FAIRA TRANSPARENCY REPORTS. 91 Lobos St, San Francisco, CA August 14, 2017

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1 608 State St. South Kirkland, WA FAIR Thank you for your interest in this Faira Certified home. FAIRA TRANSPARENCY REPORTS 91 Lobos St, August 14, 2017 We have coordinated the efforts of certified and licensed inspection and title professionals to create the Faira Transparency Reports for this home. The Faira Transparency Reports are a detailed portfolio of information that is prepared on behalf of buyers in preparation for making an informed offer on the property. You may view more detailed information for this home and can make an offer at All of the information in the Faira Transparency Reports was gathered and compiled without any bias or influence from the seller(s). In fact, these reports are materially identical had you as the buyer(s) ordered the same professionals to perform the evaluations on the same date. Nevertheless, Faira takes no obligation of the reports being complete or accurate. The buyers are recommended to conduct their own due-diligence to their satisfaction. Please contact us if you have any questions or would like more information. We re happy you ve chosen a Faira Certified home and look forward to the opportunity of working with you! The Faira Team

2 Property Inspection Report Prepared Exclusively For:, San Francisco, CA PROPERTY & TERMITE INSPECTION SERVICES Inspected By: STEVE RUSH American Society of Home Inspectors (ASHI) Member, International Code Council, (ICC) Professional Member, ICC Residential Combination Inspector

3 On-Site Inspections, Inc. Scheduling/ Cell Office/ V.M./ Fax Page 2 of 37

4 Client: Listing Inspection Report -Cover Page "NOTICE TO BUYER" Listing Agent: Mitch Rappaport Faira. com Corp. At the request of the client or their legal representative( real estate sales agent) we have inspected the structure at, San Francisco, CA and have carefully prepared a written report for the personal and confidential use of our client. The physical inspection, and resulting written report, addresses the general overall conditions of the structure at the time of our inspection. The report is primarily designed to provide our client(s) information describing the current condition of the structures visually accessible component parts and systems and to disclose defects where maintenance, corrective work, and/ or replacement may be recommended. Our inspection report may also recommend additional inspections by appropriate qualified specialists to help provide evaluations including cost estimates for corrective work at areas that exhibit evidence of deterioration, damage, defective components of safety concerns that may affect occupancy, use, or the building's current market value. Our report is not a substitute for the property owner(s) " Disclosure Statement" under sections 1102, , and of California's Civil Code and does not relieve the property owner from providing the required disclosure forms under On- Site Inspections, Inc. cannot control the interpretation nor use of this report by third parties and will assume no legal responsibility for any such interpretation or use because many discussions of observed conditions are verbally communicated and explained during the course of the inspection. Buyer is advised that conditions can change since the original inspection was performed and there is no warrantee or guarantee on repairs or on any other defects or conditions that may be present after the inspection was performed. Buyer is advised to retain the services of their own independent inspector or retain On-Site Inspections, Inc. to perform a new inspection. Because of time frames involved in the real estate transaction, this stipulation may not always be possible. Therefore, it is advised that the eventual buyers that enter into a ratified contract with the sellers for the purchase of the property, contact On- Site Inspections, Inc. for a personal on site consultation and review of the of the conditions described in the report. The cost of the consultation is one-half (50%) of the original inspection fee paid to On- Site Inspections Inc. Failure to comply with our advise will relieve and hold harmless On- Site Inspections, Inc. of any moral responsibility or legal liability to the properties' eventual buyers because of lack of understanding or possible misinterpretation of disclosed conditions contained within our report. Our inspection follows the current California Real Estate Inspection Association's " Standards of Practice" pursuant to 7196 of the State Business and Professions Code currently required of professional home inspectors and is attached to this report. In the event any opinion, definition or verbal explanation expressed and/ or contained in our inspection report is not totally clear in concept, please call us immediately at our office during normal business hours 8:00 am to 5:00 pm, Monday through Friday. Thank you for retaining On- Site Inspections, Inc. Steve Rush President, On- Site Inspections, Inc. Office # NOTICE: This document is to be made part of the original inspection report under the terms and conditions of the Standard Inspection Agreement between On=Site Inspections and Client/ Seller. Upon receipt and acceptance of this report, the Inspection Agreement is in force regardless of whether the Agreement is signed by the Seller or Buyer. The Inspection Agreement is attached to this report. If a copy of the Agreement has not been provided, the buyer is to contact our office for a new original copy to be signed dated and returned acknowledging those terms and conditions specified prior to acceptance of this report. Page 3 of 37

5 Table of Contents INTRODUCTION 5 SITE AND GROUNDS 9 EXTERIOR 10 ROOF COVERINGS AND COMPONENTS 13 PLUMBING SYSTEM 14 WATER HEATER 16 ELECTRICAL SYSTEM 18 HEATING SYSTEM 22 KITCHEN 24 LAUNDRY 25 BATHROOMS 26 BUILDING INTERIOR 28 GARAGE - CARPORT 31 ATTIC AREAS & ROOF FRAMING 33 FOUNDATION/UNDER-FLOOR AREAS 34 CONCLUSION 37 Page 4 of 37

6 INTRODUCTION The purpose of a property inspection is to perform a visual survey of a building and its primary parking structure to inspect the current condition of its basic readily accessible systems and components. Our inspection and ensuing written report will provide our client documentation of the inspected systems and components which, in the opinion of the inspector, present a safety hazard, are not functioning properly, or appear to be at the end of their service life. Our inspection report may include recommendations for correction or further evaluations by specified industry experts. Style or aesthetics shall not be considered in determining whether a specific system, structure or component is defective. Our inspection is not technically exhaustive and will be conducted in accordance with the Standards of Practice of the California Real Estate Inspection Association. (CREIA) A copy of these Standards will be provided upon request or may be downloaded from CREIA's web site at: Components and systems shall be operated with normal user controls only and as conditions permit. We cannot make representations regarding conditions that may be present, but concealed or inaccessible at the time of our inspection. Inspection of areas not accessible at the time of our inspection may be performed upon arrangement and for an additional fee when adequate access has been provided. It is the clients' sole responsibility to read this report in its entirety and to research any and all governmental permits required by the local authorities related to the property in the sales contract before the close of escrow. The buyer should personally perform a diligent visual inspection of the property after the seller vacates, before the close of escrow to insure that no "condition" was concealed by personal property and/or stored items while occupied or damaged during the sellers' vacating the building. Should any "condition" be revealed that was not addressed by our report prior to or after the close of escrow, please contact our office immediately for an additional inspection regarding such "condition(s)." If the client did not attend the inspection, it is the client's responsibility to review the inspection report and address any questions or concerns with the inspector before the close of escrow and transfer of title. CLIENT & SITE INFORMATION FILE/DATE/TIME: File # Date: Time: 02:00 PM. CLIENT NAME:. INSPECTED BY: Steve Rush, Inspector. ATTENDING: People present: Tenant. Page 5 of 37

7 BUILDING DESCRIPTION: Approximate age,80l- 90 years old, residential dwelling. BUILDING ORIENTATION: Any statements made in the body of this inspection report pertaining to left, right, front or rear are referenced to standing in front of and facing the building from the entry door. OCCUPIED: The building was occupied and 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. WEATHER/SOIL: Weather conditions during the inspection: Overcast, degrees, and the ground was dry. INTRODUCTORY NOTES IMPORTANT INFORMATION: [NOTE] Home inspectors are not licensed by the State of California. The California Business and Professions Code sets the standard of care and regulations for home inspection in the State of California. For pertinent information on the standard of care for home inspection in California, please go to: P_Code_ pdf. [NOTE] The inspection and inspection report do not constitute a guarantee or warranty of merchantability or fitness for a particular purpose, expressed or implied, or insurance policy, nor is it a substitute for real estate transfer disclosures which may be required by law. This report is the property of On-Site Inspections. This property inspection has been performed solely for the client(s) listed at the top of the inspection report or referenced on the inspection agreement. Due diligence has been performed in an effort to report all visually accessible substantial material defects associated with this property. No legal liability shall be assumed by the inspector or the inspector's company to any party other than the party named in the inspection report. [NOTE] The presence or extent of building code violations is not the subject of this inspection nor included in this report. We recommend consulting with the local building authorities having jurisdiction about any/all permits and inspection records with final inspection record sign-off for any modifications and/or additions that may have been made to the building. Also inquiries with the Seller regarding any known conditions that may have been inadvertently left off of the seller's required disclosure statements. [NOTE] We are not soils or geotechnical engineers and cannot render an opinion regarding soil stability or potential soil movement during seismic events, after heavy rains or other acts of nature. If desired, qualified specialists should be consulted on these matters. [NOTE] Illustrations used in the report are used by permission by the author of CodeCheck. We wish to thank the author, Douglas Hansen for his permission in their use. The illustrations are used as a reference guide to help explain the findings and/or used to describe building systems and components. They are not intended to describe exact conditions as they exist on each and every property. [NOTE] Photographs when used, are simply an aid to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. Page 6 of 37

8 DEFINITIONS SAFETY CONCERNS: [SC] Safety Concerns: Conditions noted that may pose a hazard to the occupants, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade. FURTHER EVALUATION: [FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades. CORRECTIONS RECOMMENDED: [CR] Corrections Recommended: Conditions noted in need of maintenance, repair or replacement. We recommend that all corrections be made by qualified specialists in the appropriate trades. RECOMMENDED UPGRADE: [RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to safety related items; such as GFCI protected receptacle and smoke alarm locations and the installation of safety glass where subject to human impact. NOTE: [NOTE] Additional information to the system and/ or component. SERVICEABLE: Serviceable; As defined in the Websters Dictionary; "That can be of service; ready for use; useful; useable". Means that a system and/or component was capable of performing its intended function and/or task. It does not imply that the system and/or component was in perfect or in like new condition or that it would meet every individuals interpretation of an acceptable state. SATISFACTORY: As defined in the Websters Dictionary; "fulfilling all demands or requirements": Means that a system and/or component was capable of performing its intended function and/or task. It does not imply that the system and/or component was in perfect or in like new condition or that it would meet every individuals interpretation of an acceptable state. FUNCTIONED: Functioned; as defined in the CREIA/ASHI Standards of Practice; "Performing its normal, proper and characteristic action". FAILED: Failed; As defined in Websters Dictionary; "To be deficient or negligent in an obligation, duty, or expectation". If an item did not function, then it was not serviceable and was considered to have failed. QUALIFIED: Qualified; As defined in Websters Dictionary; " to provide with proper or necessary skills, knowledge, credentials, etc.; make competent: to qualify oneself for a job". Page 7 of 37

9 SPECIALIST: Specialist; as defined in the Websters Dictionary; "A person who specializes in a particular field of study, professional work". Any individual schooled, trained and/or otherwise holds a special knowledge of specific systems or components. Trade school or factory trained individuals in specific fields of expertise may be considered a "Specialist" as well as qualified state licensed contractors in specific occupations. UTILITY SERVICES ELECTRICAL SERVICE: Municipal. GAS SERVICE: Municipal. WATER/SEWER SERVICE: Municipal, sewage and domestic water supply. OTHER COMMENTS: All utilities on. ENVIRONMENTAL INFORMATION ENVIRONMENTAL CONCERNS: Environmental issues include but are not limited to mold spores, fungus, asbestos, lead paint, lead contamination, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not qualified or licensed to recognize or discuss any of these materials. We may make reference to one or more of these materials in this report when we observe one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists is recommended. Information related to these products can be found in the "Homeowners Guide to Earthquake Safety & Environmental Hazards" pamphlet. If you have concerns about mold and other indoor air contaminates, we recommend that you contact CDC (Center for Disease Control) at and the EPA (Environmental Protection plan.html. Please also visit for additional information. ENERGY INFORMATION ENERGY CONSERVATION: Consumer-related questions regarding energy conservation in and around the home, and programs available to assist the homeowner in financing energy conservation projects, can be obtained by contacting the California Energy Commission. Their web site is Tele , and their mailing address is: California Energy Commission Media and Public Communications Office 1516 Ninth Street, MS-29 Sacramento, CA Page 8 of 37

10 SITE AND GROUNDS Our inspection of the building site and grounds includes a visual examination of the grading, hardscape and drainage, within six feet of the inspected structure and associated primary parking structure. The components listed below were visually examined for proper function, excessive or unusual wear and general state of repair. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with exception to lawn sprinklers and low voltage yard lighting or other components specifically excluded. This inspection is a visual observation and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal water and sewer service piping or concealed cleanouts. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade SITE AND GROUNDS INFORMATION DRIVEWAY: Materials: Concrete. FENCING & GATES: Materials: Wood. SITE AND GROUNDS CONDITION DRIVEWAY: The driveway was in satisfactory condition. FENCING & GATES: The yard fencing is in satisfactory condition with common signs of aging and wear present. Periodic maintenance is recommended to minimize damage and extend the service life. GRADING/DRAINAGE/LANDSCAPING INFORMATION TOPOGRAPHY: Uneven. SITE DRAINAGE: Surface drainage Definitions: A surface drain system is designed to collect and divert roof and surface water away from the building in an underground pipe to an appropriate point of discharge. Because the drain systems are underground and not available to view, determining the presence, performance or condition of any drain system installed is not within the scope of this inspection. Page 9 of 37

11 GRADING/DRAINAGE/LANDSCAPING CONDITION SITE GRADING: The finish grade adjacent to the foundation appeared to be adequate to drain excess surface water away from the building. DOWNSPOUTS: [FE] The roof drainage system is connected directly into the building drain sewage system. This type of connection is subject the drainage back up due to debris from the roof falling into the drainage system resulting in obstruction. RECOMMENDATION: A sewer lateral test or other evaluation of the drainage system by a qualified plumber is recommended, prior to the close of escrow. EXTERIOR Our inspection of the building exterior includes a visual inspection of the finished surfaces, siding, windows, doors flashing, decks and railings. These components were inspected for proper function, excessive or unusual wear and general state of repair. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows and doors are the source of moisture deterioration and damage. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Vegetation should be kept trimmed and planted away from the structure. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION SIDING TYPE: Materials: Stucco and manufactured vinyl siding Stucco; a material usually made of portland cement, sand and a small percentage of lime applied in a plaster onto galvanized metal lathe over a vapor barrier to form a hard covering for exterior walls. New stucco is typically pigmented rather than painted, and the surface may show absorption of moisture from rains. Stucco cracking can be typical and may be caused by movement in the wall framing, foundation settling, seismic activity, or stucco shrinkage. Small cracks usually do not need repair and are normally filled when the stucco is painted. Cracks large enough to allow water entry should be caulked or patched. In relatively new construction, the bottom of the stucco typically has a metal edge called a "drip screed". The soil surface should be maintained below this edge to prevent moisture and termite entry behind the stucco. In older buildings, the bottom of the stucco often extends below soil level and may conceal moisture or termite entry. These areas should be inspected regularly by a pest control firm. DECKS AND BALCONIES: Materials: Wood. Page 10 of 37

12 EXTERIOR CONDITIONS STUCCO SIDING: [CR] This building was built in an era before weep screeds were installed at the bottom edge of the stucco siding. The stucco was extended into the soil. The stucco wicks water up out of the soil which causes it to deteriorate from being moist for prolonged periods. RECOMMENDATION: We recommend minimizing moisture around the building to help protect the stucco and the foundation from moisture damage. MANUFACTURED SIDING: The manufactured siding is in satisfactory condition, but had been installed over other siding material. The condition of the underlying material was inaccessible and the condition of the underlying material is unknown. Page 11 of 37

13 WINDOWS: [FE] Replacement windows have been installed throughout. Replacement windows can be prone to leakage as they are fit into existing openings and not flashed and sealed as during original construction. RECOMMENDATION: Monitoring the windows around the frames for moisture staining is advised primarily after storm activity. All warranties should be provided by the company that installed the windows. [CR] The window sash at the rear garage is deteriorated from moisture in the joints. RECOMMENDATION: We recommend the window be replaced. See On- Site Inspection's wood destroying pest and organism report for further information. DECKS AND BALCONIES: [CR] Earth contact was noted to some of the support framing. These conditions are conducive to moisture related deterioration. RECOMMENDATION: Elevating the framing supports on concrete piers is advised. Page 12 of 37

14 GUARD RAILS: [SC] The guard railings at the rear deck have openings between the balusters ( Intermediate railings) wider than the present standards dictate. This is a safety hazard to small children. RECOMMENDATION: Modification in accordance with present standards is recommended as an upgrade. Required guards on open sides of stairways, raised floor areas, balconies and porches should have intermediate rails or ornamental closures which do not allow passage of a sphere 4 inches or more in diameter. Porches, balconies or raised floor surfaces located more than 30 inches above the floor or grade below should have guardrails not less than 42 inches in height. Open sides of stairs with a total rise of more than 30 inches above the floor or grade below should have guardrails not less than 34 inches in height measured vertically from the nosing of the treads. The balusters should be run vertically to prevent the railing used as a ladder assembly. ROOF COVERINGS AND COMPONENTS Our inspection of the roof system includes a visual inspection of the surface materials, penetrations, roof water drainage system and structural and mechanical components located above the roof line. We inspected the roofing material for damage and deterioration. We inspected the roofing material for damage and conditions suggesting limited remaining service life. We may offer opinions concerning repair and/ or replacement. Opinions stated concerning the roofing material are based on the general condition of the roof system as evidenced by our visual inspection. Current roof age was not determined. The inspector cannot and does not offer an opinion or warranty as to whether the roof is, or will remain, free of leaks. All roof systems require routine maintenance. Failure to perform routine roof maintenance will usually result in leaks and accelerated deterioration of the roof coverings and flashings. The testing of gutters, downspouts and underground drain piping is beyond the scope of the inspection. Areas concealed from view by any means are excluded from this report. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade Page 13 of 37

15 ROOF COVERING AND COMPONENT INFORMATION INSPECTION METHOD: [FE] The inspector was unable to access the roof due to height. No representations can be made to roof components not visible for inspection. RECOMMENDATION: We recommend evaluation of the roof conditions by a qualified roofing contractor. PLUMBING SYSTEM Our inspection of the plumbing system includes a visual inspection of the exposed portions of the domestic water supply piping, drain, waste and vent piping, gas piping, faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for their basic operation. Leakage, corrosion, root intrusion or other backup in underground or concealed piping cannot be detected by a visual inspection. Consideration should be given to a sewer lateral test where a video camera is used to examine the piping. Older fixtures or components should be budgeted for replacement. Supply line shutoffs are not tested. We recommend fixture shutoffs be operated during routine maintenance. Our review of the plumbing system does not include landscape irrigation systems, water wells, on-site and/or private water supply systems, off site community water supply systems of private (septic) waste disposal systems and sewage ejector pump operation. Review of these systems should be performed by qualified specialists before the close of escrow. Part of the evaluation should include a sewer lateral test which involves a fiber optic cable and video imaging on the drainage and sewer piping systems. All maintenance, repairs, corrections or upgrades should be made by qualified specialist's in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION MAIN WATER SUPPLY PIPING: Materials: Galvanized steel piping. WATER SUPPLY SHUTOFF Emergency water shut off location: The main water shutoff valve was located in the garage. POTABLE WATER SUPPLY PIPING SYSTEM: Materials: Copper piping. DRAIN, WASTE AND VENT PIPING: The drain waste and vent piping within the structure is: Cast iron piping and galvanized steel piping. GAS SUPPLY Gas emergency shut off location: The gas meter and shutoff valve are located in the garage. Page 14 of 37

16 PLUMBING CONDITIONS MAIN WATER SUPPLY PIPING/ SHUTOFF: The main water shutoff valve had no leakage observed. We do not operate these devices. WATER SUPPLY PIPING: The visible water supply piping is in satisfactory condition. Other deficiencies may be indicated in the location of the condition. WATER FLOW: A number of fixtures were operated simultaneously resulting in a functional water flow. Galvanized water piping has a tendency to become corroded in the interior of the piping eventually restricting water flow. No representation can be made on the condition of the piping without disassembling the piping. Verification with the owner on any experience of reduction in water flow at the plumbing fixtures is suggested. Eventual replacement of the piping will be necessary if reduction in flow becomes apparent. HOSE BIBBS: [RU] There were no vacuum breakers on the exterior hose faucets to prevent back-flow and contamination of the potable water supply. RECOMMENDATION: We recommend installing these devices as an upgrade. Vacuum breakers are used to present siphoning of contaminated water from the hoses into the potable water supply. DRAINAGE PIPING: The visible waste piping is in satisfactory condition. Other deficiencies may be indicated in the location of the condition. WASTE FLOW: A number of drains were emptied simultaneously and functioned as intended. VENT PIPING The visible areas of the vent pipes are in satisfactory condition. Page 15 of 37

17 GAS SHUTOFF: [RU] The supply shutoff was accessible. We do not operate these devices. There is no emergency shutoff wrench present. RECOMMENDATION: We recommend providing a wrench or installing a seismic automatic shut off valve for emergencies. The valve can then be turned 90 degrees to shut the gas supply off. GAS PIPING: The visible areas of the gas piping appeared serviceable. Pressure testing is beyond the scope of a home inspection. WATER HEATER Our inspection of the water heater(s) includes a visual inspection of the accessible portions of the tank, gas and/or water connections, electrical connections, venting, seismic bracing and safety valves. These items are inspected for excessive or unusual wear, leakage and general state of repair. We do not light pilot lights or activate any system or component that is shut down, unsafe to operate, or does not respond to user controls. Areas concealed from view by any means are excluded from this report. Water that has a higher temperature than the manufacturers recommended setting of 120 degrees poses a scald hazard. The water temperature should never be set higher than the manufacturers recommended setting. All maintenance, repairs, corrections or upgrades should be made by specialist's in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION LOCATION: The water heater was located in the garage. MANUFACTURER: Craftmaster. MANUFACTURED DATE: SIZE / GALLONS: 40 gallon based on data plate information. ENERGY TYPE: Natural gas. Page 16 of 37

18 WATER HEATER CONDITIONS WATER PIPES: The shutoff valve and visible water supply connectors are in satisfactory condition and were insulated to minimize heat loss. VENTING SYSTEM: The visible areas of the flue vent piping were intact and secured at the connections. TEMPERATURE / PRESSURE RELIEF VALVE: [SC] The temperature & pressure relief valve's discharge line was too short. This condition is non complying to industry standards and presents a safety hazard. RECOMMENDATION: We recommend installing an approved discharge line that extends to the exterior and terminates close to the ground facing downward by a qualified plumbing contractor. A temperature and pressure relief (TPR) valve is a safety valve that releases excess pressure from the water heater in the event the regulator fails. It is an important safety device that can prevent a dangerous explosion. Hot water may occasionally drip or spray from the valve discharge pipe, triggered by changes in water pressure. Leaky valves may fail from encrusted mineral residue, and should be replaced. Most TPR valve manufacturers recommend the valve be tested once a year. TANK LOCATION: The water heater ignition source/pilot light was elevated 18" inches or more above the floor. TANK CONDITIONS: The water heater tank is in satisfactory condition. No leakage was noted. The life of a water heater may be extended by periodically removing the sediment that builds up in the tank. Attach a garden hose to the drain valve at the bottom and open the valve until the water runs clear. Drain valves commonly drip, and can be repaired by installing a plastic cap. The temperature adjustment control should be kept in the middle range; the water temperature should never be set hot enough to scald someone accidentally. The life of a water heater may also be extended by replacement of the sacrificial anode. These are generally designed to last only five years, and replacement anodes can be obtained at plumbing supply stores. SEISMIC BRACING: The water heater was double strapped and stabilized/blocked to resist movement. COMBUSTION AIR: Adequate combustion air supply for the water heater was provided. Adequate ventilation for all fuel burning appliances is vital for their safe operation. Page 17 of 37

19 ENERGY SUPPLY: [CR] A drip leg/ sediment trap is not installed on the gas supply. The drip leg/ trap is used to collect sediment and moisture before it can reach and clog the burner orifice RECOMMENDATION: We recommend installation of a sediment trap by a qualified plumbing contractor. CONTROLS: The temperature control was set in the "normal range". ELECTRICAL SYSTEM Our inspection of the electrical system includes a visual inspection of the exposed and accessible branch circuit wiring, service panels, overcurrent protection devices, a representative sampling of light fixtures, switches and receptacles. Visually accessible lights and receptacles were checked for basic operation only. Service equipment, proper wiring methods, grounding, bonding and overcurrent protection are focal points. The hidden nature of the electrical wiring prevents inspection of every length of wire. Areas concealed from view by any means are excluded from the report. Telephone, video, audio, security system and other low voltage wiring was not included in this inspection. The operation of timer control devices, if installed was not verified. The location of GFCI circuit protection devices will be identified when present. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION SERVICE FEEDER TYPE: Overhead. MAIN DISCONNECT Main disconnect location: The main electrical panel and disconnect are located in the garage. SERVICE RATING: 120/240 volt system, rated at 100 Amperes based on main disconnect label. Page 18 of 37

20 SERVICE WIRING: Material observed: Copper. BRANCH WIRING: Material observed: Copper. Wire system types : Non-metallic sheathed cable, conduit, knob and tube. DISCONNECT TYPE: Circuit breakers. GROUNDING: Water piping. ELECTRICAL SERVICE CONDITIONS SERVICE RATING: The capacity rating of the electrical service for this structure appeared adequate. SERVICE WIRING: The overhead service wires and weatherhead are in satisfactory condition. GROUNDING: The grounding electrode connections are proper. Modern electrical services are typically grounded to the water piping within five feet of where it enters the building, a driven rod in the earth, and/or steel rods embedded in the foundation. Older electrical services are typically grounded only to the water piping. A grounding conductor is often visible at the main panel, but it is not possible to locate the grounding connection. The gas piping and other metallic interior piping should be bonded to the grounding system, including a "bonding jumper" across any removable components in the metal piping of the building (i.e.: water pressure regulator, water softener, water meter). MAIN PANEL: The circuit breakers in the panel are labeled. The accuracy of the labeling was not verified. The panel is provided with a main disconnect breaker to shut down all power to the building. Page 19 of 37

21 WORKMANSHIP: The visually accessible wiring and system components within the panel are in satisfactory condition. BREAKER, FUSE PROTECTION/ CONDUCTORS: The breakers to conductor wire connections were compatible where visible within the panel. BRANCH CIRCUIT CONDITIONS RECEPTACLES: The representative sampling and visually accessible receptacle outlets functioned as intended. Other deficiencies may be identified in the location of the conditions. SWITCHES: The representative sampling and visually accessible switches functioned as intended. Other deficiencies may be identified in the location of the conditions. LIGHTS AND FIXTURES: [CR] The light fixture at the garage ceiling was removed or missing and the wires were left exposed. RECOMMENDATION: We recommend correction by a qualified electrical contractor. WIRING: [SC] Exposed non metallic sheathed cable wires subject to mechanical damage and subject to accidental contact were noted at the left side garage. Protection of these wires is recommended to provide an adequate safety measure and damage to the wiring. RECOMMENDATION: We recommend correction by a qualified electrical contractor. Page 20 of 37

22 GFCI DEVICES: GFCI (Ground Fault Circuit Interrupter) protection devices are located in the following areas: bathrooms and kitchen. Ground Fault Circuit Interrupters are breakers or receptacle outlets designed to protect against electrical shocks. In recent years most jurisdictions have required ground fault protection for outlets in bathrooms, exteriors, basements, and garages. Recent regulations also require GFCI receptacles or breakers for all kitchen countertop outlets and for wet bars. A single GFCI receptacle may be used to protect other outlets downstream from it on the same circuit. GFCI outlets and breakers have test buttons that should be operated periodically to assure the devices are functioning properly. AFCI DEVICES: [RU] AFCI circuit breakers are not installed on currently required circuits All outlet boxes and circuits except those on GFCI protected circuits are currently required to be AFCI protected. This would include lighting and smoke alarms. An outlet box is not only receptacles based on National Electrical Code definitions. RECOMMENDATION: We recommend installation of AFCI circuits as a safety upgrade by a qualified electrician. An AFCI is an electrical circuit protection device (circuit breaker) that detects electrical arcs from cracked, broken or damaged electrical insulation and shuts off power to the circuit before the arcing leads to a fire. An electronic component failure inside the AFCIs can cause the devices to not detect an electrical arc. Page 21 of 37

23 HEATING SYSTEM Our examination of the heating system includes a visual inspection of the exposed and accessible heating equipment, thermostat, safety controls, venting and the means of distribution. Our inspection of the heating system includes activating the heating system via the thermostat and a visual inspection of the components listed below. Thermostats are not checked for calibration or timed functions. Those components listed are inspected for proper function, excessive or unusual wear and general state of repair. Heat exchangers are inaccessible by design and must be completely removed from the furnace to be evaluated, therefore determining the condition of heat exchangers is beyond the scope of a home inspection. Heat flow from registers, steam radiators, floor or ceiling radiant heat systems is not in the scope of this inspection. Areas concealed from view by any means are excluded from this report. We do not light pilot lights or activate any system or component that is shut down, unsafe to operate, or does not respond to user controls. Routine maintenance is recommended per the manufacturers specifications and operating conditions. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION TYPE & FUEL: Forced air natural gas fired system. LOCATION: The heating unit is located in the garage. MANUFACTURER: Premier. MANUFACTURED DATE: APPROXIMATE BTU'S: 80,000 btu's. FILTER TYPE: Disposable. HEATING SYSTEM CONDITIONS HEATING UNIT: [FE] The furnace is an older unit showing wear characteristics. No recent service tags were noted on the heating unit. RECOMMENDATION: It is suggested that a service inspection and cleaning of the unit be performed by a qualified heating contractor prior to the sale or transfer of property and routinely (every six months) thereafter. Budgeting for replacement is recommended. Page 22 of 37

24 HEAT EXCHANGER: The heat exchanger was not visible to inspect without dismantling the unit, which is beyond the scope of the inspection. VENTING SYSTEM: The visible areas of the flue vent piping were intact and secured at the connections. COMBUSTION AIR: The combustion air supply for the furnace appeared adequate. ENERGY SUPPLY: The gas shutoff valve appeared to be in satisfactory condition. BURNERS: [SC] The NOx (nitrogen oxide) rods located above the burners were they were damaged and deteriorated. RECOMMENDATION: We recommend further evaluation and correction of the conditions noted by a qualified heating specialist. NOx rods are installed above the burners to control the emission of nitrogen oxide compounds. BLOWER / FILTER: The blower and filter are in satisfactory condition. Periodic maintenance by cleaning and/or replacement of dirty filters is recommended to help the efficiency of the furnace and to help alleviate air borne dust and allergens. RETURN AIR PLENUM: The return air ducting is in satisfactory condition. HEATING SYSTEM ELECTRICAL DISCONNECT The heating system is provided with an electrical disconnect. The electrical disconnect allows the unit to be shut off when servicing or repairs are performed without relying solely on the thermostat. We recommend that the unit disconnect be shut off when repairing, servicing or replacing the filters. THERMOSTAT: The thermostat was operated and the system responded. DUCTING SYSTEM TYPE: Plastic covered and insulated flexible ducting. CONDITION: The visible areas of the conditioned air ducts are in satisfactory condition. Page 23 of 37

25 KITCHEN Our inspection of kitchen includes a visual inspection of the readily accessible portions of the floors, wall, ceilings, cabinets, countertops and appliances. The kitchen was inspected for proper function, excessive or unusual wear and general state of repair. We tested built in appliances using normal operating controls. Accuracy and/ or function of clocks, timer controls, temperature controls, and oven self cleaning functions is beyond the scope of this inspection. Refrigerators are not tested or inspected. Areas concealed from view by any means are excluded from this report. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade CABINETS AND COUNTERTOPS: The cabinets and countertop are in satisfactory condition. [CR] The rigid grout joint between the countertop and the backsplash is cracked or has separated. This can allow moisture and damage to the adjacent walls and cabinet below. RECOMMENDATION: Caulking the joint with a proper sealant is recommended. SINK AND SINK PLUMBING: The faucet, sink and piping were operated and functioned as intended. No leakage was observed. RECEPTACLES: The accessible countertop GFCI receptacles were tested and functioned as intended. LIGHTS AND FIXTURES: The representative sampling and visually accessible lights functioned as intended. DISPOSAL: The garbage disposal functioned. Page 24 of 37

26 DISHWASHER: The dishwasher was filled and advanced through the "Normal Wash Cycle". The dishwasher was not run through a complete wash cycle. No leakage was observed. [RU] The dishwasher was connected directly to the sink drain. RECOMMENDATION: Installation of an air gap device to prevent back siphoning is recommended. COOKING APPLIANCE: TYPE: Natural gas freestanding range. The range burners and oven functioned. LAUNDRY The visible areas of the walls, ceilings, floors, cabinets and counters were observed to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-thru before closing escrow. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LOCATION: Located in the garage. WASHER SERVICE: No visible leaks were observed at the laundry faucets. A washing machine was connected. We do not operate the faucets or machines. Page 25 of 37

27 DRYER SERVICE: The dryer hookup was provided for an electric unit only. A 220 volt dryer receptacle was installed. The receptacle was not tested for operation. DRYER VENTING: Dryer venting was provided and terminated at the exterior. BATHROOMS Our inspection of the bathrooms includes a visual inspection of the readily accessible portions of the walls, floors, ceilings, cabinets, countertops and plumbing fixtures. Bathrooms are visually inspected for water damage, deterioration to floors and walls, proper function of components, active leakage, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequate water flow and volume. Fixtures are tested using normal operating features and controls. Areas concealed from view by any means are excluded from this report. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade VENTILATION: The ventilation was provided by a openable skylight which appeared adequate. LIGHTS AND FIXTURES: The lights were operated and functioned as intended. RECEPTACLES: The accessible receptacles were serviceable and GFCI protected where required. CABINETS AND COUNTERTOPS: [CR] The base of the cabinet is deteriorated. RECOMMENDATION: Remove damaged wood. Repair as necessary. See On- Site Inspection's wood destroying pest and organism report for further information. SINK AND SINK PLUMBING: The faucet, sink and piping functioned as intended. No leakage was observed. TOILETS: The toilet functioned. No leakage was observed. ENCLOSURE: The enclosure is provided with safety glass markings. Page 26 of 37

28 SHOWER CONDITIONS: [CR] The shower valves were not sealed to the wall. This is a potential leak source. RECOMMENDATION: We recommend correcting this condition to prevent moisture intrusion into concealed spaces. BATHTUB CONDITIONS: [CR] The mixing valve leaked at the handle when operated. RECOMMENDATION: We recommend further evaluation and correction of the conditions noted by a qualified plumber. Page 27 of 37

29 [CR] Corrosion was noted to the area around the drain. This condition is conducive to leakage and deterioration. RECOMMENDATION: We recommend replacement of the tub. Correction would require removal of the tub surround and enclosure. We recommend cost estimates by qualified general contractor. BUILDING INTERIOR Our inspection of the interior includes a visual inspection of the readily accessible portions of the walls, ceilings, floors, doors, windows, fastened cabinetry, stairways and railings. These features are examined for proper function, excessive or unusual wear and general state of repair. A representative sampling of the accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. In some cases, all or portions of these components may not be visible because of furnishings and personal items. Moving furniture or appliances, removal or pulling back carpeting or other destructive testing was not performed and is beyond the scope of this inspection. Areas concealed from view by any means are excluded from this report. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. Insulated glass window seals can fail at any time. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors must be installed before transfer of title and should be installed in locations recommended by the local jurisdiction and according to the detector(s) manufacturer's instructions. We recommend older homes be upgraded to meet the current smoke detector installation standards for added occupant safety. To examine or test smoke detector(s) is outside the scope of this inspection. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade Page 28 of 37

30 INTERIOR ROOMS INFORMATION ROOMS INSPECTED: All interior rooms considered to be habitable living spaces were inspected, unless stated otherwise. WALLS/CEILINGS: Materials: Gypsum board. WINDOW TYPE: Materials: There was a combination of single/non-thermal and double/thermal pane windows installed. FIREPLACES: Fireplace's: One, masonry wood burning. SMOKE DETECTORS: Smoke detectors were noted at the hallways and bedrooms. Smoke detectors should be installed on every floor and in hallways near sleeping areas. Most jurisdictions now require that smoke detectors also be installed in each bedroom in new construction or when modifications exceeding $1000 in value are made. Direct wired smoke detectors should also have backup batteries so they will function in a power outage. Smoke detectors should be tested routinely by following the instructions in the detector operating manual. Fire extinguishers should be provided in kitchens and garages for emergency use. We also advise CO or carbon monoxide detectors be installed in buildings with gas-fired heating systems in accordance with current requirements and in accordance with manufacturer's installation instructions. [NOTE] Ionization smoke detectors have been proven to be ineffective in household fires by adequately alerting the occupants to a smoldering fire. Replacement of all detectors with photoelectric detectors is advised. Page 29 of 37

31 CARBON MONOXIDE DETECTORS: A carbon monoxide detector was noted at the hallway. As of July 1, the owner of a dwelling unit intended for human occupancy must install a carbon monoxide device in each existing dwelling unit having a fossil fuel burning heater, appliance, fireplace, or an attached garage. The required carbon monoxide devices must be installed between now in existing single-family dwellings and between now and January 1, 2013 for existing multi-dwelling units. INTERIOR ROOMS CONDITIONS SMOKE DETECTOR: Smoke detectors are present. Pushing the test button only checks horn function. Simulated smoke is required to perform an operational check of the smoke detector. To examine or test smoke detectors is outside the scope of the inspection. Regular testing with simulated smoke is recommended. CARBON MONOXIDE DETECTOR: A carbon monoxide detector was present. Pushing the test button only checks horn function. To examine or test detectors is outside the scope of the inspection. WALLS AND CEILINGS: The visible areas of the walls and ceiling are in acceptable condition. FIREPLACES: [SC] The hearth extension was too small for the fireplace opening. This condition is non conforming and presents a potential fire safety hazard. RECOMMENDATION: We recommend modification of the extension in accordance with industry standards. INTERIOR DOORS: [CR] The mirror in the master bedroom wardrobe door was cracked/broken. RECOMMENDATION: We recommend replacement of the door. EXTERIOR DOORS: The exterior doors are in satisfactory condition. WINDOWS: We operated a representative sampling of the windows. All windows were checked for proper functioning, cracked or broken glass, or for the presence or condition of screens. This inspection does not include areas that are obscured by furniture, carpets, coverings, or any other items. [CR] Condensation/stains were noted between the thermal glass panes in the master bedroom window. This condition indicates a failure of the seal used to insulate between the glass panes. There is no easy fix for this condition. Replacement is the only alternative. RECOMMENDATION: We recommend further evaluation and corrections by a window specialist. Double-paned windows/doors reduce street noise and improve efficiency of heating/cooling systems. The space between the panes is factory sealed. If a seal is broken, air from the environment may enter the formerly sealed space. This condition may cause condensation or fogging in the windows, depending on the climatic conditions. We cannot assure the seal on each and every window, but we will note in the report the presence of visible condensation, fogging and/or moisture staining observed during the inspection. Page 30 of 37

32 STAIRWELLS: [SC] The handrail at the stairs did not have an " end return" to the wall. This condition can allow clothing to become snagged on the rail end creating a safety hazard. RECOMMENDATION: We recommend installation of an end return on the handrail as a safety upgrade. Handrails should be provided on at least one side of each continuous run of treads or flight with four or more risers. Handrail height, measured vertically from the sloped plane adjoining the tread nosing, or finish surface of ramp slope, should be not less than 34 inches and not more than 38 inches. Handrails for stairways should be continuous for the full length of the flight, from a point directly above the top riser of the flight to a point directly above lowest riser of the flight. Handrail ends should be returned or shall terminate in newel posts or safety terminals. Handrails adjacent to a wall should have a space of not less than 1 1/2 inch between the wall and the handrails. GARAGE - CARPORT The visually accessible areas of the walls, ceilings, floors, cabinets and counters were observed to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE INFORMATION TYPE & LOCATION: Two car attached garage. INTERIOR WALLS: Materials: Unfinished. Page 31 of 37

33 INTERIOR FLOOR: Materials: Concrete. GARAGE VEHICLE DOOR(S): Door types: Roll up. GARAGE CONDITIONS FRAMING: [RU] There is living space built over the garage which is considered to be a soft story. No shear wall was installed around the overhead door opening as a seismic upgrade. RECOMMENDATION: Installation of shear wall bracing should be installed as a seismic upgrade to limit the amount of damage caused by a seismic event. INTERIOR WALLS AND CEILING: [FE] Portions of the interior walls of the garage were not visible for inspection due to stored personal items. No representations can be made to areas not visible for inspection. RECOMMENDATION: We recommend further inspection of the garage and other systems and components after the items have been removed or made accessible, prior to the close of the transaction. GARAGE FLOOR: The visible areas of the garage floor are in satisfactory condition. DOOR OPENERS: The automatic overhead garage door safety retraction device was tested and found to be in satisfactory operable condition. It is recommended that this important safety device be frequently tested to confirm proper operation not only to help prevent possible vehicle damage, but potential personal injury to small children. GARAGE VEHICLE DOOR: The door was operated and is in satisfactory condition. Page 32 of 37

34 FIRE WALL: [RU] The ceiling between the living space and garage is not fire rated. RECOMMENDATION: Upgrading the ceiling into compliance with current building standards is recommended to help prevent the spread of fire. Current standards require the wall/ ceiling between the garage and living space and the opening into the garage from the attic be a one-hour fire rated assembly. FIRE DOOR: [RU] The present standards require the door between the garage and living space to be of fire resistive construction and have an automatic closer. The present door is not a fire rated assembly. RECOMMENDATION: We recommend the door be replaced and upgraded with a rated fire door with an automatic closing device in accordance with current building standards and practices. GARAGE STAIRS: [SC] There are no handrails where needed at the garage stairs. RECOMMENDATION: We recommend installation of handrails for the safety of the occupants. ATTIC AREAS & ROOF FRAMING Our inspection of the attic includes a visual inspection of the accessible areas of the attic and roof framing to determine their current condition. We inspected these systems and components for proper operation, excessive or unusual wear, general state of repair, leakage, ventilation and improper modifications. When low clearances and deep insulation prohibit walking in the attic, inspection is performed from the access opening only. Areas concealed from view by any means are excluded from this report. Thermostatically operated attic vent fans are excluded from the inspection. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade Page 33 of 37

35 ROOF STRUCTURE/ ATTIC INFORMATION ATTIC ACCESS: Due to the low slope roof design, the structure does not incorporate an attic space. The roof structure is enclosed and not available to view. FOUNDATION/UNDER-FLOOR AREAS The foundation elements of the building include, but are not necessarily limited to, a perimeter foundation, footings and a concrete floor slab. Our inspection of theses components includes a visual inspection of the exposed portions of these items whenever possible. These components were inspected for proper function, excessive or unusual wear and general state of repair. Areas of the foundation and/or structural components of the building that are installed at or below grade level, and/or behind walls were considered inaccessible. Areas concealed from view by any means are excluded from this report. Evaluating the structural integrity of a structural building component is beyond the scope of a home inspection. The inspector's observations take into account the age of the building and the construction standards of that time. Older buildings may lack many of the modern framing and seismic connections presently being utilized. Foundations may have curing cracks that do not represent a structural problem. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement or other unusual conditions, we recommend further evaluation by a structural engineer, foundation specialist or a geologist. All exterior grades should allow for surface and roof water to be diverted away from the foundation system. All maintenance, repairs, corrections or upgrades should be made by qualified specialists in the appropriate trade using approved methods. [SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION/ SUBSTRUCTURE INFORMATION FOUNDATION TYPE: Foundation types observed: Raised foundation with a concrete perimeter and interior wood beams supported by concrete piers. SUBSTRUCTURE FRAMING: Type: Boards nailed across wood joists. ACCESSIBILITY: Basement/garage. Page 34 of 37

36 FOUNDATION/ SUBSTRUCTURE CONDITIONS FOUNDATION: [FE] There was significant cracking and movement in portions of the foundation at the left side and rear. It is beyond the scope of this inspection in determining any loss of structural integrity. RECOMMENDATION: We recommend further evaluation by a qualified civil or structural engineer to determine the structural integrity, the cause of the movement and what corrective steps are needed to help minimize further movement. ANCHOR BOLTS/FASTENERS: [RU] There were no anchor bolts or seismic connections observed between the house framing and the foundation. RECOMMENDATION: We recommend the building be bolted and/or fastened to the foundation using the appropriate methods to accommodate the construction design of the home as an upgrade for earthquake safety. MUDSILL: The visible portions of mudsill were in acceptable condition. Page 35 of 37

37 CRIPPLE WALLS: [RU] The cripple walls supporting the first floor lacked shear paneling which was common for this age of construction. RECOMMENDATION: We recommend installing plywood shear paneling as an upgrade to increase resistance to earthquake damage. The installation of bracing panels (often referred to as "shear paneling") on wall framing provides earthquake and wind resistance. It is typically used on the walls between the foundation and floor framing and around garage door openings. The panels should be nailed at all edges and at the intermediate members. It may be necessary to add blocks between the vertical studs to get bearing on all edges of the panels. Minimum nail spacing is usually 6 inches and engineers often recommend nailing at 3 or 4 inches for greater strength. Ventilation should be provided in each stud space when shear paneling is added to the inside of exterior subarea walls. Ventilation is usually provided by drilling 2-inch diameter holes in the panels at the top and bottom of each stud bay. Please go to : es/reports/homeownwers-guide-to-earthquake-safety.p df for further information. FLOOR JOISTS: [CR] Excessive notching of the floor joists for plumbing repairs, modifications or original installation were noted under the bathroom. RECOMMENDATION: We recommend proper repair as necessary by a qualified tradesperson. Page 36 of 37

38 BEAMS: [RU] The beams were in acceptable condition, however no gussets or mechanical connections were made at the post to beam connection. RECOMMENDATION: Installation of mechanical connectors is recommended as a seismic upgrade. SUBFLOOR: Portions of the subfloor was inaccessible and not visible for inspection due to insulation installed. INSULATION: [RU] Only portions of the underfloor areas are insulated. RECOMMENDATION: Consideration should be given to insulating all underfloor areas as a energy efficiency upgrade. [CR] The insulation was installed in the under floor area upside down, with vapor barrier exposed. RECOMMENDATION: We recommend the insulation be removed and reinstallation with the vapor barrier facing the conditioned space. CONCLUSION CONCLUDING COMMENTS: CONCLUSION: Many of the conditions found were consistent with older dwellings. Some upgrades should be considered to bring the dwelling into conformance with current building standards and practices. Page 37 of 37