Bungalow Inspections LLC

Transcription

1 Cover Page Property Inspection Report Inspection prepared for: & Tammy Kennedy Real Estate Agent: Valerie Uselman - Keller Williams Date of Inspection: 3/24/2017 Time: 08:00 Age of Home: 30 years Size: 3300 Weather: clear, wind knts Inspector: Certificate # Pueblo St., Aztec, NM Phone: bungalowinspections@gmail.com

2 Report Summary Report Summary The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiency requiring a major expense to correct or items I would like to draw extra attention to. The summary is not a complete listing of all the findings in the report, and reflects the opinion of the inspector. Please review all pages of the report as the summary alone does not explain all of the issues. All repairs should be done by a licensed & bonded tradesman or qualified professional. I recommend obtaining a copy of all receipts, warranties and permits for the work done. Interior Areas Page 4 Item: 10 Stairs & Handrail Stairs are covered in carpeting. Kitchen Page 19 Item: 18 Plumbing Visible leaking noted under the sink. We recommend contacting a licensed plumbing contractor for repair options. Laundry Page 21 Item: 6 GFCI The laundry receptacle should be GFCI protected type. Garage Page 28 Item: 1 Roof Condition Ponding in areas. Page 29 Item: 11 Garage Door Condition Foundation Page 40 Item: 2 Foundation Perimeter Garage Door weatherstripping is damaged. Recommend repair or replacement by a qualified garage door contractor. dented Water stains or other damage was observed near plumbing fixtures that indicate leaks or possible concealed leaks. Client is advised to obtain further review by a licensed plumber prior to closing to determine the cause of this condition for repairs/replacement as needed. Page 41 Item: 5 Ventilation Inadequate venting observed in crawlspace, suggest installing additional vents for proper moisture control. Suggest installing vents for proper moisture control. Page 41 Item: 12 Foundation Plumbing **OBSERVATIONS** Evidence of past leaking noted. Grounds Page 45 Item: 14 Balcony Unstable railings. Page 46 Item: 17 Fence Condition Loose top blocks observed. This is a safety concern. Suggest maintenance/repairs as needed to ensure safety. Page 1 of 57

3 Inspection Details We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when the inspection is completed and the report is delivered, we are still available to you for any questions you may have, throughout the entire closing process. Properties being inspected do not "Pass" or "Fail. - The following report is based on an inspection of the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFCI outlets may not be installed; this report will focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects. Note that this report is a snapshot in time. We recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. 1. Attendance 2. Home Type 3. Occupancy In Attendance: Client not present No other parties present at inspection. Home Type: Detached Single Family Home Split Level Style Occupancy: Occupied - Furnished: Heavy volume of personal and household items observed. The utilities were on at the time of inspection. Moderate storage was observed. Access to some items such as: electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report. Page 2 of 57

4 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. 1. Bar GFCI outlet tested and operated. Recommend sealing with a high quality caulk to prevent moisture seeping into cabinet. 2. Cabinets Appeared functional, at time of inspection. 3. Ceiling Fans 4. Closets None present. Hallway closet missing latch - coat closet Page 3 of 57

5 Main coat closet door latch is missing spring and bearing to properly stay closed. 5. Door Bell Operated normally when tested. Missing spring and bearing. Recommend replacement as necessary. 6. Doors 7. Electrical 8. Security Bars 9. Smoke Detectors 10. Stairs & Handrail Hollow wood doors. A low voltage alarm system is installed. Due to the specialized nature of these systems, we suggest that you review this system with the seller. As per our Inspection Agreement, this system is beyond the scope of this report and was not inspected. No security bars are present in this room. **CARBON MONOXIDE DETECTORS** Operated when tested. MAINTENANCE: Periodic testing and changing batteries yearly to ensure proper Smoke Alarm operation is required. Stairs are covered in carpeting. Page 4 of 57

6 Carpeted stairs pose a tripping hazard. Recommend review and consideration of replacement as necessary. 11. Window-Wall AC or Heat 12. Ceiling Condition Materials: There are drywall ceilings noted. Garage HVAC closet has minor drywall damage near the vent. Recommend repair as desired or further monitoring. Temperature anomoly located with IR Camera in the TV room above the windows. This could be a potential indication of water penetration from the balcony area. Recommend further review by contractor. Page 5 of 57

7 Temperature anomoly located in Living room ceiling. This could be an indication of water penetration where the transition from sloped tile to flat roof occurs along parapet wall. Recommend further review by qualified roofing contractor. 13. Patio Doors 14. Screen Doors 15. Wall Condition Sliding door screen is missing/damaged. Materials: Drywall walls noted. Painted finish noted. Minor cracking noted in TV/family room. Recommend sanding, sealing and painting to prevent further deterioration. Minor cracking noted. Recommend sealing and painting to prevent further deterioration. Page 6 of 57

8 16. Fireplace 17. Window Condition Materials: Living Room Materials: Prefabricated "zero clearance" fireplace noted. Level II inspection The National Fire Protection Association ( advises that each chimney receive a Level II inspection each time a residence is sold. Inspection levels are explained at It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America ( **Gas Fireplaces** Have a gas fireplace professional service/evaluate fireplace before operating. Have chimneys swept by professional. The fireplace appears to be in fair visual condition. Was operated and observed as functional during inspection. Materials: Wood framed single hung window noted. Operated windows appeared functional, at time of inspection Page 7 of 57

9 Bedrooms The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and windows will also be investigated for damage and normal operation. Personal items in the bedroom may prevent all areas to be inspected as the inspector will not move personal items. 1. Locations 2. Cabinets Locations: Master#1 North East#1 South East#2 3. Ceiling Fans 4. Closets The ceiling fan did not operate when tested in North West bedroom. Could not locate remote. The closet is in serviceable condition. Deterioration noted on drywall in South east bedroom closet. Recommend a drywall contractor further evaluate. 5. Doors 6. Electrical 7. Fireplace Page 8 of 57

10 8. Floor Condition 9. Security Bars 10. Smoke Detectors 11. Wall Condition Flooring Types: Carpet is noted. No security bars are present in this room. There is a central station alarm system in the house which was not tested. The smoke detectors are part of this system so they were also not tested. Materials: Drywall walls noted. Painted finish noted. Minor cracking noted on wall in North west bedroom. Recommend sealing and painting to prevent further deterioration. 12. Window-Wall AC or Heat 13. Window Condition Materials: Wood framed single hung window noted. Fog/condensation observed in thermopane windows. This is an indication of a failed seal. Recommend review for repair or replacement as necessary. Page 9 of 57

11 Moisture detected between glass panes in Master bedroom. Recommend further evaluation by qualified window contractor. 14. Ceiling Condition Materials: There are drywall ceilings noted. 15. Patio Doors 16. Screen Doors **Hinged Patio Doors** Tempered glass noted in the patio door. The hinged patio door was functional during the inspection. Page 10 of 57

12 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 Bathroom Main Floor Bathroom Upstairs bathroom Appeared functional, at time of inspection. Minor damage to cabinet in master bathroom. Recommend sealing to prolong door life. 3. Ceiling Condition Materials: There are drywall ceilings noted. Minor crack noted in Master bathroom. Recommend sealing to prevent further deterioration. Page 11 of 57

13 4. Counters Tiled Surface tops noted. Seal all gaps and cracks to prevent water intrusion and deterioration. 5. Doors Recommend re-grouting to seal out moisture penetration in upstairs bathroom. No major system safety or function concerns noted at time of inspection. 6. Electrical 7. GFCI 8. Exhaust Fan 9. Floor Condition No major system safety or function concerns noted at time of inspection. GFCI in place and operational The bath fan was operated and no issues were found. Materials: Tile is noted. Minor damage noted. Page 12 of 57

14 Chipped tile and no floor transition into jack and jill bathroom upstairs. Recommend further review by qualified flooring contractor. 10. Heating 11. Mirrors 12. Plumbing Central heating and cooling noted in this room. At the time of the inspection, all appeared to be functioning and in serviceable condition. Water damage noted under Master Bath tub. It did test dry with a moisture meter and no active leaks were noted at the time of the inspection. Recommend further review by licensed plumber and further monitoring. 13. Security Bars Page 13 of 57

15 14. Showers 15. Shower Walls 16. Bath Tubs Master- need to regrout tile in shower **MATERIALS** Ceramic tile noted. **OBSERVATIONS** Missing/damaged grout observed, suggest regrouting as necessary. Whirlpool Inoperable at time of inspection, inspector could not locate activation switch/nob. Deteriorated caulking noted around master tub. Recommend sealing to prevent water intrusion. 17. Enclosure Recommend sealing areas around master bath tub to prevent water intrusion. The shower enclosure was functional at the time of the inspection. 18. Sinks 19. Toilets Small chip in master sink (north sink) Operated when tested. No deficiencies noted. 20. Window Condition Materials: Wood framed single hung window noted. Page 14 of 57

16 Kitchen The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. 1. Cabinets Cabinet doors did not close completely. Minor damage noted on interior of cabinets caused by internal sliding doors. Recommend touch up as necessary. Door next to refrigerator needs adjusting to completely close. 2. Counters Cabinet under kitchen sink shows signs of previous water damage. Plastic laminate tops noted. The counter tops are noted as being chipped. Backsplash appears to not have been caulked when installed--except just behind sink. Recommend sealing with clear silicone caulk along entire length of backsplash. This prevents water leaks from spills and counter cleanups. Page 15 of 57

17 Deteriorated silicon noted. Recommend sealing the counter and back splash with a high quality silicone to prevent water intrusion. 3. Dishwasher Operated. Small chip and tear in laminate material above the trash compactor. Recommend monitoring for further deterioration. 4. Doors Recommend a door stop on pantry door to prevent oven glass damage if opened too hard. 5. Garbage Disposal 6. Microwave Operated - appeared functional at time of inspection. Page 16 of 57

18 7. Cook top condition Gas cook top noted. All heating elements operated when tested. 8. Oven & Range All 4 burners on stove top were functional at time of inspection. Oven(s): Electric 9. Sinks Suggest caulking as necessary. Recommend caulking as necessary around sink to prevent water intrusion into cabinet below. A qualified handyman or homeowner can accomplish this task. 10. Drinking Fountain There was no drinking fountain present in this kitchen. Page 17 of 57

19 11. Spray Wand The spray wand was operated and was functional. 12. Hot Water Dispenser 13. Soap Dispenser 14. Trash Compactor There was no soap present in the dispenser, could not test. Did not operate properly. Recommend repair or replacing. Inspector was unable to open the trash compactor. Inspector did not operate and recommends further review by a qualified appliance tech. 15. Vent Condition 16. Window Condition 17. Floor Condition Materials: Recirculating Materials: Wood framed single hung window noted. Wood framed fixed window noted. Deterioration of wooden frames noted. While basic maintenance may prolong the life of these window frames, replacement may be necessary at some point. Materials: Hardwood flooring is noted. Page 18 of 57

20 18. Plumbing Visible leaking noted under the sink. We recommend contacting a licensed plumbing contractor for repair options. Historic staining from leaks noted under kitchen sink. Recommend further evaluation by licensed plumber. 19. Ceiling Condition Materials: There are drywall ceilings noted. 20. Security Bars 21. Patio Doors No security bars are present in this room. **Hinged Patio Doors** Tempered glass noted in the patio door. The hinged patio door was functional during the inspection. Page 19 of 57

21 Damaged weatherstripping noted. Recommend replacement as necessary to maintain a tight seal for energy efficiency. 22. Screen Doors Sliding door screen is functional. 23. Electrical 24. GFCI 25. Wall Condition No major system safety or function concerns noted at time of inspection. GFCI in place and operational. Materials: Drywall walls noted. Painted finish noted. Page 20 of 57

22 1. Locations 2. Cabinets 3. Counters 4. Dryer Vent Laundry Locations: Kitchen area near garage. No deficiencies observed. Plastic laminate tops noted. Dryer vent has a small trap prior to extending to the exterior of home. This can build up excessive lent and become a fire hazard. Recommend further review by qualified HVAC technician. Listed vent is noted. 5. Electrical 6. GFCI 7. Exhaust Fan 8. Gas Valves The laundry receptacle should be GFCI protected type. The exhaust fan was operated and no issues were found. No gas present. Page 21 of 57

23 9. Wash Basin 10. Floor Condition Materials: Hardwood flooring is noted. 11. Plumbing 12. Wall Condition 13. Ceiling Condition 14. Security Bars 15. Doors Materials: Drywall walls noted. Painted finish noted. Materials: There are drywall ceilings noted. No security bars are present in this room. Pocket door does not latch or lock. Pocket door is missing the female piece of lock to function properly. Door was functional otherwise. 16. Window Condition Page 22 of 57

24 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: The furnace is located in the hall closet The furnace is located in the garage Materials: Gas fired forced hot air. Due to the higher efficiency of this unit, this review is limited. Most areas are sealed and inaccessible. We suggest review by a licensed heating contractor if a more detailed review is desired. The heating unit has exceeded its designed life expectancy. We make no warranty, guarantee or estimation as to the remaining useful life of this unit. Both the garage heater and upstairs closet heater were manufactured and installed in Units of this style have an average life expectancy of years with regular maintenance and service. These units appeared to be in good condition and functioning at the time of the inspection. I would recommend that the homeowner budget for eventual replacement and Bungalow does not guarantee any future life expectancy form the two units. 2. Heater Base 3. Enclosure The heater base appears to be functional. 4. Venting Metal double wall chimney vent pipe noted. The visible portions of the vent pipes appeared functional. Page 23 of 57

25 5. Gas Valves Gas shut off valves were present and functional. 6. Refrigerant Lines 7. AC Compress Condition Compressor Type: Electric Location: The compressor is located on the exterior grounds. The compressor is located on the roof. Annual HVAC service contract is recommended. Swamp coolers are noted on the South side of property and on the roof. 8. Air Supply The return air supply system appears to be functional. 9. Registers 10. Filters 11. Thermostats The return air supply system appears to be functional. Location: Located inside heater cabinet. MAINTENANCE: The air filter(s) should be inspected at least monthly and cleaned or replaced as required. There are two types of filters commonly used: (1) Washable filters, (constructed of aluminum mesh, foam, or reinforced fibers) these may be cleaned by soaking in mild detergent and rising with water. Or (2) Fiberglass disposable filters that must be REPLACED before they become clogged. Remember that dirty filters are the most common cause of inadequate heating or cooling performance. Furnace filter dirty. Needs replacement. Location: upstairs hallway, downstairs hallway Page 24 of 57

26 1. Base 2. Heater Enclosure Water Heater The water heater base is functional. The water heater enclosure is functional. 3. Combusion The combustion chamber appears to in functional condition. 4. Venting 5. Water Heater Condition Heater Type: Gas Location: The heater is located in the garage. Water temperature observed to be: 119 degree F. This is satisfactory.. Recommended temp should be set at degrees F to prevent scalding, extend water heater life, and improve energy efficiency and conservation. Tank appears to be in satisfactory condition -- no concerns other than age. Units of this style have a national life expectancy of 8-10 years with regular maintenance and service. This unit is approaching the upper threshold of that average. Inspector recommends budgeting for eventual replacement and Bungalow makes no warranty to its future service life. 50 gallon capacity Page 25 of 57

27 6. TPRV 7. Number Of Gallons Max temp achieved was 119 Degrees F. A pressure & temperature relief valve & extension is present and appears satisfactory. 50 gallons 8. Gas Valve 9. Plumbing Appears functional. Materials: Copper Minor corrosion present on the top connection of the hot water heater. Inspector recommends monitoring for further deterioration. Page 26 of 57

28 10. Overflow Condition Materials: Copper Appears to be in satisfactory condition -- no concerns. 11. Strapping Page 27 of 57

29 1. Roof Condition 2. Walls 3. Anchor Bolts 4. Floor Condition 5. Rafters & Ceiling Garage Materials: Roofing is the same as main structure. Visually accessible from ground. Not mounted due to tiled surface. Materials: Concrete tiles noted. Rolled roofing noted. Ponding in areas. Appeared satisfactory, at time of inspection. The anchor bolts were not visible. Materials: Bare concrete floors noted with epoxy finish. Common cracks noted. Limited review due to finished ceilings. Cracking observed on North side of garage ceiling. Recommend sealing/repairing to prevent further deterioration. A qualified handyman can accomplish this task. 6. Electrical Some outlets not accessible due to furniture and or stored personal items. 7. GFCI GFCI in place and operational Page 28 of 57

30 Volt There are no 240 volt outlets visible in this room. 9. Exterior Door 10. Fire Door Appeared satisfactory and functional, at time of inspection. Operated When Tested Garage-house door weatherstrip is deteriorated. 11. Garage Door Condition Materials: One 7' upgraded insulated steel door One 16' upgraded insulated steel door Roll-up door noted. Garage Door weatherstripping is damaged. Recommend repair or replacement by a qualified garage door contractor. dented Dented garage door panels. Recommend further review by qualified garage door contractor. Damaged weatherstripping around garage doors noted. Recommend replacement as necessary and further review by qualified garage door contractor. 12. Garage Door Parts The garage door appeared functional during the inspection. 13. Garage Opener Status Chain drive opener noted. Page 29 of 57

31 14. Garage Door's Reverse Status No eye beam system present. This appears to be an older unit when these safety features were not included with openers. We recommend upgrading to a newer model with all safety features included. 15. Ventilation Fixed, roof-field exhaust vent noted. 16. Vent Screens 17. Cabinets 18. Counters 19. Wash Basin Vent screens noted as functional. Appeared functional and in satisfactory condition, at time of inspection. Wood counter tops noted. There is normal wear noted for the age of the counter tops. Page 30 of 57

32 Electrical This report describes the amperage and voltage rating of the service, the location of the main disconnect and any sub panel(s), the presence of solid conductor aluminum branch circuit wiring, the presence or absence of smoke detectors and wiring methods. Inspectors are required to inspect the viewable portions of the service drop from the utility to the house, the service entrance conductors, cables and raceways, the service equipment and main disconnects, the service grounding, the interior components of the service panels and sub panels, the conductors, the over-current protection devices (fuses or breakers), ground fault circuit interrupters and a representative number of installed lighting fixtures, switches and receptacles. All issues or concerns listed in this Electrical section should be construed as current and a potential personal safety or fire hazard. Repairs should be a priority, and should be made by a qualified, licensed electrician. 1. Electrical Panel Location: Main Location: South side of the house. Location: Sub Panel Location: Located in the garage. Dirt or rust buildup inside panel box. Panel cover screw(s) missing. Main panel located on South side of home. Main Disconnect located in panel. 2. Main Amp Breaker 150 amp Screw missing from Main panel. Recommend installation to secure the protective guard inside the box. 3. Breakers in off position 0 4. Cable Feeds There is an underground service lateral noted. Page 31 of 57

33 5. Breakers 6. Fuses Materials: Copper non-metallic sheathed cable noted. All of the circuit breakers appeared serviceable. Page 32 of 57

34 Roof 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. 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 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. 1. Roof Condition Materials: Inspected from ladder and suas (drone). Materials: Concrete tiles noted. Rolled roofing noted (Bitumen). A white sealant has also been applied. Ponding noted in some areas. Recommend roofing contractor to evaluate. Maintenance Tip: Roof design has many peaks and valleys; keep roof cleared of debris and heavy snow loads to extend life of roof. Maintenance Tip: Weather permitting, keep debris cleared from roof valleys to extend life of roof. Ponding present. Recommend further review by a qualified roofing contractor. Cracked tile on roof. Recommend further review by qualified roofing contractor and/or replacement as necessary. Page 33 of 57

35 Cracked/chipped roofing tiles. Recommend further review by qualified roofing contractor and/or replace as necessary. 2. Flashing 3. Chimney 4. Sky Lights Bitumen roof/rolled roof showing signs of damage. Recommend review by qualified roofing contractor. Recommend review by a licensed roofer for repair or replacement as necessary. Moisture and debris in-between panes of skylight. Recommend further review by qualified window contractor. 5. Spark Arrestor Page 34 of 57

36 6. Vent Caps 7. Gutter No major system safety or function concerns noted at time of inspection. Page 35 of 57

37 Attic This report describes the method used to inspect any accessible attics; and describes the insulation and vapor retarders used in unfinished spaces when readily accessible and the absence of insulation in unfinished spaces at conditioned surfaces. Inspectors are required to inspect insulation and vapor retarders in unfinished spaces when accessible and passive/mechanical ventilation of attic areas, if present. 1. Access 2. Structure No Visible Access. 3. Ventilation 4. Vent Screens Fixed, roof-field exhaust vent noted. Vent screens noted as functional. 5. Duct Work 6. Electrical 7. Attic Plumbing 8. Insulation Condition 9. Chimney 10. Exhaust Vent Limited review, chimney was viewed from the ground only. Our chimney review is limited to visible accessible components only. If further review is desired, we suggest review by a qualified professional prior to close. Page 36 of 57

38 Exterior Areas This section describes the exterior wall coverings and trim. Inspectors are required to inspect the exterior wall coverings, flashing, trim, all exterior doors, the stoops, steps porches and their associated railings, any attached decks and balconies and eaves, soffits and fascias accessible from ground level. 1. Doors Peeling paint observed, suggest scraping and painting as necessary. Screen missing on exterior window/door. A screen was noted in the garage. Recommend checking with the home owner for whereabouts. 2. Window Condition Recommend sealing all gaps, cracks and openings for energy efficiency and to prevent water intrusion. Suggest caulking around doors and windows as necessary. Recommend sealing all gaps, cracks and openings to prevent water intrusion. Deteriorated weather stripping noted in a few windows. Recommend replacement as necessary. Page 37 of 57

39 Deteriorated weather stripping noted on windows. Recommend replacement as necessary. 3. Siding Condition 4. Eaves & Facia 5. Exterior Paint Materials: Stucco veneer noted. Trim areas need minor prep, priming and painting Caulk and seal all gaps, cracks and openings. Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. Suggest caulking around doors and windows as necessary. Suggest sealing/caulking as part of routine maintenance to prevent further deterioration. All exterior painted wood trim surfaces should be annually examined and sealed, re-caulked and re-painted as needed. Deteriorated paint noted around garage. Recommend sanding, priming and painting to prevent further deterioration. Page 38 of 57

40 6. Stucco The exterior stucco appears to numerous small cracks on the surface. Stucco is a paintable surface, and based on the condition we suggest doing so as paint can fill in the cracks and seal them up.. We recommend sealing holes & gaps in the stucco to keep water infiltration from causing further damage. Cracks observed on stucco. Recommend further review by qualified stucco contractor. Minor crack in stucco noted below the upper balcony. Recommend further review by qualified stucco contractor. Page 39 of 57

41 Foundation This report describes the foundation, floor, wall, ceiling and roof structures and the method used to inspect any accessible under floor crawlspace areas. Inspectors inspect and probe the structural components of the home, including the foundation and framing, where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not done when doing so will damage finished surfaces or when no deterioration is visible or presumed to exist. Inspectors are not required to offer an opinion as to the structural adequacy of any structural systems or components or provide architectural services or an engineering or structural analysis of any kind. Despite all efforts, it is impossible for a home inspection to provide any guaranty that the foundation, and the overall structure and structural elements of the building is sound. 1. Slab Foundation Common cracks noted. 2. Foundation Perimeter Efflorescence observed; this is a mineral deposit left behind from previous exterior water infiltration. Water stains or other damage was observed near plumbing fixtures that indicate leaks or possible concealed leaks. Client is advised to obtain further review by a licensed plumber prior to closing to determine the cause of this condition for repairs/replacement as needed. 3. Foundation Walls Evidence of past water penetration observed. Biological material present in crawlspace. Recommend further evaluation by a specialist. 4. Cripple Walls 5. Ventilation Inadequate venting observed in crawlspace, suggest installing additional vents for proper moisture control. Suggest installing vents for proper moisture control. Page 40 of 57

42 6. Vent Screens 7. Access Panel 8. Post and Girders 9. Sub Flooring 10. Anchor Bolts Vent screens noted as functional. The foundation access panel installed and functional during the inspection. Support Material: Wood/Bearing Wall Beam Material: Wood Concrete/wood piers support floor above. **DECKING** OSB (Oriented Strand Board) sheathing sub floor **FRAMING** Wood I-Joists The anchor bolts were not visible. 11. Foundation Electrical All wiring should be properly secured to the framing. 12. Foundation Plumbing **SUPPLY** 1 inch Copper **DRAIN, WASTE, VENT** Poly Vinyl Chloride "PVC" waste and vent pipes noted. **OBSERVATIONS** Evidence of past leaking noted. 13. Sump Pump 14. Ducting Page 41 of 57

43 Grounds Inspectors shall inspect adjacent or entryway walkways, patios, and driveways; vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 1. Driveway and Walkway Condition Materials: Concrete driveway noted. Gravel driveway noted. Concrete sidewalk noted. IMPROVE: Typical cracking was observed at the concrete surfaces. Further deterioration will occur as water expands and contracts from freeze and thaw cycles. Recommend sealing the cracks to prolong the life of the concrete. Small tripping hazard present on driveway noted. Recommend further monitoring and/or further review by licensed concrete contractor. Typical cracking observed in driveway. Recommend sealing and monitoring for further deterioration. Gap between the walkway and the stucco. Recommend sealing all gaps, cracks and openings to prevent water intrusion. Page 42 of 57

44 2. Grading No major system safety or function concerns noted at time of inspection. Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation. It is very important, therefore, that surface runoff water be adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building. 3. Vegetation Observations Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects. Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris & dampness. Maintenance Tip: When landscaping, keep plants, even at full growth, at least a foot (preferably 18 inches) from house siding and windows. Keep trees away from foundation and roof. Plants in contact or proximity to home can provide pathways for wood destroying insects, as well as abrade and damage siding, screens and roofs. Tree observed to be within 6 feet of foundation. Recommend further monitoring for root destruction and abrasion issues on the stucco. 4. Gate Condition Materials: Painted metal 5. Patio and Porch Deck Appears in satisfactory and functional condition with normal wear for its age. Page 43 of 57

45 Typical cracking observed in back patio area. Recommend sealing to prevent further deterioration. 6. Stairs & Handrail 7. Grounds Electrical 8. GFCI No major system safety or function concerns noted at time of inspection. None visible. 9. Main Gas Valve Condition Materials: North side. Meter located at exterior. All gas appliances have cut-off valves in line at each unit. No gas odors detected. Main gas valve located on North side of home. No leaks were detected with gas measurement device. Page 44 of 57

46 10. Plumbing 11. Water Pressure 12. Pressure Regulator Materials: Copper piping noted. PVC piping noted. Sewer line Due to the age of this home I recommend a sewer line inspection. This separate inspection will show the condition of the buried sewer line from the home to the city main. Items such as tree roots, broken drain pipes, and other obstructions will be revealed. A qualified plumber with a sewer camera sewer rodding machine can inspect. 60 psi 13. Exterior Faucet Condition Location: Front of structure. North side of house. East side of house. South side of house. West side of house. Appears Functional. 14. Balcony Unstable railings. Unsecure/Loose railing on Balcony. Recommend further action by qualified contractor to prevent injury. 15. Patio Enclosure Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure. Page 45 of 57

47 16. Patio and Porch Condition Materials: The patio/porch roof is the same as main structure. Cracking observed in ceiling of back patio. Recommend sealing and painting to prevent further deterioration. 17. Fence Condition Materials: Block Damaged/ missing mortar observed, suggest tuckpointing as necessary. Loose top blocks observed. This is a safety concern. Suggest maintenance/repairs as needed to ensure safety. Settling observed on South fence. Inspector recommends a masonry contractor tuck-point as necessary. Loose block noted on North side of home. Recommend further review/repair by qualified masonry contractor. Page 46 of 57

48 Step cracking observed on South fence. Recommend a masonry contractor evaluate and/or tuckpoint. 18. Sprinklers Home is equipped with an underground sprinkler system. The inspector recommends client consult with home owner for operation instructions and proper winterizing information. Sprinkler systems are beyond the scope of a Home Inspection, due to most of its parts/piping not visible for inspection. The sprinkler system operates with a control panel located in the garage. Main valve in off position, probably due to winterization. We cannot test without the valves being open. Sprinkler/drip system valving located on North side of property. Page 47 of 57

49 1. Air Booster Pump 2. Deck Condition 3. Gate & Fence Condition 4. Filter 5. Skimmer and Basket 6. Pool Heater Condition 7. Lights 8. Pressure Gauge 9. Pumps 10. Jets 11. Structure Condition 12. Tile Pool Page 48 of 57

50 13. Timer 14. Water Condition 15. Water Fill Unit 16. Electrical 17. GFCI GFCI in place and operational. Page 49 of 57

51 1. Walls Basement/Crawlspace Materials: **CRAWLSPACE** Crawlspace noted. Moisture intrusion was observed in numerous areas of the foundation. Moisture can create high humidity, mold & can damage stored items & finishing materials. Recommend a wet basement specialist review the foundation for correcting the water intrusion and advise as needed. IMPROVE: It is advised to purchase a humidity gauge to monitor the levels of humidity. Typical levels are 35 to 45% during the heating season and 45 to 55% during the cooling season. Efflorescence observed; this is a mineral deposit left behind from previous exterior water infiltration. Efflorescence observed in crawlspace. Recommend additional venting be installed and perimeter walls sealed to prevent water intrusion. 2. Insulation Perimeter insulation was observed to be missing or out of place at one or more joist bay locations. Recommend repair/replacement to promote enhanced resistance to heat loss which will increase the efficiency of the home and lower heating costs. Page 50 of 57

52 Recommend re-attaching insulation in various spots in crawlspace for home energy efficiency. 3. Windows 4. Plumbing Materials Materials: **WASTE** Active or very recent leak observed at one or more drain pipe/s. Recommend review and repair by a Qualified Plumber. Inspector recommends consulting with current owner due to a fan being placed in the crawlspace. This may indicate trying to dry out a specific area. Please see for further information on one of several repair techniques available as a repair option. Supply lines are susceptible to damage due to location in unheated crawlspace. Proper weatherization will be needed to prevent damage to water lines. Review and repairs/upgades recommended. Copper PVC Page 51 of 57

53 Copper in direct contact with soil and corrosion present. Area directly around this pipe and the main sewer line was wet. Actionable item and selling agent was notified. Recommend further review by licensed plumber. PVC drain line from kitchen area is not connected. Recommend review by licensed plumber. 5. Basement Electric 6. GFCI Darker earth area is where the water leak has been ongoing for some time. 7. Access Materials: Interior hatch door located in garage utility closet floor. Entrance is in serviceable condition. Page 52 of 57

54 8. Stairs 9. Railings 10. Slab Floor 11. Finished Floor 12. Drainage 13. Sump Pump 14. Framing 15. Subfloor **JOISTS** Appears Functional. **BEAMS** Wood beam and posts- as with any wood, monitor for any changes and maintain well for longevity. 16. Columns 17. Piers 18. Basement/Crawlspace Ductwork Page 53 of 57

55 Photos South side of property taken by suas from 45' AGL. West side of property taken by suas from 45' AGL. North side of property taken by suas from 45' AGL. East side of property taken by suas from 45' AGL. Page 54 of 57

56 Overhead view of property taken by suas from 100' AGL. Page 55 of 57

57 Residential Earthquake Hazards Report Yes No N/A Don't Know X Yes No N/A Don't Know X Yes No N/A Don't Know X 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 X Yes No N/A Don't Know X Yes No N/A Don't Know X Yes No N/A Don't Know X Yes No N/A Don't Know X Yes No N/A Don't Know X Yes No Don't Know X Yes No Don't Know X 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)? EXECUTED 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 56 of 57

58 Glossary Term GFCI PVC Valley Definition Glossary A special device that is intended for the protection of personnel by de-energizing a circuit, capable of opening the circuit when even a small amount of current is flowing through the grounding system. Polyvinyl chloride, which is used in the manufacture of white plastic pipe typically used for water supply lines. The internal angle formed by the junction of two sloping sides of a roof. Page 57 of 57