Fitzgerald Home Inspection

Transcription

1 Cover Page Fitzgerald Home Inspection Property Inspection Report 2009 Your St., Los Angeles CA, Inspection prepared for: New Buyer Inspection Date: 0/30/2010 Time: 12:00 Age: 40 Yrs. Size: 1857 Weather: clear One story single family residence with additions Inspector: Gary Fitzgerald License # Tobias Ave, Sherman Oaks, CA, Phone: Fax: Thank You for selecting Fitzgerald Home inspection

2 Report Summary Report Summary On this page you will find, in RED, a brief summary of any CRITICAL concerns of the inspection, as they relate to Safety and Function. Examples would be bare electrical wires, or active drain leaks. The complete list of items noted is found throughout the body of the report, including Normal Maintenance items. Be sure to read your entire report! For your safety and liability, we recommend that you hire only licensed contractors when having any work done. If the living area has been remodeled or part of an addition, we recommend that you verify the permit and certificate of occupancy. This is important because our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that was done without a permit, and latent defects could exist. Depending upon your needs and those who will be on this property, items listed in the body of the report may also be a concern for you; be sure to read your Inspection Report in its entirety. Note: If there are no comments in RED below, there were no CRITICAL system or safety concerns with this property at the time of inspection. Kitchen Page 4 Item: 1 Cabinets cracked glass/ Upper cabinet left side of range Page 4 Item: 4 Dishwasher none under construction / check with owner to see if a dishwasher will be installed Page 5 Item: 13 Plumbing no hot water present Page 6 Item: 18 Hot Water Handle installed/ unit missing Dispenser Page 6 Item: 19 Soap Dispenser none/ handle installed no under counter unit installed/ check with owner to see if one will be installed Page 7 Item: 23 Vent Condition No vent installed at time of inspection/ check with owner to see if one will be installed Laundry Page 8 Item: 5 Dryer Vent terminates under structure Page 8 Item: 12 Plumbing no hot water present Master Bathroom Page 10 Item: 7 GFCI test did not operate Page 10 Item: 8 Exhaust Fan Vent terminates in attic/ needs to extend to outside air Page 10 Item: 9 Floor Condition Tile reducer missing Page 11 Item: 12 Plumbing recommend licenced plumber to evaluate all areas Page 11 Item: 14 Showers no water present Recommend licenced plumber to evaluate Page 11 Item: 16 Bath Tubs Inspector unable to test drain No water present at time of inspection Page 11 Item: 17 Enclosure Inspector could not test for leaking due to lack of water Page 11 Item: 18 Sinks no hot water present Bathroom #2 Page 12 Item: 8 Exhaust Fan Vent terminates in attic needs to be extended to outside air Page 12 Item: 12 Plumbing recommend Licenced plumber to evaluate all areas no hot water present Page 1 of 46

3 Page 13 Item: 14 Showers Page 13 Item: 16 Bath Tubs Page 13 Item: 17 Enclosure Page 13 Item: 18 Sinks no water present valve did not operate, could not test Recommend licenced plumber to evaluate inspector could not evaluate drain due to lack of water no water present recommend licenced plumber evaluate Inspector could not check for leaking due to lack of water no hot water present recommend licenced plumber to evaluate Powder Rm Page 14 Item: 8 Exhaust Fan Vent terminates in attic/ recommend extending to outside air Page 15 Item: 11 Mirrors none/ check with owner to see if one will be installed Page 15 Item: 12 Plumbing no hot water present recommend licenced plumber to evaluate all areas Page 15 Item: 14 Showers no water present Recommend licenced plumber evaluate inspector unable to evaluate drain due to lack of water Page 15 Item: 16 Bath Tubs no water present/ tub shower recommend licenced plumber to evaluate Page 15 Item: 17 Enclosure Inspector unable to check for leaks due to lack of water Page 16 Item: 18 Sinks no hot water present recommend licenced plumber to evaluate Interior Areas Page 24 Item: 10 Floor Condition Family room tile on slab floor has noticable slope to North East Wall Page 25 Item: 15 Stairs & Handrail I recommend an approved hand railing be installed at stairs and landing in the photo by a qualified person Landing and stairs in the Family room are a safety hazard Attic Page 26 Item: 3 Duct Work rec. evaluation by Heating & A/C contractor The supply duct that runs thru the exterior wall on the east side to supply the family room is exposed to the weather with no insulation Page 26 Item: 5 Exhaust Vent terminates in the attic Page 27 Item: 8 Structure A recessed beam has been installed to carry the load of the living room and kitchen ceiling I recommend checking permits to verify proper installation I recommend a licenced qualified person evaluate See Photo Roof Page 30 Item: 1 Roof Condition exposed nails at ridge see photo Page 30 Item: 4 Gutter Missing downspout connection to area drain system Heat/AC Page 31 Item: 1 Heater Condition recommend heating-a/c contractor to evaluate Page 32 Item: 4 Gas Valves flex gas line runs through the wall recommend ridged gas line check permits Page 32 Item: 6 Venting could not fully inspect Page 33 Item: 10 Refrigerant Lines Cut off missing Page 2 of 46

4 Page 33 Item: 11 AC Compress Condition Check permits Missing recommend heating-a/c contractor to evaluate Water Heater Page 33 Item: 1 Base Gas off Recommend licenced plumber evaluate Page 33 Item: 2 Combusion could not fully inspect Page 34 Item: 3 Water Heater Condition did not operate gas off did not inspect Recommend licenced plumber evaluate Page 34 Item: 6 Gas Valve gas off Exterior Areas Page 38 Item: 5 Stucco recommend sealing holes & gaps on west side Foundation Page 41 Item: 13 Foundation Plumbing Grounds Page 42 Item: 11 Grading Page 43 Item: 12 Plumbing recommend licenced plumber to evaluate all areas Hall Bath tub trap leaking I recommend a 6" clearance between the sill plate and the soil to help prevent water intrusion See photo Location - East side Location - South side under construction n/a Recommend licenced plumber evaluate Page 3 of 46

5 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets cracked glass/ Upper cabinet left side of range 2. Ceiling Condition 3. Counters Materials: drywall Granite Kitchen Cabinets 4. Dishwasher 5. Doors none under construction / check with owner to see if a dishwasher will be installed 6. Electrical Page 4 of 46

6 7. GFCI 8. Floor Condition 9. Garbage Disposal test operated Materials: tile operated Insinkerator/ 333 Age/ unknown older model 10. Microwave none Unit not installed 11. Cook top condition none Kitchen Garbage Disposal 12. Oven & Range 13. Plumbing none under construction n/a No problems found ar time of inspection with the drains no hot water present Page 5 of 46

7 14. Security Bars 15. Sinks at time of inspection 16. Drinking Fountain none 17. Spray Wand operated 18. Hot Water Dispenser Manufacturer / unknown Age unknown Handle installed/ unit missing 19. Soap Dispenser 20. Sliding Doors none Kitchen Hot Water Dispenser none Manufacturer Age none/ handle installed no under counter unit installed/ check with owner to see if one will be installed Page 6 of 46

8 21. Screen Doors none 22. Trash Compactor 23. Vent Condition none Materials: No vent installed at time of inspection No vent installed at time of inspection/ check with owner to see if one will be installed 24. Wall Condition Materials: plaster Kitchen Vent Condition 25. Window Condition none 1. Locations 2. Cabinets Materials: South East#4 none Laundry Page 7 of 46

9 3. Counters 4. Ceiling Condition 5. Dryer Vent 6. Electrical 7. GFCI 8. Exhaust Fan 9. Doors 10. Floor Condition 11. Gas Valves 12. Plumbing 13. Wall Condition None Materials: drywall Good terminates under structure Good test operated none Materials: tile Good The inspector will not operate gas valve/ this is a visual inspection Under construction no hot water present Materials: drywall Good Page 8 of 46

10 14. Wash Basin none 15. Window Condition 16. Security Bars Materials: vinyl Master Bathroom Bathrooms can consist of many features from jacuzzi tubs and showers to toilets and bidets. Because of all the plumbing involved it is an important area of the house to look over. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring.. 1. Locations 2. Cabinets Locations: Master#1 3. Ceiling Condition 4. Counters 5. Doors Materials: drywall Good Good 6. Electrical 7. GFCI test did not operate Page 9 of 46

11 8. Exhaust Fan 9. Floor Condition Master Bathroom GFCI operated Vent terminates in attic/ needs to extend to outside air Materials: tile Tile reducer missing 10. Heating 11. Mirrors central unit Master Bathroom Floor Condition Page 10 of 46

12 12. Plumbing recommend licenced plumber to evaluate all areas 13. Security Bars 14. Showers 15. Shower Walls 16. Bath Tubs 17. Enclosure 18. Sinks 19. Toilets 20. Wall Condition no water present Recommend licenced plumber to evaluate Inspector unable to test drain No water present at time of inspection Inspector could not test for leaking due to lack of water no hot water present Good Low flow Materials: drywall 21. Window Condition Materials: vinyl 1. Locations Locations: North East#2 Bathroom #2 Page 11 of 46

13 2. Cabinets 3. Ceiling Condition Materials: drywall 4. Counters 5. Doors 6. Electrical 7. GFCI 8. Exhaust Fan 9. Floor Condition 10. Heating 11. Mirrors 12. Plumbing 13. Security Bars test operated Vent terminates in attic needs to be extended to outside air Materials: tile central unit recommend Licenced plumber to evaluate all areas no hot water present Page 12 of 46

14 14. Showers 15. Shower Walls 16. Bath Tubs 17. Enclosure 18. Sinks 19. Toilets 20. Wall Condition no water present valve did not operate, could not test Recommend licenced plumber to evaluate inspector could not evaluate drain due to lack of water no water present recommend licenced plumber evaluate Inspector could not check for leaking due to lack of water no hot water present recommend licenced plumber to evaluate Good Low flow Materials: drywall 21. Window Condition Materials: vinyl 1. Locations 2. Cabinets Locations: Hall#2 Powder Rm Page 13 of 46

15 3. Ceiling Condition Materials: plaster 4. Counters 5. Doors did not latch 6. Electrical 7. GFCI 8. Exhaust Fan 9. Floor Condition 10. Heating 11. Mirrors test operated operated Vent terminates in attic/ recommend extending to outside air Materials: tile central unit none/ check with owner to see if one will be installed Page 14 of 46

16 12. Plumbing 13. Security Bars 14. Showers 15. Shower Walls 16. Bath Tubs 17. Enclosure 18. Sinks Powder Rm Mirrors no leaking detected in drain at time of inspection no hot water present recommend licenced plumber to evaluate all areas no water present Recommend licenced plumber evaluate inspector unable to evaluate drain due to lack of water no water present/ tub shower recommend licenced plumber to evaluate Inspector unable to check for leaks due to lack of water / drain no hot water present recommend licenced plumber to evaluate Page 15 of 46

17 19. Toilets 20. Wall Condition Good Low flow Materials: plaster 21. Window Condition Materials: vinyl 1. Locations 2. Bar Master Bedroom Locations: South East#2 3. Cabinets 4. Ceiling Condition Materials: drywall 5. Ceiling Fans 6. Closets 7. Doors door difficult to swing/bottom rubs on carpet 8. Electrical Page 16 of 46

18 9. Fireplace 10. Floor Condition Materials: hardwood 11. Security Bars 12. Sliding Doors 13. Screen Doors 14. Smoke Detectors 15. Wall Condition operated Materials: drywall 16. Window-Wall AC or Heat 17. Window Condition Materials: vinyl 1. Locations 2. Bar Locations: North Central#2 Bedroom #1 Page 17 of 46

19 3. Cabinets 4. Ceiling Condition Materials: drywall 5. Ceiling Fans 6. Closets 7. Doors 8. Electrical 9. Fireplace 10. Floor Condition Materials: carpet 11. Security Bars 12. Sliding Doors 13. Screen Doors 14. Smoke Detectors operated Page 18 of 46

20 15. Wall Condition Materials: drywall plaster 16. Window-Wall AC or Heat 17. Window Condition Materials: vinyl 1. Locations 2. Bar Locations: North West#4 Bedroom #2 3. Cabinets 4. Ceiling Condition Materials: plaster 5. Ceiling Fans 6. Closets 7. Doors 8. Electrical Page 19 of 46

21 9. Fireplace 10. Floor Condition Materials: hardwood 11. Security Bars 12. Sliding Doors 13. Screen Doors 14. Smoke Detectors 15. Wall Condition operated Materials: plaster 16. Window-Wall AC or Heat 17. Window Condition Materials: vinyl 1. Locations 2. Bar Locations: South West#3 Bedroom #3 Page 20 of 46

22 3. Cabinets 4. Ceiling Condition Materials: plaster 5. Ceiling Fans 6. Closets 7. Doors 8. Electrical 9. Fireplace 10. Floor Condition Materials: hardwood 11. Security Bars 12. Sliding Doors 13. Screen Doors 14. Smoke Detectors operated Page 21 of 46

23 15. Wall Condition Materials: plaster 16. Window-Wall AC or Heat 17. Window Condition Materials: vinyl Interior Areas The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing. Note that minor settlement or hairline cracks in garage or basement slabs are not noted in an inspection, as they are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Residential inspections only include garages and carports that are physically attached to the house. They are not considered habitable, and conditions are reported accordingly. Inspectors are not required to enter any crawlspace areas that are not readily accessible, less than 36 clearance, wet (electrical shock hazard), or where entry could cause damage or pose a hazard to the inspector. We recommend that all attic hatches have a batt of fiberglass insulation installed over them, and that the hatch be sealed shut with latex caulk. This will keep warm moist air from entering the attic, which may cause condensation or even mold. Note that every attic has mold; mold is everywhere. Some attics have some minor visible mold. This is often a result of the building process, when materials get wet during construction. If there is extensive mold, or mold that appears to have grown due to poor maintenance conditions, we will report it to you, the client. If the hatch is sealed shut when we go to inspect the attic, it can only be unsealed by the owner or their representative, as our insurance prohibits us from performing any destructive testing or entry. In accordance with industry and insurance standards, we will not attempt to enter an attic that has no permanently installed steps or pull-down stairs; less than thirty-six inches of headroom; does not have a standard floor designed for normal walking; walking, in the inspector s opinion, may compromise the ceiling below; is restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we will inspect the attic as best we can from the access point, with no comments or evaluations of areas not readily viewed from the hatch area. This inspection does not include testing for radon, mold or other hazardous materials unless specifically requested. Plumbing is an important concern in any structure. Moisture in the air and leaks can cause mildew, wallpaper and paint to peel, and other problems. The home inspector will identify as many issues as possible but some problems may be undetectable due to problems within the walls or under the flooring. Note that if in a rural location, sewer service and/or water service might be provided by private waste disposal system and/or well. Inspection, testing, analysis, or opinion of condition and function of private waste disposal systems and wells is not within the scope of a home inspection. Recommend Page 22 of 46

24 consulting with seller concerning private systems and inspection, if present, by appropriate licensed professional familiar with such private systems. If a Septic System is on the property, pumping is generally recommended prior to purchase, and then every three years. Interior areas consist of bedrooms, baths, kitchen, laundry, hallways, foyer, and other open areas. All exposed walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Although excluded from inspection requirements, we will inform you of obvious broken gas seals in windows. Please realize that they are not always visible, due to temperature, humidity, window coverings, light source, etc. Your inspection will report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas, as the inspector will not move personal items. An inspection does not include the identification of, or research for, appliances and other items that may have been recalled or have had a consumer safety alert issued about it. Any comments made in the report are regarding well known notices and are provided as a courtesy only. Product recalls and consumer product safety alerts are added almost daily by the Consumer Product Safety Commission. We recommend visiting the following Internet site if recalls are a concern to you: 1. Bar 2. Cabinets 3. Ceiling Fans 4. Ceiling Condition 5. Closets 6. Door Bell Materials: drywall plaster operated 7. Doors 8. Electrical Page 23 of 46

25 9. Fireplace 10. Floor Condition Materials: tile hardwood Hardwood floors in living room in good condition Family room tile on slab floor has noticable slope to North East Wall 11. Security Bars Interior Areas Floor Condition 12. Sliding Doors 13. Screen Doors 14. Smoke Detectors 15. Stairs & Handrail French doors installed tempered glass none operated I recommend an approved hand railing be installed at stairs and landing in the photo by a qualified person Landing and stairs in the Family room are a safety hazard Page 24 of 46

26 16. Wall Condition Interior Areas Stairs & Handrail Materials: drywall plaster 17. Window-Wall AC or Heat 18. Window Condition Materials: vinyl 1. Access 2. Chimney location- hall location- service porch Attic 3. Duct Work rec. evaluation by Heating & A/C contractor The supply duct that runs thru the exterior wall on the east side to supply the family room is exposed to the weather with no insulation Page 25 of 46

27 Attic Duct Work Attic Duct Work 4. Electrical 5. Exhaust Vent Attic Duct Work most not accessible due to insullation terminates in the attic 6. Insulation Condition Materials: fiberglass batts Depth: 10 new addition only reccommend insulation The existing portion of the residence has no insulation The addition has been insulated Page 26 of 46

28 7. Attic Plumbing vents only Attic Insulation Condition 8. Structure structure has been reinforced in areas altered in areas check permits A recessed beam has been installed to carry the load of the living room and kitchen ceiling I recommend checking permits to verify proper installation I recommend a licenced qualified person evaluate See Photo 9. Ventilation Attic Structure Attic Structure Page 27 of 46

29 10. Vent Screens 1. Cabinets none/ car port present Garage 2. Counters 3. Electrical 4. GFCI test operated Volt 6. Flooring Condition Materials: no grage present 7. Garage Door Condition 8. Garage Door Parts 9. Garage Opener Status 10. Garage Door's Reverse Status Page 28 of 46

30 11. Roof Condition Materials: same as the main structure Materials: Composition 12. Exterior Door 13. Fire Door 14. Rafters & Ceiling cracks noted in stucco ceiling 15. Wash Basin 16. Walls 17. Anchor Bolts 18. Vent Screens 19. Windows 1. Roof Condition Roof Materials: same as main structure Materials: Composition exposed nails at ridge see photo Page 29 of 46

31 2. Chimney Roof Roof Condition Roof Roof Condition 3. Flashing 4. Gutter in areas Missing downspout connection to area drain system restricted by debris Gutters need to have debris removed to maintain effective operation Missing downspout connection to area drain system Roof Gutter Roof Gutter Page 30 of 46

32 5. Sky Lights 6. Spark Arrestor 7. Vent Caps Heat/AC The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will usually test the heating and air conditioner using the thermostat or other controls. For a more thorough investigation of the system please contact a licensed HVAC service person. 1. Heater Condition Materials: attic Materials: gas did not operate older unit recommend service recommend heating-a/c contractor to evaluate 2. Heater Base Heat/AC Heater Condition Page 31 of 46

33 3. Enclosure 4. Gas Valves flex gas line runs through the wall recommend ridged gas line check permits 5. Thermostats 6. Venting 7. Filters 8. Air Supply 9. Registers 10. Refrigerant Lines could not fully inspect Materials: hall ceiling Cut off missing Heat/AC Gas Valves Page 32 of 46

34 11. AC Compress Condition Materials: Missing Materials: exterior south Check permits Missing recommend heating-a/c contractor to evaluate Heat/AC AC Compress Condition 1. Base 2. Combusion Water Heater Gas off Recommend licenced plumber evaluate could not fully inspect 3. Water Heater Condition Materials: gas Materials: exterior cabinet did not operate gas off did not inspect Recommend licenced plumber evaluate Page 33 of 46

35 4. Number Of Gallons 40 gallons Water Heater Water Heater Condition 5. Heater Enclosure 6. Gas Valve 7. Overflow Condition 8. Plumbing 9. Strapping 10. TPRV dented metal gas off Materials: copper Materials: copper corrosion present at supply lines to water heater 11. Venting Page 34 of 46

36 Electrical Electric: Note that only actual GFCI outlets are tested and tripped. Some baths may have non- GFCI outlets which are protected by a GFCI outlet in a remote area (garage, another bath, etc.). Confirm with owner that apparent non-gfci outlets within 6 of wet areas are thus protected. Also, note that most electricians agree that smoke detectors are good for about 5 years, and the breakers in your panel box have an expected life of about 20 years. Therefore, if this home was built before 1990, consider having the panel box and breakers evaluated by a licensed electrician, as an overheated breaker can result in a structural fire. If your home does not have a carbon monoxide detector (few do!), we recommend making that investment. Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it evaluated by a licensed electrician, as these older types of panels and breakers have been known to overheat and cause house fires. Heat: The heating, ventilation, air conditioning and cooling system (often referred to as HVAC) is the climate control system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or wood. The inspector will test the heating and air conditioner using the thermostat or other controls. A more thorough investigation of the system, including the heat ( firebox ) exchanger, should be conducted by a licensed HVAC service person every year. Failure to do so may result in carbon monoxide escaping through cracks in a heat exchanger or flue pipe, resulting in death. 1. Electrical Panel Materials: west side Materials: exterior Electrical Electrical Panel Electrical Electrical Panel Page 35 of 46

37 2. Main Amp Breaker 200 amp Electrical Electrical Panel 3. Breakers in off position 0 4. Breakers 5. Fuses Materials: copper 6. Cable Feeds overhead 7. Main Gas Valve Condition Materials: west side natural gas seismic shut off present Exterior Areas As with all areas of the house, we recommend that you carefully examine the roof immediately prior to closing the deal. Note that walking on a roof voids some manufacturer s warranties. Adequate attic ventilation, solar / wind exposure, and organic debris all affect the life expectancy of a roof (see for roof info). Always ask the seller about the age and history of the roof. On any home that is over 3 years old, experts recommend that you obtain a roof certification from an established local roofing company to determine its serviceability and the number of layers on the Page 36 of 46

38 roof. We certainly recommend this for any roof over 5 years of age. Metal roofs in snow areas often do not have gutters and downspouts, as there is a concern that snow or ice cascading off the roof may tear gutters from the house. Likewise, be advised that such cascading may cause personal injury or even death. If this house has a metal roof, consult with qualified roofers or contractors regarding the advisability of installing a damming feature which may limit the size and amount of snow / ice sliding from the roof. Grading and drainage are probably the most significant aspects of a property, simply because of the direct and indirect damage that moisture can have on structures. More damage has probably resulted from moisture and expansive soils than from most natural disasters. Also, there should be gutters and downspouts with splash blocks that discharge away from the building. We have discovered evidence of moisture intrusion inside structures when it was raining that would not have been apparent otherwise. In addition, we recommend that downspouts do not terminate over paved areas such as walks or driveways, as they can contribute to icy slip and fall hazards in winter. Minor settlement or hairline cracks in drives, walks or even foundations are are normal to properties of any age. They should, however, be monitored for expansion and sealed as necessary. Note that any siding, but especially composition or hardboard siding must be closely monitored. A classic example is the older style Louisiana Pacific siding, where the failure and deterioration provided grounds for a class action lawsuit. Even modern composition siding and, especially, trim, is particularly vulnerable to moisture damage. All seams be must remain sealed and paint must be applied periodically (especially the lower courses at ground level). It is imperative that continued moisture be kept from it, especially from sprinklers, rain splash back or wet grass. Swelling and deterioration may otherwise result. Vegetation too close to the home can contribute to damage through root damage to the foundation, branches abrading the roof and siding, and leaves providing a pathway for moisture and insects into the home. Although rails are not required around drop-offs less than 30, consider your own personal needs and those of your family and guests. By today s standards, spindles at decks and steps should be spaced no more than 4 apart for the safety of children. Open window wells should have either grates or, preferably, a weatherproof shield installed over them. This will keep rain and snow from building up inside the well and possibly leaking into the home, as well as minimizing your liability from children and non-residents falling inside them. An egress ladder should also be installed within the well, especially at below-grade bedrooms. 1. Doors Entry Door lock sets are reversed, this is a safety hazard when an emergency exit is required 2. Eaves & Facia consult termite report Page 37 of 46

39 3. Exterior Paint new paint present Exterior Areas Eaves & Facia 4. Siding Condition 5. Stucco small cracks recommend sealing holes & gaps on west side 6. Window Condition Exterior Areas Stucco Exterior Areas Stucco Page 38 of 46

40 1. Slab Foundation 2. Foundation Perimeter check permits Foundation check permits Raised Foundation In Areas Concrete slab in areas slab not visible due to floor coverings 3. Ventilation 4. Vent Screens 5. Access Panel 6. Post and Girders 7. Sub Flooring stained in area at hall Bath Foundation Sub Flooring Foundation Sub Flooring Page 39 of 46

41 8. Foundation Walls 9. Cripple Walls 10. Anchor Bolts none present 11. Chimney Hearth 12. Foundation Electrical 13. Foundation Plumbing recommend licenced plumber to evaluate all areas Hall Bath tub trap leaking Foundation Foundation Plumbing Foundation Foundation Plumbing Page 40 of 46

42 14. Ducting Foundation Foundation Plumbing Grounds 1. Driveway and Walkway Condition Materials: concrete stamped concrete 2. Patio and Porch Condition Materials: same as main structure 3. Balcony 4. Patio Enclosure 5. Patio and Porch Deck 6. Stairs & Handrail none Page 41 of 46

43 7. Grounds Electrical 8. GFCI 9. Fence Condition 10. Gate Condition 11. Grading test operated Materials: block wrought iron chain link Materials: wroght iron I recommend a 6" clearance between the sill plate and the soil to help prevent water intrusion See photo Location - East side Location - South side 12. Plumbing Materials: copper ABS under construction n/a Recommend licenced plumber evaluate Grounds Grading Page 42 of 46

44 13. Sprinklers 14. Water Pressure consult owner 60 Grounds Plumbing 15. Pressure Regulator present Grounds Pressure Regulator 16. Water Shut-off Valve Condition Materials: front of structure Page 43 of 46

45 Photos Page 44 of 46

46 Page 45 of 46

47 Residential Earthquake Hazards Report Yes No N/A Don't Know Yes No N/A Don't Know Yes No N/A Don't Know 1. Is the water heater braced, strapped, or anchored to resist falling during an earthquake? 2. Is the house anchored or bolted to the foundation? 3. If the house has cripple walls: a. Are the exterior cripple walls braced? Yes No N/A Don't Know Yes No N/A Don't Know Yes No N/A Don't Know Yes No N/A Don't Know Yes No N/A Don't Know Yes No N/A Don't Know Yes No Don't Know Yes No Don't Know b. If the exterior foundation consists of unconnected concrete piers and posts, have they been strengthened? 4. If the exterior foundation, or part of it, is made of unreinforced masonry, has it been strengthened? 5. If the house is built on a hillside: a. Are the exterior tall foundation walls braced? b. Were the tall posts or columns either built to resist earthquakes or have they been strengthened? 6. If the exterior walls of the house, or part of them, are made of unreinforced masonry, have they been strengthened? 7. If the house has a living area over the garage, was the wall around the garage dooropening either built to resist earthquakes or has it been strengthened? 8. Is the house outside an Alquist-Priolo Earthquake Fault Zone (zones immediately surrounding known earthquake faults)? 9. Is the house outside a Seismic Hazard Zone (zone identified as susceptible to liquefication or landsliding)? EECUTED BY: (Seller) (Seller) Date I acknowledge receipt of this form, completed and signed by the seller. I understand that if the seller has answered No to one or more questions, or if seller has indicated a lack of knowledge, there may be one or more earthquake weaknesses in this house. (Buyer) (Buyer) Date Page 46 of 46