single family dwelling - az773218.vo.msecnd.net · 13.1.1 interior - wall / ceiling finishes:...

BARRY SAUGEN INSPECTIONS408-348-2262

[email protected]://www.calinspector.com

SINGLE FAMILY DWELLING

4770 Plainfield DrSAN JOSE CA 95111

Jaime Haze-MillerOCTOBER 17, 2018

InspectorBarry Saugen

InterNACHI certified home [email protected]

AgentJaime Haze-Miller

Faira.com Corp.408-613-4280

[email protected]

tel:408-348-2262

mailto:[email protected]

http://www.calinspector.com

tel:


tel:408-613-4280


2356

101220253033363841454852555863

Table of Contents

Table of ContentsSUMMARY1: INSPECTION DETAILS2: STRUCTURAL COMPONENTS3: ROOF4: EXTERIOR5: GARAGE6: ELECTRICAL7: HEATING8: COOLING9: INSULATION10: PLUMBING11: WATER HEATER12: BATHROOMS13: INTERIOR14: CHIMNEY'S/FIREPLACES15: APPLIANCES16: INFORMATIONAL ITEMSSTANDARDS OF PRACTICE

4770 Plainfield Dr Jaime Haze-Miller

Barry Saugen Inspections of 65

2.1.1 Structural Components - Foundation: HORIZONTAL CRACKS

2.8.1 Structural Components - Floor Structure: MOISTURE STAINING

2.11.1 Structural Components - Roof Framing: RECENT REPAIRS

2.13.1 Structural Components - Roof Sheathing: MOISTURE STAINING

3.5.1 Roof - Gutters & Downspouts: PARTIAL GUTTER SYSTEM

4.1.1 Exterior - Exterior Walls: TYPICAL CRACKS

4.1.2 Exterior - Exterior Walls: CAULKING NEEDED

4.6.1 Exterior - Lot Drainage: GRADING IMPROVEMENT NEEDED

4.6.2 Exterior - Lot Drainage: LOW TO NEIGHBOR

4.6.3 Exterior - Lot Drainage: HILLSIDE

4.9.1 Exterior - Sidewalk: COMMON CRACKS

4.13.1 Exterior - Walkways: COMMON CRACKS

4.13.2 Exterior - Walkways: TRIP HAZARD RAISED/UNEVEN

4.16.1 Exterior - Patio Cover: SCREWS NOT STRUCTURAL

4.16.2 Exterior - Patio Cover: ROOF LEAKS

4.16.3 Exterior - Patio Cover: MOISTURE STAINING

4.18.1 Exterior - Balcony: DISCLAIMER

4.19.1 Exterior - Fence & Gate: FOLIAGE BLOCKS ACCESS

4.19.2 Exterior - Fence & Gate: LOOSE BOARDS

4.20.1 Exterior - Retaining Walls: MOVEMENT/DAMAGE

5.1.1 Garage - Floor: Limited Inspection Personal Belongings

5.2.1 Garage - Garage Firewall: LIMITED INSPECTION PERSONAL BELONGINGS

5.2.2 Garage - Garage Firewall: HOLES/OPENINGS

5.2.3 Garage - Garage Firewall: Repairs to framing No access

5.3.1 Garage - Garage Door: Minor Damage Door.

5.4.1 Garage - Garage Door Opener: Safety reverse not tested

5.5.1 Garage - Garage Door Interior: AUTOMATIC CLOSER NEEDED

5.5.2 Garage - Garage Door Interior: HOLLOW CORE

5.6.1 Garage - Garage Door Exterior: DOOR JAMB ROT

5.6.2 Garage - Garage Door Exterior: RUBS ON FRAME

5.8.1 Garage - Garage Storage Platform: CAPACITY NOT VERIFIED

6.2.1 Electrical - Main Panel: FEDERAL PACIFIC PANEL

6.2.2 Electrical - Main Panel: PG&E TAGS DAMAGED AND/OR MISSING

6.4.1 Electrical - Auxiliary Panel: Storage Blocks Access to Electrical Panel

6.5.1 Electrical - Distribution Wiring: LOOSE WIRE CRAWL (1+)

6.7.1 Electrical - Outlets: ADD GFCI OUTLET(S)

6.7.2 Electrical - Outlets: LOOSE/VARIOUS LOCATIONS

SUMMARY



6.8.1 Electrical - Switches: UNIDENTIFIED (1+)

6.9.1 Electrical - Lights: DAMAGED EXTERIOR FIXTURE

6.10.1 Electrical - Ceiling Fans: NO RESPOND

7.1.1 Heating - Equipment: PG&E INSPECTION RECOMMENDED

7.7.1 Heating - Flue Vent: 1" CLEARANCE FROM COMBUSTIBLE MATERIALS

9.7.1 Insulation - Dryer Vent: DRYER VENT CAP DAMAGED

10.1.1 Plumbing - Gas Meter & Piping: NO WRENCH

10.2.1 Plumbing - Supply Piping: CORROSION

10.3.1 Plumbing - Waste, & Vent Systems: SIGNS PAST LEAK IN CRAWL

11.1.1 Water Heater - Water Heater Unit: OLD

11.2.1 Water Heater - Water Heater Strapping: IMPROPER STRAPPING

11.2.2 Water Heater - Water Heater Strapping: LOOSE GENERAL

11.3.1 Water Heater - Exhaust Vent: 1" CLEARANCE TO COMBUSTIBLE MATERIALS

11.5.1 Water Heater - Drain Pan: NO DRIP PAN INSTALLED

12.3.1 Bathrooms - Outlets: GFCI Recomended

12.7.1 Bathrooms - Bathtub / Shower Combo: Grout Voids

12.8.1 Bathrooms - Shower: Grout/Caulking Voids

12.8.2 Bathrooms - Shower: Not Safety Glass

12.8.3 Bathrooms - Shower: Missing Wiper Seal

13.1.1 Interior - Wall / Ceiling Finishes: ASBESTOS PRESENT/PRE '77

13.1.2 Interior - Wall / Ceiling Finishes: Environmental Moisture Issue

13.2.1 Interior - Floor Coverings: CREAKING FLOORS

13.5.1 Interior - Sliding Glass Doors: No Safety Glass

13.9.1 Interior - Bathroom Vanity Cabinets: Moisture Staining

14.2.1 Chimney's/Fireplaces - Spark Screen / Rain Cap: Spark Screen/Rain Cap Not Provided

14.3.1 Chimney's/Fireplaces - Fireplaces: Masonry Firebox Cracks/Voids

14.4.1 Chimney's/Fireplaces - Fireplace Damper: No Damper

14.7.1 Chimney's/Fireplaces - Enclosure: No enclosure

15.3.1 Appliances - Dishwasher: No air gap for dishwasher found

15.5.1 Appliances - Kitchen Exhaust Fan: Microwave exhaust hood

15.6.1 Appliances - Smoke Detectors: Missing in the Hall

15.7.1 Appliances - Carbon Monoxide Detectors: No/Missing carbon monoxide detector(s)



IN ATTENDANCEInspector only at inspection

WEATHER CONDITIONSDry

TEMPERATURE70

INSPECTION START TIME2:00 pm

INSPECTION END TIME4:30 pm

OCCUPIEDThe home was fully furnished at the time of the inspection. Personal belongings were stored in the closets andcabinetry throughout the home

REMODELING & RENOVATIONSRemodeling and RenovationsRemodeling and/or additions to the structure were noted. Review of the Plans, Building Permits and associateddocumentation to verify code compliance is recommended

WESTDirection of the HomeFor the purpose of this report, it is assumed that the front door faces west.

AVERAGE QUALITY/ WELL MAINTAINEDThis is an average quality home. As with all homes, ongoing maintenance is required and improvements to thesystems of the home will be needed over time. The improvements that are recommended in this report are notconsidered unusual for a home of this age and location. Please remember that there is no such thing as aperfect home

1: INSPECTION DETAILS

Information



FOUNDATIONPoured Concrete, Crawlspace

FLOOR STRUCTUREWood Joists

WALL STRUCTUREWood Frame

CEILING STRUCTUREJoists

ROOF STRUCTURERafters

ROOF SHEATHINGPlywood

Attic Area: Access LocationRear Bedroom

Roof Sheathing: ROOFSHEATHING WITH CONDITIONS

See the observations section formore information about the roofsheathing.

STANDARD/GOOD QUALITYThe construction of the home is considered to be good quality. The materials and workmanship, where visible,are average for this style of home. The span of all visible joists appears to be within acceptable limits. Thebuilding exhibits no evidence of substantial structural movement. No major improvement to the structuralcomponents of this home is considered necessary at this time.

Foundation: SLAB/PERIMETER WITH CONDITIONSThe foundation of the home is a combination of a raised perimeter footing and concrete slab on grade. Themajority is a poured concrete stem wall footing around the perimeter of the building with piers and posts in thecrawl space supporting the interior of the structure. The slab on grade portion of the foundation has a floorstructure of poured concrete. Most of the slab on grade foundation is not visible due to carpet and other floorcoverings. Both the perimeter on the exterior and the floor surfaces in general were observed for visual damageand/or displacement and none was noted the purpose of the foundation is to transfer and distribute thebuilding weight onto the soil. Reinforcing steel is often placed in the foundation to provide significant addedstrength and can commonly be found in homes built since about 1956. As the steel would be located internally,its presence generally cannot be verified without destructive inspection techniques. The foundation appears tobe in generally good condition and performing as intended since its construction. Please see the observationssection for more information.

2: STRUCTURAL COMPONENTSIN NI NP O

2.1 Foundation X X2.2 Basements & Crawlspaces X2.3 Sump Pump X2.4 Mudsill/Anchor Bolts X2.5 Floor Joists X2.6 Pier Posts, Beams & Girders X2.7 Exterior Walls X2.8 Floor Structure X X2.9 Attic Area X2.10 Trusses X2.11 Roof Framing X X2.12 Ceiling Framing X2.13 Roof Sheathing X X

IN = Inspected NI = Not Inspected NP = Not Present O = Observations

Information



Basements & Crawlspaces: ACCESS LOCATIONHall Closet

Basements & Crawlspaces: CRAWLSPACE OK DRYThe crawl space was accessed through the opening. The sub area was entered and the soils were found to be dryat the time of inspection.

Mudsill/Anchor Bolts: MUDSILL/ANCHOR BOLTS OKThe mudsill around the raised perimeter foundation of the home where visible, was in acceptable condition.Anchor bolts connecting the wood framing of the structure to the concrete foundation were observed throughout the sub area, with size and spacing not determined.

Floor Joists: FLOOR JOISTS OKThe floor joists support the sub-floor and commonly are only visible from within the crawlspace. Where visiblethe floor joists were performing as intended and were in satisfactory condition.

Pier Posts, Beams & Girders: PIER POSTS, BEAMS AND GIRDERS OKIn the areas where the pier posts, steel jacks, beams or girders were visible, the components were found to be ingenerally good condition and installed in an adequate manner. The piers posts, beams or girders appeared tohave performed as intended since their installation.

Floor Structure: FLOORS WOOD WITH CONDITIONSThe sub-flooring as viewed from the crawlspace appears to be well constructed and in generally good condition.It should be noted that floor coverings from within the home limit the accessible view of the actual sub floor. Seethe observations section for more information.



Attic Area: ATTIC AREA OK FROM HATCHThe attic was found to be heavily insulated and/or to have minimum clearance limiting the inspection toobservations from the access opening. Where visible, the attic area appeared to be dry.

Roof Framing: ROOF FRAMING WITH CONDITIONSThe roof framing where visible appears to be constructed in a manner typical of homes of the type and age. Therafters which support the roof sheathing were in generally good condition. See the observations section for moreinformation.

Ceiling Framing: CEILING FRAME OKThe ceiling joists, which support the finished ceiling appeared to be installed in a manner typical of homes of thistype and age. Where visible the joists are in acceptable condition and performing as intended.

Limitations

Observations

DescriptionLIMITATIONS OF STRUCTURAL COMPONENTS INSPECTIONAs we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: Structural components concealed behind finished surfaces could not be inspected. Only a representative sampling of visible structural components were inspected. Furniture and/or storage restricted access to some structural components. Engineering or architectural services such as calculation of structural capacities, adequacy, or integrity arenot part of a building inspection.

Please also refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.



2.1.1 FoundationHORIZONTAL CRACKSNOTED FROM THE GARAGE

Horizontal cracking was observed in the foundation. The size of thesecracks does not suggest a serious structural problem, however, anindustry standard home inspection is not designed to makeconclusions on this type of damage. A structural engineer or qualifiedfoundation contractor should be consulted to assess this conditionand to recommend the remedies available for correction.

RecommendationContact a qualified professional.

Improve

2.8.1 Floor StructureMOISTURE STAININGEvidence of moisture staining on the wood sub floor material was observed from the crawl space in variouslocations. The wood surface was dry at the time of the inspection. Therefore, this is suspected to be frompast leakage. Review of a current pest control report is suggested and may provide additional informationon this matter.

RecommendationRecommend monitoring.

Repair

2.11.1 Roof FramingRECENT REPAIRSRepair to the roof framing was noted. The need for the repairs is unknown. Consulting with the seller orlicensed contractor from one information is recommended.


Repair

2.13.1 Roof SheathingMOISTURE STAININGSome moisture staining was noted in the attic on the roof sheathing. Moisture staining of this type iscommonly caused by past/current roof leaks. Review of the roofing page in this report may provideadditional information on the current condition of the roof covering. Further evaluation may be advisable.


Repair



ROOF COVERINGAsphalt Shingle

GUTTERS AND DOWNSPOUTSSteel, Above Grade

INSPECTION METHODGround

VIEWED FROM GROUNDThe roof overall appeared to be in good condition when viewed from the ground level. A definitive conditionstatement is not possible without walking the roof surface itself. It is always recommended that a qualifiedroofing contractor with experience walking on this style of roof be consulted as to the roofs condition. Roofinspections on a regular basis can prolong the life of the roof surface. Inspecting the roof surface seasonally ishighly recommended.

Coverings: ASPHALT SHINGLE/NOT WALKEDThe inspection is based on viewing the roof from the ground. The roof covering where visible appeared to be ingood condition. For a more detailed evaluation of the roofing system, consulting with a qualified roofingcontractor is needed.

Flashings: FLASHING/NOT WALKEDThe roof flashings including the roof pipe jacks, roof to wall step flashings and other associated roof metal wasinspected on a limited basis from the ground level. Where visible, these flashings appeared to be in goodcondition and functioning as intended. While areas of the flashing were viewed both from the ground as well asfrom the interior of the attic space it is not possible to inspect all of the flashings and potential moisture accesslocations without walking the roof surface and visually evaluating the individual flashings closely. We recommendfurther evaluation of the roof surface by a licensed roofing contractor with experience walking this style of roof.

Gutters & Downspouts: GUTTERS AND DOWNSPOUTS ABOVE GRADEThe gutters and downspouts were found to be in serviceable condition and functioning as intended. Guttersshould be checked for debris and cleaned on a regular as part of ongoing routine maintenance.

Gutters & Downspouts: RE-ROUTE SUGGESTEDAs a preventative measure, it may be wise to redirect all downspouts that drain above grade so they discharge atleast five (5) feet from the base of the house. This can be a beneficial improvement that adds stability to thehome by preventing the expansion and contraction commonly associated with moisture penetration into the soilsaround the foundation.

3: ROOFIN NI NP O

3.1 Solar Panels X3.2 Coverings X3.3 Flashings X3.4 Skylights X3.5 Gutters & Downspouts X X


Information

Limitations

DescriptionLIMITATIONS OF ROOFING SYSTEM INSPECTION

As we have discussed and as described in your inspection contract, this is a visual inspection limited in



Observations

As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: Not all of the underside of the roof sheathing is inspected for evidence of leaks. Evidence of prior leaks may be disguised by interior finishes. Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage.Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and otherfactors.Antennae, chimney/flue interiors that are not readily accessible are not inspected and could requirerepair. Roof inspection may be limited by access, condition, weather, or other safety concerns. Please also refer tothe pre-inspection contract for a detailed explanation of the scope of this inspection.

3.5.1 Gutters & DownspoutsPARTIAL GUTTER SYSTEMA partial gutter system has been installed. This system, while ingenerally good condition, only partially catches the roof runoff.Gutters and downspouts are intended to collect and distribute roofrunoff away from the structure and help to reduce moisture damagefrom splash back and/or moisture seepage below the home. Wesuggest improvements to the gutter system should be undertaken toprovide gutters at the edge of all roof slopes. Improvements arediscretionary.


Repair



WALL CLADDINGBrick, Stucco, Wood

SOFFIT & FASCIAWood

WINDOW/DOOR FRAMEMetal

DRIVEWAYConcrete

WALKWAYS & PATIOSConcrete, Dirt

PORCHES, DECKS & STEPSConcrete

LOT GRADINGSloped

FENCE & GATESWood

RETAINING WALLSConcrete, Wood

OBSERVATIONS

See the observations section formore information.

Exterior Doors: EXTERIOR ENTRYDOOR

Steel

Windows: MATERIALMetal

Exterior Walls: STUCCO/WOOD WITH CONDITIONSThe exterior walls of the home have been clad in both stucco and wood siding. The walls appear to be in goodoverall condition. Please look to the observations section for more information.

Exterior Doors: EXTERIOR DOOR OKThe door to the exterior was in good condition and appeared to function properly.

4: EXTERIORIN NI NP O

4.1 Exterior Walls X X4.2 Exterior Doors X4.3 Driveway X4.4 Exterior Eaves X4.5 Windows X4.6 Lot Drainage X X4.7 Porch X4.8 Porch Cover X4.9 Sidewalk X X4.10 Decks X4.11 Deck Cover X4.12 Steps X4.13 Walkways X X4.14 Walkway Cover X4.15 Patio X4.16 Patio Cover X X4.17 Pools X4.18 Balcony X4.19 Fence & Gate X X4.20 Retaining Walls X X4.21 Clothesline X


Information



Driveway: CONCRETE MINOR CRACKSThe driveway consists of a concrete slab on grade and appeared to be in generally good condition with adequatedrainage. Some cracking of the concrete driveway was observed as is commonly found. While the damage doesnot appear to be significant at this time, monitoring is suggested.

Exterior Eaves: EXTERIOR EAVES OKThe exterior eaves and overhangs were found to be adequately installed and in generally good condition.

Windows: WINDOW OKThe window exteriors, frames and screens appeared to be in adequate condition and properly sealed.

Lot Drainage: LOT DRAINAGE WITH CONDITIONSThe soils around the home should be sloped or graded in manner as to promote drainage away from thefoundation. Please look to the observations section for more information.

Porch: CONCRETE OKThe concrete porch was found to be in good condition overall. The porch is sloped in a manner as to promotedrainage away from the home.

Sidewalk: SIDEWALK WITH CONDITIONSThe concrete sidewalk at the street appeared to be in generally good condition. See the observations section formore information.

Walkways: CONCRETE WITH CONDITIONSA number of concrete walkways have been provided around the house. While the walkways were found to be ingenerally good condition, some improvements are needed. Please look to the observations section for specificinformation.

Patio: PATIO CONCRETE MINOR CRACKSThe concrete patio in the backyard appeared to be in generally good condition and have adequate drainage. As iscommonly found, some minor cracking from settlement was observed at several locations. While still functional,the patio should be monitored for further settlement and repaired or replaced if trip hazards develop.

Patio Cover: WOOD CLOSED WITH CONDITIONSA wood framed cover with a closed roof structure has been provided. Please see the observations section formore information pertaining to the patio cover in use.

Fence & Gate: WOOD/CHAIN LINK FENCE WITH CONDITIONSThe fencing around the property appeared to be in adequate condition overall. Please look to the observationssection for more information.

Retaining Walls: CONCRETE/WOOD WITH CONDITIONSA concrete/wood retaining wall was noted on the property. See the observations section for more information.

Limitations

DescriptionLIMITATIONS OF EXTERIOR COMPONENTS INSPECTION




Observations

As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions:

A representative sample of exterior components was inspected rather than every occurrence ofcomponents.

The inspection does not include an assessment of geological, geotechnical, or hydrological conditions,or environmental hazards.

Screening, shutters, awnings, or similar seasonal accessories, fences, recreational facilities,outbuildings, seawalls, breakwalls, docks, erosion control and earth stabilization measures are notinspected unless specifically agreed-upon and documented in this report.

Any fountains and related equipment are beyond the scope of this inspection and are not tested.The inspector is not an engineer and offers no opinion to any engineering in any way. The swimming pool, pool pump and related equipment along with the pool electrical system are

beyond the scope of this inspection and are not tested. The pool, spa and related electrical equipment are beyond the scope of this inspection and are not

tested or evaluated. Consulting with a pool / spa specialist for additional information on this equipment issuggested.

Sheds and outbuildings are beyond the scope of the inspection and not testedADA (Americans with Disabilities Act) requirements are not a part of this inspection and not inspected

for.Any ponds and related equipment are beyond the scope of the inspection and are not tested.Any outdoor kitchen equipment, including any sinks, refrigerators, barbecue islands and related

equipment are beyond the scope of the inspection and are not tested.Any outdoor fire pits are beyond the scope of the inspection and are not tested.Any playground equipment is beyond the scope of the inspection and are not tested.Any tennis courts, golf or putting areas, basketball courts and related equipment are beyond the scope

of the inspection and are not tested.


4.1.1 Exterior WallsTYPICAL CRACKSTypical cracking of the stucco exterior siding with minor voids was noted at several locations around thehome. Patching and sealing the exterior stucco cracks during the course of routine maintenance toprevent moisture damage is recommended.


Repair

4.1.2 Exterior WallsCAULKING NEEDEDGeneral Recommendation - Regular maintenance of the wood exterior siding will be needed. Small voidsand separations often develop in the wood siding over time. General maintenance, including sealing of theexterior surfaces will be needed every few years. These voids and separations should be improved toprevent damage from moisture intrusion into the wall cavity. Typically, acrylic caulking is used to make thenecessary repairs.


Repair



4.6.1 Lot DrainageGRADING IMPROVEMENT NEEDEDVARIOUS AREAS

The grading should be improved to promote the flow of storm water away from the house. This canusually be accomplished by the addition of topsoil. The ground should slope away from the house at arate of one inch per foot for at least the first ten feet. Ideally, at least eight (8) inches of clearance shouldbe maintained between soil level and the top of the foundation walls.


Repair

4.6.2 Lot DrainageLOW TO NEIGHBORThe proximity of the lot is low to the adjoining property. As such, it will be difficult to control storm waterentirely during heavy weather conditions. Monitoring of this condition is suggested.


Repair

4.6.3 Lot DrainageHILLSIDEThe home has been constructed on the side of a hill or on a slope. The stability of the soil is beyond thescope of a home inspection. For more information is this area, consulting with a soils engineer isrecommended.


Repair

4.9.1 SidewalkCOMMON CRACKSThe sidewalk at the street has some minor cracking from settlement in several locations. While stillfunctional the sidewalk should be monitored for further settlement and repaired or replaced if trip hazardsdevelop.


Repair

4.13.1 WalkwaysCOMMON CRACKSThe walkways around the house appeared to have good drainage. However, some minor cracking fromsettlement was observed in several locations. While still functional the walkways should be monitored forfurther settlement and repaired or replaced if trip hazards develop.

Repair




4.13.2 WalkwaysTRIP HAZARD RAISED/UNEVENVARIOUS AREAS

The walkway is damaged with raised and uneven surfaces. This condition presents a trip hazard. Theraised surfaces should be altered for improved safety. Improvements are strongly recommended.


Safety Hazard

4.16.1 Patio CoverSCREWS NOT STRUCTURAL

The screws used to build the patio cover framing are not structurally

Repair



The screws used to build the patio cover framing are not structurallyrated. Nails are recommended to be used to help prevent structuralrelated issues. Improvements as needed are recommended


4.16.2 Patio CoverROOF LEAKSLeaking was noted at the patio cover. Holes in various parts of the roof. Repairs by a qualified roofingcontractor is recommended.


Repair

4.16.3 Patio CoverMOISTURE STAININGMoisture staining to the exterior patio cover was noted. Monitoringthis area for any damage is recommended. If damage is found in thefuture repairs by licensed contractor is recommended.


Repair

4.18.1 BalconyDISCLAIMERAn industry standard home inspection is not designed to determine the structural standing of a balcony.Therefore, no conclusions on the structural conditions were made. A qualified structural engineer orretaining wall contractor is needed and should be consulted if a more detailed evaluation of the balcony isdesired.


Repair



4.19.1 Fence & GateFOLIAGE BLOCKS ACCESSFoliage covers a majority of the fence. The foliage obscures a visual inspection of the fencing in this area.Further evaluation may be desired once the foliage has been trimmed away in the future.


Repair

4.19.2 Fence & GateLOOSE BOARDSVARIOUS AREAS

The fencing was noted to have some minor damage. Several loose fence boards were noted. Repairs arerecommended.


Repair

4.20.1 Retaining WallsMOVEMENT/DAMAGEVARIOUS AREAS

The retaining wall shows evidence of movement/damage. This condition should be monitored. It isimpossible to determine the rate of movement during a one time visit to the house. Repairs is needed bylicense contractors recommended.

Repair



Garage FloorConcrete

Vehicle DoorsMetal, Rollup

Number of Doors1 Door

Auto Opener Observation


Garage Door: MaterialMetal

Garage Door: TypeRoll-Up

Garage Door Opener: OPENERWITH CONDITIONS


Garage Storage Platform:STORAGE PLATFORM WITHCONDITIONS


Floor: CONCRETE WITH CONDITIONSThe garage floor is a concrete slab on grade; where visible the floor appears to be in serviceable condition. Seethe observations section for more information.

Garage Firewall: FIREWALL WITH CONDITIONSThe wall between the garage and living space has been provided with fire resistive construction. Typically, a 1-hour fire rated gypsum board is used on the walls and ceiling as needed. These surfaces must be free of holesand/or openings with the seams fully taped and plastered to maintain a 'Fire Resistive' rating. When properlyconstructed a garage firewall is intended to provide additional time for the occupants to exit the home should afire occur in the garage. Please look to the observations section for more information.

Garage Door: METAL ROLL WITH CONDITIONSThe garage vehicle door is a metal roll up model. The vehicle door was examined for physical damage andopened and closed a number of times during testing with the following observations noted.

Garage Door Interior: INTERIOR GARAGE DOOR WITH CONDITIONSThe garage is provided with a door to the interior. See the observations section for more information.

Garage Door Exterior: EXTERIOR DOOR WITH CONDITIONSThe door to the exterior was in good condition overall. See the observations section for more information.

5: GARAGEIN NI NP O

5.1 Floor X X5.2 Garage Firewall X X5.3 Garage Door X X5.4 Garage Door Opener X X5.5 Garage Door Interior X X5.6 Garage Door Exterior X X5.7 Garage Ventilation X5.8 Garage Storage Platform X X


Information



Garage Ventilation: GARAGE VENTILATION OKVentilation to the garage has been provided by screened vent openings on the exterior walls. The wall vents andscreens appeared to provide adequate ventilation and were in good condition.

Limitations

Observations

DescriptionLIMITATIONS OF GARAGE COMPONENTS INSPECTIONAs we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage restricted access to some electrical components, which may not be inspected. The inspection does not include remote control devices, alarm systems and components, low voltagewiring, systems, and components, ancillary wiring, systems, and other components, which are not part ofthe primary electrical power distribution system.


5.1.1 FloorLIMITED INSPECTION PERSONALBELONGINGSThe concrete garage floor was not fully visible at the time of theinspection. Personal belongings covered all or part of the floorsurface preventing a complete evaluation. Inspection of the concretefloor in the garage should be made when the area is cleared.


Repair

5.2.1 Garage FirewallLIMITED INSPECTION PERSONALBELONGINGSAll areas of the garage firewall were not available for inspection.Personal belongings blocked access to portions of the firewall. Theseareas of the firewall were not evaluated.


Repair

VIDEO



5.2.2 Garage FirewallHOLES/OPENINGSDamage to the firewall between the house and the garage was noted. A hole or opening was found andrequires repair. Sealing the damaged area with gypsum board should be undertaken to maintain the fireresistive construction intended for this surface. Improvements are strongly recommended.


Repair

5.2.3 Garage FirewallREPAIRS TO FRAMING NO ACCESSRepairs to the garage framing has been noted. However with thestorage around the area of the repairs, this area was not inspected.Further evaluation once complete access is achieved isrecommended.

Repair

VIDEO




5.3.1 Garage DoorMINOR DAMAGE DOOR.The door was noted to have minor damage/dents to the door. Repairs as needed by a licensed contractoris recommended.


Repair

5.4.1 Garage Door OpenerSAFETY REVERSE NOT TESTEDThe safety reverse was not tested due to the damage near the connection of the door and opener. In orderto not cause further damage the inspector did not test the garage door opener safety reverse mechanism.Further evaluation and repairs as needed by a licensed garage door contractor is recommended.


Repair

5.5.1 Garage Door InteriorAUTOMATIC CLOSER NEEDEDIf measured by today's standards, the door between the house and garage should be weather-strippedand fitted with an automatic self closer. This will help to maintain the firewall in the garage and reduce thepotential of toxic automobile gases entering the house. Improvements for enhanced safety arerecommended.


Repair



5.5.2 Garage Door InteriorHOLLOW COREThe door between the garage and the interior of the house appears to be a hollow core door. To maintainproper fire separation between the garage and house, replacement of the hollow core door with a solidcore door is needed. Consulting with the local building department for additional information on thismatter is suggested. Improvements are strongly recommended.


Safety Hazard

5.6.1 Garage Door ExteriorDOOR JAMB ROTThe garage door to the exterior was found to have a damageddoorjamb. Deterioration and/or wood rot was observed with repairsneeded to prevent the spread of this type of damage. Review of acurrent pest control report may provide additional information.


Improve

5.6.2 Garage Door ExteriorRUBS ON FRAMEThe garage door to the exterior rubs on the frame. Trimming of the door is needed to function properly.Repairs are recommended.


Repair

5.8.1 Garage Storage PlatformCAPACITY NOT VERIFIEDThe garage storage platform appears to be home made and has a limited storage capacity. The load orcarrying capacity of the platform was not determined during the inspection. Further evaluation isadvisable; improvements to strengthen the platform may be needed.


Repair



Size of Electrical Service120, 240

Service Entrance WiresUnderground

Main Panel LocationRight

Panel Capacity100 AMP

Panel TypeCircuit Breaker

Service GroundNot Visible, Copper

Sub Panel LocationGarage

Distribution WiringUnknown No Access in Panel

ReceptaclesGrounded

AFCINone Found

GFCIKitchen

OBSERVATIONS


Auxiliary Panel: With Conditions

The following observations werenoted.

Service Entrance : OK UNDERGROUNDThe service entrance is underground. While the majority of the electrical cabling for the service entrance is buriedand can not be evaluated, where visible the service entrance system appears to be properly installed and in goodcondition.

Main Panel: MAIN PANEL ONLY WITH CONDITIONSThe main distribution panel with the main disconnect breaker is located on the exterior. The main disconnect andwiring within the panel appears to be in good condition with circuitry installed and fused correctly. See theobservations section for more information.

Distribution Wiring: DISTRIBUTION WIRING WITH CONDITIONSThe accessible distribution wiring where visible appeared to be generally in serviceable condition. See theobservations section for more information.

6: ELECTRICALIN NI NP O

6.1 Service Entrance X6.2 Main Panel X X6.3 Specialized Voltaic Equipment X6.4 Auxiliary Panel X X6.5 Distribution Wiring X X6.6 Knob & Tube Wiring X6.7 Outlets X X6.8 Switches X X6.9 Lights X X6.10 Ceiling Fans X X6.11 Motion Lights X


Information



Outlets: 3 PRONG & GFCI WITH CONDITIONSThe outlets observed throughout the home are the 3-prong grounded type. Samplings of the outlets in eachroom were tested. The GFCI protected outlets where found, responded correctly to testing and appear to be inserviceable condition for the most part. See the observation section for more information.

Switches: SWITCHES WITH CONDITIONSA sampling of the light switches, through out the home were tested and appear to be operating properly and inserviceable condition. Please look to the observations section for more information.

Lights: LIGHTS WITH CONDITIONSA sampling of the light fixtures in each room of the home were tested and the majority found to be functioningas intended and serviceable condition. See the observations section for more information.

Ceiling Fans: CEILING FAN WITH CONDITIONSA sampling of the light fixtures throughout the home were tested. The light fixtures tested responded to controlsand are in operating condition. Please look to the observations section for more information.

Limitations

Observations

DescriptionLIMITATIONS OF ELECTRICAL SYSTEM INSPECTIONAs we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: Electrical components concealed behind finished surfaces are not inspected. Only a representative sampling of outlets and light fixtures were tested. Furniture and/or storage restricted access to some electrical components, which may not be inspected. The inspection does not include remote control devices, alarm systems and components, low voltagewiring, systems, and components, ancillary wiring, systems, and other components, which are not part ofthe primary electrical power distribution system. Electric car chargers and related equipment are beyond the scope of the inspection and not tested.


6.2.1 Main PanelFEDERAL PACIFIC PANELOne or more federal Pacific panel(s) was noted on the property. These panels/breakers can overheat andlead to fires. Replacement/upgrading the federal pacific panel should be considered. To the best of theinspectors knowledge, the company who manufactured these panels is no longer in business. Furtherevaluation by an electrical contractor is recommended.


Repair



6.2.2 Main PanelPG&E TAGS DAMAGED AND/OR MISSINGThe panel seal tags typically provided by the local utility have beendamaged/missing. Seal tags are intended to indicate unauthorizedaccess to secure areas of the electrical panel. Contacting the localutility for review of this condition is recommended.


Repair

6.4.1 Auxiliary PanelSTORAGE BLOCKS ACCESS TO ELECTRICALPANELStorage and/or cabinetry blocks access to the cabinet. This preventsthe inspector from inspecting this panel. Once access is achieved,further evaluation is recommended.


Repair



6.5.1 Distribution WiringLOOSE WIRE CRAWL (1+)Several sheathed electrical cables in the crawlspace were found to beloose and/or laying on the soil. Unsecured and/or loose electricalcable can easily be damaged and requires repair. Electrical cable incontact with the soil can be a shock hazard. Improvement to securethis electrical cable to the undercarriage of the home isrecommended.


Repair

6.7.1 OutletsADD GFCI OUTLET(S)The installation of a ground fault circuit interrupter (GFCI) is recommended at all of the wet locationsthroughout the home. This home was built at a time when GFCI outlets were not required in this area. Aground fault circuit interrupter (GFCI) offers protection from shock or electrocution. Upgrades arerecommended.


Repair

6.7.2 OutletsLOOSE/VARIOUS LOCATIONSVARIOUS LOCATIONS OF THE HOME

Outlets were noted to be loose. These outlets should be repaired to properly secure them to the wall.


Repair

VIDEO



6.8.1 SwitchesUNIDENTIFIED (1+)Several switches did not appear to control any electrical device. The purpose of these switches and theirfunction could not be determined. These switches and their circuitry should be investigated to verify theirpurpose. Consulting with the current occupant is recommended and may provide additional information.


Repair

6.9.1 LightsDAMAGED EXTERIOR FIXTUREGARAGE

A damaged light fixture was noted at the garage side exterior door.Damaged light fixtures can be a shock hazard and should beimproved. Repair or replaced as needed is recommended.


Repair

6.10.1 Ceiling FansNO RESPONDLIVING ROOM

The ceiling fan did not respond to the switch at the time of theinspection.This type may have a remote control not found by theinspector. Further evaluation and repairs as needed arerecommended.


Repair



Energy SourceGas

Heat TypeForced Air

Distribution MethodsDuctwork

HEATING SYSTEM OKThe heating system is in generally good condition, when compared to systems of a similar age and configuration. Heating a home with this type of heating system should be relatively economical. Heat distribution within thehome is adequate.

Equipment: NATURAL DRAFT UNIT/ELECTRICA natural draft, gas fired, forced air furnace is in use in this home. An electronic ignition source has beenprovided thereby increasing the seasonal efficiency of the heating system. The furnace incorporates a meteredburner installed in the combustion chamber. A heat exchanger is utilized to transfer the heat energy from theburner to the air stream for distribution within the home.

7: HEATINGIN NI NP O

7.1 Equipment X X7.2 Zoned Heat Delivery X7.3 Supply Air Ductwork X7.4 Return Air Ductwork X7.5 Air Filter X7.6 Combustion Exhaust X7.7 Flue Vent X X7.8 Thermostat X7.9 Gas Floor Heat X7.10 Gas Wall Heat X7.11 Hydronic Radiant Heat X7.12 Electric Wall Heaters X7.13 Electric Baseboard Heat X7.14 Electric Radiant Heat X


Information



Supply Air Ductwork: SUPPLY AIR DUCT WORK OKThe supply air duct work, where visible, appeared to be in adequate condition and well connected.

Return Air Ductwork: RETURN AIR DUCT OKThe return air duct work where visible appeared to be adequately installed and in good working order.

Air Filter: AIR FILTER OK/REGISTERThe air filter for the heating system is located in the return register. The filter was inspected and appeared to bein adequate condition and functioning as intended. Regular replacement of the air filter is required to maintainthe proper efficiency and operation of the furnace.

Combustion Exhaust: COMBUSTION VENT EXHAUST OKAn adequate supply of combustion air / vent air is needed in the area of the furnace for the heating system tofunction as intended. A sufficient supply of combustion / vent air has been provided.

Flue Vent: FLUE VENT WITH CONDITIONSA exhaust vent pipe has been provided for the heating system to vent to the exterior. Please look to theobservations section for more information.

Thermostat: THERMOSTAT OKThe thermostat control engaged the furnace when activated and appeared to function as intended.

Limitations

DescriptionLIMITATIONS OF HEATING SYSTEM INSPECTION




Observations

As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: The adequacy of heat supply or distribution balance is not inspected. The interiors of flues or chimneys, which are not readily accessible, are not inspected. The furnace heat exchanger is not fully accessible and therefore considered to be beyond the scope of theinspection. Air handling equipment (i.e., humidifiers, dehumidifiers and electronic air filters) is beyond the scope of theinspection and not evaluated. Solar space heating equipment/systems are not inspected.


7.1.1 EquipmentPG&E INSPECTION RECOMMENDEDThe heating system appeared to be properly installed and operational at the time of the inspection. Theinterior view of the heat exchanger was limited. We suggest contacting PG&E for a furnace check-up toprovide additional information and to verify the proper operation of this furnace. Arrangements can bemade by contacting their local office. Adjustments or repairs by a licensed HVAC specialist if needed, maybe an additional expense and should be undertaken as required.


Repair

7.7.1 Flue Vent1" CLEARANCE FROM COMBUSTIBLEMATERIALSInsufficient clearance between the exterior of exhaust vent pipe andcombustible materials was noted. This condition can be a fire hazardand should be attended to promptly. Metal exhaust pipe of this type(Type-B Double Wall), per the manufactures installation guidelines,requires a 1" clearance to combustible materials. Repair is commonlya simple task and consists of cutting away any combustible materialin close proximity of the pipe to provide the 1" of clearance required.Improvements are strongly recommended.


Safety Hazard



Energy Source/TypeElectric - 240 Amps

System TypeCentral Air

LocationExterior West

Heat Distribution MethodsDuctwork

ALL OKUpon testing in the air conditioning mode, a normal temperature drop across the evaporator coil was observed. This suggests that the system is operating properly. The location of the return air vents is well suited to airconditioning. The system responded properly to operating controls.

Service Disconnect: SERVICE DISCONNECT (1)The A/C service disconnects circuitry and electrical connections were evaluated. Where visible the wiring andconnections appear to be configured in an industry standard manner and in serviceable condition.

8: COOLINGIN NI NP O

8.1 Service Disconnect X8.2 Central Air Conditioning X8.3 Condensate Lines X8.4 A/C Compressor X8.5 Coolant Lines X8.6 Auxiliary Drain Pan X8.7 Heat Pump System X8.8 Wall Mounted A/C X8.9 Window Mounted A/C X


Information



Central Air Conditioning: CENTRAL AIR OKThe central air conditioning system responded to controls and appeared to function adequately during testing. Adrop in air temperature was recorded at the supply registers measured.

Condensate Lines: CONDENSATE LINES OKThe condensate line from the coil box at the furnace appears to be adequately configured and functioning asintended. Condensate drain lines are provided to discharge moisture generated by the cooling system to theexterior.

A/C Compressor: A/C COMPRESSOR OK ON PADThe outdoor unit for the air conditioning system is located on the exterior of the home. The unit was found to belevel and adequately supported on its base. The system responded to the controls and functioned as intendedduring the testing procedure.

Coolant Lines: COOLANT LINES OKThe coolant lines where visible, appear to be well connected and in good condition overall. Adequate insulationhas been provided on the return line.

Limitations



DescriptionLIMITATIONS OF COOLING / HEAT PUMP SYSTEM INSPECTIONAs we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: Window/wall mounted air conditioning units are not inspected. The cooling supply adequacy or distribution balance are not inspected. The adequacy of heat supply or distribution balance is not inspected. The interiors of flues or chimneys, which are not readily accessible, are not inspected. The furnace heat exchanger is not fully accessible and therefore considered to be beyond the scope of theinspection. Air handling equipment (i.e., humidifiers, dehumidifiers and electronic air filters) is beyond the scope of theinspection and not evaluated. Solar space heating equipment/systems are not inspected.




Attic/Roof InsulationFiberglass Blown

Exterior Wall InsulationNot Verified

Floor Cavity InsulatedNone

Roof VentilationGable Vents, Soffit Vents

Crawl Space VentilationExterior Wall Vents

Exhaust Fan/Vent locationN/A

Dryer Vent: DRYER VENT WITHCONDITIONS

Please look to the observationssection for more information.

TYPICAL OKInsulation levels are typical for a home of this age and construction. Insulation improvements are recommendedand can only serve to prevent heat loss in the winter months and keep the home cooler in the spring andsummer months.

Attic Insulation: FIBERGLASS BLOWN 4" OKThe attic/roof, where visible, has been fully insulated with blown in fiberglass. The insulation appears to be evenlydistributed with a height of approx. 4". Insulation at this level is rated at approx. R-11.

Attic Ventilation: ATTIC VENTILATION OKAttic vents have been installed to provide ventilation to the attic area. Where visible the vents and their coveringsare in good condition and appear to provide adequate ventilation as intended.

Crawlspace Wall Vent: CRAWL SPACE WALL VENT OKThe screen vents located at the base of the exterior walls around the perimeter of the home provide ventilationto the crawl space below. The vents were found to be fully screened and in good condition.

9: INSULATIONIN NI NP O

9.1 Attic Insulation X9.2 Wall Insulation X9.3 Floor Insulation X9.4 Attic Ventilation X9.5 Power Ventilator X9.6 Crawlspace Wall Vent X9.7 Dryer Vent X X9.8 Laundry Room Fan X9.9 Whole House Exhaust Fan X


Information

Limitations

DescriptionLIMITATIONS OF INSULATION / VENTILATION INSPECTION




Observations

As we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions: Insulation/ventilation type and levels in concealed areas are not inspected. Insulation and vapor barriersare not disturbed and no destructive tests (such as cutting openings in walls to look for insulation) areperformed. Potentially hazardous materials such as Asbestos and Urea Formaldehyde Foam Insulation (UFFI) cannot bepositively identified without a detailed inspection and laboratory analysis. This is beyond the scope of theinspection. An analysis of indoor air quality is not part of our inspection unless explicitly contracted-for and discussedin this or a separate report.


9.7.1 Dryer VentDRYER VENT CAP DAMAGEDThe self-closing door for the dryer vent cap on the exterior wall wasdamaged. A freely moving and self-closing vent cap door is needed toprevent the intrusion of pest and vermin into the ductwork. Repairsto correct this condition are recommended.


Repair



Water Supply SourceUnknown

Service Pipe to HouseSteel

Main Valve LocationFront Wall

Supply PipingSteel

Waste SystemUnknown

Drain/Waste/Vent PipingCast Iron

Other Components TestedN/A

AGING SYSTEMThe plumbing system is showing signs of age. Updating the system will be required over time.

Gas Meter & Piping: SOUTH WITH CONDITIONSGas Meter & Piping The main gas meter is located on the exterior of the home at the South side. The gas meter,connections and piping where visible appear to be in adequate condition and functioning as intended. See theobservations section for more information.

Supply Piping: GALVANIZED W/CONDITIONSThe galvanized supply piping where visible was found to be adequately installed and in good condition overall.Please look to the observations section for more information.

Waste, & Vent Systems: WASTE VENT WITH CONDITIONS.The waste and vent pipe, where visible, was found to be adequately installed and in good condition overall.Please look to the observations section for more information.

General Sinks: KITCHEN SINK OKThe sink, faucet and the plumbing under the kitchen sink appeared to be adequately connected and functioningas intended.

10: PLUMBINGIN NI NP O

10.1 Gas Meter & Piping X X10.2 Supply Piping X X10.3 Waste, & Vent Systems X X10.4 Hose Bibs X10.5 General Sinks X X10.6 Laundry Sink / Tub X


Information

Limitations

DescriptionLIMITATIONS OF PLUMBING SYSTEM INSPECTION

Any estimates of insulation R-values or depths are rough average values. As we have discussed and as



Observations

Any estimates of insulation R-values or depths are rough average values. As we have discussed and asdescribed in your inspection contract, this is a visual inspection limited in scope by (but not restricted to)the following conditions: Portions of the plumbing system concealed by finishes and/or storage (below sinks, etc.), below thestructure, or beneath the ground surfaces are not inspected. Water quantity and water quality are not tested unless explicitly contracted-for and discussed in this or aseparate report. Clothes washing machine connections are not inspected. Interiors of flues or chimneys, which are not readily accessible, are not inspected. Water conditioning systems, solar water heaters, fire and lawn sprinkler systems, and private wastedisposal systems are not inspected unless explicitly contracted-for and discussed in this or a separatereport.


10.1.1 Gas Meter & PipingNO WRENCHA wrench for the gas meter shut off valve was not located in thevicinity of the gas meter as recommended in seismically active zones.Securing a properly sized wrench to the gas meter or nearby piping toprovide a convenient means of shutoff in an emergency is suggested.The valve at the base of the meter pipe can be turned 90 degrees ineither direction to shut the gas supply off.


Repair

10.2.1 Supply PipingCORROSIONVARIOUS AREAS

Corrosion on the exterior of the galvanized supply piping was noted.This level of corrosion is common in older galvanized pipe andindicates that replacement of the affected areas will be required inthe near term. While no leakage was detected at this location, thecorroded pipes should be monitored and repairs made as needed.


Repair



10.3.1 Waste, & Vent SystemsSIGNS PAST LEAK IN CRAWLThe waste and drainpipe has signs of past leakage in the crawlspace. While no active leakage was detected,monitoring of this area is suggested. Consulting with the seller or current occupant for additionalinformation on this matter is suggested.


Repair



Power Source/TypeGas

LocationGarage

Capacity40

TypeGas

Water Heater Unit: WITHCONDITIONS

Please see the comments sectionfor more information.

Drain Pan: WITH CONDITIONS


Combustion Air Source:COMBUSTION AIR SOURCE OK

The combustion air supply forthe water heater appearssufficient.

WATER HEATER WITH CONDITIONSThe water heater was functioning as intended at the time of the inspection. Some repairs or improvements areneeded. Please look to the observations section for specific information.

Water Heater Strapping: WATER HEATER STRAPPING WITH CONDITIONSPer local and state guidelines, water heaters in seismic zones are required to be anchored or strapped to a fixedsurface to resist lateral movement during seismic activity. During the review of the seismic strapping, thefollowing observations were noted.

Exhaust Vent: EXHAUST VENT WITH CONDITIONSA metal exhaust vent pipe is provided at the top of the water heater to vent the exhaust to the exterior. See theobservations section for more information.

Water Heater Platform: PLATFORM OKThe water heater has been provided with a raised platform to position the flame a minimum of 18 from the floor.This is a beneficial addition and is intended to reduce the likelihood of ignition of flammable liquids should theybe spilled.

11: WATER HEATERIN NI NP O

11.1 Water Heater Unit X X11.2 Water Heater Strapping X X11.3 Exhaust Vent X X11.4 Water Heater Platform X11.5 Drain Pan X X11.6 TPR Valve X11.7 Supply Pipes X11.8 Gas Connection X11.9 Combustion Air Source X


Information



TPR Valve: TEMPERATURE/PRESSURE VALVE OKA temperature & pressure relief (TPR) valve and discharge pipe has been provided. TPR valves are intended torelieve excessive pressure within the water heater tank should a malfunction occur. The valve and discharge pipeappear to be adequately configured and in good condition overall. It should be noted that the TPR valve is nottested during the inspection of the water heater.

Supply Pipes: SUPPLY PIPES OKThe incoming and out going water supply pipes appear to be adequately configured and in good condition. Ashut-off valve on the incoming supply pipe has been provided.

Gas Connection: SUPPLY PIPES OKThe gas supply line to the water heater and the gas shut-off valve are fully accessible and where visible in goodcondition.

Limitations

Observations

DescriptionLIMITATIONS OF WATER HEATER INSPECTIONAs prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by(but not restricted to) the following conditions:Components concealed behind finished surfaces could not be inspected.


11.1.1 Water Heater UnitOLDThe water heater appeared to be in good condition and functioning as intended. However, this is an olderunit that may be approaching the end of its useful life. It would be wise to budget for a new unit. Onecannot predict with certainty when replacement will become necessary.


Repair

11.2.1 Water Heater StrappingIMPROPER STRAPPINGThe installation and configuration of the seismic straps at this water heater do not meet the currentstandards and require repair. As a general rule, two metal straps fully encircling the water heater, one inthe upper 1/3rd and one in the lower 1/3rd positioned 4 above the controls, with lag bolts to wall framingstuds are required. In this case, the wrong type of material has been used. Also the lower strapping is not4 inches above the gas valve. Consulting with the local building department for additional information onthis matter is suggested. Improvements are recommended.


Improve



11.2.2 Water Heater StrappingLOOSE GENERALThe seismic strapping is loose allowing some movement of the waterheater. Adjustments are required to tighten the straps to preventmovement of the water heater.


Improve

VIDEO



11.3.1 Exhaust Vent1" CLEARANCE TO COMBUSTIBLEMATERIALSThe vent pipe serving the water heater does not have safe clearancefrom combustible materials. This condition should be improved forsafety reasons. Double walled (Type-B) vent pipe is required to havea 1 clearance to combustible materials. Repair to correct thiscondition is strongly recommended.


Safety Hazard

11.5.1 Drain PanNO DRIP PAN INSTALLEDWhile no drip pan is installed at this time, it is recommended that ifalterations are performed to the water heater system a drip pan beinstalled below the unit. Most drip pans are equipped with a drainthat can be easily modified to drain accumulated moisture safelyaway from materials, which may be damaged from standingmoisture. Installing a drip pan is discretionary in this instance.


Repair



Bathrooms InspectedHall, Master

Floor CoveringsTile

VentilationWindow

OutletsGrounded

Good Overall With ConditionsThe bathrooms were found to be well vented and in generally good condition. Some repairs are needed. Pleaselook to the observations section for specific information

Floor Cover: TILE OKBoth Bathrooms

The tile floor covering in this bathroom was found to be in good condition and well sealed.

Ventilation: WINDOW OKBoth Bathroom

A window has been provided for ventilation of this bathroom. The window appeared to be in good condition andfunctioning as intended when operated.

Outlets: Outlet with conditionsBoth Bathrooms

An electrical outlet has been provided in this bathroom. See the observations section for more information.

Sinks: SINGLE SINK OKBoth Bathrooms

The sink, faucet and the plumbing connections appear to be in serviceable condition and adequately installed. The sink, when filled to the overflow, drained freely and functioned as intended.

Toilet: TOILET OKBoth Bathrooms

The toilet appeared to be adequately secured to the floor and drained adequately when flushed.

12: BATHROOMSIN NI NP O

12.1 Floor Cover X12.2 Ventilation X12.3 Outlets X X12.4 Sinks X12.5 Toilet X12.6 Bathtub X12.7 Bathtub / Shower Combo X X12.8 Shower X X12.9 Whirlpool Bathtub X12.10 Whirlpool Bathtub / Shower Combo X


Information



Bathtub / Shower Combo: BATHTUB/SHOWER W/CONDITIONSHall Bathroom

The bathtub/shower combo was partially filled with water and tested for functional flow at the supply anddrainage systems. Please look to the observations section for more information pertaining to this bathtub.

Shower: SHOWER W/CONDITIONSMaster Bathroom

The shower was tested for function and performance. Please look to the observations section for moreinformation.

Limitations

Observations

DescriptionLIMITATIONS OF BATHROOM COMPONENTS INSPECTIONAs prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by(but not restricted to) the following conditions: Components concealed behind finished surfaces could not be inspected. Showers are not fill tested as part of an industry standard home inspection.


12.3.1 OutletsGFCI RECOMENDEDBOTH BATHROOMS

Upgrading this outlet to a GFCI protected type is recommended as a safety improvement. Installation isdiscretionary.


Repair

12.7.1 Bathtub / Shower ComboGROUT VOIDSHALL BATHROOM

Voids in the tile grout of the bathtub / shower enclosure where noted. Deteriorated or missing grout canallow leakage and moisture damage to the surrounding areas and should be maintained. Improvement tothe tile grout as needed to maintain an adequate seal of the tiled shower enclosure is recommended


Repair

12.8.1 ShowerGROUT/CAULKING VOIDS

Voids in the tile grout/caulking of the shower enclosure where noted. Deteriorated or missing

Repair



Voids in the tile grout/caulking of the shower enclosure where noted. Deteriorated or missinggrout/caulking can allow leakage and moisture damage to the surrounding areas and should bemaintained. Improvement to the tile grout/caulking as needed to maintain an adequate seal of the tiledshower enclosure is recommended.


12.8.2 ShowerNOT SAFETY GLASSMASTER BATHROOM

Safety glass etchings or markings were not observed on the corner of the glass pane on the showerenclosure door. Verification or replacement of the glass enclosure door with one rated as safety glass isrecommended as this may pose a safety hazard.


Safety Hazard

12.8.3 ShowerMISSING WIPER SEALMASTER BATHROOM

The wiper seal at the bottom of the door was noted to be missing. This can allow for water to leak out andmay lead to moisture related damage to the surrounding area. Repairs as needed by a licensed contractoris recommended.


Repair



Wall and Ceiling FinishesDrywall/Plaster

Floor SurfacesWood, Tile

Windows Style and GlazingSliders, Single pane

DoorsWood, Sliding Glass

Sliding Glass Doors: LocationLiving Room

Sliding Glass Doors:Observations


Kitchen Countertops:Countertop Material

Solid Surface

Average ConditionOn the whole, the interior finishes of the home are considered to be in average condition. Typical flaws wereobserved in some areas.

Wall / Ceiling Finishes: WALL/CEILING FINISHES WITH CONDITIONSThe interior wall and ceiling finishes were found to be in generally good condition. Please look to theobservations section for more information.

Floor Coverings: FLOOR COVERING WITH CONDITIONSThe floor covering where visible appeared to be in generally good condition. Please look to the observationssection for more information.

Windows: WIN OK SingleA sampling of the windows in each room were operated and appeared to be in adequate condition. The windowsopened and closed smoothly with functional latches noted.

Doors: Doors-OKA sampling, of the doors throughout the home was tested. The doors were found to be adequately installed andin good working condition overall.

13: INTERIORIN NI NP O

13.1 Wall / Ceiling Finishes X X13.2 Floor Coverings X X13.3 Windows X13.4 Doors X13.5 Sliding Glass Doors X X13.6 French Doors X13.7 Kitchen Countertops X13.8 Kitchen Cabinets X13.9 Bathroom Vanity Cabinets X X13.10 Steps, Stairways & Railings X13.11 Skylights X


Information



Kitchen Countertops: Kitchen counter tops OKWhere visible, the counter-tops in good condition and do not show the typical wear and tear for this high trafficarea.

Kitchen Cabinets: Kitchen cabinets-OKThe cabinets are in good condition overall, a sampling of the door s and drawers were tested and are functioningproperly.

Bathroom Vanity Cabinets: BATHROOM CABINETS WITH CONDITIONSThe cabinets are in generally good condition. Please look to the observations section for more information.

Limitations

Observations

DescriptionLIMITATIONS OF INTERIOR COMPONENTS INSPECTIONAs we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditionsFurniture, storage, appliances and/or wall hangings are not moved to permit inspection and may blockdefects. Carpeting, window treatments, seals on dual pane windows, central vacuum systems, householdappliances, recreational facilities, paint, wallpaper, and other finish treatments are not inspected. Storage in closets and cabinets prevent the inspector from offering opinions in these areas. Furtherevaluation once better access is achieved is recommended. Some of the windows were blocked by personal belongings and not operated during the inspectionprocess. While every effort is made to inspect all available windows for integrity and operation, personalitems such as furnishings and stored belongings are not moved or handled under the guidelines of ourprofession.


13.1.1 Wall / Ceiling FinishesASBESTOS PRESENT/PRE '77Textured or 'popcorn' ceiling finish was observed in the home. Basedon the age of this home, there is a possibility the ceiling texture maycontain some asbestos. This can only be verified by laboratoryanalysis, which is beyond the scope of this inspection. TheEnvironmental Protection Agency (E.P.A.) reports that asbestosrepresents a health hazard if friable (damaged, crumbling, or in anystate that allows the release of fibers). If any sections of the ceilingare indeed friable, or become friable over time, a specialist should beengaged. Further guidance is available from the EnvironmentalProtection Agency (E.P.A.). Due to the age of construction, there maybe other materials within the home that contain asbestos but are notidentified by this inspection report. If additional information on thismatter is desired, consulting with a qualified specialist in this field issuggested.


Repair



13.1.2 Wall / Ceiling FinishesENVIRONMENTAL MOISTURE ISSUEMoisture related damage was noted. The home inspection is not anenvironmental type of inspection and is considered beyond the scopeof the home inspection. For more information, consulting with anenvironmental inspector would be recommended. Repairs as neededby a licensed contractor is recommended.

RecommendationContact a qualified environmental contractor

Repair

13.2.1 Floor CoveringsCREAKING FLOORSFloor creaking was noted at several locations through out the home. Often repairs to screw the sub-floorto the floor joists will improve this condition. Improvements are discretionary.


Repair

13.5.1 Sliding Glass DoorsNO SAFETY GLASSNo marks indicating that the glass is rated as safety glass were noted. Should someone fall into the glass,there is a chance someone could be hurt or worse. Although it may not be required at the time ofconstruction, upgrading any window/glass that is not safety rated is recommended. Further evaluation by alicensed contractor is recommended.


Safety Hazard

13.9.1 Bathroom Vanity CabinetsMOISTURE STAININGHALL BATHROOM

The bathroom sink cabinet has moisture stains indicating leakage hasoccurred at this location. The damage to date appears to be mostlycosmetic. Review of a current pest control report may provideadditional information on this matter.


Repair



Fireplace LocationLiving Room

ChimneyMasonry

FireplaceMasonry Firebox


Spark Screen / Rain Cap: SPARKSCREEN/RAIN CAPW/CONDITIONS


Chimney's: MC-OK GroundThe inspection of the masonry chimney was limited to viewing from the ground. This prevents a completeevaluation of the upper portion of the chimney. While the chimney overall appeared to be in good condition, onlythe base and the lower shoulder could be directly inspected. No conclusion on the condition of the upperchimney was made. For a more detailed evaluation, if desired, a masonry contractor should be consulted.

Fireplaces: MFB W/Cond.The masonry fireplace has been constructed with a brick and mortar firebox. See the observations section formore information.

Fireplace Damper: FD W/Cond.A metal damper door has been provided above the firebox. See the observations section for more information.

Hearth: HEARTH OKA non-combustible hearth has been provided directly in front of the fireplace. The non-combustible materialsused for the hearth serves a valuable purpose in reducing the chance of accidental fire from hot embers fallingout of the fireplace. The hearth material appears to be in sound condition and without damage.

Enclosure: Fireplace Enclosure With ConditionsNo form of fireplace enclosure glass/metal screen was noted at the time of inspection. The fireplace enclosurehelps to prevent unwanted sparks or embers from escaping the fireplace and leading to a possible fire situationto the surrounding areas. We recommend that an approved fireplace enclosure be installed at this fireplace

14: CHIMNEY'S/FIREPLACESIN NI NP O

14.1 Chimney's X14.2 Spark Screen / Rain Cap X X14.3 Fireplaces X X14.4 Fireplace Damper X X14.5 Hearth X14.6 Gas System X14.7 Enclosure X X


Information

Limitations



Observations

DescriptionLIMITATIONS OF FIREPLACE / CHIMNEY INSPECTIONAs prescribed in the pre-inspection contract, this is a visual inspection only. The inspection was limited by(but not restricted to) the following conditions: Components concealed behind finished surfaces could not be inspected.


14.2.1 Spark Screen / Rain CapSPARK SCREEN/RAIN CAP NOT PROVIDEDThe chimney top does not have a rain cap or spark screen installed. Installing a rain cap and spark screenat the top of the chimney flue is advisable. Improvements are recommended.


Improve

14.3.1 FireplacesMASONRY FIREBOX CRACKS/VOIDSThe fireplace firebox was found to have cracks/voids. Consulting with a qualified masonry contractor foradditional information is suggested.

RecommendationContact a qualified masonry professional.

Repair

14.4.1 Fireplace DamperNO DAMPERThe damper was not installed or has been removed. Installing a damper can help to control the air fromescaping from the interior to the exterior. This can help with monthly utilities. Repairs as needed by alicensed contractor is recommended.


Repair

14.7.1 EnclosureNO ENCLOSURENo enclosure was not noted for the fireplace. The enclosure helps tocontrol any kind of sparks or embers from coming out into the livingspace of the home while the fireplace in use. Installing a properlyrated enclosure as per the local building authorities guidelines isrecommended before use


Repair



Appliances Tested:Electric Range, Dishwasher,Microwave/Exhaust Hood

Appliances Present But NotTested

N/A

Other Components TestedSmoke Detectors, CarbonMonoxide Detector

Laundry Facility LocationGarage

Laundry Facility240 Volt Circuit to Dryer, 120 VoltCircuit for Washer, Hot/Cold ForWasher, Waste Standpipe, Ventsto Exterior

Dishwasher: DISHWASHERW/CONDITIONS


Kitchen Exhaust Fan:Observations


Middle Aged AppliancesThe appliances are middle aged. As such, they will become slightly more prone to breakdowns; however, severalyears of serviceable life should remain.

Range/Oven/Cooktop: ELECTRIC RANGE OKThe electric range was tested using normal operating controls. The cook top and oven heating elementsresponded to controls and appeared to be in satisfactory working condition.

Microwave: MOU-OKThe microwave oven was tested using normal operating controls and was found to be in satisfactory workingcondition.

Waste Disposer: Waste Disposal OkThe waste disposer responded to controls and appeared to function as intended. The wiring connections wherevisible were adequately connected.

15: APPLIANCESIN NI NP O

15.1 Range/Oven/Cooktop X15.2 Microwave X15.3 Dishwasher X X15.4 Waste Disposer X15.5 Kitchen Exhaust Fan X X15.6 Smoke Detectors X X15.7 Carbon Monoxide Detectors X X15.8 Trash Compactor X


Information



Smoke Detectors: Smoke Detectors-With ConditionsSmoke detectors, which are an excellent safety device, provide an early warning in the event of a fire. A plannedescape route should be put into play upon hearing the detectors siren. The location of smoke detectors hasvaried over time. Refer to the comments below for further details regarding the placement and condition of thesmoke detectors installed within the home

Carbon Monoxide Detectors: No Carbon Monoxide DetectorsThe State of California now requires (effective for all homes 07-01-2011) all homes to have carbon monoxidedetectors installed. A carbon monoxide detector was not noted in the home. It is recommended to have at leastone detector on each level/floor and near the bedrooms. Also reviewing the manufactures guidelines formaintenance, installation is recommended. See the information towards the end of the report for moreinformation. Testing and battery replacement should be performed regularly to insure proper operation.

Limitations

Observations

DescriptionLIMITATIONS OF APPLIANCES INSPECTIONAs we have discussed and as described in your inspection contract, this is a visual inspection limited inscope by (but not restricted to) the following conditions Thermostats, timers and other specialized features and controls are not tested. The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance ofappliances is outside the scope of this inspection. Refrigerators or any appliance that is portable is not inspected and considered beyond the scope of theinspection.


15.3.1 DishwasherNO AIR GAP FOR DISHWASHER FOUNDNo air gap was found for the dishwasher. The air gap helps with the drainage and venting of the drainpipe. Installing an air gap is recommended repairs by license contractor is recommended.


Repair

15.5.1 Kitchen Exhaust FanMICROWAVE EXHAUST HOODA microwave exhaust hood combo system has been installed in thehome. In this case, it is set up and used as a microwave only. Theexhaust system is not connected or being used. If you so choose touse this exhaust system portion in the future as the microwave andexhaust system, repairs by licensed contractor is recommended.


Repair



15.6.1 Smoke DetectorsMISSING IN THE HALLA smoke detector was not found in the hallway outside of thebedrooms as required. Smoke detectors provide early warning ofsmoke and/or fire within the home. Installation of a smoke detector isstrongly recommended for enhanced safety.


Safety Hazard

15.7.1 Carbon Monoxide DetectorsNO/MISSING CARBON MONOXIDE DETECTOR(S)The State of California now requires (effective for all homes 07-01-2011) all homes to have carbonmonoxide detectors installed. A carbon monoxide detector was not noted in the hallways near thebedrooms. It is recommended to have at least one detector on each level/floor and near the bedrooms.Also reviewing the manufactures guidelines for maintenance, installation is recommended. See theinformation towards the end of the report for more information. Testing and battery replacement shouldbe performed regularly to insure proper operation.

RecommendationContact a handyman or DIY project

Repair



Maintenance AdviceUPON TAKING OWNERSHIPAfter taking possession of a new home, there are some maintenance and safety issues that should be addressedimmediately. The following checklist should help you undertake these improvements: Change the locks on all exterior entrances, for improved security. Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can beadded to sliding windows and doors. Consideration could also be given to a security system. Install smoke detectors on each level of the home. Ensure that there is a smoke detector outside all sleepingareas. Replace batteries on any existing smoke detectors and test them. Make a note to replace batteries againin one year. Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door inevery room of the house. Consult with your local fire department regarding fire safety issues and what to do inthe event of fire. Examine driveways and walkways for trip hazards. Undertake repairs where necessary. Examine the interior of the home for trip hazards. Loose or torn carpeting and flooring should be repaired. Undertake improvements to all stairways, decks, porches and landings where there is a risk of falling orstumbling. Review your home inspection report for any items that require immediate improvement or further investigation. Address these areas as required. Install rain caps and vermin screens on all chimney flues, as necessary. Investigate the location of the main shut-offs for the plumbing, heating and electrical systems. If you attendedthe home inspection, these items would have been pointed out to you.

REGULAR MAINTENANCEEVERY MONTHCheck that fire extinguisher(s) are fully charged. Re-charge if necessary. Examine heating/cooling air filters and replace or clean as necessary. Inspect and clean humidifiers and electronic air cleaners. If the house has hot water heating, bleed radiator valves. Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts isappropriate. Remove debris from window wells. Carefully inspect the condition of shower enclosures. Repair orreplace deteriorated grout and caulk. Ensure that water is not escaping the enclosure during showering. Checkbelow all plumbing fixtures for evidence of leakage. Repair or replace leaking faucets or shower heads. Secure loose toilets, or repair flush mechanisms that become troublesome.

SPRING AND FALL Examine the roof for evidence of damage to roof coverings, flashings and chimneys. Look in the attic (if accessible) to ensure that roof vents are not obstructed. Check for evidence of leakage,condensation or vermin activity. Level out insulation if needed. Trim back tree branches and shrubs to ensure that they are not in contact with the house. Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests orother vermin or insect activity. Survey the basement and/or crawl space walls for evidence of moisture seepage. Look at overhead wires coming to the house. They should be secure and clear of trees or other obstructions. Ensure that the grade of the land around the house encourages water to flow away from the foundation.Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration,movement or safety hazards.

16: INFORMATIONAL ITEMS

Information



Clean windows and test their operation. Improve caulking and weather-stripping as necessary. Watch forevidence of rot in wood window frames. Paint and repair window sills and frames as necessary. Test all ground fault circuit interrupter (GFCI) devices, as identified in the inspection report. Shut off isolating valves for exterior hose bibs in the fall, if below freezing temperatures are anticipated. Test the Temperature and Pressure Relief (TPR) Valve on water heaters. Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of thehome. Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Cleanand lubricate hinges, rollers and tracks on overhead doors. Replace or clean exhaust hood filters. Clean, inspect and/or service all appliances as per the manufacturers recommendations.ANNUALLY Replace smoke detector batteries. Have the heating, cooling and water heater systems cleaned and serviced. Have chimneys inspected and cleaned. Ensure that rain caps and vermin screens are secure. Examine the electrical panels, wiring and electrical components for evidence of overheating. Ensure that allcomponents are secure. Flip the breakers on and off to ensure that they are not sticky. If the house utilizes a well, check and service the pump and holding tank. Have the water quality tested. If theproperty has a septic system, have the tank inspected (and pumped as needed). If your home is in an area prone to wood destroying insects (termites, carpenter ants, etc.), have the homeinspected by a licensed specialist. Preventative treatments may be recommended in some cases.

PREVENTION IS THE BEST APPROACHAlthough weve heard it many times, nothing could be more true than the old clich an ounce of prevention isworth a pound of cure. Preventative maintenance is the best way to keep your house in great shape. It alsoreduces the risk of unexpected repairs and improves the odds of selling your house at fair market value, whenthe time comes. Please feel free to contact our office should you have any questions regarding the operation ormaintenance of your home. Enjoy your home!

Information About Carbon MonoxideWhat is carbon monoxide (CO) and how is it produced in the home? CO is a colorless, odorless, toxic gas. It is produced by the incomplete combustion of solid, liquid and gaseousfuels. Appliances fueled with gas, oil, kerosene, or wood may produce CO. If such appliances are not installed,maintained, and used properly, CO may accumulate to dangerous levels. What are the symptoms of CO poisoning and why are these symptoms particularly dangerous? Breathing CO causes symptoms such as headaches, dizziness, and weakness in healthy people. CO also causessleepiness, nausea, vomiting, confusion and disorientation. At very high levels, it causes loss of consciousnessand death. This is particularly dangerous because CO effects often are not recognized. CO is odorless and someof the symptoms of CO poisoning are similar to the flu or other common illnesses. Are some people more affected by exposure to CO than others? CO exposures especially affect unborn babies, infants, and people with anemia or a history of heart disease.Breathing low levels of the chemical can cause fatigue and increase chest pain in people with chronic heartdisease. How many people die from CO poisoning each year? In 1989, the most recent year for which statistics are available, there were about 220 deaths from CO poisoningassociated with gas-fired appliances, about 30 CO deaths associated with solid-fueled appliances (includingcharcoal grills), and about 45 CO deaths associated with liquid- fueled heaters. How many people are poisoned from CO each year? Nearly 5,000 people in the United States are treated in hospital emergency rooms for CO poisoning; this numberis believed to be an underestimate because many people with CO symptoms mistake the symptoms for the flu orare misdiagnosed and never get treated. How can production of dangerous levels of CO be prevented? Dangerous levels of CO can be prevented by proper appliance maintenance, installation, and use: Maintenance: A qualified service technician should check your home's central and room heating appliances (including water



heaters and gas dryers) annually. The technician should look at the electrical and mechanical components ofappliances, such as thermostat controls and automatic safety devices. Chimneys and flues should be checked for blockages, corrosion, and loose connections. Individual appliances should be serviced regularly. Kerosene and gas space heaters (vented and unvented)should be cleaned and inspected to insure proper operation. CPSC recommends finding a reputable service company in the phone book or asking your utility company tosuggest a qualified service technician. Installation: Proper installation is critical to the safe operation of combustion appliances. All new appliances have installationinstructions that should be followed exactly. Local building codes should be followed as well. Vented appliances should be vented properly, according to manufacturer's instructions. Adequate combustion air should be provided to assure complete combustion. All combustion appliances should be installed by professionals. Appliance Use: Follow manufacturer's directionsfor safe operation. Make sure the room where an unvented gas or kerosene space heater is used is well ventilated; doors leading toanother room should be open to insure proper ventilation. Never use an unvented combustion heater overnight or in a room where you are sleeping. Are there signs that might indicate improper appliance operation?Yes, these are: Decreasing hot water supply Furnace unable to heat house or runs constantly Sooting, especially on appliances Unfamiliar or burning odor Increased condensation inside windows

Are there visible signs that might indicate a CO problem?Yes, these are: Improper connections on vents and chimneys Visible rust or stains on vents and chimneys An appliance that makes unusual sounds or emits an unusual smell An appliance that keeps shutting off (Many new appliances have safety components attached that preventoperation if an unsafe condition exists. If an appliance stops operating, it may be because a safety device ispreventing a dangerous condition. Therefore, don't try to operate an appliance that keeps shutting off; call aservice person instead.) Are there other ways to prevent CO poisoning?Yes, these are: Never use a range or oven to heat the living areas of the home Never use a charcoal grill or hibachi in the home Never keep a car running in an attached garage Can CO be detected?Yes, CO can be detected with CO detectors that meet the requirements of Underwriters Laboratories (UL)standard 2034. Since the toxic effect of CO is dependent upon both CO concentration and length of exposure,long-term exposure to a low concentration can produce effects similar to short term exposure to a highconcentration. Detectors should measure both high CO concentrations over short periods of time and low COconcentrations over long periods of time - the effects of CO can be cumulative over time. The detectors alsosound an alarm before the level of CO in a person's blood would become crippling. CO detectors that meet theUL 2034 standard currently cost between $35 and $80. Where should the detector be installed? CO gasesdistribute evenly and fairly quickly throughout the house; therefore, a CO detector should be installed on the wallor ceiling in sleeping area/s but outside individual bedrooms to alert occupants who are sleeping. Aren't theresafety devices already on some appliances? And if so, why is a CO detector needed? Vent safety shutoff systemshave been required on furnaces and vented heaters sine the late 1980s. They protect against blocked ordisconnected vents or chimneys. Oxygen depletion sensors (ODS) have also been installed on unvented gasspace heaters since the 1980s. ODS protect against the production of CO caused by insufficient oxygen for propercombustion. These devices (ODSs and vent safety shutoff systems) are not a substitute for regular professional



servicing, and many older, potentially CO-producing appliances may not have such devices. Therefore, a COdetector is still important in any home as another line of defense. Are there other CO detectors that are less expensive?There are inexpensive cardboard or plastic detectors that change color and do not sound an alarm and have alimited useful life. They require the occupant to look at the device to determine if CO is present. COconcentrations can build up rapidly while occupants are asleep, and these devices would not sound an alarm towake them. For additional information, write to the U.S. Consumer Product Safety Commission, Washington, D.C., 20207, callthe toll-free hotline at 1-800-638-2772, or visit the website http://www.cpsc.gov

Information About Lead Based PaintLead-based paint is hazardous to your health. Lead-based paint is a major source of lead poisoning for children and can also affect adults. In children, leadpoisoning can cause irreversible brain damage and can impair mental functioning. It can retard mental andphysical development and reduce attention span. It can also retard fetal development even at extremely lowlevels of lead. In adults, it can cause irritability, poor muscle coordination, and nerve damage to the sense organsand nerves controlling the body. Lead poisoning may also cause problems with reproduction (such as adecreased sperm count). It may also increase blood pressure. Thus, young children, fetuses, infants, and adultswith high blood pressure are the most vulnerable to the effects of lead. Children should be screened for lead poisoning. In communities where the houses are old and deteriorating, take advantage of available screening programsoffered by local health departments and have children checked regularly to see if they are suffering from leadpoisoning. Because the early symptoms of lead poisoning are easy to confuse with other illnesses, it is difficult todiagnose lead poisoning without medical testing. Early symptoms may include persistent tiredness, irritability,loss of appetite, stomach discomfort, reduced attention span, insomnia, and constipation. Failure to treatchildren in the early stages can cause long-term or permanent health damage. The current blood lead levelwhich defines lead poisoning is 10 micro grams of lead per deciliter of blood. However, since poisoning mayoccur at lower levels than previously thought, various federal agencies are considering whether this level shouldbe lowered further so that lead poisoning prevention programs will have the latest information on testingchildren for lead poisoning. Consumers can be exposed to lead from paint. Eating paint chips is one way young children are exposed to lead. It is not the most common way that consumers,in general, are exposed to lead. Ingesting and inhaling lead dust that is created as lead-based paint "chalks,"chips, or peels from deteriorated surfaces can expose consumers to lead. Walking on small paint chips found onthe floor, or opening and closing a painted frame window, can also create lead dust. Other sources of leadinclude deposits that may be present in homes after years of use of leaded gasoline and from industrial sourceslike smelting. Consumers can also generate lead dust by sanding lead-based paint or by scraping or heating lead-based paint. Lead dust can settle on floors, walls, and furniture. Under these conditions, children can ingest leaddust from hand-to-mouth contact or in food. Settled lead dust can re-enter the air through cleaning, such assweeping or vacuuming, or by movement of people throughout the house. Older homes may contain lead based paint. Lead was used as a pigment and drying agent in "alkyd" oil based paint. "Latex" water based paints generallyhave not contained lead. About two-thirds of the homes built before 1940 and one-half of the homes built from1940 to 1960 contain heavily-leaded paint. Some homes built after 1960 also contain heavily-leaded paint. It maybe on any interior or exterior surface, particularly on woodwork, doors, and windows. In 1978, the U.S. ConsumerProduct Safety Commission lowered the legal maximum lead content in most kinds of paint to 0.06% (a traceamount). Consider having the paint in homes constructed before the 1980's tested for lead before renovating or ifthe paint or underlying surface is deteriorating. This is particularly important if infants, children, or pregnantwomen are present. Consumers can have paint tested for lead. There are do-it-yourself kits available. However, the U.S. Consumer Product Safety Commission has not evaluatedany of these kits. One home test kit uses sodium sulfide solution. This procedure requires you to place a drop ofsodium sulfide solution on a paint chip. The paint chip slowly turns darker if lead is present. There are problemswith this test, however. Other metals may cause false positive results, and resins in the paint may prevent thesulfide from causing the paint chip to change color. Thus, the presence of lead may not be correctly indicated. Inaddition the darkening may be detected only on very light-colored paint. Another in-home test requires a trainedprofessional who can operate the equipment safely. This test uses X-ray fluorescence to determine if the paintcontains lead. Although the test can be done in your home, it should be done only by professionals trained by theequipment manufacturer or who have passed a state or local government training course, since the equipmentcontains radioactive materials. In addition, in some tests, the method has not been reliable. Consumers may choose to have a testing laboratory test a paint sample for lead.



Lab testing is considered more reliable than other methods. Lab tests may cost from $20 to $50 per sample. Tohave the lab test for lead paint, consumers may: Get sample containers from the lab or use re-sealable plasticbags. Label the containers or bags with the consumer's name and the location in the house from which eachpaint sample was taken. Several samples should be taken from each affected room (see HUD Guidelinesdiscussed below). Use a sharp knife to cut through the edges of the sample paint. The lab should tell you the size of the sampleneeded. It will probably be about 2 inches by 2 inches. Lift off the paint with a clean putty knife and put it into the container. Be sure to take a sample of all layers ofpaint, since only the lower layers may contain lead. Do not include any of the underlying wood, plaster, metal, andbrick. Wipe the surface and any paint dust with a wet cloth or paper towel and discard the cloth or towel. The U.S. Department of Housing and Urban Development (HUD) recommends that action to reduce exposureshould be taken when the lead in paint is greater than 0.5% by lab testing or greater than 1.0 milligrams persquare centimeter by X-ray fluorescence. Action is especially important when paint is deteriorating or wheninfants, children, or pregnant women are present. Consumers can reduce exposure to lead-based paint. If you have lead-based paint, you should take steps to reduce your exposure to lead. You can: 1. Have the painted item replaced. You can replace a door or other easily removed item if you can do it without creating lead dust. Items that aredifficult to remove should be replaced by professionals who will control and contain lead dust. 2. Cover the lead-based paint. You can spray the surface with a sealant or cover it with gypsum wallboard. However, painting over lead-basedpaint with non-lead paint is not a long-term solution. Even though the lead-based paint may be covered by non-lead paint, the lead-based paint may continue to loosen from the surface below and create lead dust. The newpaint may also partially mix with the lead-based paint, and lead dust will be released when the new paint beginsto deteriorate. 3. Have the lead-based paint removed. Have professionals trained in removing lead-based paint do this work. Each of the paint-removal methods(sandpaper, scrapers, chemicals, sandblasters, and torches or heat guns) can produce lead fumes or dust. Fumesor dust can become airborne and be inhaled or ingested. Wet methods help reduce the amount of lead dust.Removing moldings, trim, window sills, and other painted surfaces for professional paint stripping outside thehome may also create dust. Be sure the professionals contain the lead dust. Wet-wipe all surfaces to remove anydust or paint chips. Wet-clean the area before re-entry. You can remove a small amount of lead-based paint if youcan avoid creating any dust. Make sure the surface is less than about one square foot (such as a window sill). Anyjob larger than about one square foot should be done by professionals. Make sure you can use a wet method(such as a liquid paint stripper). 4. Reduce lead dust exposure. You can periodically wet mop and wipe surfaces and floors with a high phosphorous (at least 5%) cleaningsolution. Wear waterproof gloves to prevent skin irritation. Avoid activities that will disturb or damage lead basedpaint and create dust. This is a preventive measure and is not an alternative to replacement or removal. Contact your state and local health departments lead poisoning prevention programs and housingauthorities for information about testing labs and contractors who can safely remove lead-based paint. The U.S. Department of Housing and Urban Development (HUD) prepared guidelines for removing lead-based paint. Ask contractors about their qualifications, experience removing lead-based paint, and plansto follow these guidelines.



STANDARDS OF PRACTICE

Structural ComponentsI. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components.II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space.III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil;B. observed indications of active water penetration; C. observed indications of possible foundation movement, suchas sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting,notching and boring of framing members that may, in the inspector's opinion, present a structural or safetyconcern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entrycould cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps withinaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting,bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on theadequacy of any structural system or component.

RoofI. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. thedownspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure ofthe roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roofleaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C.inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions thatprohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightningarresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectorsopinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I.perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-coveringmaterial.

ExteriorI. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C.adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconiesand carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number ofwindows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adverselyaffect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-coveringmaterials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediatebalusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows,shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readilyaccessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical,hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls,breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H.inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind orgeothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systemsor cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrityof multiple-pane window glazing or thermal window seals.

ElectricalI. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. theservice head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter andbase; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protectiondevices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches,lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter(AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles andcircuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled;and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in theintegrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B.any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, thecover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcingor excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence ofsmoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard,sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C.



remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overloaddevices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security,fire or alarms systems or components, or other warning or signaling systems. G. measure or determine theamperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltagesystems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground.L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills,photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N.inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q.inspect exterior lighting.

HeatingI. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe:A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. Theinspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heatingsystem was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues orchimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers,electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground orconcealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity,BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pumpsystems, or other heating systems when ambient temperatures or other circumstances are not conducive to safeoperation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verifythermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

CoolingI. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe:A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report asin need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemedinaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance,distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units,through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D.inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examineelectrical current, coolant fluids or gases, or coolant leakage.

InsulationI. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaustsystems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulationobserved; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roofstructure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilationin unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are notreadily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move,touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surfacefinish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulationmaterial. F. activate thermostatically operated fans. G. determine the types of materials used in insulation orwrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

PlumbingI. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. thewater heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR)valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by runningthe water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. thedrain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe:A. whether the water supply is public or private based upon observed evidence; B. the location of the main watersupply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as inneed of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operatedsimultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that weremissing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had looseconnections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is notrequired to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy ofthe water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filteringsystems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinklersystems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E.determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access



panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub andshower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance withconservation, energy or building standards, or the proper design or sizing of any water, waste or ventingcomponents, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stopdevices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuelstorage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems orwater filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hotwater at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy ofcombustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-reliefvalves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but notlimited to, those related to solar water heating and hot water circulation. U. determine the existence or condition ofpolybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

InteriorI. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B.floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E.garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. Theinspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III.The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindlesand rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; andC. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is notrequired to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings orcarpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems orcomponents. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture,stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. movesuspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in thegarage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverseor related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms,whether interior or exterior, including their compliance with local, state or federal standards. M. operate anysystem, appliance or component that requires the use of special keys, codes, combinations or devices. N. operateor evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakagefrom microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker,coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliancesor devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanentlyinstalled. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy ofwhirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

Appliances10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens,dishwashing machines, and food waste grinders by using normal operating controls to activate the primaryfunction. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundryappliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heatingelements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specializedfeatures of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.



single family dwelling - az773218.vo.msecnd.net · 13.1.1 interior - wall / ceiling finishes:...

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