Inspection Report. James Homeowner. Property Address: 123 Main St Paso Robles CA Murphree Building Inspections

Transcription

1 Inspection Report James Property Address: 123 Main St Paso Robles CA Murphree Building Inspections Johnny Murphree PO Box 1795 Templeton, CA

2 123 Main St Page 2 of 32

3 Table of Contents Cover Page...1 Table of Contents...3 Summary...4 Intro Page Grounds Exterior Fireplace Heating / Air Conditioning Plumbing System Electrical System (A) Master Bathroom (B) Hall Bathroom Interiors Kitchen Structure...30 Back Page Main St Page 3 of 32

4 Summary The following items or discoveries are either defective and do not function as intended or to be considered health and safety items. Recommend further evaluation and repair by a licensed contractor or specialty tradesperson. This summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report. 1. Grounds Defect / Functionally Deficient Items: 1.1 DECKS / PATIOS REPAIR NEEDED Patio roof is installed improperly and is causing moisture intrusion at the fascia and roof sheathing across the rear of the home. Recommend proper reinstallation of the patio roof cover utilizing proper flashing. 1.7 SPRINKLER SYSTEM REPAIR NEEDED Leak noted on a water supply line near the sprinkler valves needs repaired to prevent further soil saturation and water waste. The sprinkler system was otherwise not inspected. 2. Exterior Defect / Functionally Deficient Items: 2.0 ROOF (1) REPAIR NEEDED Roof sheathing contains moisture damage under the eaves at a few areas. Refer to the pest report for further information on this condition and make repairs as needed. 2.4 SIDING / TRIM (1) REPAIR NEEDED Areas of the fascia have signs of dry-rot or fungus damage. Refer to the pest report for further information on this condition and make repairs as needed. 7. Electrical System Safety / Health Defiicient Items: 7.5 LIGHTING / SWITCHES (2) INSTALLATION NEEDED 123 Main St Page 4 of 32

5 Non-dimmable light bulbs installed in fixtures switched with dimmers, noted in the dining room. Recommend dimmable light bulbs be installed to prevent a possible safety hazard. 7.6 RECEPTACLE OUTLETS REPAIR NEEDED Weather cover for the exterior receptacle at the left rear exterior is damaged and needs replaced to insure intended safety. 7.7 SYSTEM GROUNDING / GROUND FAULT CIRCUIT INTERRUPT (1) INSTALLATION NEEDED GFCI protection not provided at the left side garage wall receptacles. Recommend installation of GFCI receptacles in these locations to improve the safety of the home. 8(A). Master Bathroom Defect / Functionally Deficient Items: 8.1.A TOILETS REPAIR NEEDED The toilet is loose. Recommend reinstalling the toilet with a new wax ring and proper tightening. 8.2.A SINKS (3) REPAIR NEEDED Drain stop pivot rod or connection leaks under the left side sink. This is noted directly under the sink on the drain line. Repairs should be made before further use to help prevent water damage. 9. Interiors Safety / Health Defiicient Items: 9.2 DOORS (REPRESENTATIVE NUMBER) (3) ALTERATION NEEDED Fire resistant door into the garage needs self-closing hinges adjusted so that the door will fully close and latch automatically. 9.5 ALARMS / SAFETY / SECURITY MAINTENANCE NEEDED 123 Main St Page 5 of 32

6 Smoke and CO alarms should be replaced every 10 years. Due to the age of the home it is recommended the smoke and CO alarms be replaced to insure full safety and intended function of these devices. The manufactured date should be located on the back of the device. Prepared Using HomeGauge : Licensed To Johnny Murphree 123 Main St Page 6 of 32

7 Date: 8/18/2015 Time: 09:00 AM Report ID: A Property: 123 Main St Paso Robles CA Customer: James Real Estate Professional: In the report the location of items will be referred to as being located on the front, rear, left and right of the home. Our perspective is from the exterior of the home looking at the front door. Comment Key or Definitions The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property. APPEARS SERVICEABLE = This component or system was visually observed and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear. MAINTENANCE NEEDED = This area, system or component is in need of maintenance which should be considered typical of the age or style of construction. ALTERATION NEEDED = The necessary components are installed but need adjusted or altered to function as intended. INSTALLATION NEEDED = The necessary components are not installed. REPAIR NEEDED = The item, component or unit is not functioning as intended and needs repaired or replaced. Items, components, or units that can be repaired to satisfactory condition may not need replacement. FURTHER EVALUATION = The condition of the system or component is beyond the expertise of the inspector and further evaluation by a qualified licensed contractor is advised. Standards of Practice: CREIA California Real Estate Inspection Association In Attendance: Buyer, Buyers Agent, Seller, Listing Agent, Inspector Type of building: Single Family (1 story) Square Footage Approximate: 1448 Approximate age of building: Over 25 Years Temperature: Over 70 Weather: Clear Ground/Soil surface condition: Dry Rain in last 7 days: No Property is: Vacant 123 Main St Page 7 of 32

8 1. Grounds This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of the foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. Decks and porches are often built close to the ground, where no viewing or access is possible. These areas as well as others are too low to enter, or in some other manner not accessible, are excluded from the inspection and are not part of our inspection. Fences gates and retaining walls are not part of this inspection but may be reported on. Our inspection of the driveway or parking area is limited to within 100 feet of the building. Styles & Materials Grading & Drainage: Above or at grade to road Flat pad / site Exterior Decks: Concrete patio Fences and Gates: Wood Items Walkways / Parking: Asphalt Concrete 1.0 GRADE / DRAINAGE 1.1 DECKS / PATIOS REPAIR NEEDED Patio roof is installed improperly and is causing moisture intrusion at the fascia and roof sheathing across the rear of the home. Recommend proper reinstallation of the patio roof cover utilizing proper flashing. 1.3 DRIVEWAY / WALKWAYS (1) ALTERATION NEEDED Uneven walkways at various areas of the home, creating possible trip hazards. Any variance in walkway height more than 3/4" needs properly ground down or filled in to improve the safety of the walkways. 123 Main St Page 8 of 32

9 (2) INFORMATIONAL Concrete settlement cracks noted at the walkways. This does not appear to be of structural concern and can be cosmetically repaired as desired. 1.4 FENCES / GATES (1) REPAIR NEEDED Loose fence posts noted at the left side fence. Recommend repairs as needed. (2) REPAIR NEEDED Areas of the fence are in contact with the soil and have begun to dry-rot. Pest damage is noted in areas. Recommend repair/replace as needed. (3) MAINTENANCE NEEDED Gate at the left rear corner of the home sags and needs altered or adjusted to operate smoothly. 1.6 SHRUBBERY / PLANTER / RETAINING WALLS MAINTENANCE NEEDED Foliage needs trimmed back from contacting the siding. This will decrease the probability of moisture and pest intrusion. 123 Main St Page 9 of 32

10 1.7 SPRINKLER SYSTEM REPAIR NEEDED Leak noted on a water supply line near the sprinkler valves needs repaired to prevent further soil saturation and water waste. The sprinkler system was otherwise not inspected. 2. Exterior The foregoing is an opinion of the general quality and condition of the roofing, siding, and exterior building materials. The inspector cannot and does not offer an opinion or warranty as to whether the these components and systems may be subject to future leakage. The only way to determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the inspection. Determining the condition of insulated glass windows is not always possible due to dirty windows, temperature, weather and lighting conditions. Styles & Materials Roof Deck Styles: Cross gable 4 to 6 1/2 roof pitch Viewed Roof Covering From: Fully traversed and viewed Trim: Wood trim Wood Fascia Roof Covering Material: Composition shingles Gutters / Roof Drains: Metal gutters Window / Skylights: Metal sash Multi-pane/insulated Items Roof Flashing: Metal flashing Exterior Siding: Stucco Pressed wood Garage Door and Safety Reverse: Metal Sectional Automatic opener Photoelectric eye safety sensor Pressure sensitive safety reverse 2.0 ROOF Comments: 123 Main St Page 10 of 32

11 (1) REPAIR NEEDED Roof sheathing contains moisture damage under the eaves at a few areas. Refer to the pest report for further information on this condition and make repairs as needed. (2) MAINTENANCE NEEDED Satellite dish fasteners need caulked with proper roof sealant to prevent moisture intrusion into the roof sheathing. 2.1 FLASHINGS Comments: 123 Main St Page 11 of 32

12 (1) REPAIR NEEDED Drip edge flashing not installed on the roof. While this might have been acceptable at the time of construction, recommend roof drip edge installed at the next service interval to prevent continued moisture intrusion to the roof sheathing and fascia. (2) MAINTENANCE NEEDED Exposed nails need sealed with roof repair caulk where the metal flashings are nailed directly into the roofing materials. 123 Main St Page 12 of 32

13 (3) MAINTENANCE NEEDED Metal roof flashing is lifting at several locations allowing possible moisture intrusion. Recommend all flashings be secured or altered as needed. 2.2 CHIMNEYS AND ROOF PENETRATIONS MAINTENANCE NEEDED Plumbing vents need resealed at the roof. 2.3 GUTTERS / DOWNSPOUTS (1) MAINTENANCE NEEDED Gutters loose in areas and in need of proper reattachment to prevent further deterioration. 123 Main St Page 13 of 32

14 (2) REPAIR NEEDED Gutter damaged at the left side of the garage and repairs should be made to insure proper drainage at this area. (3) MAINTENANCE NEEDED A few gutter seams show signs of leaking. Recommend cleaning and sealing the seams with gutter sealant. (4) INSTALLATION NEEDED Downspout extension needed at the right rear corner of the home to channel rain water away from the foundation and help promote functional drainage. (5) MAINTENANCE NEEDED 123 Main St Page 14 of 32

15 The gutters are full of debris in areas and need to be cleaned. Recommend cleaning all gutters as soon as possible, and establish an annual maintenance schedule. 2.4 SIDING / TRIM (1) REPAIR NEEDED Areas of the fascia have signs of dry-rot or fungus damage. Refer to the pest report for further information on this condition and make repairs as needed. (2) ALTERATION NEEDED Garage door trim is in contact with concrete and moisture intrusion is apparent. Recommend the trim be cut back to prevent contact with concrete and redirecting of the gutter downspout to prevent further moisture intrusion. 123 Main St Page 15 of 32

16 (3) REPAIR NEEDED Wood trim around the utility closet at the left side of the garage is damaged and has signs of moisture intrusion. Recommend replacement of the damaged material to prevent further deterioration and possible pest intrusion. (4) REPAIR NEEDED The trim on the chimney contains moisture damage and is in need of repair and replacement. 2.5 EXTERIOR DOORS (1) REPAIR NEEDED The screen door at the slider off the kitchen is missing. 123 Main St Page 16 of 32

17 (2) REPAIR NEEDED The screen door at the rear sliding door is damaged. (3) REPAIR NEEDED The screen door at the front entry is damaged slightly. 2.6 WINDOWS / SKYLIGHTS 2.7 GARAGE / CARPORT MAINTENANCE NEEDED Garage door opener drive chain is excessively loose and needs properly adjusted and serviced to prevent deterioration or damage to the system. 123 Main St Page 17 of 32

18 2.8 PAINT / CAULK / SEAL / MISCELLANEOUS. MAINTENANCE NEEDED Peeling paint was noted at numerous areas of the wood fascia and trim and paint maintenance is needed. 4. Fireplace Styles & Materials Types of Fireplaces: Pre-fabricated wood burning fireplace Chimney Vent: Metal chimney Items 4.0 CHIMNEYS / FIREPLACES FURTHER EVALUATION Recommend the fireplace and chimney be cleaned and inspected by a qualified fireplace and chimney specialist. 5. Heating / Air Conditioning The inspector is not equipped to inspect heat exchangers for evidence of cracks or holes, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Some furnaces are designed in such a way that the inspection is almost impossible. The inspector cannot light pilot lights. Safety devices are not tested by the inspector. NOTE: Asbestos material have been commonly used in heating systems. Determining the presence of asbestos can only be performed by laboratory testing and is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or even distribution of air through out a home cannot be addressed by a visual inspection. Electronic air cleaners, humidifiers and de-humidifiers are beyond the scope of this inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on cooling systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgment of system capacity is not part of the inspection. Normal service and maintenance is recommended on a yearly basis. It is suggested that all homes with fuel burning systems have a carbon monoxide installed for added safety. All fireplaces should be cleaned on a regular basis to make sure no cracks have developed. Styles & Materials Heat Type/Power Source: Forced Air Visually restricted heat exchanger Natural Gas Filter Locations: On the hallway ceiling Ductwork: Insulated flexible duct Insulated metal duct Cooling Equipment Type: Electric Split System Items Filter Type: Disposable 5.0 HEATING EQUIPMENT 5.1 THERMOSTATS 123 Main St Page 18 of 32

19 5.2 FILTER Comments: MAINTENANCE NEEDED Furnace filter is dirty and in need of replacement. 5.3 DUCTS / REGISTERS / DISTRIBUTION SYSTEMS 5.4 COOLING AND AIR HANDLER EQUIPMENT REPAIR NEEDED The foam sleeve on the suction line is missing at an area next to the condenser at the exterior of the home. This can cause energy loss and will create condensation on the suction line. 6. Plumbing System Water quality or hazardous materials (lead) is available from local labs. All underground piping related water supply, waste or sprinkler use are excluded from this inspection. City sewer service, septic systems and all underground pipes are not part of this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection. Only the hose faucets which are attached to the home are tested during our inspection. You may wish to test any which are away from the home. The temperature pressure relief valve, at the upper portion of the water heater is a required safety valve which should be connected to a drain line of proper size terminating just above the floor elevation. If no drain is located in the floor a catch pan should be installed with a drain extending to a safe location. The stem caused by a blow off can cause scalding. Improper installations should be corrected. Laundry appliances are not tested or moved. We highly recommend removal and cleaning of the dryer vent at least once a year. Cleaning the vent pipe can significantly reduce the risk of a fire. Styles & Materials Water Shut Off Location: Handle shut off Pressure regulator Left front exterior of the garage Water Supply Aproximate Size / Material: Plumbing Water Distribution: 3/4" Copper Copper Water Source: Public Water Pressure (normal is 40 to 80 psi): Water pressure aprox. 95PSI (High) Water Filters: Water conditioning system 123 Main St Page 19 of 32

20 Plumbing Waste (visible only): ABS Gas Shut Off Location: The left exterior side of the garage Water Heater Capacity / Age: 40 Gallon MFG WATER HEATERS Sewage Disposal: Municipal sewage Gas Line Type: Steel gas pipe Water Heater Location: In the garage Items Gas Type / Primary Energy Heat Source: Natural gas Water Heater Power Source / Vent Type: Pressure relief valve not tested Natural gas Sheet metal vent Laundry Type Venting and Accessories: Washer connections Electric dryer connection Gas dryer connection Dryer vents at exterior wall REPAIR NEEDED Vent pipe connections need properly fastened. 6.1 SEWER / DRAINS / VENTS (VISIBLE ONLY) 6.2 WATER LINES (VISIBLE ONLY) 6.3 GAS LINES (VISIBLE ONLY) 6.4 PLUMBING VALVES / ACCESSORIES (1) ALTERATION NEEDED 123 Main St Page 20 of 32

21 Water conditioner drain lines terminate improperly. Recommend drain lines installed to terminate to an approved location. (2) REPAIR NEEDED Plumbing supply lines to the water conditioner system should be properly secured to prevent damage from displacement. 6.5 EXTERIOR WATER FAUCETS MAINTENANCE NEEDED The exterior water spigot at the rear of the home leaks around the handle fitting when turned on. Recommend repair or replace as needed. 6.6 WASHER / DRYER / LAUNDRY 7. Electrical System Any electrical repairs should be performed by a licensed electrician. Aluminum wiring, when present, will be noted in this report and requires periodic inspection and maintenance by a licensed electrician. Electrical panels and outlets which are not attached to the home are outside the scope of this inspection. The Main Electrical Disconnect is located inside the Main Panel unless otherwise noted. Styles & Materials Panel capacity: 100 AMP Main Panel/Main Disconnect Location: Left exterior of the garage Electrical Service Conductors: Below ground service Single disconnect Copper 110 volts 220 volts Exterior main service panel 123 Main St Page 21 of 32

22 Distribution Systems: Circuit breakers Nonmetallic sheathed cable Metal conduit Plastic conduit GFCI Reset locations: All bathroom receptacles reset in the hall bathroom Items 7.0 SERVICE ENTRANCE CONDUCTORS 7.1 MAIN / SUB-PANELS 7.2 BREAKERS / FUSES 7.3 CIRCUIT WIRING (where visible) 7.4 JUNCTION BOXES / CONDUITS ALTERATION NEEDED Electrical disconnect box cover is loose at the rear patio area and needs the front cover screw installed. Service wires to power a probable hot tub application have been removed. 7.5 LIGHTING / SWITCHES (1) MAINTENANCE NEEDED Lighting inoperative, probable bulb failure noted at the exterior off the kitchen sliding door. 123 Main St Page 22 of 32

23 (2) INSTALLATION NEEDED Non-dimmable light bulbs installed in fixtures switched with dimmers, noted in the dining room. Recommend dimmable light bulbs be installed to prevent a possible safety hazard. 7.6 RECEPTACLE OUTLETS REPAIR NEEDED Weather cover for the exterior receptacle at the left rear exterior is damaged and needs replaced to insure intended safety. 7.7 SYSTEM GROUNDING / GROUND FAULT CIRCUIT INTERRUPT (1) INSTALLATION NEEDED 123 Main St Page 23 of 32

24 GFCI protection not provided at the left side garage wall receptacles. Recommend installation of GFCI receptacles in these locations to improve the safety of the home. (2) RECOMMENDED UPGRADE GFCI protection not provided for receptacles at the kitchen. While this was not required at the time of construction, it is recommended that GFCI protection be added in these areas for improved safety of the home. (3) REPAIR NEEDED GFCI receptacles at the master bathroom are on a circuit that is already GFCI protected. Only one source of GFCI protection is needed and repairs or alterations should be made by a qualified professional. 7.8 DOOR BELL / COMMUNICATION WIRING 8(A). Master Bathroom Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surround are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath wet areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper on going maintenance will be required in the future. Styles & Materials Bathtub Types: No tub in this bathroom Ventilation: Openable window Exhaust fan Heat lamps Shower Floor Types: Fiberglass pan insert Electrical / GFCI: GFCI protection Counter outlets Items Tub / Shower Walls: Cultured marble Bathroom Type/Size: 3/4 bath 8.0.A TUBS, SHOWERS 8.1.A TOILETS Comments: REPAIR NEEDED The toilet is loose. Recommend reinstalling the toilet with a new wax ring and proper tightening. 8.2.A SINKS Comments: (1) INSTALLATION NEEDED 123 Main St Page 24 of 32

25 Drain stopper knob is missing on the left side sink. Recommend repair or reinstallation as needed. (2) INSTALLATION NEEDED Faucet aerator damaged and missing on the left side sink. Recommend repair or replacement of the faucet as needed. (3) REPAIR NEEDED Drain stop pivot rod or connection leaks under the left side sink. This is noted directly under the sink on the drain line. Repairs should be made before further use to help prevent water damage. 8.3.A VANITYS, COUNTERS REPAIR NEEDED Mirror delamination noted at a few areas on the mirror due to improper material utilized to attache the mirror. Recommend replacement as needed. 8.4.A VENTILATION 8.5.A CEILINGS, WALLS, FLOORS MAINTENANCE NEEDED 123 Main St Page 25 of 32

26 Drywall damage noted at the wall near the shower edge, indicating a leak from the shower door. No leaks were noted at the time of inspection. Recommend annual maintenance of the caulking and sealing around the shower door track. Wall repair has been made. 8.6.A CAULKING AND SEALING MAINTENANCE NEEDED Caulking and sealing has failed around the shower door frame and allowed moisture into the wall material. Recommend proper cleaning and caulking at the entire perimeter of the shower door annually. 8(B). Hall Bathroom Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub/shower surround are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath wet areas. Very minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper on going maintenance will be required in the future. Styles & Materials Bathtub Types: Enameled steel Ventilation: Exhaust fan 8.0.B TUBS, SHOWERS MAINTENANCE NEEDED Shower Floor Types: Tub / shower combination Electrical / GFCI: GFCI protection Counter outlets Items Tub / Shower Walls: Cultured marble Bathroom Type/Size: Full Bath Tub spout diverter valve does not completely seal when activated and should be repaired or replaced. 8.1.B TOILETS Comments: MAINTENANCE NEEDED Toilet flush mechanism needs adjusting. The toilet handle has to be held down for the toilet to completely flush. Recommend replacing or repairing the flush mechanism as needed. 8.2.B SINKS Comments: Appears Serviceable 123 Main St Page 26 of 32

27 8.3.B VANITYS, COUNTERS REPAIR NEEDED Vanity cabinet drawer runners are damaged and do not function properly at a few drawers. Recommend repairs made to prevent the drawers from dropping when opened. 8.4.B VENTILATION 8.5.B CEILINGS, WALLS, FLOORS 8.6.B CAULKING AND SEALING MAINTENANCE NEEDED Caulking needs improved around the perimeter of the tub. 9. Interiors The condition of walls behind wall coverings, paneling and furnishings cannot be judged. Only the general condition of visible portions of floors is included in this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. The paint on the walls is not tested for for the presence of lead based paint. Determining the source of odors or like conditions is not part of this inspection. Floor covering damage or stains may be hidden by furniture. The condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Window flashings are usually not visible, therefore their condition cannot be reported on. Inspection of window coverings is outside the scope of our inspection. Smoke and CO alarms should be tested monthly and battery replacement yearly. Styles & Materials Wall & Ceiling Materials: Drywall Exposed beam Interior Styles: Nominal 8 foot ceilings Vaulted ceilings Garage Door To Interior: Fire resistant self closing door Alarms / Safety Eqip.: Smoke alarms Carbon monoxide alarms Floor Covering(s): Carpet Vinyl Tile 123 Main St Page 27 of 32

28 Items 9.0 CEILINGS, WALLS REPAIR NEEDED Drywall cracking noted at the master bedroom ceiling due to settlement or shrinkage of the building materials. Recommend cosmetic repairs as needed and further evaluation if separation continues. 9.1 FLOORS Comments: Appears Serviceable 9.2 DOORS (REPRESENTATIVE NUMBER) (1) INSTALLATION NEEDED Bypass door floor-guides needed at the hall bedroom closets. (2) ALTERATION NEEDED The door drags the jamb at the master bathroom and should be properly adjusted at the hinges or altered to easily open and close. (3) ALTERATION NEEDED Fire resistant door into the garage needs self-closing hinges adjusted so that the door will fully close and latch automatically. 9.3 WINDOWS (REPRESENTATIVE NUMBER) 123 Main St Page 28 of 32

29 9.5 ALARMS / SAFETY / SECURITY MAINTENANCE NEEDED Smoke and CO alarms should be replaced every 10 years. Due to the age of the home it is recommended the smoke and CO alarms be replaced to insure full safety and intended function of these devices. The manufactured date should be located on the back of the device. 10. Kitchen Inspection of refrigerators, stand alone freezers and built in ice makers are outside the scope of the inspection. No opinion is offered as to the adequacy of dishwasher operation. Ovens, self cleaning operations, cooking functions, clocks, timing devices, lights and thermostat accuracy are not tested during this inspection. Appliances are not moved during the inspection. Portable dishwashers are not inspected. Styles & Materials Range/Oven/Cooktop: Gas range (slide in) Other Appliances: Dishwasher Garbage disposal Ventilation: Mechanical exhaust Openable window Items Lighting and Electric: Fluorescent lighting Incandescent lighting Counter outlets No GFCI protection 10.0 RANGES / OVENS / MICROWAVE (1) REPAIR NEEDED Digital display does not illuminate properly and should be repaired to allow proper operation. (2) INSTALLATION NEEDED 123 Main St Page 29 of 32

30 Oven anti-tip device has not been installed. This inexpensive device should be installed for improved safety VENTILATION 10.2 DISHWASHER 10.3 DISPOSAL / TRASH COMPACTOR 10.4 COUNTERS / CABINETS (1) REPAIR NEEDED A few cabinet drawers drop when opened and the drawer runners need repaired for proper operation. (2) MAINTENANCE NEEDED Grout needs improved at the countertop backsplash area. Recommend color matched grout caulk for these areas SINK / FAUCET / DRAIN 10.6 FLOOR Comments: 11. Structure Appears Serviceable Areas hidden from view by finished walls or stored items cannot be judged and are not part of this inspection. Minor cracks are typical on many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. Styles & Materials General Description: 3 bedroom 2 bathroom Concrete slab foundation Floor Structure: Concrete slab floor Roof Structure: Engineered wood trusses Wood site framed roof system Plywood / OSB roof sheathing Foundation: Concrete slab Ceiling and Wall Structure: Wood framed site built Method Used To Observe Attic: Entered through attic access Partially traversed and viewed Insulation and low framing blocked full viewing 123 Main St Page 30 of 32

31 Attic Access Locations: In the hallway Attic insulation and ventilation: Fiberglass batts 6-9 inches Gable vents Soffit vents Items 11.0 FOUNDATION / SLAB (where visible) 11.1 BUILDING FRAMING MEMBERS 11.3 ATTIC / VENTILATION / INSULATION FURTHER EVALUATION Full visibility of the attic framing and presence of a vapor barrier was not established due to attic insulation. Recommend further evaluation as needed. 123 Main St Page 31 of 32

32 Murphree Building Inspections Johnny Murphree PO Box 1795 Templeton, CA Main St Page 32 of 32