundation crack at left of sub area entry. See"Foundation Action Item 2" on page 13.

Foundation stem wall at left of building. See"Foundation Action Item 1" on page 13.

Photo 18

Photo 19 Photo 20

Water staining under bathroom. See "FramingAction Item 3" on page 13.


©Ciel Associates, Inc. 1990-2006 Rev.01/06

CARRY OVER PAGE ICONTINUED FROM PAGE 5, EXTERIOR II ACTION ITEMS:3. There is water staining to the eves at several locations indicating leaking at the roof. (Photo#5&6) There arevarious patched areas at the roof, as well as sections of roof sealant and flashings that need repair. Thechimney flashings need resealing. Some of the downspouts show rusting and evidence of leaking. (Photo#7) Irecommend inspection by a licensed roofing contractor and repairs as necessary.

371 Balsam Avenue August 12, 2013 23

8/30/2011 1 of 1

REAL ESTATE INSPECTION GROUP 180 Second Street, Suite A

Voice: (800) 900-1239 Fax (650) 941-3689 Email: [email protected]

Working with the new CO Alarm Requirement in Home Inspections

Basic Requirement: All single family homes and townhouses are required to have carbon monoxide (CO) alarms installed as of July 1st, 2011. The new standard requires Smoke Detector/CO alarms outside each separate sleeping area and on every level of the dwelling that has a fuel burning appliance, fireplace or attached garage. Detailed Suggestions:

1. Every home with at least one fuel-burning appliance/heater, attached garage or fireplace should have a Smoke Detector/CO alarm. This means nearly every house in the Bay Area.

2. If the home has only one Smoke Detector/CO alarm, it should be installed in the main bedroom or in the hallway outside of the sleeping area. Place the alarm at least 15 feet away from fuel-burning appliances (furnace, etc).

3. Do not place the Smoke Detector/CO alarm in dead air spaces (closets, for example) or next to a window or door.

4. Make sure nothing is blocking or covering the Smoke Detector/CO alarm.

5. A Smoke Detector/CO alarm should be installed on every level of the home and in sleeping areas.

These are the factors that the home inspector will be checking Devices that qualify: The devices may be battery-powered, or a plug-in device with a battery back-up, and must be tested and certified pursuant to the American National Standards Institute (ANSI) and UL Listed. Look for these labels on any products being purchased, as home inspectors will look for these labels.

Age of the CO unit: CO devices must be replaced at least every 7 years. For this reason, when selling a residential property, disclosure of the existence of the devices and its operability may not be sufficient, if the device is more than 7 years old. Best approach is to write the date on the detector or on a small “Post It” note with the date.

Working with the TDS:1. Use the new TDS form that has the new CO disclosure, and add the date of

installation of the CO units if possible 2. Show the TDS to the home inspector to help with compliance verification 3. Let the buyers know this is a requirement that must be filled prior to closing 4. Work with your sellers to get the units installed before the home inspection. This will

cut down on confusion and delays.

The Standards of Practice and Code of Ethics of

THE AMERICAN SOCIETY OF HOME INSPECTORS®

ASHI Standards of Practice Effective October 15, 2006 © Copyright 2006 American Society of Home Inspectors, Inc.® All rights reserved

www.ashi.org

The Standards of Practice and Code of Ethics of the American Society of Home Inspectors


Page

ASHI Standards of Practice . . . . . . . . . . .3

Section Description

1. Introduction . . . . . . . . . . . . . . . . . .3

2. Purpose and Scope . . . . . . . . . . . . .3

3. Structural System . . . . . . . . . . . . . .3

4. Exterior . . . . . . . . . . . . . . . . . . . . . .3

5. Roofing . . . . . . . . . . . . . . . . . . . . . .4

6. Plumbing . . . . . . . . . . . . . . . . . . . .4

7. Electrical . . . . . . . . . . . . . . . . . . . .4

8. Heating . . . . . . . . . . . . . . . . . . . . . .5

9. Air Conditioning . . . . . . . . . . . . . . . .5

10. Interiors . . . . . . . . . . . . . . . . . . . .5

11. Insulation and Ventilation . . . . . . . .5

12. Fireplaces and Solid . . . . . . . . . . . .5Fuel Burning Appliances

13. General Limitations . . . . . . . . . . . .6and Exclusions

Glossary . . . . . . . . . . . . . . . . . . . . . . . . .7

Code of Ethics . . . . . . . . . . . . . . . . . . . . .8

Distribution of this material is not an indicationof ASHI® Membership. For a free listing of theMembership go to“Find an Inspector” atwww.ashi.org. To obtain additional copies orrequest permission to reprint The ASHI®

Standards of Practice and Code of Ethics, contact:

The American Society of Home Inspectors, Inc.®

932 Lee Street, Suite 101Des Plaines, IL 60016

800-743-ASHI/2744

No part of this publication may be reproduced,stored in a retrieval system, or transmitted in anyform or by any means, electronic, mechanical,photocopy, recording or otherwise, without theprior written consent of the publisher.

TABLE OF CONTENTSHOME INSPECTIONHome inspections were being performed in the mid 1950s, and bythe early 1970s were considered by many consumers to be essentialto the real estate transaction. The escalating demand was due to agrowing desire by homebuyers to learn about the condition of ahouse prior to purchase. Meeting the expectations of consumersrequired a unique discipline, distinct from construction, engineering,architecture, or municipal building inspection. As such, homeinspection requires its own set of professional guidelines and qualifications. The American Society of Home Inspectors (ASHI)formed in 1976 and established the ASHI Standards of Practiceand Code of Ethics to help buyers and sellers make real estatetransaction decisions based on accurate, objective information.

American Society of Home InspectorsAs the oldest, largest and highest profile organization of homeinspectors in North America, ASHI takes pride in its position ofleadership. Its Membership works to build public awareness ofhome inspection and to enhance the technical and ethical performance of home inspectors.

Standards of PracticeThe ASHI Standards of Practice guide home inspectors in the performance of their inspections. Subject to regular review, theStandards of Practice reflect information gained through surveys of conditions in the field and of the consumers’ interests and concerns. Vigilance has elevated ASHI’s Standards of Practice sothat today they are the most widely-accepted home inspectionguidelines in use and are recognized by many government and professional groups as the definitive standard for professional performance.

Code of EthicsASHI’s Code of Ethics stresses the home inspector’s responsibilityto report the results of the inspection in a strictly fair, impartial,and professional manner, avoiding conflicts of interest.

ASHI MembershipSelecting the right home inspector can be as important as findingthe right home. ASHI Members have performed no fewer than 250fee-paid inspections in accordance with the ASHI Standards ofPractice. They have passed written examinations testing their knowledge of residential construction, defect recognition, inspectiontechniques, and report-writing, as well as ASHI’s Standards ofPractice and Code of Ethics. Membership in the American Societyof Home Inspectors is well-earned and maintained only throughmeeting requirements for continuing education.

Find local ASHI Members by calling 1-800-743-2744 or visiting theASHI Web site at www.ashi.org.

2


1. INTRODUCTION

The American Society of Home Inspectors®, Inc. (ASHI®) is a not-for-profit professional society established in 1976.Membership in ASHI is voluntary and its members are private home inspectors. ASHI’s objectives include promotionof excellence within the profession and continual improve-ment of its members’ inspection services to the public.

2. PURPOSE AND SCOPE

2.1 The purpose of the Standards of Practice is toestablish a minimum and uniform standard forhome inspectors who subscribe to these Standardsof Practice. Home inspections performed to theseStandards of Practice are intended to provide theclient with objective information regarding the con-dition of the systems and components of the homeas inspected at the time of the home inspection.Redundancy in the description of the requirements,limitations, and exclusions regarding the scope ofthe home inspection is provided for emphasis only.

2.2 Inspectors shall:

A. adhere to the Code of Ethics of the AmericanSociety of Home Inspectors.

B. inspect readily accessible, visually observable,installed systems and components listed in theseStandards of Practice.

C. report:

1. those systems and components inspectedthat, in the professional judgment of theinspector, are not functioning properly, significantly deficient, unsafe, or are nearthe end of their service lives.

2. recommendations to correct, or monitor forfuture correction, the deficiencies reportedin 2.2.C.1, or items needing further evaluation. (Per Exclusion 13.2.A.5 inspectors are NOT required to determinemethods, materials, or costs of corrections.)

3. reasoning or explanation as to the nature ofthe deficiencies reported in 2.2.C.1, that arenot self-evident.

4. systems and components designated forinspection in these Standards of Practicethat were present at the time of the homeinspection but were not inspected and thereason(s) they were not inspected.

2.3 These Standards of Practice are not intended to limitinspectors from:

A. including other inspection services or systemsand components in addition to those required inSection 2.2.B.

B. designing or specifying repairs, provided theinspector is appropriately qualified and willing todo so.

C. excluding systems and components from theinspection if requested by the client.

3. STRUCTURAL COMPONENTS

3.1 The inspector shall:

A. inspect:

1. structural components including the foundation and framing.

2. by probing a representative number of structural components where deterioration issuspected or where clear indications of possible deterioration exist. Probing is NOTrequired when probing would damage anyfinished surface or where no deterioration isvisible or presumed to exist.

B. describe:

1. the methods used to inspect under-floorcrawl spaces and attics.

2. the foundation.

3. the floor structure.

4. the wall structure.

5. the ceiling structure.

6. the roof structure.

3.2 The inspector is NOT required to:

A. provide any engineering or architectural servicesor analysis.

B. offer an opinion as to the adequacy of any structural system or component.

4. EXTERIOR


A. inspect:

1. siding, flashing and trim.

2. all exterior doors.

3. attached or adjacent decks, balconies,stoops, steps, porches, and their associatedrailings.

4. eaves, soffits, and fascias where accessiblefrom the ground level.

5. vegetation, grading, surface drainage, andretaining walls that are likely to adverselyaffect the building.

6. adjacent or entryway walkways, patios, anddriveways.

B. describe:

1. siding.

ASHI STANDARDS OF PRACTICE

3




4.2 The inspector is NOT required to inspect:

A. screening, shutters, awnings, and similar seasonal accessories.

B. fences.

C. geological and/or soil conditions.

D. recreational facilities.

E. outbuildings other than garages and carports.

F. seawalls, break-walls, and docks.

G. erosion control and earth stabilization measures.

5. ROOFING


A. inspect:

1. roofing materials.

2. roof drainage systems.

3. flashing.

4. skylights, chimneys, and roof penetrations.

B. describe:

1. roofing materials.

2. methods used to inspect the roofing.


A. antennae.

B. interiors of flues or chimneys that are not readily accessible.

C. other installed accessories.

6. PLUMBING


A. inspect:

1. interior water supply and distribution systems including all fixtures and faucets.

2. drain, waste, and vent systems including allfixtures.

3. water heating equipment and hot water supply system.

4. vent systems, flues, and chimneys.

5. fuel storage and fuel distribution systems.

6. drainage sumps, sump pumps, and relatedpiping.

B. describe:

1. water supply, drain, waste, and vent pipingmaterials.

2. water heating equipment including energysource(s).

3. location of main water and fuel shut-offvalves.


A. inspect:

1. clothes washing machine connections.

2. interiors of flues or chimneys that are notreadily accessible.

3. wells, well pumps, or water storage relatedequipment.

4. water conditioning systems.

5. solar water heating systems.

6. fire and lawn sprinkler systems.

7. private waste disposal systems.

B. determine:

1. whether water supply and waste disposal systems are public or private.

2. water supply quantity or quality.

C. operate automatic safety controls or manual stop valves.

7. ELECTRICAL


A. inspect:

1. service drop.

2. service entrance conductors, cables, andraceways.

3. service equipment and main disconnects.

4. service grounding.

5. interior components of service panels andsub panels.

6. conductors.

7. overcurrent protection devices.

8. a representative number of installed lightingfixtures, switches, and receptacles.

9. ground fault circuit interrupters.

B. describe:

1. amperage and voltage rating of the service.

2. location of main disconnect(s) and sub panels.

3. presence of solid conductor aluminumbranch circuit wiring.

4. presence or absence of smoke detectors.

5. wiring methods.


A. inspect:

1. remote control devices.

2. alarm systems and components.

3. low voltage wiring systems and components.

4. ancillary wiring systems and components.not a part of the primary electrical powerdistribution system.

B. measure amperage, voltage, or impedance.

EXTERIOR 4.2, Continued

4



8. HEATING


A. open readily openable access panels.

B. inspect:

1. installed heating equipment.

2. vent systems, flues, and chimneys.

C. describe:

1. energy source(s).

2. heating systems.


A. inspect:

1. interiors of flues or chimneys that are notreadily accessible.

2. heat exchangers.

3. humidifiers or dehumidifiers.

4. electronic air filters.

5. solar space heating systems.

B. determine heat supply adequacy or distribution balance.

9. AIR CONDITIONING


A. open readily openable access panels.

B. inspect:

1. central and through-wall equipment.

2. distribution systems.

C. describe:

1. energy source(s).

2. cooling systems.


A. inspect electronic air filters.

B. determine cooling supply adequacy or distribution balance.

C. inspect window air conditioning units.

10. INTERIORS

10.1 The inspector shall inspect:

A. walls, ceilings, and floors.

B. steps, stairways, and railings.

C. countertops and a representative number ofinstalled cabinets.

D. a representative number of doors and windows.

E. garage doors and garage door operators.


A. paint, wallpaper, and other finish treatments.

B. carpeting.

C. window treatments.

D. central vacuum systems.

E. household appliances.

F. recreational facilities.

11. INSULATION & VENTILATION


A. inspect:

1. insulation and vapor retarders in unfinishedspaces.

2. ventilation of attics and foundation areas.

3. mechanical ventilation systems.

B. describe:

1. insulation and vapor retarders in unfinishedspaces.

2. absence of insulation in unfinished spaces atconditioned surfaces.

11.2 The inspector is NOT required to disturb insulation.See 13.2.A.11 and 13.2.A.12.

12. FIREPLACES AND SOLID FUEL BURNING APPLIANCES


A. inspect:

1. system components.

2. chimney and vents.

B. describe:

1. fireplaces and solid fuel burning appliances.

2. chimneys.


A. inspect:

1. interiors of flues or chimneys.

2. firescreens and doors.

3. seals and gaskets.

4. automatic fuel feed devices.

5. mantles and fireplace surrounds.

6. combustion make-up air devices.

7. heat distribution assists (gravity fed and fanassisted).

B. ignite or extinguish fires.

C. determine draft characteristics.

D. move fireplace inserts and stoves or firebox contents.

Continued

5



13. GENERAL LIMITATIONS AND EXCLUSIONS

13.1 General limitations:

A. The inspector is NOT required to perform anyaction or make any determination not specificallystated in these Standards of Practice.

B. Inspections performed in accordance with theseStandards of Practice:

1. are not technically exhaustive.

2. are not required to identify concealed. conditions, latent defects, or consequentialdamage(s).

C. These Standards of Practice are applicable tobuildings with four or fewer dwelling units andtheir garages or carports.

13.2 General exclusions:

A. Inspectors are NOT required to determine:

1. conditions of systems or components thatare not readily accessible.

2. remaining life expectancy of any system orcomponent.

3. strength, adequacy, effectiveness, or efficiency of any system or component.

4. the causes of any condition or deficiency.

5. methods, materials, or costs of corrections.

6. future conditions including but not limited tofailure of systems and components.

7. the suitability of the property for any specialized use.

8. compliance with regulatory requirements(codes, regulations, laws, ordinances, etc.).

9. market value of the property or its marketability.

10. the advisability of purchase of the property.

11. the presence of potentially hazardous plantsor animals including, but not limited to,wood destroying organisms or diseases harmful to humans including molds or mold-like substances.

12. the presence of any environmental hazardsincluding, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, and air.

13. the effectiveness of any system installedor method utilized to control or remove suspected hazardous substances.

14. operating costs of systems or components.

15. acoustical properties of any system or component.

16. soil conditions relating to geotechnical orhydrologic specialties.

B. Inspectors are NOT required to offer:

1. or perform any act or service contrary to law.

2. or perform engineering services.

3. or perform any trade or any professional. service other than home inspection.

4. warranties or guarantees of any kind.

C. Inspectors are NOT required to operate:

1. any system or component that is shut downor otherwise inoperable.

2. any system or component that does notrespond to normal operating controls.

3. shut-off valves or manual stop valves.

D. Inspectors are NOT required to enter:

1. any area that will, in the opinion of theinspector, likely be dangerous to the inspector or other persons or damage theproperty or its systems or components.

2. under-floor crawl spaces or attics that arenot readily accessible.

E. Inspectors are NOT required to inspect:

1. underground items including but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active.

2. items that are not installed.

3. installed decorative items.

4. items in areas that are not entered in accordance with 13.2.D.

5. detached structures other than garages and carports.

6. common elements or common areas inmulti-unit housing, such as condominiumproperties or cooperative housing.

F. Inspectors are NOT required to:

1. perform any procedure or operation that will,in the opinion of the inspector, likely be dangerous to the inspector or other personsor damage the property or its systems orcomponents.

2. describe or report on any system or component that is not included in theseStandards and was not inspected.

3. move personal property, furniture, equipment,plants, soil, snow, ice, or debris.

4. dismantle any system or component, exceptas explicitly required by these Standards ofPractice.

Continued

6



Alarm SystemsWarning devices installed or free-standing including but not limited tosmoke detectors, carbon monoxidedetectors, flue gas, and other spillagedetectors, and security equipment

Automatic Safety ControlsDevices designed and installed to protect systems and components fromunsafe conditions

ComponentA part of a system

DecorativeOrnamental; not required for the properoperation of the essential systems andcomponents of a home

DescribeTo identify (in writing) a system or component by its type or other distinguishing characteristics

DismantleTo take apart or remove any component,device, or piece of equipment thatwould not be taken apart or removed bya homeowner in the course of normalmaintenance

EngineeringThe application of scientific knowledgefor the design, control, or use of building structures, equipment, orapparatus

Further EvaluationExamination and analysis by a qualifiedprofessional, tradesman, or service technician beyond that provided by thehome inspection

Home InspectionThe process by which an inspectorvisually examines the readily accessiblesystems and components of a home andwhich describes those systems andcomponents in accordance with theseStandards of Practice

Household AppliancesKitchen, laundry, and similar appliances, whether installed or free-standing

InspectTo examine any system or componentof a building in accordance with theseStandards of Practice, using normaloperating controls and opening readilyopenable access panels

InspectorA person hired to examine any systemor component of a building in accordancewith these Standards of Practice

InstalledAttached such that removal requires tools

Normal Operating ControlsDevices such as thermostats, switches,or valves intended to be operated by thehomeowner

Readily AccessibleAvailable for visual inspection withoutrequiring moving of personal property,dismantling, destructive measures, orany action that will likely involve risk topersons or property

Readily Openable Access PanelA panel provided for homeowner inspection and maintenance that isreadily accessible, within normal reach,can be removed by one person, and isnot sealed in place

Recreational FacilitiesSpas, saunas, steam baths, swimmingpools, exercise, entertainment, athletic,playground or other similar equipment,and associated accessories

ReportCommunicate in writing

Representative NumberOne component per room for multiplesimilar interior components such aswindows, and electric receptacles; onecomponent on each side of the buildingfor multiple similar exterior components

Roof Drainage SystemsComponents used to carry water off aroof and away from a building

Shut DownA state in which a system or componentcannot be operated by normal operatingcontrols

SidingExterior wall covering and cladding;such as: aluminum, asphalt, brick,cement/asbestos, EIFS, stone, stucco,veneer, vinyl, wood, etc.

Solid Fuel Burning AppliancesA hearth and fire chamber or similarprepared place in which a fire may bebuilt and that is built in conjunctionwith a chimney; or a listed assembly ofa fire chamber, its chimney, and relatedfactory-made parts designed for unitassembly without requiring field construction

Structural ComponentA component that supports non-variableforces or weights (dead loads) and vari-able forces or weights (live loads)

SystemA combination of interacting or interdependent components, assembledto carry out one or more functions.

Technically ExhaustiveAn investigation that involves dismantling, the extensive use ofadvanced techniques, measurements,instruments, testing, calculations, orother means

Under-floor Crawl SpaceThe area within the confines of thefoundation and between the ground andthe underside of the floor

UnsafeA condition in a readily accessible,installed system or component that is judged to be a significant risk of bodily injury during normal, day-to-day use; the risk may be due to damage, deterioration, improperinstallation, or a change in acceptedresidential construction standards

Wiring MethodsIdentification of electrical conductors orwires by their general type, such asnon-metallic sheathed cable, armoredcable,or knob and tube, etc.

ASHI STANDARDS OF PRACTICE GLOSSARY OF ITALICIZED TERMS

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1. Inspectors shall avoid conflicts of interest or activities that compromise, or appear to compromise, professionalindependence, objectivity, or inspection integrity.

A. Inspectors shall not inspect properties for compensation in which they have, or expect to have, a financial interest.

B. Inspectors shall not inspect properties under contingent arrangements whereby any compensation or future referrals are dependent on reported findings or on the sale of a property.

C. Inspectors shall not directly or indirectly compensate realty agents, or other parties having a financial interest in closing or settlement of real estate transactions, for the referral of inspections or for inclusion on a list of recommended inspectors, preferred providers, or similar arrangements.

D. Inspectors shall not receive compensation for an inspection from more than one party unless agreed to by the client(s).

E. Inspectors shall not accept compensation, directly or indirectly, for recommending contractors, services, or products to inspection clients or other parties having an interest in inspected properties.

F. Inspectors shall not repair, replace, or upgrade, for compensation, systems or components covered by ASHI Standards of Practice, for one year after the inspection.

2. Inspectors shall act in good faith toward each client and other interested parties.

A. Inspectors shall perform services and express opinions based on genuine conviction and only within their areas of education, training, or experience.

B. Inspectors shall be objective in their reporting and not knowingly understate or overstate the significance of reported conditions.

C. Inspectors shall not disclose inspection results or client information without client approval.Inspectors, at their discretion, may disclose observed immediate safety hazards to occupantsexposed to such hazards, when feasible.

3. Inspectors shall avoid activities that may harm the public, discredit themselves, or reduce public confidence in the profession.

A. Advertising, marketing, and promotion of inspectors’ services or qualifications shall not be fraudulent, false, deceptive, or misleading.

B. Inspectors shall report substantive and willful violations of this Code to the Society.

ASHI® CODE OF ETHICSFor the Home Inspection Profession

Integrity, honesty, and objectivity are fundamental principles embodied by this Code, which sets forthobligations of ethical conduct for the home inspection profession. The Membership of ASHI hasadopted this Code to provide high ethical standards to safeguard the public and the profession.

Inspectors shall comply with this Code, shall avoid association with any enterprise whose practices violate this Code, and shall strive to uphold, maintain, and improve the integrity, reputation, and practice of the home inspection profession.

ASHI Code of Ethics For the Home Inspection Profession Effective June 13, 2004 Copyright © 2004 American Society of Home Inspectors, Inc® All rights reserved 8

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