NEV-CAL Home Inspections

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Abraham Chandler
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1 18:24 November 30, 2006 Definitions NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection A Acceptable Functional with no obvious signs of defect. NP Not Present Item not present or not found. NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time of inspection. M Marginal Item is not fully functional and requires repair or servicing. D Defective Item needs immediate repair or replacement. It is unable to perform its intended function. Property Address Ski View Loop City Truckee State CA Zip Contact Name Pete Griffin General Information Property Information Client Information Client Name Pete Griffin Client Address Skiview Loop City Truckee State CA Zip Phone Fax? pete@tdhomes.com Inspection Company Inspector Name George R. Wolf Company Name Company Address P.O. Box 8112 City Reno State NV Zip Phone Fax george@nev-cal.com Amount Received $ Others Present Home Owner Estimated Age 34 years Inspection Date November 30, 2006 Start Time 12:10 PM Electric On Yes No Gas/Oil On Yes No Water On Yes No Temperature 47 degrees Weather Clear Space Below Grade Crawl Space Building Type Single family Sewage Disposal Municipal Water Source Municipal Conditions Property Occupied Yes Entrance Faces Southwest - ref south End Time 3:00 PM Soil Conditions Snow covered Garage Attached How Verified Typical for area How Verified Typical for area Client: Pete Griffin Skiview Loop Truckee Page 1 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

2 18:24 November 30, 2006 Lots and Grounds 1. Steps/Stoops: Wood - Grip-able hand rail missing on entry porch stairs - recommend upgrade for safety 2. Deck: Wood 3. Porch: Wood - Entry porch 4. Vegetation: Snow covered 5. Grading: Minor slope 6. Driveway: Asphalt - Due to snow or ice cover the comments reflect only the visible portion of the driveway Exterior Surface and Components Front & side Exterior Surface 1. Type: Stone masonry wainscot All sides Exterior Surface 2. Type: 1x6 T&G wood 3. Trim: Wood 4. Fascia: Wood 5. Soffits: Open 6. Door Bell: Battery operated 7. Entry Doors: Fiberglass with glass inserts 8. Patio Door: Vinyl sliding 9. Windows: Dual glazed - Unless noted in the report, there was no visible evidence of seal failures for dual glazed windows at the time of inspection - notation only. 10. Window Screens: Vinyl mesh 11. Exterior Lighting: Surface mount & recessed 12. Exterior Electric Outlets: 13. Hose Bibs: Frost-free 14. Gas Meter: Side of home - Protective cover in place - notation only. 15. Main Gas Valve: Located at gas meter Client: Pete Griffin Skiview Loop Truckee Page 2 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

3 18:24 November 30, 2006 Roof Main steep pitch roof Roof Surface 1. Method of Inspection: Ground level & ladder at eaves 2. Unable to Inspect: 20% - Partial snow cover, roof not fully assessable. 3. Material: Painted metal 4. Type: Gable 5. Approx Age: Unknown Main - flat roof Roof Surface 6. Method of Inspection: Ladder at eaves 7. Unable to Inspect: 95% - Snow covered 8. Material: Tar and gravel 9. Type: Flat 10. Approx Age: Unknown 11. Flashing: Painted metal East facing roof Chimney 12. Chimney: Metal pipe 13. Flue/Flue Cap: Metal 14. Chimney Flashing: Painted metal 15. Plumbing Vents: Not visible - Snow covered 16. Electrical Mast: Surface mount 17. Gutters: Garage/Carport Attached Garage 1. Type of Structure: Wood frame Car Spaces: 2 2. Garage Doors: Insulated metal 3. Door Operation: Mechanized 4. Door Opener: Lift Master - 1) Motion sensor & down pressure return operation (using 2x4 test block) functioned properly - notation only. 2) "Motion sensor" sensor height higher than normal 4 to 6 inch height (presently 10") - recommend checking manufacturer's specifications for proper height & correct if needed. Cost to repair: $ $ See the Repair/Replace Recommendations Summary. 5. Service Doors: Solid core wood - Self-closing mechanism for garage service door operated properly - notation only. 6. Walls: Painted drywall & exposed framing - Assume walls are fire rated - unable to determine visually 7. Ceiling: Exposed framing - Moisture stains noted on garage ceiling (2 locations) - appear old, consult seller on history 8. Floor/Foundation: Poured slab - Floor does not properly drain to exterior (blocked by 2 inch driveway asphalt) - no moisture related problems noted at time of inspection. Notation only. 9. Electrical: 110 VAC outlets and lighting circuits - Non GFCI protected garage outlets - recommend safety upgrade Client: Pete Griffin Skiview Loop Truckee Page 3 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

4 18:24 November 30, 2006 Electrical 1. Service Size Amps: 200 Volts: VAC 2. Service: Unknown VAC Branch Circuits: Copper VAC Branch Circuits: Copper and aluminum 5. Aluminum Wiring: Range circuit only 6. Conductor Type: Non-metallic sheathed cable 7. GFCI: Present 8. Ground: Plumbing ground only. - 1) Water line ground bond present - notation only. 2) Consider installing a driven ground rod & bonding to power panel for added grounding protection. 3) Ground bond for gas line missing - required/recommended for safety. 4) Noted grounding for satellite system separate from main house grounding (potential hazard) - recommend bonding to house ground. Cost to repair: $ $ See the Repair/Replace Recommendations Summary. 9. Smoke Detectors: Present in bedrooms & associated hallways Side of house Electric Panel 10. Manufacturer: Zinsco 11. Max Capacity: 200 Amps 12. Main Breaker Size: 200 Amps 13. Breakers: Labeled for apparent use 14. Is the panel bonded? Yes No Structure 1. Structure Type: Wood frame - 2x4 walls - assume R11 wall insulation 2. Foundation: Concrete piers 3. Differential Movement: No movement or displacement noted 4. Beams: Solid wood 5. Piers/Posts: Poured piers and wood posts 6. Stairs/Handrails: Carpeted stairs with wood handrails - Hand rail not grip-able per present standards - recommend a safety upgrade 7. Subfloor: Plywood Client: Pete Griffin Skiview Loop Truckee Page 4 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

5 18:24 November 30, 2006 Attic None present Attic 1. Method of Inspection: N/A 2. Unable to Inspect: 100% - Vaulted ceiling - no attic to assess. Notation only. 3. Roof Framing: 3x6 laminated beams 4. Sheathing: Plywood 5. Insulation: Unknown - Not visible 6. Moisture Penetration: None noted at time of inspection Crawl Space Rear of house Crawl Space 1. Method of Inspection: In the crawl space 2. Unable to Inspect: 10% 3. Access: Wood door 4. Moisture Penetration: Yes - Some crawlspace ground dampness contained under plastic moisture barrier - no moisture related problems noted at time of inspection 5. Moisture Barrier: Plastic on ground 6. Ventilation: Vents 7. Insulation: Rigid foam insulation 3/4" thick on ceiling (subfloor) & 3" on walls 8. Electrical: Service light - Cover plate missing at junction box in SW corner of crawlspace - plate required for safety Fireplace/Wood Stove Living Room Fireplace 1. Freestanding Stove: Wood burning - Country Stove T-Top model wood burning stove. Stove is US EPA rated. 2. Flue: Metal - single wall 3. Hearth: Stone Client: Pete Griffin Skiview Loop Truckee Page 5 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

6 18:24 November 30, 2006 Heating System The heat exchanger in a gas or oil furnace is hidden from view; it cannot be examined without being disassembled. Since this is not possible during a visual inspection, it is recommended that a service contract be placed on the unit and a service call be made prior to settlement to check the condition of the heat exchanger & furnace components. Crawl Space Heating System 1. Heating System Operation: Functional at time of inspection 2. Manufacturer: Rheem 3. Model Number: RGTA-07EMAES Serial Number: EJ5D702F Type: Forced air Capacity: 75,000 BTUHR 5. Area Served: Whole house Approximate Age: 6 years 6. Fuel Type: Natural gas 7. Heat Exchanger: 5 Burner 8. Unable to Inspect: Heat exchanger 9. Blower Fan/Filter: Direct drive with disposable filter 10. Distribution: Insulated flex duct 11. Flue Pipe: PVC 12. Thermostats: Set-back type Plumbing 1. Service Line: Unknown - assume copper 2. Main Water Shutoff: Kitchen cabinet 3. Water Lines: Copper - 1) Pipes are insulated - notation only. 2) Water line heat tapes in place - operation not checked. Notation only. 4. Drain Pipes: ABS 5. Service Caps: Accessible 6. Vent Pipes: ABS 7. Gas Service Lines: Black steel pipe, gas valve & flex line to furnace Laundry Water Heater 8. Water Heater Operation: Functional at time of inspection - No seismic brace back blocking in place - required/recommended. Cost to repair: $ $ See the Repair/Replace Recommendations Summary. 9. Manufacturer: General Electric 10. Model Number: GE50M6A Serial Number: GE Type: Electric Capacity: 50 Gal. 12. Approximate Age: 7 years Area Served: Whole house 13. TPRV and Drain Tube: Copper - vented to exterior Crawlspace Water Heater 14. Water Heater Operation: Functional at time of inspection 15. Manufacturer: General Electric 16. Model Number: GE20P6A Serial Number: GE Type: Electric Capacity: 20 Gal. 18. Approximate Age: 7 years Area Served: Kitchen & west bath 19. TPRV and Drain Tube: Not properly vented - Recommend TPR valve be properly drained to exterior Cost to repair: $ $ See the Repair/Replace Recommendations Summary. Client: Pete Griffin Skiview Loop Truckee Page 6 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

7 18:24 November 30, 2006 Bathroom Hall bath - east Bathroom 1. Ceiling: Painted drywall 2. Walls: Painted drywall 3. Floor: Tile 4. Doors: Wood panel 5. Windows: Vinyl singlehung 6. Electrical: 110 VAC GFCI 7. Counter/Cabinet: Tile counter with wood cabinet 8. Sink/Basin: Single bowl 9. Faucets/Traps: Single handle with ABS P-trap 10. Spa Tub/Surround: Fiberglass hydro-massage tub with tile surround - 1) Shower curtain enclosure - notation only. 2) Pump motor access panel present in hallway. 3) Pump appeared to function properly. 4) GFCI protection for tub pump motor located inside pump access panel - notation only. 11. Toilets: Elongated 12. HVAC Source: Toe kick register 13. Ventilation: Window Hall bath - west Bathroom 14. Ceiling: Painted drywall & wood paneling 15. Walls: Painted drywall 16. Floor: Tile 17. Doors: Wood panel 18. Windows: 19. Electrical: 110 VAC GFCI 20. Counter/Cabinet: Cultured marble with wood cabinet 21. Sink/Basin: Molded single bowl 22. Faucets/Traps: Two handle with ABS P-trap 23. Shower/Surround: Fiberglass shower unit - Glass shower door enclosure - notation only. 24. Toilets: Elongated - Toilet not caulked/grouted at floor junction (beginning to loosen) - required/recommended. Cost to repair: $ $ See the Repair/Replace Recommendations Summary. 25. HVAC Source: Floor register - Electric wall heater - functional 26. Ventilation: Electric ventilation fan Client: Pete Griffin Skiview Loop Truckee Page 7 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

8 18:24 November 30, 2006 Kitchen 1st Floor Kitchen 1. Cooking Appliances: Gas range - gas burners/electric oven 2. Ventilator: Downdraft fan - vented to exterior - Improper flex vent line for downdraft range vent (normally smooth wall rigid pipe required) - recommend correction Cost to repair: $ $ See the Repair/Replace Recommendations Summary. 3. Disposal: Master Plumber 4. Dishwasher: Maytag 5. Air Gap Present? Yes No 6. Refrigerator: General Electric 7. Sink: "Americast" - single bowl 8. Electrical: 110 VAC outlets and lighting circuits - Non-GFCI circuit for kitchen range counter outlet - consider safety upgrade 9. Plumbing/Fixtures: Single handle with ABS P-trap 10. Counter Tops: Granite tile 11. Cabinets: Wood 12. Ceiling: Painted wood paneling 13. Walls: Painted wood paneling 14. Floor: Laminated "Pergo" type flooring 15. Windows: Vinyl slider Bedroom 1st Floor - west Bedroom 1. Closet: Large - Mirror by-fold closet doors. 2. Ceiling: Painted wood paneling 3. Walls: Painted drywall 4. Floor: Carpet 5. Doors: Wood panel 6. Windows: Vinyl slider 7. Electrical: 110 volt outlets plus switch controlled outlet for lighting 8. HVAC Source: Floor register 1st Floor - east Bedroom 9. Closet: Average size - Mirror by-pass closet doors. 10. Ceiling: Painted wood paneling - Stains present on ceiling over window - appear old, consult seller on history. 11. Walls: Painted drywall 12. Floor: Carpet 13. Doors: Wood panel 14. Windows: Vinyl slider 15. Electrical: 110 volt outlets plus switch controlled outlet for lighting 16. HVAC Source: Floor register 2nd Floor Bedroom 17. Closet: Single small 18. Ceiling: Painted wood paneling 19. Walls: Painted drywall & wood paneling Client: Pete Griffin Skiview Loop Truckee Page 8 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

9 18:24 November 30, 2006 Bedroom (continued) 20. Floor: Carpet 21. Doors: Wood panel 22. Windows: Vinyl slider & fixed 23. Electrical: 110 volt outlets plus switch controlled outlet for lighting - Light switch inconveniently located behind bedroom door - notation only 24. HVAC Source: Living Space Air lock entry Living Space 1. Ceiling: Painted drywall - Staining noted on one ceiling beam - source unknown, consult seller on history 2. Walls: Painted drywall 3. Floor: Tile 4. Doors: Wood framed glass door 5. Electrical: 110 volt lighting 6. HVAC Source: 1st Floor Hall Living Space 7. Ceiling: Painted drywall 8. Walls: Painted drywall 9. Floor: Laminated "Pergo" type flooring 10. Electrical: 110 volt lighting 11. HVAC Source: Floor register Living Room Living Space 12. Closet: Single small 13. Ceiling: Painted wood paneling 14. Walls: Painted wood paneling 15. Floor: Laminated "Pergo" type flooring 16. Doors: Wood panel 17. Windows: Vinyl slider door & fixed - Noted colored glass windows are single glazed panels - consider upgrade for energy efficiency 18. Electrical: 110 VAC outlets and lighting circuits - Ceiling fan present/functional - notation only. 19. HVAC Source: Floor register Loft Living Space 20. Ceiling: Painted wood paneling 21. Walls: Painted drywall & wood paneling - Railing pickets wider than present 4" maximum spacing - consider a safety upgrade 22. Floor: Carpet 23. Electrical: 110 VAC outlets and lighting circuits - Ceiling fan present/functional - notation only. Client: Pete Griffin Skiview Loop Truckee Page 9 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

10 18:24 November 30, 2006 Laundry Room/Area Washer & dryer inspections (when present) are not part of the home inspection - it is assumed they are accepted in an "as is" condition. Hallway Laundry Room/Area 1. Ceiling: Painted drywall 2. Walls: Painted drywall 3. Floors: Tile 4. Windows: 5. Electrical: 110 volt lighting 6. Laundry Tub: 7. Washer Hose Bib: Rotary 8. Washer and Dryer Electrical: VAC 9. Dryer Vent: Vented to exterior 10. Dryer Gas Line: 11. Washer Drain: Wall mounted drain Final Comments 1) THIS REPORT HAS A LIMITED RESTRICTED USE - CONSULT "INSPECTION AGREEMENT" PRIOR TO USING THIS REPORT. 2) A "Third Party" agreement signature & a re-inspection by home inspector is needed to transfer this report to a third party. Client: Pete Griffin Skiview Loop Truckee Page 10 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

11 18:24 November 30, 2006 Repair/Replace Recommendations The costs provided in this summary are for the convenience of the client for comparison only. The costs are shown as a Low to High range based on national averages, professional knowledge or previous experience. This is not an estimate for repairs. There is no guarantee that these prices are accurate and should not be relied upon in lieu of a professional estimate. It is recommended that repair estimates be obtained by qualified contractors specializing in the type of repair needed prior to close of escrow Notation: All marginal & defective items may not have a "Cost to Cure" price - contact appropriate qualified contractors (where recommended in report) for repair estimates. Client Name: Pete Griffin Property Address: Ski View Loop Truckee, CA Items Recommended for Repair Low High Garage/Carport Door Opener: Correct motion sensor height for overhead $75.00 $90.00 door opener Electrical Ground: Install ground bonding for gas line plus bond $ $ satellite ground to house grounding system and install cover plate for crawlspace junction box Plumbing Water Heater Operation: Complete water heater bracing $75.00 $90.00 (back blocking) for laundry water heater TPRV and Drain Tube: Properly vent crawlspace water $ $ heater TPR drain to exterior Bathroom Toilets: Grout/caulk hall bath toilet/floor junction $75.00 $90.00 Kitchen Ventilator: Replace range vent flex vent pipe with smooth $ $ wall vent pipe Repair Total $ $ Total Estimated Cost $ $ Client: Pete Griffin Skiview Loop Truckee Page 11 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

12 18:24 November 30, 2006 Marginal Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Lots and Grounds Steps/Stoops: Wood - Grip-able hand rail missing on entry porch stairs - recommend upgrade for safety Garage/Carport Attached - Garage - Ceiling: Exposed framing - Moisture stains noted on garage ceiling (2 locations) - appear old, consult seller on history Attached - Garage - Floor/Foundation: Poured slab - Floor does not properly drain to exterior (blocked by 2 inch driveway asphalt) - no moisture related problems noted at time of inspection. Notation only. Attached - Garage - Electrical: 110 VAC outlets and lighting circuits - Non GFCI protected garage outlets - recommend safety upgrade Structure Stairs/Handrails: Carpeted stairs with wood handrails - Hand rail not grip-able per present standards - recommend a safety upgrade Kitchen 1st Floor - Kitchen - Electrical: 110 VAC outlets and lighting circuits - Non-GFCI circuit for kitchen range counter outlet - consider safety upgrade Bedroom 1st Floor - east - Bedroom - Ceiling: Painted wood paneling - Stains present on ceiling over window - appear old, consult seller on history. 2nd Floor - Bedroom - Electrical: 110 volt outlets plus switch controlled outlet for lighting - Light switch inconveniently located behind bedroom door - notation only Living Space Air lock entry - Living Space - Ceiling: Painted drywall - Staining noted on one ceiling beam - source unknown, consult seller on history Living Room - Living Space - Windows: Vinyl slider door & fixed - Noted colored glass windows are single glazed panels - consider upgrade for energy efficiency Loft - Living Space - Walls: Painted drywall & wood paneling - Railing pickets wider than present 4" maximum spacing - consider a safety upgrade Client: Pete Griffin Skiview Loop Truckee Page 12 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

13 18:24 November 30, 2006 Defective Summary This summary is not the entire report. The complete report may include additional information of concern to the client. It is recommended that the client read the complete report. Garage/Carport Attached - Garage - Door Opener: Lift Master - 1) Motion sensor & down pressure return operation (using 2x4 test block) functioned properly - notation only. 2) "Motion sensor" sensor height higher than normal 4 to 6 inch height (presently 10") - recommend checking manufacturer's specifications for proper height & correct if needed. Electrical Ground: Plumbing ground only. - 1) Water line ground bond present - notation only. 2) Consider installing a driven ground rod & bonding to power panel for added grounding protection. 3) Ground bond for gas line missing - required/recommended for safety. 4) Noted grounding for satellite system separate from main house grounding (potential hazard) - recommend bonding to house ground. Crawl Space Rear of house - Crawl Space - Electrical: Service light - Cover plate missing at junction box in SW corner of crawlspace - plate required for safety Plumbing Laundry - Water Heater - Water Heater Operation: Functional at time of inspection - No seismic brace back blocking in place - required/recommended. Crawlspace - Water Heater - TPRV and Drain Tube: Not properly vented - Recommend TPR valve be properly drained to exterior Bathroom Hall bath - west - Bathroom - Toilets: Elongated - Toilet not caulked/grouted at floor junction (beginning to loosen) - required/recommended. Kitchen 1st Floor - Kitchen - Ventilator: Downdraft fan - vented to exterior - Improper flex vent line for downdraft range vent (normally smooth wall rigid pipe required) - recommend correction Client: Pete Griffin Skiview Loop Truckee Page 13 of 13 Palm-Tech Inspector, Copyright , PDmB, Inc.

18:24PM November 30, 2006 Photo Attachments Improper flex

rigid pipe required) - recommend correction Staining noted

history No seismic brace back blocking in place -

Stains present on ceiling over window - appear old,

14 18:24PM November 30, 2006 Photo Attachments Improper flex vent line for downdraft range vent (normally smooth wall rigid pipe required) - recommend correction Staining noted on one ceiling beam - source unknown, consult seller on history No seismic brace back blocking in place - required/recommended. Stains present on ceiling over window - appear old, consult seller on history Skiview Loop Page 1 of 2 Palm-Tech Picture Album, Copyright , PDmB, Inc.

18:24PM November 30, 2006 Photo Attachments "Motion sensor" sensor

recommend checking manufacturer's specifications for proper height

consult seller on history Cover plate missing at junction box in SW

for crawlspace water heater be properly drained to exterior 13802

15 18:24PM November 30, 2006 Photo Attachments "Motion sensor" sensor height higher than normal 4 to 6 inch height (presently 10") - recommend checking manufacturer's specifications for proper height Moisture stains noted on garage ceiling (2 locations) - appear old, consult seller on history Cover plate missing at junction box in SW corner of crawlspace - plate required for safety Recommend TPR valve for crawlspace water heater be properly drained to exterior Skiview Loop Page 2 of 2 Palm-Tech Picture Album, Copyright , PDmB, Inc.

Home Inspection Report. LH Home Services Edgewater McCall, Idaho

Home Inspection Report. LH Home Services Edgewater McCall, Idaho LH Home Services Home Inspection Report 0000 Edgewater McCall, Idaho Prepared for: John Dow Prepared by: P.O. Box 9588 Boise, ID 83707-3588 LH Home Services 17:04PM September 25, 2013 Photo Attachments