PROPERTY INSPECTION REPORT

Transcription

1 PROPERTY INSPECTION REPORT Prepared For Exclusive Use By Thomas and Mary Smith For The Property Located At 1035 Presidio Drive, San Diego, California This inspection report is the narrative counterpart to the on-site checklist inspection report prepared at the time of the inspection, and is based upon the results of that on-site inspection report. It does not supersede the on-site inspection report but rather, complements it. Additional comments regarding deficiencies may be found in this report, including additional recommendations for further evaluation of a reported defect (which we urge you to follow up on). In the event of a conflict between the two reports as to findings and/or recommendations, or should you have any questions about the inspection results, please contact our office as soon as possible after the inspection - our inspector will be happy to explain or clarify the results of the inspection at your convenience. NOTICE: The acceptance of this report by Client(s) acknowledge(s) the Client's consent to be bound by all terms and conditions of the Inspection Agreement, specifically but not limited to, the scope of the inspection and the consequences of failing to follow any recommendation for further evaluation Willowgrove Avenue, Suite D, Santee, California Phone: Toll: Fax:

2 TABLE OF CONTENTS GENERAL INFORMATION / KEY WORDS USED IN REPORT 3 PROPERTY INSPECTION REPORT 4 GROUNDS & BUILDING EXTERIOR 4 FOUNDATION 8 ROOF 10 ATTIC 11 GARAGE OR PARKING STRUCTURE 13 LAUNDRY 15 PLUMBING 16 ELECTRICAL 18 HEATING & COOLING 19 FIREPLACE(S) 21 INTERIOR ROOMS 23 1ST FLOOR BEDROOMS 27 2ND FLOOR BEDROOMS 28 1ST FLOOR BATHROOMS 30 2ND FLOOR BATHROOMS 31 MOLD ASSESSMENT 33 IMPORTANT INFORMATION ABOUT OUR INSPECTION 34 SUMMARY INSPECTION REPORT 34 SUMMARY OF DEFICIENCIES 42 Page 2

3 GENERAL INFORMATION Property Address: Property City: Property State: 1035 Presidio Drive San Diego California Inspection Date: Inspection Start Time: 09:00:00 AM Inspection End Time: 12:00:00 PM Inspection Weather: Clear and Dry Inspection Temperature: 75 degrees Inspector's Name: John Hastey. MCI Client's Name: Thomas and Mary Smith Inspection Fee: $ Property Configuration: Property Furnished Status: Property Lot Type: Single Family Furnished/Occupied Minor Slope Persons Present: Buyer, Buyer's Agent, Seller's Agent DEFINITION OF KEY WORDS USED IN THIS REPORT A system or component marked "" means it failed to perform or function as intended or that it is in a sub-standard condition. "" may also signify a safety concern or, in some cases, that something could not be fully inspected. A "" finding constitutes our recommendation to have the system or component evaluated by a competent and qualified contractor or specialist prior to close of escrow to ascertain repair options and costs (a process that may lead to discovery of a material defect). Provides information as to the configuration or composition of a system or component (e.g. type of roof, size of water heater, etc). Indicates component or system is functioning as intended (sometimes stated as "functional"). It does not necessarily mean that the item is in good conditionm only that no serious deficiency has been observed that prevents the system or component from performing as intended. Also used to indicate that your inspector could only perform a partial, limited inspection of a system or component (for the reason given). NOT INSPECTED The system or component was not inspected (or only a partial or limited inspection was performed). Since your inspector is not responsible for deficiencies that may exist as to areas, systems or components that we did not inspect, additional inspection(s) of such areas by others is recommended. Page 3

4 GROUNDS & BUILDING EXTERIOR Our inspection of the exterior includes the outside of the structure as well as improvements made to the grounds surrounding the structure. The following are outside the scope of the inspection: surface drainage beyond 5 feet from the foundation * soil conditions, site drainage, geological stability * irrigation systems & landscape lighting systems * condition of detached buildings (e.g., sheds) * security alarm and intercom systems * propane tanks and related components * surface and underground drains * components subject to recalls * mechanically controlled gates * ponds, statutes, fountains, and patio heaters * moving any personal item, equipment, plant life, soil, or debris that is obstructing access or visibility * reporting of cosmetic deficiencies. GROUNDS Driveway 1.1. There is cracking in the driveway up to 1/16" in width the cause of which we are unable to determine. The most common causes of this are relatively benign conditions (e.g. poor construction, age, roots, excessive vehicle weight); in rare instances however, the cause can be structurally significant (e.g. unstable/expansive soils adversely impacting the structure) Minor damage was found to some of the wood expansion joint material in the driveway. Walkways / Steps / Porch 1.3. The walkways are functional but have some minor hairline cracks that are more likely than not to be caused by benign conditions (e.g. normal shrinkage cracking - minor settlement). Location: Left and right side of structure An area of the exterior walkway poses a potential trip hazard and should be corrected for safety reasons. Nature of trip hazard: (i) Brick pavers lower than concrete slab; (ii) raised concrete at sidewalk. Location: Right side. Fencing and Gating 1.5. Portions of the fencing on the property were covered or obscured by vegetation which allowed only a limited inspection to be made of the fencing. Any visible deficiencies will be called out; however, we recommend further evaluation by a fencing contractor to rule out possible deficiencies obscured by this vegetation. Location: Right side. Page 4

5 1.6. Portions of the wood fence posts are rotted or in a deteriorated condition. This renders the fencing unstable and/or weakened. Location: multiple areas. Retaining and Yard Walls 1.7. There are two brick planter walls that are in disrepair. The back yard brick planter wall is collapsed; the side brick planter wall has a separation crack. Both should be repaired. Visual Grade minor slope In general terms, the grade of this property can best be described as follows: 1.9. There are two planters around the exterior that are located to close to the structure. Although routinely seen by inspectors, they can trap and pond water. This can lead to moisture intrusion, mold growth and damage to the foundation in some cases. Page 5

6 BUILDING EXTERIOR Exterior Siding and Walls There are cracks in the stucco finish that are up to 1/16" in width. Although stucco cracking of this nature may be the result of benign conditions (poor construction, age, minor settlement), the limited scope of a home inspection precludes the inspector from being able to rule out other causes of a potentially serious nature (e.g., unstable or expansive soils adversely impacting the structure) The inspector observed areas of patching to the exterior stucco wall(s). We recommend you obtain an independent determination if possible as to what underlying stucco condition was addressed by the patching in order to rule out anything structurally significant about the patching. Location: more than one side. Gutters / Fascia-Eaves The structure was found to have gutters installed at the roof's drip edges One or more of the downspouts discharges roof runoff water too close to the foundation. Keeping water away from the foundation and walls is important to prevent moisture intrusion damage to the home's foundation and surrounding components. Note: further evaluation is recommended since inspection for possible water damage to visually inaccessible portions of the structure is not within the scope of the inspection. Location: more than one side Downspouts have not been provided at all areas of the roof. Downspouts are recommended to ensure a complete system for drainage of rainwater away from the structure and its foundation in order to prevent moisture intrusion damage (e.g, wood rot, mold growth, etc.). Page 6

7 Chimney Exterior The visually accessible portion of the chimney (or chimneys) at the exterior is in satisfactory condition. A spark arrestor is installed. Exterior Electrical There is romex wiring at the exterior of the structure that is not rated (i.e. improper) for exterior use or, because of its location, is required to be run through approved conduit. Location: Multiple sides The white PVC conduit (pipe w/ wire inside) installed at the rear of the structure is not rated for exterior use and should be replaced with exterior rated conduit There is an outlet at the rear of the structure with no GFCI protection. We strongly recommend that GFCI protected receptacle outlets be installed at all exterior locations. Exterior Waste / Drain Lines The visually accessible portions of the exterior waste or drain lines were found to be in satisfactory condition. Patio: Open - Covered Decks and Balconies The patio configuration is an open patio area The visible portions of the patio appear to be in satisfactory condition The visible portions of the deck appear to be in satisfactory condition. Page 7

8 FOUNDATION Inspection of the foundation includes identifying the type of foundation and flagging structural deficiencies with the foundation. Where applicable, this includes inspection of foundation area components (e.g., crawl space framing, plumbing, electrical, ducts). The following are outside the scope of the inspection: removal of any floor coverings; change in floor elevation from one room to the next * termite or rodent infestation * entry of inaccessible crawl space areas * investigating for presence of mold, radon, asbestos, lead or any environmental hazard * evaluating sufficiency of existing crawl space ventilation * evaluating sump pumps * crawl space water/gas valves. RAISED FOUNDATION Initial Comments residence The location(s) of the access to the crawl space is at at the left side of the General Crawl Space Findings 2.2. Some efflorescence was observed on the surface of the stem wall. Efflorescence is a white powdery substance which forms on concrete-masonry surfaces when exposed to moisture. Although commonly found, this condition has been known to deteriorate the concrete/masonry foundation wall(s). Further evaluation by a foundation contractor is recommended should you wish to rule out the presence of any moisture intrusion problems (e.g., damage, improper lot drainage, damp conditions, insufficient ventilation). Wood Framing and Supports 2.3. The inspector confirmed that the framing sill plates were bolted to the foundation concrete stem walls The wood posts supporting the sub-floor framing are not strapped to the support beams. Although this may not have been required at the time the house was constructed, posts should be properly strapped (connected) to increase stability and help reduce damage in the event of an earthquake. We suggest a foundation contractor further evaluate the foundation components for repair recommendations and costs. Plumbing & Ducts in Crawl Space 2.5. The inspector found the visible crawl space plumbing and HVAC ducts to be in satisfactory condition. Page 8

9 Electrical in Crawl Space 2.6. There is an electrical junction box in the crawl space lacking a cover plate. The cover plate provides protection from shock hazards and from the surrounding environment. Page 9

10 ROOF Our inspection of the roof identifies the roof type and materials, and any visually apparent defects with the roof components (e.g., flashings, drainage skylights, chimney(s), roof penetrations). The following are outside the scope of the inspection: walking on a roof that is dangerous (too steep/high) or which will cause damage (tiles) * whether roof is free of leaks * testing of gutters and downspouts * probing for termite damage * solar heating & electrical systems * antennas and lightening arrestors. Note: a further roof evaluation by a licensed roofing contractor is recommended in the any of the following cases: (i) a roof deficiency is noted; (ii) the roof inspection is from the ground or from a ladder (consequently, a limited inspection) and/or (iii) if you wish to rule out any possibility of a roof leak (which our visual inspection is unable to accomplish). ROOF - PRIMARY STRUCTURE (clay). Sloped Roof 3.1. The primary structure has a sloped (pitched) roof The sloped (aka "pitched") roof portion of the residence is comprised of tiles 3.3. The roof was observed from areas of the roof surface that could be walked on without breaking tiles The inspector found broken tiles on the roof. The roof should be further evaluated as cracked or broken tiles may increase the roof's susceptibility to leaks. Approx. number: Location: the Rear side. Flashings condition The roof flashing, where visually accessible, appears to be in satisfactory Skylights 3.6. The inspector found the skylight to have been constructed or installed in a sub-standard manner. Skylights that fail to conform to construction standards enhance the likelihood of leakage. Page 10

11 ATTIC Inspection of the attic includes identifying the type of attic framing, structural deficiencies with the roof and ceiling components and flagging deficiencies with the attic (including water stains), plumbing, insulation, electrical and plumbing. The following are outside the scope of the inspection: operation of electric vent fans * electrical and plumbing deficiencies obscured by insulation, ducts and/or framing * inspection of areas where access is blocked or limited due to attic framing and/or the HVAC * evaluating sufficiency of existing attic space ventilation. ATTIC Attic Framing 4.1. AS TO DWELLINGS WITH ATTIC SPACE: A pest control operator is a person - required to be licensed by the State - to identify infestations or infections and perform pest control work. Countywide is not a licensed pest control operator that provides this service. While the inspector will flag rodent damage to attic components not obscured by insulation and in readily accessible areas of the attic, we recommend a pest control operator's inspection of the attic be performed prior to close of escrow should you wish to rule out any pest (e.g. rodent) issues in the attic There are moisture stains and/or sufficient evidence of prior roof leakage on the underside of the roof. Stains are indicative of a current or prior roof leak. Since your inspector cannot determine if the leak that caused the staining has been remedied, further evaluation of the roof by a roofing contractor is advisable. Ventilation Insulation Attic Wiring 4.3. Ventilation within the attic appears to be satisfactory and the accessible vents appear properly screened The inspector observed insulation in the attic up to approximately 6 inches in depth, consisting of fiberglass batt type insulation As to the visually accessible areas of the attic floor, the insulation was found to be adequate in thickness and in satisfactory condition The inspector observed an open electrical junction box in the attic that should be sealed so that any arching or sparking is contained within the box. Page 11

12 HVAC Ducts & Venting Attic Plumbing 4.7. We observed no deficiencies with the visible and accessible attic HVAC ducts and the vent pipes at the time of the inspection (Note: this finding is subject to any conditions which obstruct or restrict visual access, as may be noted in this Section or in our Inspection Agreement) We observed no deficiencies with the visible and accessible attic plumbing at the time of the inspection (Note: this finding is subject to any conditions which obstruct or restrict visual access, as may be noted in this Section or in our Inspection Agreement). Page 12

13 GARAGE OR PARKING STRUCTURE GARAGE INTERIOR 5.1. All of the Garage's visible systems and components were inspected (where applicable, the Floor, Walls, Ceiling, Doors, Windows, Electrical, Garage Door, and Garage Door Opener) and found to be in satisfactory condition with the exception of the items noted below. Exposed Framing / Roof Underside 5.2. The inspector found water stains on the finished ceiling of the garage. Since the inspector is unable to determine the cause of this staining (e.g., plumbing leak; roof leak if roof is above this ceiling) or whether the cause of the staining has been remedied, we recommend further evaluation by a roofing contractor to rule out any possible moisture intrusion issues. Slab / Foundation Fire Door Firewall 5.3. There are hairline cracks (less than 1/16" in width) in the garage concrete floor that are typically seen in concrete floors and appear to be normal settlement and/or shrinkage cracks Where accessible and exposed to view, we noted no significant abnormalities with the garage concrete slab floor or the perimeter stem walls of the garage at the time of the inspection The fire door binds or rubs on the door jamb. A hinge adjustment and/or sanding down the door edge will usually correct this problem The fire door does not lock and should be serviced to correct this problem Where visible, the firewall - the wall separating the house interior from the garage - appears to be in satisfactory condition. Garage Doors and Windows 5.8. The side door to the exterior binds against the jamb and needs servicing for proper function The locking and/or latching hardware of the garage door is loose The glass in the garage door does not appear to be safety tempered as is now required. You may want to replace the glass for safety reasons. Vehicle Garage Doors The vehicle garage door was found to be in satisfactory condition. Page 13

14 Garage Door Opener An extension cord is being used to connect power to the garage door opener. Although routinely found during inspections, this is considered sub-standard wiring (and a potential fire hazard). We recommend installation of permanent wiring for safety reasons. Ventilation The venting for the garage appears to be satisfactory. Garage Electrical There is overhead wiring that is spanning large open spaces and/or is not properly secured to framing components. Proper securing of wiring is necessary to keep it from being snagged and pulled by yard tools or sports equipment in the garage (a potential safety hazard) There is an electrical outlet in the garage with a loose cover plate. Page 14

15 LAUNDRY Inspection of the laundry room or provisions include identifying deficiencies with the walls, ceiling, floor, doors, cabinets, sinks and the plumbing and electrical components. The following are outside the scope of the inspection: moving or operating the washer or dryer * reporting the absence of 240v dryer outlets * plumbing section exclusions. LAUNDRY PROVISIONS 6.1. Where present, the following visually accessible components and provisions of the Laundry area were inspected and found to be in satisfactory condition: - Plumbing (sinks, faucets, drains, water supply lines); - Electrical (outlets, switches, lights, room exhaust vent/fan); - Laundry appliance gas components (dryer exhaust); - Floor; - Walls; - Ceiling; - Windows and doors; and - Cabinets and closets. Page 15

16 PLUMBING Our evaluation of the plumbing components includes identifying deficiencies with the main shut off valve, the fuel supply, the water heater and the visible water and drain lines and valves. The following are outside the scope of the inspection: operating water supply shut off valves * evaluation of water softener or purification systems * testing of solar water heater systems * lighting pilot lights * testing floor drains * testing for gas leaks * evaluating instant hot water systems * determining proper sizing of drain or water supply lines * evaluation of propane tanks * evaluation of waters wells, private water supply systems and private sewage systems (e.g. septic tanks) * testing shower pans for leaks. WATER & FUEL SUPPLY 7.1. Where exposed to view, the water main pipe material entering the structure is copper. (Note: if plumbing is reported as being other than polybutylene (PB), PVC, or galvanized, this does not rule out the possibility of galvanized, PB or PVC plumbing existing in visually inaccessible areas of the premises). Water Supply - Shut Off Valve - Regulator 7.2. The water main shut off valve is located at the Front side of the structure The water pressure was tested and found to be 60 psi. This is considered to be within the normal range of between 40 and 80 psi After searching, the inspector did not locate the water main shut off valve. A shut off is needed to facilitate a quick shutdown of the water supply in the event of a leak or similar emergency. We recommend that one be installed if one does not exist. NOT INSPECTED 7.5. A water pressure regulator could not be located after searching (required to regulate water pressure). We recommend further evaluation by a licensed plumber to determine if a regulator is installed on the premises and if so, to evaluate its operational status. Fuel Supply 7.6. The fuel supply provided to the property is natural gas The visible portions of the gas pipes appear to be in satisfactory condition. WATER HEATER Water Heater Components 7.8. There is an approximate 6 year old, 50 gallon natural gas water heater located in the garage The water heater is anchored or strapped as a seismic protection measure The water heater needs to placed on a raised platform 16" off the floor in order that the WH igniter be elevated at least 18" off the floor. This prevents the ignition of fumes from any improperly stored or spilled flammable liquids The inspector found corrosion at one or both of the water supply fittings of the water heater tank, which may indicate prior leakage (and/or which may become the site of subsequent leakage at these fittings). Page 16

17 7.12. The drain line from the temperature and pressure relief (T&P) valve is improper in that it is made of a non-metallic material. For safety reasons, the drain line should be replaced with a minimum 3/4" copper pipe. Water Heater Venting The water heater exhaust vent pipe is not securely fastened or supported, a condition that could hinder or preclude the proper venting of water heater exhaust fumes. Description: Screw(s) missing where W.H. vent hood connects to vent pipe. Page 17

18 ELECTRICAL Examination of the electrical system includes identifying deficiencies with the visually accessible branch circuits and wiring, the main electrical service panel and any sub-panels. We also test light fixtures, ceiling fans and a representative sampling of accessible electrical outlets for basic operation. Location and operational status of smoke detectors and GFCI outlets will be noted on the report as well. The following are outside the scope of the inspection: load bearing or voltage/amp capacity tests * evaluation of intercom, telephone, cable, security, video and low voltage systems * removal of switch and outlet cover plates * evaluation of heat detectors, carbon monoxide detectors, built in vacuum equipment, motion sensor devices * determining the adequacy / efficiency of the overall electrical system * troubleshooting any deficiency with the electrical system * evaluating electrical equipment found dismantled or disconnected. ELECTRICAL MAIN & SUB-PANEL COMPONENTS Electrical Service Main Panel 8.1. Electrical service capacity to the structure is 120/240 volt (3 wire) and enters the structure via underground conduit The visible portions of the utility company's electrical lines that enter the structure from the street are in satisfactory condition The premises are served by a circuit breaker style 100 amp panel. Location: the Right side of the structure There is a circuit breaker in the electrical panel displaying an unusual temperature difference in the viewfinder of the inspector's infrared camera (also known as a Thermal Imaging Camera). These cameras are able to detect areas where the surface temperature is unusually hotter than the surrounding breakers. One possible cause of this hotter temperature is defective wiring and/or a malfunctioning or improper circuit breaker. While the inspector cannot be 100% sure that this temperature anomaly is the result of a panel deficiency, we recommend an electrician further evaluate the panel to rule out a potential electrical fire or safety hazard. Sub-Panel 8.5. The sub-panel is a circuit breaker style panel located in the garage One or more of the circuit breakers in the sub-panel has doubled up wiring to it. This creates a potential fire hazard that should be corrected. Page 18

19 HEATING & COOLING The following are outside the scope of the inspection: adequacy/efficiency of the HVAC system & air distribution for home or room size * heat exchangers * lighting of pilot lights or operating gas valves * wireless thermostats * termination point of A/C condensate lines * removal of vent/register grills to inspect interior of vent/ducts/flues * computing required combustible air space * window-portable A/C units * solar, water & renewable energy source systems. HEATING SYSTEM General Information 9.1. The structure is heated by a gas fired forced air unit (FAU). Location: the attic Using an infrared temperature detector and/or thermal imaging camera, the following readings were taken while the heating system was in operation: Temperature at Return: 70 degrees. Temperature at Register: 112 degrees. Heater Components 9.3. The use of a flexible gas line is improper and will need to be replaced with rigid black pipe. Vents & Venting 9.4. Portions of the ducting that carries heat and air has insulation that is damaged and in need of replacement. We recommend further evaluation of the ducting of the entire heating and/or cooling system to determine extent of repairs and repair costs. Page 19

20 COOLING SYSTEM Air Conditioner 9.5. The air conditioning unit for the premises is provided by a central air conditioner which is located at the exterior Using an infrared handheld thermometer, the following readings were taken while the cooling system was in operation: Temperature at Return: 70 degrees. Temperature at Register: 50 degrees. Page 20

21 FIREPLACE(S) Inspection of the fireplace / chimney is performed to identify deficiencies with any of the visible components of the fireplace / chimney. The following are outside the scope of the inspection: ignition of gas logs or starters * any of the associated items and components concealed from view by soot or otherwise. Note: we recommend further evaluation by a licensed chimney contractor in any of the following cases: (i) reporting of a deficiency with the fireplace (ii) the fireplace fire box / flue is dirty or soot covered (iii) deficiencies of any nature with a pre-cast chimney/fireplace. FIREPLACE - LIVING ROOM There is a gap around the hole where the gas supply pipe enters into the interior of the firebox. This gap should be sealed to prevent the passage of heated gases through this gap. Gas Starter Flue / Liner The fireplace has a gas starter The chimney flue and liner were in satisfactory condition. Damper The damper is in satisfactory condition. Hearth / Mantle/ Doors Where present, the hearth extension, mantel and fireplace doors are in satisfactory condition. FIREPLACE - FAMILY ROOM The following visible components of the Family Room fireplace were inspected and found to be in satisfactory condition: - Firebox; - Flue / Liner (note: limited visual access to the flue/liner); - Damper; - Hearth; - Mantle (if present); - Doors / Screen (if present). Page 21

22 Note: For safety reasons, the inspector does not light gas fireplaces or pilot lights; nor does the inspector operate any gas valve that may be located in or around the fireplace. Gas Starter The fireplace has a gas starter. Page 22

23 INTERIOR ROOMS Our inspection of the interior includes identifying deficiencies with the walls, ceilings, floors, doors, steps, closets, countertops, stairs and a representative sample of the accessible windows and electrical receptacles. The following are outside the scope of the inspection: moving furniture, blinds, window and floor coverings which may be obstructing visual access * reporting cosmetic deficiencies and normal wear & tear * determining condition of dual glazed/double pane windows (varying conditions such as weather, lighting, dirty surfaces, etc., inhibits our ability to accurately report the condition of these windows) * conducting a mold inspection * operating security bar release mechanisms. ENTRY All visible components and systems of the Entry Way were inspected (Floor, Walls, Ceiling, Electrical, Fixtures, Windows, Doors, Doorbell, and Cabinets & Closet if present) and found to be in satisfactory condition with the exception of the items listed below. Doors The door's deadbolt is keyed on the interior side of the door instead of having a non-keyed latch to open the door. This is a potential safety hazard during a fire should occupants be unable to exit the residence because the key is not in the deadbolt. Doorbell The door bell is not working. This should be evaluated by an electrician. LIVING ROOM Electrical All visible components and systems of the Living Room were inspected (Floor, Walls, Ceiling, Electrical, Fixtures, Windows, Doors, and Cabinets & Closet if present) and found to bein satisfactory condition with the exception of the items listed below There is an outlet in this room that is ungrounded. We recommend that all outlets be properly grounded as required for safety. FAMILY ROOM Where present, the following visually accessible components and provisions of the Family Room were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, doorbell, lights), and Cabinets/Closet. Page 23

24 DEN Where present, the following visually accessible components and provisions of the Den were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, doorbell, lights), and Cabinets/Closet. DINING ROOM Windows All visible components and systems of the Dining Room were inspected (Floor, Walls, Ceiling, Electrical, Fixtures, Windows, Doors, and Cabinets & Closet if present) and found to bein satisfactory condition with the exception of the items listed below Damage to the screen for the window(s) of this room was observed (i.e. ripped and/or holes). KITCHEN The inspector will test the built-in Kitchen appliances to determine that they are functioning; but no determination is made as to how well they function. Note: The following appliances are excluded from the inspection: free standing appliances, refrigerators, hot water dispensers, freezers, ice makers, water treatments systems, thermostats, portable dishwashers and operational status of trash compactors All visible components and systems of the Kitchen were inspected (Floor, Walls, Ceiling, Electrical, Appliances, Cabinets, Plumbing Fixtures, Windows, Doors) and found to be in satisfactory condition with the exception of the items listed below. Floor Walls Ceiling There are loose areas or floor squeaks in the wood sub floor in this room that you may want to have repaired There is hairline cracking in the wall(s) of this room that does not appear to be structurally significant There is evidence of patching having been made to the wall covering of this room. Since the inspector is unable to determine the reason for and date of this patching, you may want to make further inquiry of the seller regarding this patching There are hairline cracks in the ceiling of this room that do not appear to be structurally significant. Page 24

25 Sinks and Faucets The sink faucet is leaking. Garbage Disposal The garbage disposal is improperly wired in that the power supply line going to the garbage disposal is not housed in an approved electrical conduit. For safety reasons, we recommend the line be installed in approved conduit or that approved flexible cord be connected to an outlet. HALLWAY Where present, the following visually accessible components and provisions of the Hallway were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, doorbell, lights), and Cabinets/Closet. Smoke Detector There is a working smoke detector installed in the hallway. Carbon Monoxide Detector There is one carbon monoxide detector (CO detector) present; however, the residence lacks a required 2nd carbon monoxide detector. By law, a CO detector is required to be installed outside each bedroom area [typically the bedroom hallway(s)and on each floor having a gas fired appliance and/or an attached garage. We recommend a second CO detector be installed for compliance and safety reasons. Location of missing CO detector: first floor. 2ND FLOOR HALLWAY Where present, the following visually accessible components and provisions of the 2nd Floor Hallway were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, doorbell, lights), and Cabinets/Closet. Page 25

26 Smoke Detector The smoke detector was missing a battery. STAIRS 1st - 2nd Floor Staircase The balusters in the stair guardrail are more than four inches apart and are not child safe. Although it may not have been a requirement at the time of construction, consideration should be given to a reduction in the width of these openings. Page 26

27 1ST FLOOR BEDROOMS LEFT BEDROOM Where present, the following visually accessible components and provisions of this Bedroom were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, doorbell, lights), and Cabinets/Closet. REAR BEDROOM All visible components and systems of this bedroom were inspected (Floor, Walls, Ceiling, Electrical, Fixtures, Windows, Doors, and Cabinets & Closet if present) and found to bein satisfactory condition with the exception of the items listed below. Floor A portion of the flooring was found to be water stained, indicating an existing or a previously repaired moisture intrusion problem. Further evaluation is recommended to determine the cause of this water staining. Electrical There is an outlet in this room that is ungrounded. We recommend that all outlets be properly grounded as required for safety. Smoke Detector There is no smoke detector in this bedroom. We recommend that smoke detectors be installed in all bedrooms for fire safety. Page 27

28 2ND FLOOR BEDROOMS MASTER BEDROOM Windows All visible components and systems of this bedroom were inspected (Floor, Walls, Ceiling, Electrical, Fixtures, Windows, Doors, and Cabinets & Closet if present) and found to bein satisfactory condition with the exception of the items listed below The inspector observed bulging at the seal around the dual glazed window(s). This merits further evaluation as this condition may indicate need for repair or replacement of the window(s). Smoke Detector A smoke detector is installed in this bedroom. MIDDLE BEDROOM Where present, the following visually accessible components and provisions of this Bedroom were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, doorbell, lights), and Cabinets/Closet. Smoke Detector A smoke detector is installed in this bedroom. LEFT REAR BEDROOM All visible components and systems of this bedroom were inspected (Floor, Walls, Ceiling, Electrical, Fixtures, Windows, Doors, and Cabinets & Closet if present) and found to bein satisfactory condition with the exception of the items listed below. Ceiling There are water stains at the ceiling in this room. Since the inspector is unable to determine the cause of this staining (e.g., plumbing leak; roof leak if roof is above this ceiling) or whether the cause of the staining has been remedied, we recommend further evaluation to rule out any possible moisture intrusion issues. Page 28

29 Windows The inspector observed defective latching or locking hardware at the window(s) of this room. Deficiency: window crank(s) inoperable. Smoke Detector A smoke detector is installed in this bedroom. Page 29

30 1ST FLOOR BATHROOMS HALL BATHROOM All visible components and systems of this Bathroom were inspected [Windows; Doors; Electrical (outlets, switches, lights), Plumbing (fixtures, toilet, shower, bathtub), Exhaust Fans, and Cabinets and found to be in satisfactory condition with the exception of the items listed below. Sink Drain / Water Supply Corrosion was found at the drain line under the sink. This needs to be evaluated as leakage can develop at any time and cause moisture intrusion issues (e.g., wood damage and/or mold). Cabinet One or more of the counter tiles are cracked or chipped. 1/2 BATHROOM Where present, the following visually accessible components and provisions of this Bathroom were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, lights), Plumbing (fixtures, toilet, shower, bathtub), Exhaust Fans, and Cabinets. Page 30

31 2ND FLOOR BATHROOMS MASTER BATHROOM All visible components and systems of this Bathroom were inspected [Windows; Doors; Electrical (outlets, switches, lights), Plumbing (fixtures, toilet, shower, bathtub), Exhaust Fans, and Cabinets and found to be in satisfactory condition with the exception of the items listed below. Ceiling There are hairline cracks in the ceiling of this room that do not appear to be structurally significant. Sinks & Faucets Low water flow was observed at the sink faucet(s). Typically, a defective faucet valve or a problem in the supply line to this fixture is the cause when low flow is not also observed in other fixtures of the house. Possible additional causes if low flow is flagged in other bathrooms/kitchen: outdated/aged plumbing lines; water regulator issues. Cabinet One or more cabinet doors has damaged hardware. MIDDLE BATHROOM Where present, the following visually accessible components and provisions of this Bathroom were inspected and found to be in satisfactory condition: Floor; Walls; Ceiling; Windows; Doors; Electrical (outlets, switches, lights), Plumbing (fixtures, toilet, shower, bathtub), Exhaust Fans, and Cabinets. Page 31

32 REAR BATHROOM Electrical All visible components and systems of this Bathroom were inspected [Windows; Doors; Electrical (outlets, switches, lights), Plumbing (fixtures, toilet, shower, bathtub), Exhaust Fans, and Cabinets and found to be in satisfactory condition with the exception of the items listed below There is exposed wiring in the bathroom that should be addressed by an electrician for electrical safety reasons. Sink Drain / Water Supply Corrosion was found at the water supply shut-off valve(s) under the sink. Left uncorrected, these valves may eventually leak and lead to moisture intrusion problems (e.g., wood damage, mold). Page 32

33 MOLD ASSESSMENT MOLD FINDINGS No Visible Mold Observed The inspector did not observe any mold growth during his inspection - a finding which incorporates the limitations, exceptions and exclusions of our mold assessment set forth in the Addendum to the Inspection Agreement. Among these limitations and exclusions is the following: a finding that no visible mold was found is not a guaranty, warranty or representation that the structure is mold free. [Note: If an existing or potential water intrusion issue has been flagged in this report, mold may exist in unobserveable areas or develop after the inspection. All existing or potential water intrusion issues should be further evaluated prior to close of escrow to rule this out. No Odor Suggestive of Mold The inspector did not detect any odors suggestive of a mold condition. Please note the limitations of this finding: odors can vary in intensity and/or be masked depending upon numerous variables, including weather, time of day, temperature, air fresheners and household ambient odors present at the time of the inspection. Moreover, some people possess more sensitive "smell capabilities" than others. If, at any time prior to purchase you detected a musty type odor on the premises, or if you are aware of anyone who has expressed smelling such an odor, we recommend you obtain a mold clearance from a third party mold inspection company before purchase to rule out any existing or potential mold conditions. Mold Clearance Recommended for Certain Individuals The scope of the mold assessment performed by Countywide is less comprehensive than one performed by a company whose specialty is focused exclusively on mold inspections. Accordingly, for buyers who have a known high sensitivity to mold and/or suffer from medical conditions that are exacerbated or triggered by airborne mold spores, we recommend a mold assessment and mold clearance be obtained from such a third party mold specialist prior to close of escrow. These companies typically perform a more comprehensive mold assessment than is offerred by Countywide (e.g., more extensive air and surface sampling). Page 33

34 IMPORTANT INFORMATION ABOUT OUR INSPECTION TERMS GOVERNING THE INSPECTION Inspection Agreement Your inspection was performed subject to the terms of our Inspection Agreement, which can be reviewed by clicking here: Inspection Agreement Please review the Inspection Agreement carefully before you rely and act upon our inspection. For a more comprehensive listing of what is - and is not - included as part of the inspection, you can visit our website and/or by clicking this link: Scope of Inspection Please be sure to call Countywide before purchase should you have any questions about the the scope of the inspection or any of the findings set forth in the Inspection Report Sometimes when it was not possible for our client to be present at the time of the inspection, the Inspection Agreement is signed by your agent or someone else authorized to act on your behalf. If this was the case with your inspection, please be sure to take steps before close of escrow to obtain a copy of the signed Inspection Agreement. By receipt of this Inspection Agreement, you acknowledge that you have satisfied yourself prior to close of escrow that the person signing the Inspection Agreement on your behalf was authorized to do so and that you understand and accept the terms of our Inspection Agreement. We urge you to call Countywide before purchase should you have any questions about the the scope of the inspection or any of the findings set forth in the Inspection Report. Page 34

35 SUMMARY INSPECTION REPORT This summary report is intended to provide the client and those individuals directly involved in this transaction a convenient and cursory preview of some of the conditions and components that we have identified within our report as being in need of further evaluation or service by an appropriately qualified specialist or that pose a potential health and safety risk. It is not intended to be comprehensive, and should not be used as a substitute for reading the entire home inspection report, or be viewed as a tacit endorsement of the condition of components or features that do not appear in this summary report. **Clicking on the colored box will take you to the full narrative. Driveway SECTION GROUNDS & BUILDING EXTERIOR 1.1. Crack(s) in driveway - 1/16" or greater 1.2. Expansion joint(s) damaged Walkways / Steps / Porch 1.3. Hairline cracks in walkway 1.4. Trip hazard in walkway Fencing and Gating 1.5. Plants obscure portions of the fencing 1.6. Rotted fence posts observed Retaining and Yard Walls 1.7. Planter wall cracked / damaged Visual Grade 1.8. **Basic Lot Type 1.9. Planters trap and pond water Exterior Siding and Walls Stucco cracks - 1/16" or greater Areas of stucco patching Gutters / Fascia-Eaves **Gutters - installed at roof drip edges Downspouts terminate too close to foundation Missing downspouts Chimney Exterior Chimney has no visible defects Exterior Electrical Exposed romex wiring Improper conduit and/or connectors No GFCI protection at the outlet(s) Page 35

36 Exterior Waste / Drain Lines Exterior Waste/Drain lines satisfactory Patio: Open - Covered **Type of Patio Patio in satisfactory condition Decks and Balconies Deck / Balcony in satisfactory condition SECTION FOUNDATION Initial Comments 2.1. Access Location(s) General Crawl Space Findings 2.2. Efflorescence on concrete foundation stem wall or soils Wood Framing and Supports 2.3. **Bolting of framing sill plates noted 2.4. Posts-Piers not strapped Plumbing & Ducts in Crawl Space 2.5. Crawl space plumbing / ducts satisfactory Electrical in Crawl Space 2.6. Open junction box(es) SECTION ROOF 3.1. Roof configuration 3.2. Sloped Roof: type of roof materials 3.3. Sloped Roof: Observed from roof surface Sloped Roof 3.4. Cracked and/or broken tiles Flashings 3.5. Roof flashing appears satisfactory Skylights 3.6. Skylight installation sub-standard SECTION ATTIC Page 36

37 Attic Framing 4.1. Attic Pest Inspection Not Performed 4.2. Moisture stains on underside of roof or wood framing Ventilation 4.3. Ventilation and screening appears satisfactory Insulation 4.4. **Type of attic insulation 4.5. Attic insulation satisfactory Attic Wiring 4.6. Open junction box(es) in attic needs cover HVAC Ducts & Venting 4.7. HVAC Ducts & Vent Pipe(s) satisfactory Attic Plumbing 4.8. Attic plumbing appears satisfactory SECTION GARAGE OR PARKING STRUCTURE 5.1. Garage Inspected - Everything satisfactory except item(s) noted below Exposed Framing / Roof Underside 5.2. Water stains at ceiling Slab / Foundation 5.3. Slab cracks - hairline 5.4. Garage concrete slab & stem walls satisfactory Fire Door 5.5. Fire door binds/rubs on frame 5.6. Door does not lock Firewall 5.7. Garage firewall appears satisfactory Garage Doors and Windows 5.8. Door binds against the jamb 5.9. Door latch / lockset in disrepair (or is missing) Glass in garage door not safety tempered Vehicle Garage Doors Vehicle door in satisfactory condition Garage Door Opener Improper wiring (extension cord used) Page 37

38 Ventilation Ventilation appears satisfactory Garage Electrical Overhead wiring spans open spaces or not secured Outlet(s) - loose cover plate(s) SECTION LAUNDRY 6.1. Laundry area & components satisfactory SECTION PLUMBING Water & Fuel Supply 7.1. **Water main pipe material 7.2. **Water main shut off valve location 7.3. \ Water pressure within normal range 7.4. Water main shut off valve not located NOT INSPECTED 7.5. **Water pressure regulator not located (or not installed) 7.6. **Type of Fuel Supply 7.7. Visible portions of gas supply line satisfactory Water Heater 7.8. **Water heater information 7.9. **Water heater seismic bracing WH not on raised (16") platform Corrosion at water supply fittings (top of tank) T & P drain line improper material (flex/pvc) Vent pipe not securely fastened SECTION ELECTRICAL Electrical Service 8.1. **Description of Service 8.2. Service lines and connections satisfactory Main Panel 8.3. **Main panel size and location 8.4. Thermal Anomaly Detected (Poss. Electrical Panel Deficiency) Sub-Panel 8.5. **Sub-panel location 8.6. Double wiring on circuit breaker(s) SECTION HEATING & COOLING Page 38

39 Heating System 9.1. **Type & Location of Heater 9.2. **Register & Return temp. readings 9.3. Improper use of flexible gas line 9.4. Ducting insulation is damaged Cooling System 9.5. **Type & location of air conditioning 9.6. **Register & Return temp. readings Fireplace - Living Room SECTION FIREPLACE(S) Gap at hole for gas pipe **Gas Starter (Y/N) Chimney flue/liner satisfactory Damper is satisfactory Hearth / Mantel / Doors - If present - satisfactory Fireplace - Family Room Fireplace in satisfactory condition **Gas Starter (Y/N) SECTION INTERIOR ROOMS Entry Components & Systems Inspected - Everything satisfactory except item(s) noted below \ Double keyed deadbolt Door bell not working Living Room Components & Systems Inspected - Everything satisfactory except item(s) noted below Outlet not grounded Family Room All Components & Systems Satisfactory Den All Components & Systems Satisfactory Dining Room Components & Systems Inspected - Everything satisfactory except item(s) noted below \ Window screen damaged or missing Kitchen Scope of Inspection Components & Systems Inspected - Everything satisfactory except item(s) noted below Floor squeaks Minor hairline cracks in the wall Evidence of patching to wall Minor hairline cracks in ceiling Sink faucet is corroded and/or leaking Page 39

40 Wiring deficiency - unsafe (exposed) wiring at garbage disposal Hallway All Components & Systems Satisfactory **Smoke detector installed **CO detector present (but two required) 2nd Floor Hallway All Components & Systems Satisfactory Smoke detector missing battery Stairs Stair guardrail openings over four inches SECTION ST FLOOR BEDROOMS Left Bedroom All Components & Systems Satisfactory Rear Bedroom Components & Systems Inspected - Everything satisfactory except item(s) noted below Water stain(s) on flooring Outlet not grounded **No smoke detector in bedroom SECTION ND FLOOR BEDROOMS Master Bedroom Components & Systems Inspected - Everything satisfactory except item(s) noted below Dual glaze window seals bulging **Smoke detector installed in bedroom Middle Bedroom All Components & Systems Satisfactory **Smoke detector installed in bedroom Left Rear Bedroom Components & Systems Inspected - Everything satisfactory except item(s) noted below Water stains evidencing moisture intrusion Window has defective hardware (latch/lock) **Smoke detector installed in bedroom SECTION ST FLOOR BATHROOMS Hall Bathroom Components & Systems Inspected - Everything satisfactory except item(s) noted below Corrosion at sink drain line Cracked or chipped tiles at counter Page 40