Inspection Date1182017

Prepared ForIbraham Khoury

Prepared ByJMC Building Inspections1410 Alcatraz AvenueBerkeley CA 94702Tel (510) 525-7173

Report NumberG1113

InspectorLee ParsonsASHI Inspector 252867Cell (510) 701-6153

Agent InformationNo agent

Inspection Report

Inspection Address

718 Sycamore StOakland CA

copy 2017 JMC Building Inspections

Table of Contents

Cover Page 1

Table of Contents 2

Intro Page 3

1 Structure 5

2 Exterior 7

3 Garage 10

4 Roofing 11

5 Plumbing 13

6 Water Heating 16

7 Electrical 18

8 Heating Cooling 21

9 Energy Conservation 23

10 Environmental 24

11 Laundry 25

12 Kitchens 26

13 Interior 27

Primary Recommendations 30

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 2 of 31

OverviewDESCRIPTION

Weather bull CloudyTemperature at Start bull 60 - 70deg FProperty Orientation bull The front of the building faces the street

Property Age bull 1918 from public informationProperty Type bull Duplex - two separate buildingsIn Attendance bull Client Workers

OBSERVATIONS amp RECOMMENDATIONS

IMPORTANT NOTICEWe performed this inspection for the exclusive use of the client(s) named in this report If anyone other than our client(s) for thisinspection reads this report we wish to emphasize that by contract our sole responsibility is to our client(s) and no third party mayrely on this report for any purpose If anyone else wishes to obtain current information on the condition of this property we canperform for a fee a follow-up inspection on their behalf This report is only valid for six months after the inspection date After that datethe property should be re-inspected

Pre-Listing InspectionThis a pre-listing inspection report We strongly recommend that interested parties retain JMC Building Inspections or another qualifiedinspection company to provide either a lsquowalk throughrsquo review or another complete inspection to more fully understand the findings ofthe inspector and to avoid any possible misinterpretation of the comments included in this report or the findings of the inspector Thisreport represents conditions observed at the time of the inspection only and conditions may have changed since that time

Two Buildings on One LotThere are two buildings on this property 718 is discussed in detail in this report (G1113) 720 is discussed in a separate report (G1113A)There may be conditions on the exterior that pertain to the property as a whole but are only discussed in one report Both reports shouldbe read and considered to determine conditions pertaining to the property as a whole

Furnishings and Storage Limited Our AccessThe presence of furnishings stored items or other such items in 718 limited our view and thus the scope of the inspection For instancethe placement of furniture may prevent access to every electrical receptacle If possible we recommend a walkthrough inspection whenthese items have been removed

Evidence of a RemodelIt appeared that parts of the property were remodeled subsequent to original construction Confirmation should be obtained from theowner or in their absence the local building department that all necessary permits for appropriate construction andor remodeling weresecured appropriate inspections were performed and all requisite final signatures have been obtained

Work in ProgressWork was in progress on the property at the time of the inspection It should be anticipated that conditions noted in this report maychange as a result of work performed

This is a Multi-Family PropertyThis property contains multiple units to serve as living quarters for multiple families We recommend consulting with the local housingdepartment regarding any special regulations that might apply to this property

Comments in Blue with SymbolSome of the report comments are in blue and have an exclamation mark icon which is our way of highlighting comments that are also inthe Primary Recommendations section at end of this report To learn about the purpose and scope of the Primary Recommendationssection please see that section

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 3 of 31

Photographs In This ReportThe photos included in this report are for illustrative purposes only Not every condition or observation will have an associated photoThere is no relationship between the presence or absence of a photograph and the relative importance of each condition representedSignificant findings may or may not include an accompanying photo

LocationDirection Conventions Used In This ReportThe ldquoright siderdquo or ldquoleft siderdquo of a building are assigned as if we were standing at the street and were looking towards the front of thebuilding Locations will be described as ldquoleftrdquo or ldquorightrdquo ldquofrontrdquo or ldquorearrdquo and right front (For example ldquoleft frontrdquo would be the leftside toward the front) When present floor levels are referenced from the main entrance which is the main level Below the main level isthe basement lower level and the floor above is the upper level

This Report is a Snapshot in TimeAs with any inspection of this nature the conditions described in this report are only a snapshot in time Conditions will most certainlyhave changed since the date of inspection and will continue to change as the property and its components age Changes in occupancy andthe behavior of residents can also change or affect conditions in and around the property We do not offer a guarantee or warranty as tothe performance of this property in the future

A Definition of the Terms ldquoAcceptablerdquo and ldquoSatisfactoryrdquo as Used in this ReportWhen any item in this report is noted as being in ldquoacceptablerdquo or ldquosatisfactoryrdquo condition the meaning is that it was providing generallyadequate service within the limits of its age - and any defects deficiencies or potential problems noted during the inspection

Not Inspecting for Building Code ViolationsThe presence or extent of building code violations was not the subject of this inspection nor was it included in the report No warranty isoffered on the legal use or uses of the property Information with regard to these issues may be available from the appropriate buildingdepartment andor zoning agency

Environmental Issues Are ExcludedEnvironmental hazards or conditions including but not limited to toxic reactive combustible or corrosive contaminants wildfiregeologic or flood hazards are specifically excluded from this inspection and report

We Evaluate for Function Operability and ConditionThe purpose of this inspection is to evaluate the property for function operability and condition of systems and components Its purposeis not to list or attempt to address cosmetic flaws It is assumed that the client will be the final judge of aesthetic issues as the inspectorrsquostastes and values will always be different from those of the client

Important Information May be Found in the Public RecordsImportant information about this property may be a matter of public record However search of public records is not within the scope ofthis inspection We recommend interested parties thoroughly review all appropriate public records and disclosures

A Building Inspection Not a Pest InspectionAny observations made in this report regarding evidence of pests or wood destroying organisms are not a substitute for inspection by alicensed pest control operator or exterminator Your inspector may only report on a portion of the currently visible conditions and cannotrender an opinion regarding their cause or remediation

Sources of Energy Conservation Information in CaliforniaConsumer-related questions regarding energy conservation and programs available to assist owners in financing energy conservationprojects can be obtained by contacting the gas and electric service provider or the California Energy Commissionwwwconsumerenergycenterorg (1-800-555-7794)

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 4 of 31

Table of Contents

Cover Page 1

Table of Contents 2

Intro Page 3

1 Structure 5

2 Exterior 7

3 Garage 10

4 Roofing 11

5 Plumbing 13

6 Water Heating 16

7 Electrical 18

8 Heating Cooling 21

9 Energy Conservation 23

10 Environmental 24

11 Laundry 25

12 Kitchens 26

13 Interior 27

Primary Recommendations 30

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 2 of 31

OverviewDESCRIPTION

Weather bull CloudyTemperature at Start bull 60 - 70deg FProperty Orientation bull The front of the building faces the street

Property Age bull 1918 from public informationProperty Type bull Duplex - two separate buildingsIn Attendance bull Client Workers

OBSERVATIONS amp RECOMMENDATIONS

IMPORTANT NOTICEWe performed this inspection for the exclusive use of the client(s) named in this report If anyone other than our client(s) for thisinspection reads this report we wish to emphasize that by contract our sole responsibility is to our client(s) and no third party mayrely on this report for any purpose If anyone else wishes to obtain current information on the condition of this property we canperform for a fee a follow-up inspection on their behalf This report is only valid for six months after the inspection date After that datethe property should be re-inspected

Pre-Listing InspectionThis a pre-listing inspection report We strongly recommend that interested parties retain JMC Building Inspections or another qualifiedinspection company to provide either a lsquowalk throughrsquo review or another complete inspection to more fully understand the findings ofthe inspector and to avoid any possible misinterpretation of the comments included in this report or the findings of the inspector Thisreport represents conditions observed at the time of the inspection only and conditions may have changed since that time

Two Buildings on One LotThere are two buildings on this property 718 is discussed in detail in this report (G1113) 720 is discussed in a separate report (G1113A)There may be conditions on the exterior that pertain to the property as a whole but are only discussed in one report Both reports shouldbe read and considered to determine conditions pertaining to the property as a whole

Furnishings and Storage Limited Our AccessThe presence of furnishings stored items or other such items in 718 limited our view and thus the scope of the inspection For instancethe placement of furniture may prevent access to every electrical receptacle If possible we recommend a walkthrough inspection whenthese items have been removed

Evidence of a RemodelIt appeared that parts of the property were remodeled subsequent to original construction Confirmation should be obtained from theowner or in their absence the local building department that all necessary permits for appropriate construction andor remodeling weresecured appropriate inspections were performed and all requisite final signatures have been obtained

Work in ProgressWork was in progress on the property at the time of the inspection It should be anticipated that conditions noted in this report maychange as a result of work performed

This is a Multi-Family PropertyThis property contains multiple units to serve as living quarters for multiple families We recommend consulting with the local housingdepartment regarding any special regulations that might apply to this property

Comments in Blue with SymbolSome of the report comments are in blue and have an exclamation mark icon which is our way of highlighting comments that are also inthe Primary Recommendations section at end of this report To learn about the purpose and scope of the Primary Recommendationssection please see that section

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 3 of 31

Photographs In This ReportThe photos included in this report are for illustrative purposes only Not every condition or observation will have an associated photoThere is no relationship between the presence or absence of a photograph and the relative importance of each condition representedSignificant findings may or may not include an accompanying photo

LocationDirection Conventions Used In This ReportThe ldquoright siderdquo or ldquoleft siderdquo of a building are assigned as if we were standing at the street and were looking towards the front of thebuilding Locations will be described as ldquoleftrdquo or ldquorightrdquo ldquofrontrdquo or ldquorearrdquo and right front (For example ldquoleft frontrdquo would be the leftside toward the front) When present floor levels are referenced from the main entrance which is the main level Below the main level isthe basement lower level and the floor above is the upper level

This Report is a Snapshot in TimeAs with any inspection of this nature the conditions described in this report are only a snapshot in time Conditions will most certainlyhave changed since the date of inspection and will continue to change as the property and its components age Changes in occupancy andthe behavior of residents can also change or affect conditions in and around the property We do not offer a guarantee or warranty as tothe performance of this property in the future

A Definition of the Terms ldquoAcceptablerdquo and ldquoSatisfactoryrdquo as Used in this ReportWhen any item in this report is noted as being in ldquoacceptablerdquo or ldquosatisfactoryrdquo condition the meaning is that it was providing generallyadequate service within the limits of its age - and any defects deficiencies or potential problems noted during the inspection

Not Inspecting for Building Code ViolationsThe presence or extent of building code violations was not the subject of this inspection nor was it included in the report No warranty isoffered on the legal use or uses of the property Information with regard to these issues may be available from the appropriate buildingdepartment andor zoning agency

Environmental Issues Are ExcludedEnvironmental hazards or conditions including but not limited to toxic reactive combustible or corrosive contaminants wildfiregeologic or flood hazards are specifically excluded from this inspection and report

We Evaluate for Function Operability and ConditionThe purpose of this inspection is to evaluate the property for function operability and condition of systems and components Its purposeis not to list or attempt to address cosmetic flaws It is assumed that the client will be the final judge of aesthetic issues as the inspectorrsquostastes and values will always be different from those of the client

Important Information May be Found in the Public RecordsImportant information about this property may be a matter of public record However search of public records is not within the scope ofthis inspection We recommend interested parties thoroughly review all appropriate public records and disclosures

A Building Inspection Not a Pest InspectionAny observations made in this report regarding evidence of pests or wood destroying organisms are not a substitute for inspection by alicensed pest control operator or exterminator Your inspector may only report on a portion of the currently visible conditions and cannotrender an opinion regarding their cause or remediation

Sources of Energy Conservation Information in CaliforniaConsumer-related questions regarding energy conservation and programs available to assist owners in financing energy conservationprojects can be obtained by contacting the gas and electric service provider or the California Energy Commissionwwwconsumerenergycenterorg (1-800-555-7794)

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 4 of 31

OverviewDESCRIPTION

Weather bull CloudyTemperature at Start bull 60 - 70deg FProperty Orientation bull The front of the building faces the street

Property Age bull 1918 from public informationProperty Type bull Duplex - two separate buildingsIn Attendance bull Client Workers

OBSERVATIONS amp RECOMMENDATIONS

IMPORTANT NOTICEWe performed this inspection for the exclusive use of the client(s) named in this report If anyone other than our client(s) for thisinspection reads this report we wish to emphasize that by contract our sole responsibility is to our client(s) and no third party mayrely on this report for any purpose If anyone else wishes to obtain current information on the condition of this property we canperform for a fee a follow-up inspection on their behalf This report is only valid for six months after the inspection date After that datethe property should be re-inspected

Pre-Listing InspectionThis a pre-listing inspection report We strongly recommend that interested parties retain JMC Building Inspections or another qualifiedinspection company to provide either a lsquowalk throughrsquo review or another complete inspection to more fully understand the findings ofthe inspector and to avoid any possible misinterpretation of the comments included in this report or the findings of the inspector Thisreport represents conditions observed at the time of the inspection only and conditions may have changed since that time

Two Buildings on One LotThere are two buildings on this property 718 is discussed in detail in this report (G1113) 720 is discussed in a separate report (G1113A)There may be conditions on the exterior that pertain to the property as a whole but are only discussed in one report Both reports shouldbe read and considered to determine conditions pertaining to the property as a whole

Furnishings and Storage Limited Our AccessThe presence of furnishings stored items or other such items in 718 limited our view and thus the scope of the inspection For instancethe placement of furniture may prevent access to every electrical receptacle If possible we recommend a walkthrough inspection whenthese items have been removed

Evidence of a RemodelIt appeared that parts of the property were remodeled subsequent to original construction Confirmation should be obtained from theowner or in their absence the local building department that all necessary permits for appropriate construction andor remodeling weresecured appropriate inspections were performed and all requisite final signatures have been obtained

Work in ProgressWork was in progress on the property at the time of the inspection It should be anticipated that conditions noted in this report maychange as a result of work performed

This is a Multi-Family PropertyThis property contains multiple units to serve as living quarters for multiple families We recommend consulting with the local housingdepartment regarding any special regulations that might apply to this property

Comments in Blue with SymbolSome of the report comments are in blue and have an exclamation mark icon which is our way of highlighting comments that are also inthe Primary Recommendations section at end of this report To learn about the purpose and scope of the Primary Recommendationssection please see that section

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 3 of 31

Photographs In This ReportThe photos included in this report are for illustrative purposes only Not every condition or observation will have an associated photoThere is no relationship between the presence or absence of a photograph and the relative importance of each condition representedSignificant findings may or may not include an accompanying photo

LocationDirection Conventions Used In This ReportThe ldquoright siderdquo or ldquoleft siderdquo of a building are assigned as if we were standing at the street and were looking towards the front of thebuilding Locations will be described as ldquoleftrdquo or ldquorightrdquo ldquofrontrdquo or ldquorearrdquo and right front (For example ldquoleft frontrdquo would be the leftside toward the front) When present floor levels are referenced from the main entrance which is the main level Below the main level isthe basement lower level and the floor above is the upper level

This Report is a Snapshot in TimeAs with any inspection of this nature the conditions described in this report are only a snapshot in time Conditions will most certainlyhave changed since the date of inspection and will continue to change as the property and its components age Changes in occupancy andthe behavior of residents can also change or affect conditions in and around the property We do not offer a guarantee or warranty as tothe performance of this property in the future

A Definition of the Terms ldquoAcceptablerdquo and ldquoSatisfactoryrdquo as Used in this ReportWhen any item in this report is noted as being in ldquoacceptablerdquo or ldquosatisfactoryrdquo condition the meaning is that it was providing generallyadequate service within the limits of its age - and any defects deficiencies or potential problems noted during the inspection

Not Inspecting for Building Code ViolationsThe presence or extent of building code violations was not the subject of this inspection nor was it included in the report No warranty isoffered on the legal use or uses of the property Information with regard to these issues may be available from the appropriate buildingdepartment andor zoning agency

Environmental Issues Are ExcludedEnvironmental hazards or conditions including but not limited to toxic reactive combustible or corrosive contaminants wildfiregeologic or flood hazards are specifically excluded from this inspection and report

We Evaluate for Function Operability and ConditionThe purpose of this inspection is to evaluate the property for function operability and condition of systems and components Its purposeis not to list or attempt to address cosmetic flaws It is assumed that the client will be the final judge of aesthetic issues as the inspectorrsquostastes and values will always be different from those of the client

Important Information May be Found in the Public RecordsImportant information about this property may be a matter of public record However search of public records is not within the scope ofthis inspection We recommend interested parties thoroughly review all appropriate public records and disclosures

A Building Inspection Not a Pest InspectionAny observations made in this report regarding evidence of pests or wood destroying organisms are not a substitute for inspection by alicensed pest control operator or exterminator Your inspector may only report on a portion of the currently visible conditions and cannotrender an opinion regarding their cause or remediation

Sources of Energy Conservation Information in CaliforniaConsumer-related questions regarding energy conservation and programs available to assist owners in financing energy conservationprojects can be obtained by contacting the gas and electric service provider or the California Energy Commissionwwwconsumerenergycenterorg (1-800-555-7794)

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 4 of 31

Photographs In This ReportThe photos included in this report are for illustrative purposes only Not every condition or observation will have an associated photoThere is no relationship between the presence or absence of a photograph and the relative importance of each condition representedSignificant findings may or may not include an accompanying photo

LocationDirection Conventions Used In This ReportThe ldquoright siderdquo or ldquoleft siderdquo of a building are assigned as if we were standing at the street and were looking towards the front of thebuilding Locations will be described as ldquoleftrdquo or ldquorightrdquo ldquofrontrdquo or ldquorearrdquo and right front (For example ldquoleft frontrdquo would be the leftside toward the front) When present floor levels are referenced from the main entrance which is the main level Below the main level isthe basement lower level and the floor above is the upper level

This Report is a Snapshot in TimeAs with any inspection of this nature the conditions described in this report are only a snapshot in time Conditions will most certainlyhave changed since the date of inspection and will continue to change as the property and its components age Changes in occupancy andthe behavior of residents can also change or affect conditions in and around the property We do not offer a guarantee or warranty as tothe performance of this property in the future

A Definition of the Terms ldquoAcceptablerdquo and ldquoSatisfactoryrdquo as Used in this ReportWhen any item in this report is noted as being in ldquoacceptablerdquo or ldquosatisfactoryrdquo condition the meaning is that it was providing generallyadequate service within the limits of its age - and any defects deficiencies or potential problems noted during the inspection

Not Inspecting for Building Code ViolationsThe presence or extent of building code violations was not the subject of this inspection nor was it included in the report No warranty isoffered on the legal use or uses of the property Information with regard to these issues may be available from the appropriate buildingdepartment andor zoning agency

Environmental Issues Are ExcludedEnvironmental hazards or conditions including but not limited to toxic reactive combustible or corrosive contaminants wildfiregeologic or flood hazards are specifically excluded from this inspection and report

We Evaluate for Function Operability and ConditionThe purpose of this inspection is to evaluate the property for function operability and condition of systems and components Its purposeis not to list or attempt to address cosmetic flaws It is assumed that the client will be the final judge of aesthetic issues as the inspectorrsquostastes and values will always be different from those of the client

Important Information May be Found in the Public RecordsImportant information about this property may be a matter of public record However search of public records is not within the scope ofthis inspection We recommend interested parties thoroughly review all appropriate public records and disclosures

A Building Inspection Not a Pest InspectionAny observations made in this report regarding evidence of pests or wood destroying organisms are not a substitute for inspection by alicensed pest control operator or exterminator Your inspector may only report on a portion of the currently visible conditions and cannotrender an opinion regarding their cause or remediation

Sources of Energy Conservation Information in CaliforniaConsumer-related questions regarding energy conservation and programs available to assist owners in financing energy conservationprojects can be obtained by contacting the gas and electric service provider or the California Energy Commissionwwwconsumerenergycenterorg (1-800-555-7794)

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 4 of 31

StructureDESCRIPTIONFoundation Type bull Perimeter wall with crawl space basement amp garageFoundation Materials bull Concrete where visibleFloor Structure bull Wood joists - where visible

Floor Sheathing bull Wood plankInterior Supports bull Post and piers bull Intermeidate support wall(s)Wall Structure bull Wood stud

Roof Structure bull Not visibleRoof Sheathing bull Not visibleCrawl Space Access bull Basement

Crawl Space Inspection bull Accessible areas entered and inspectedAttic Inspection bull No access - not inspected

OBSERVATIONS amp RECOMMENDATIONS10 Foundation Overview

The foundation was almost entirely concealed behind finished surfaces and hidden foundation defects could exist Small sections ofthe foundation were visible at the front interior corners of the garage and the right side and at these sections the foundation wasconcrete and appeared to be old likely original While no obvious symptoms of non-performance were observed we recommendperiodic monitoring of the structure for cracking to determine if the building is moving shifting over time For more informationabout the foundation in concealed areas removal of the finished surfaces would be required

11 Intermediate SupportsThe support posts and piers were generally in acceptable condition with no sign of significant movement

12 Floor StructureThe floor framing was mostly not visible thus it was not inspected except as noted

Excessive notching was observed in the floor framing at the rear right to accommodate the swing of a security screen door This hadweakened the framing and while this condition may have existed for many years future performance cannot be guaranteed Werecommend review and repair as necessary by a licensed contractor to ensure proper support

Excessively notched joists

13 Seismic ConsiderationsDue to finished surfaces we could not determine if the garage opening was braced adequately to withstand seismic forces A lackof support is often described as a soft story condition and this area of the structure will be more likely damaged in an earthquakeWe recommend a seismic review of the structure by a licensed structural engineer

Finished surfaces covered most of the framing and therefore the structural connections were not accessible To determine seismicadequacy we recommend obtaining any available construction plans to determine what connections were specified for this

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 5 of 31

structure If plans are not available we recommend further evaluation by a licensed structural engineer Some interior finishes willmost likely have to be removed as part of this evaluation

14 MoistureAlthough access to the slab was limited because of the presence of finished flooring in the lower level we found no visible evidenceof seepage or other moisture related conditions

15 Wall StructureThe wall structure adjacent to the finished areas of the building was not visible however no symptoms of non-performance wereobserved

16 AtticAn access for the attic could not be located While we observed no symptoms that would lead us to believe that negative conditionswould be present in this area nevertheless if access were provided reportable conditions might be discovered We recommendinspection after an access opening be created

17 Roof StructureThe roof structure was not visible Thus it could not be inspected

18 Structure - GeneralWe did not observe evidence of any obvious structural deficiencies but because so little of the structural components were visibleto inspection we cannot confidently comment on its condition We recommend retaining the services of a licensed structuralengineer to provide a detailed and thorough analysis of the entire structure followed by repairs or modifications by a licensedcontractor to ensure a safe and durable building

One or more pest inspection tags were observed in the basement of 720 We recommend reviewing all available pest reports tobetter understand the history and condition of the building

LIMITATIONS ADDITIONAL INFOFoundation and Framing Were Covered By Finished SurfacesThe foundation mudsill and adjacent framing were not visible as they were covered by finished surfaces Therefore defects could beconcealed behind the finished surfaces If further information is desired regarding the structural elements we recommend removal ofinterior finishes to make them temporarily accessible

Attic Was Not AccessibleAccess was not provided for the attic making it inaccessible Thus the sheathing rafters ceiling joists and other structural componentsof the roof system were not visible and could not be inspected If access were available and with the opportunity for further inspectionreportable conditions may be discovered

Evaluation Must Be Based On SymptomsMost of the time many if not all structural components are inaccessible Thus our evaluation is based only on our observations ofsymptoms of movement damage and deterioration If there are no visible symptoms conditions requiring repair may go undetected Wemake no comment on the internal conditions of soils foundations and framing except as reflected in their performance

Information on Seismic StrengtheningFor more information about methods to seismically strengthen a building we recommend consulting the Association of Bay AreaGovernments (ABAG) website httpquakeabagcagovresidentssteps For standard retrofitting details review ldquoPlan Set Ardquohttpquakeabagcagovwp-contentdocumentsPlan-Set-Apdf

For More Information Consult A Structural EngineerIf there are any doubts remaining about the condition of the structural system we recommend retaining a licensed structural engineerwho is experienced in the design of residential buildings of this era to review the structure

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 6 of 31

structure If plans are not available we recommend further evaluation by a licensed structural engineer Some interior finishes willmost likely have to be removed as part of this evaluation

14 MoistureAlthough access to the slab was limited because of the presence of finished flooring in the lower level we found no visible evidenceof seepage or other moisture related conditions

15 Wall StructureThe wall structure adjacent to the finished areas of the building was not visible however no symptoms of non-performance wereobserved

16 AtticAn access for the attic could not be located While we observed no symptoms that would lead us to believe that negative conditionswould be present in this area nevertheless if access were provided reportable conditions might be discovered We recommendinspection after an access opening be created

17 Roof StructureThe roof structure was not visible Thus it could not be inspected

18 Structure - GeneralWe did not observe evidence of any obvious structural deficiencies but because so little of the structural components were visibleto inspection we cannot confidently comment on its condition We recommend retaining the services of a licensed structuralengineer to provide a detailed and thorough analysis of the entire structure followed by repairs or modifications by a licensedcontractor to ensure a safe and durable building

One or more pest inspection tags were observed in the basement of 720 We recommend reviewing all available pest reports tobetter understand the history and condition of the building

LIMITATIONS ADDITIONAL INFOFoundation and Framing Were Covered By Finished SurfacesThe foundation mudsill and adjacent framing were not visible as they were covered by finished surfaces Therefore defects could beconcealed behind the finished surfaces If further information is desired regarding the structural elements we recommend removal ofinterior finishes to make them temporarily accessible

Attic Was Not AccessibleAccess was not provided for the attic making it inaccessible Thus the sheathing rafters ceiling joists and other structural componentsof the roof system were not visible and could not be inspected If access were available and with the opportunity for further inspectionreportable conditions may be discovered

Evaluation Must Be Based On SymptomsMost of the time many if not all structural components are inaccessible Thus our evaluation is based only on our observations ofsymptoms of movement damage and deterioration If there are no visible symptoms conditions requiring repair may go undetected Wemake no comment on the internal conditions of soils foundations and framing except as reflected in their performance

Information on Seismic StrengtheningFor more information about methods to seismically strengthen a building we recommend consulting the Association of Bay AreaGovernments (ABAG) website httpquakeabagcagovresidentssteps For standard retrofitting details review ldquoPlan Set Ardquohttpquakeabagcagovwp-contentdocumentsPlan-Set-Apdf

For More Information Consult A Structural EngineerIf there are any doubts remaining about the condition of the structural system we recommend retaining a licensed structural engineerwho is experienced in the design of residential buildings of this era to review the structure

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 6 of 31

ExteriorDESCRIPTIONLot Topography bull Nearly flatDriveway Materials bull ConcreteWalk Patio Materials bull Concrete

Siding Materials bull Wood sidingSecondary Siding Materials bull T1-11 PlywoodDoor Materials bull Wood

Window Materials bull Vinyl

OBSERVATIONS amp RECOMMENDATIONS20 Site Grading and Drainage

Most of the areas near the building did not have an appreciable slope away from the building This can encourage wateraccumulation near the building and could cause water damage to foundations and interior as well as exterior building elements Werecommend monitoring both interior and exterior areas during heavy or extended rains and if water penetration is observedappropriate corrective measures should be undertaken

The grading at the right side sloped toward the foundation This condition promotes water accumulation at the building which couldresult in deterioration of the foundation and water penetration under the building If water penetration is observed we recommend alicensed contractor specializing in drainage systems should be consulted for advice repair options and cost estimates

We did not find evidence of a formal drainage system We recommend monitoring surface drainage performance for a full cycle ofseasons or until deficiencies emerge If negative conditions arise then appropriate modifications should be made

Several downspouts were not properly extended away from the building This condition can allow water to pool near the foundationoften leading to excess moisture around the foundation or below the building We recommend the discharges from all downspouts berouted sufficiently away from the structure (usually at least 5 to 10 feet)

21 Driveway ParkingThe small cracks in the driveway pavement were not significant in terms of the usability of the driveway The driveway wasotherwise in acceptable condition

22 WalkwaysSmall cracks were observed in the walkways The cracks were not large enough to be significant in terms of the performance of thewalks

23 Wood SidingThe wood siding was generally in acceptable condition

24 Plywood SidingThe plywood siding at the lower front and rear was generally in acceptable condition For plywood siding frequent maintenance isrequired to keep it sealed and prevent moisture damage and we recommend establishing a maintenance budget and timetable

25 Siding - GeneralSoil was contacting the siding at the right side The siding and adjacent structure will be prone to moisture related damage Asprudent preventative maintenance we recommend eliminating all soilsiding contact Care should be taken to not create a trough thatwill collect water near the foundation

26 Flashing and TrimThe projecting horizontal wood trim lacked ldquohead flashingsrdquo at several windows Head flashings are required by current standards asthe joints between the top of the trim and the siding could be a source of water entry if not properly sealed and maintained on aregular basis If leaks develop or as a precaution head flashings should be installed

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 7 of 31

The exterior trim was in acceptable condition

27 Eaves and SoffitsThe eavessoffits appeared to be in acceptable condition but due to their height our inspection was at a distance from the ground

28 Paint and StainIt appeared that minimal prep work was done (if at all) before the exterior paint was applied Without diligent preparation and thesanding of hard paint edges the paint will likely fail prematurely We recommend establishing a budget in anticipation of futurepainting

29 Doors Windows and GlazingThe exterior doors and windows were generally in acceptable condition with exceptions noted

It appeared that at least some of the doors or windows were retrofitreplacements for the originals and modifications to the sidingandor trim were made The construction details of their installation were covered and were no longer visible We cannot determinethe adequacy of the flashing details beneath the cladding that prevent water intrusion We recommend requesting documentationfrom the owner which could confirm a professional installation and might include a transferable warranty or other benefits

The hardware was loose or damaged at the upper rear door The hardware should be repaired or replaced as necessary to restore fullfunction We recommend review and repair as necessary by a licensed contractor

The security screen at the upper rear had an inside keyed lock Deadbolts and other locks with removable inside keys can preventescape in a fire emergency and are prohibited in most jurisdictions and by fire departments If you desire keyed locks for securityalways leave keys inside the locks when the building is occupied Thumb latches are safer and lock replacement should beconsidered

The exterior aspects of the windows were in acceptable condition

210 Stairs and RailingsThe treads and risers at the front stairs were not uniform and therefore posed a potential fall hazard The stairs should be modifiedif possible to conform with current standards but this may be impractical If the stairs are not successfully modified or rebuiltusers of the stairs should be warned to exercise special caution to avoid personal injury A sturdy handrail is recommended if one isnot already present

The rear stairs were not constructed in conformance with modern standards which poses a safety hazard especially for childrenand the elderly Ideally the stairs should be modified to conform to modern standards but this may be impractical and occupantsshould be warned to exercise special caution to avoid personal injury A sturdy handrail is recommended if one is not alreadypresentNote Current standards require a maximum riser height of 7-34 inches and a minimum tread depth of 10 inches (with treadnosings) or 11 inches (without nosings) Tread and risers are not allowed to vary by more than 38 inch

A railing at the front stairs was hazardous as it could allow small children to fall through We recommend immediate modificationof all railings by a licensed contractor to bring them in conformance with current standards and local requirements to minimizesafety hazardsNote Current standards prohibit guardrail openings of 4 inches or larger Stairway guardrails prohibit openings of 4 ⅜ inches orlarger The triangular area formed by the bottom of the guardrail the tread and the riser must not allow passage of a 6 inch sphereA guardrail height is required to be 42 inches and between 34-38 inches at stairways

The head room clearance at the rear stairway was too low and may present an injury hazard to taller people using the stairs Whilere-configuration would be ideal it it typically impractical Caution when using the stairs is strongly urged

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 8 of 31

LIMITATIONS ADDITIONAL INFOUpper Levels of the Exterior Were Too High To InspectBecause of their height above ground upper-level exterior surfaces and cladding were physically and visually inaccessible for a thoroughreview For this reason reportable conditions may exist which could not be observed

Fencing Not InspectedThe fences and gates were not inspected and are not included in this report Fences at the perimeter of the lot typically approximate theproperty lines but only a licensed surveyor can verify their exact location

Drainage InformationA drainage system should be designed to collect and divert roof runoff other surface water and subsurface water It is typically installedin solid and perforated pipe and flows continuously downhill to a point of discharge Designs and materials for these systems varywidely making it impossible to evaluate the integrity of the system with any certainty For more information and testing of the drainagesystem a contractor specializing in drainage systems should be consulted

Please See the Interior SectionFor information about the interior aspects of the windows please see the Interior section

Rekeying Exterior DoorsExterior door locks should be rekeyed after transfer of ownership to ensure personal safety and security

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 9 of 31

GarageDESCRIPTIONGarage Type bull AttachedGarage Door Type bull 1 roll-upGarage Door Material bull Metal

Garage Door Openers bull 1 Opener

OBSERVATIONS amp RECOMMENDATIONS30 Garage Fire Separation

The surfaces adjoining the main structure appeared to be of fire-resistive construction and no obvious deficiencies were noted

The garage personnel door was a not self-closing fire-rated door and thus did not meet current standards for a fire door Upgradingthe present door would provide a greater margin of safety by slowing the spread of fire and dangerous gases from the garage into theliving areas

31 Garage InteriorThe visible areas of the garage interior were in acceptable condition except as noted

The wall surface or finish was blistered at the lower front left wall which can be an indication of water damage However the wallwas dry at the time of the inspection We recommend continued monitoring and if moisture is found we recommend furtherevaluation and repair by a licensed contractor

The garage floor was a concrete slab The slab was in acceptable condition

32 Vehicle DoorsThe garage door was opened and in generally acceptable condition

The garage door opener operated when tested including the automatic stop and reverse features which functioned both whenmeeting resistance and when the floor beam was interrupted

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 10 of 31

RoofingDESCRIPTIONPrimary Roofing Materials bull Asphalt composition shinglesEstimated Age bull 10 yearsVisible Layers bull 2 layers

Secondary Roofing Materials bull MetalEstimated Age bull 20+ yearsRoof Slope bull Medium

Roof Inspection Method bull Walked the roofFlashings bull Sheet metal bull MasticSealantValley Types bull Shingles woven full lap

Roof Drainage bull Metal gutters

OBSERVATIONS amp RECOMMENDATIONS40 Asphalt Composition Shingle Roofing

The asphalt composition shingle roofing was worn because of exposure but was in generally acceptable condition for its age

Two or more layers of roofing were installed Current standards do not allow more than two total layers of roofing due to concernsabout overloading the roof framing adequately fastening of the shingles and structural damage in a large earthquake Werecommend complete removal of all the layers of roofing when the roofing is replaced

A dish-type antenna was installed through the roof surface at the front leaving penetrations that could be subject to water entry andsubsequent damage We recommend relocation of the antenna and patching of the roofing materials by a licensed roofing contractor

41 Metal RoofingThe metal roofing at the front porch was rusted The effective service life of metal roof can be extended by regular conscientiouspainting of the exposed surfaces We recommend review and repair as necessary by a licensed painting or roofing contractor

Rusting porch roofing

42 FlashingsThe mastic or sealant used to seal some of the roof penetration flashings was cracked or missing We recommend review and repairas necessary by a licensed roofing contractor The need for ongoing maintenance should be anticipated

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 11 of 31

Deteriorated mastic

Edge flashing was not installed and leakage andor water damage was possible We recommend that suitable edge flashings beinstalled by a licensed roofing contractor

43 Roof DrainageThe roof drainage system was generally free of debris but should be checked and cleaned on a regular basis to prevent backups andpossible water entry

The gutters were rusting The gutters should be cleaned primed and painted to help prevent further deterioration Eventualreplacement will be required if there is continued deterioration

44 Roof VentilationThe roof was only minimally ventilated We recommend the installation of additional ventilation when the roof is replaced Untilthen this condition should be monitored to see how it affects the building to determine when additional venting should be installed

45 Roofing - GeneralThe asphalt composition shingle roofing was in the early-middle of its expected service life and with attention to the items noted inthis section should remain reliable for a number of years

The roofing was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensed roofingcontractor

LIMITATIONS ADDITIONAL INFOWe Cannot Guarantee a Leak-free RoofOur comments do not constitute a warranty that the roof is free of leaks or will remain free of leaks

The Benefits of Cleaning the Roof Drainage SystemThe roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has accumulated Regular cleaningwill prevent clogging of the downspouts and potentially damaging leaks

All Roofs Should Have a Periodic ldquoCheckuprdquoAll roof systems require annual (or even more frequent) maintenance Failure to perform routine roof maintenance will usually result inleaks and accelerated deterioration of the roof covering and flashings Any estimate of remaining life expectancy must be based upon theassumption that the roof will receive periodic maintenance

Attic VentilationAttic ventilation is important to the general ldquohealthrdquo of a building and can be provided by eavesoffit gable or ridge vents Attic fans orwind driven turbines are sometimes used to augment passive ventilation Ventilation openings should be divided equally between upper(gable or ridge) and lower (soffit or eave) vents

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 12 of 31

PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 13 of 31

55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 14 of 31

LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 15 of 31

The exterior trim was in acceptable condition

27 Eaves and SoffitsThe eavessoffits appeared to be in acceptable condition but due to their height our inspection was at a distance from the ground

28 Paint and StainIt appeared that minimal prep work was done (if at all) before the exterior paint was applied Without diligent preparation and thesanding of hard paint edges the paint will likely fail prematurely We recommend establishing a budget in anticipation of futurepainting

29 Doors Windows and GlazingThe exterior doors and windows were generally in acceptable condition with exceptions noted

It appeared that at least some of the doors or windows were retrofitreplacements for the originals and modifications to the sidingandor trim were made The construction details of their installation were covered and were no longer visible We cannot determinethe adequacy of the flashing details beneath the cladding that prevent water intrusion We recommend requesting documentationfrom the owner which could confirm a professional installation and might include a transferable warranty or other benefits

The hardware was loose or damaged at the upper rear door The hardware should be repaired or replaced as necessary to restore fullfunction We recommend review and repair as necessary by a licensed contractor

The security screen at the upper rear had an inside keyed lock Deadbolts and other locks with removable inside keys can preventescape in a fire emergency and are prohibited in most jurisdictions and by fire departments If you desire keyed locks for securityalways leave keys inside the locks when the building is occupied Thumb latches are safer and lock replacement should beconsidered

The exterior aspects of the windows were in acceptable condition

210 Stairs and RailingsThe treads and risers at the front stairs were not uniform and therefore posed a potential fall hazard The stairs should be modifiedif possible to conform with current standards but this may be impractical If the stairs are not successfully modified or rebuiltusers of the stairs should be warned to exercise special caution to avoid personal injury A sturdy handrail is recommended if one isnot already present

The rear stairs were not constructed in conformance with modern standards which poses a safety hazard especially for childrenand the elderly Ideally the stairs should be modified to conform to modern standards but this may be impractical and occupantsshould be warned to exercise special caution to avoid personal injury A sturdy handrail is recommended if one is not alreadypresentNote Current standards require a maximum riser height of 7-34 inches and a minimum tread depth of 10 inches (with treadnosings) or 11 inches (without nosings) Tread and risers are not allowed to vary by more than 38 inch

A railing at the front stairs was hazardous as it could allow small children to fall through We recommend immediate modificationof all railings by a licensed contractor to bring them in conformance with current standards and local requirements to minimizesafety hazardsNote Current standards prohibit guardrail openings of 4 inches or larger Stairway guardrails prohibit openings of 4 ⅜ inches orlarger The triangular area formed by the bottom of the guardrail the tread and the riser must not allow passage of a 6 inch sphereA guardrail height is required to be 42 inches and between 34-38 inches at stairways

The head room clearance at the rear stairway was too low and may present an injury hazard to taller people using the stairs Whilere-configuration would be ideal it it typically impractical Caution when using the stairs is strongly urged

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 8 of 31

LIMITATIONS ADDITIONAL INFOUpper Levels of the Exterior Were Too High To InspectBecause of their height above ground upper-level exterior surfaces and cladding were physically and visually inaccessible for a thoroughreview For this reason reportable conditions may exist which could not be observed

Fencing Not InspectedThe fences and gates were not inspected and are not included in this report Fences at the perimeter of the lot typically approximate theproperty lines but only a licensed surveyor can verify their exact location

Drainage InformationA drainage system should be designed to collect and divert roof runoff other surface water and subsurface water It is typically installedin solid and perforated pipe and flows continuously downhill to a point of discharge Designs and materials for these systems varywidely making it impossible to evaluate the integrity of the system with any certainty For more information and testing of the drainagesystem a contractor specializing in drainage systems should be consulted

Please See the Interior SectionFor information about the interior aspects of the windows please see the Interior section

Rekeying Exterior DoorsExterior door locks should be rekeyed after transfer of ownership to ensure personal safety and security

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 9 of 31

GarageDESCRIPTIONGarage Type bull AttachedGarage Door Type bull 1 roll-upGarage Door Material bull Metal

Garage Door Openers bull 1 Opener

OBSERVATIONS amp RECOMMENDATIONS30 Garage Fire Separation

The surfaces adjoining the main structure appeared to be of fire-resistive construction and no obvious deficiencies were noted

The garage personnel door was a not self-closing fire-rated door and thus did not meet current standards for a fire door Upgradingthe present door would provide a greater margin of safety by slowing the spread of fire and dangerous gases from the garage into theliving areas

31 Garage InteriorThe visible areas of the garage interior were in acceptable condition except as noted

The wall surface or finish was blistered at the lower front left wall which can be an indication of water damage However the wallwas dry at the time of the inspection We recommend continued monitoring and if moisture is found we recommend furtherevaluation and repair by a licensed contractor

The garage floor was a concrete slab The slab was in acceptable condition

32 Vehicle DoorsThe garage door was opened and in generally acceptable condition

The garage door opener operated when tested including the automatic stop and reverse features which functioned both whenmeeting resistance and when the floor beam was interrupted

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 10 of 31

RoofingDESCRIPTIONPrimary Roofing Materials bull Asphalt composition shinglesEstimated Age bull 10 yearsVisible Layers bull 2 layers

Secondary Roofing Materials bull MetalEstimated Age bull 20+ yearsRoof Slope bull Medium

Roof Inspection Method bull Walked the roofFlashings bull Sheet metal bull MasticSealantValley Types bull Shingles woven full lap

Roof Drainage bull Metal gutters

OBSERVATIONS amp RECOMMENDATIONS40 Asphalt Composition Shingle Roofing

The asphalt composition shingle roofing was worn because of exposure but was in generally acceptable condition for its age

Two or more layers of roofing were installed Current standards do not allow more than two total layers of roofing due to concernsabout overloading the roof framing adequately fastening of the shingles and structural damage in a large earthquake Werecommend complete removal of all the layers of roofing when the roofing is replaced

A dish-type antenna was installed through the roof surface at the front leaving penetrations that could be subject to water entry andsubsequent damage We recommend relocation of the antenna and patching of the roofing materials by a licensed roofing contractor

41 Metal RoofingThe metal roofing at the front porch was rusted The effective service life of metal roof can be extended by regular conscientiouspainting of the exposed surfaces We recommend review and repair as necessary by a licensed painting or roofing contractor

Rusting porch roofing

42 FlashingsThe mastic or sealant used to seal some of the roof penetration flashings was cracked or missing We recommend review and repairas necessary by a licensed roofing contractor The need for ongoing maintenance should be anticipated

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 11 of 31

Deteriorated mastic

Edge flashing was not installed and leakage andor water damage was possible We recommend that suitable edge flashings beinstalled by a licensed roofing contractor

43 Roof DrainageThe roof drainage system was generally free of debris but should be checked and cleaned on a regular basis to prevent backups andpossible water entry

The gutters were rusting The gutters should be cleaned primed and painted to help prevent further deterioration Eventualreplacement will be required if there is continued deterioration

44 Roof VentilationThe roof was only minimally ventilated We recommend the installation of additional ventilation when the roof is replaced Untilthen this condition should be monitored to see how it affects the building to determine when additional venting should be installed

45 Roofing - GeneralThe asphalt composition shingle roofing was in the early-middle of its expected service life and with attention to the items noted inthis section should remain reliable for a number of years

The roofing was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensed roofingcontractor

LIMITATIONS ADDITIONAL INFOWe Cannot Guarantee a Leak-free RoofOur comments do not constitute a warranty that the roof is free of leaks or will remain free of leaks

The Benefits of Cleaning the Roof Drainage SystemThe roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has accumulated Regular cleaningwill prevent clogging of the downspouts and potentially damaging leaks

All Roofs Should Have a Periodic ldquoCheckuprdquoAll roof systems require annual (or even more frequent) maintenance Failure to perform routine roof maintenance will usually result inleaks and accelerated deterioration of the roof covering and flashings Any estimate of remaining life expectancy must be based upon theassumption that the roof will receive periodic maintenance

Attic VentilationAttic ventilation is important to the general ldquohealthrdquo of a building and can be provided by eavesoffit gable or ridge vents Attic fans orwind driven turbines are sometimes used to augment passive ventilation Ventilation openings should be divided equally between upper(gable or ridge) and lower (soffit or eave) vents

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 12 of 31

PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 13 of 31

55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 14 of 31

LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 15 of 31

LIMITATIONS ADDITIONAL INFOUpper Levels of the Exterior Were Too High To InspectBecause of their height above ground upper-level exterior surfaces and cladding were physically and visually inaccessible for a thoroughreview For this reason reportable conditions may exist which could not be observed

Fencing Not InspectedThe fences and gates were not inspected and are not included in this report Fences at the perimeter of the lot typically approximate theproperty lines but only a licensed surveyor can verify their exact location

Drainage InformationA drainage system should be designed to collect and divert roof runoff other surface water and subsurface water It is typically installedin solid and perforated pipe and flows continuously downhill to a point of discharge Designs and materials for these systems varywidely making it impossible to evaluate the integrity of the system with any certainty For more information and testing of the drainagesystem a contractor specializing in drainage systems should be consulted

Please See the Interior SectionFor information about the interior aspects of the windows please see the Interior section

Rekeying Exterior DoorsExterior door locks should be rekeyed after transfer of ownership to ensure personal safety and security

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 9 of 31

GarageDESCRIPTIONGarage Type bull AttachedGarage Door Type bull 1 roll-upGarage Door Material bull Metal

Garage Door Openers bull 1 Opener

OBSERVATIONS amp RECOMMENDATIONS30 Garage Fire Separation

The surfaces adjoining the main structure appeared to be of fire-resistive construction and no obvious deficiencies were noted

The garage personnel door was a not self-closing fire-rated door and thus did not meet current standards for a fire door Upgradingthe present door would provide a greater margin of safety by slowing the spread of fire and dangerous gases from the garage into theliving areas

31 Garage InteriorThe visible areas of the garage interior were in acceptable condition except as noted

The wall surface or finish was blistered at the lower front left wall which can be an indication of water damage However the wallwas dry at the time of the inspection We recommend continued monitoring and if moisture is found we recommend furtherevaluation and repair by a licensed contractor

The garage floor was a concrete slab The slab was in acceptable condition

32 Vehicle DoorsThe garage door was opened and in generally acceptable condition

The garage door opener operated when tested including the automatic stop and reverse features which functioned both whenmeeting resistance and when the floor beam was interrupted

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 10 of 31

RoofingDESCRIPTIONPrimary Roofing Materials bull Asphalt composition shinglesEstimated Age bull 10 yearsVisible Layers bull 2 layers

Secondary Roofing Materials bull MetalEstimated Age bull 20+ yearsRoof Slope bull Medium

Roof Inspection Method bull Walked the roofFlashings bull Sheet metal bull MasticSealantValley Types bull Shingles woven full lap

Roof Drainage bull Metal gutters

OBSERVATIONS amp RECOMMENDATIONS40 Asphalt Composition Shingle Roofing

The asphalt composition shingle roofing was worn because of exposure but was in generally acceptable condition for its age

Two or more layers of roofing were installed Current standards do not allow more than two total layers of roofing due to concernsabout overloading the roof framing adequately fastening of the shingles and structural damage in a large earthquake Werecommend complete removal of all the layers of roofing when the roofing is replaced

A dish-type antenna was installed through the roof surface at the front leaving penetrations that could be subject to water entry andsubsequent damage We recommend relocation of the antenna and patching of the roofing materials by a licensed roofing contractor

41 Metal RoofingThe metal roofing at the front porch was rusted The effective service life of metal roof can be extended by regular conscientiouspainting of the exposed surfaces We recommend review and repair as necessary by a licensed painting or roofing contractor

Rusting porch roofing

42 FlashingsThe mastic or sealant used to seal some of the roof penetration flashings was cracked or missing We recommend review and repairas necessary by a licensed roofing contractor The need for ongoing maintenance should be anticipated

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 11 of 31

Deteriorated mastic

Edge flashing was not installed and leakage andor water damage was possible We recommend that suitable edge flashings beinstalled by a licensed roofing contractor

43 Roof DrainageThe roof drainage system was generally free of debris but should be checked and cleaned on a regular basis to prevent backups andpossible water entry

The gutters were rusting The gutters should be cleaned primed and painted to help prevent further deterioration Eventualreplacement will be required if there is continued deterioration

44 Roof VentilationThe roof was only minimally ventilated We recommend the installation of additional ventilation when the roof is replaced Untilthen this condition should be monitored to see how it affects the building to determine when additional venting should be installed

45 Roofing - GeneralThe asphalt composition shingle roofing was in the early-middle of its expected service life and with attention to the items noted inthis section should remain reliable for a number of years

The roofing was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensed roofingcontractor

LIMITATIONS ADDITIONAL INFOWe Cannot Guarantee a Leak-free RoofOur comments do not constitute a warranty that the roof is free of leaks or will remain free of leaks

The Benefits of Cleaning the Roof Drainage SystemThe roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has accumulated Regular cleaningwill prevent clogging of the downspouts and potentially damaging leaks

All Roofs Should Have a Periodic ldquoCheckuprdquoAll roof systems require annual (or even more frequent) maintenance Failure to perform routine roof maintenance will usually result inleaks and accelerated deterioration of the roof covering and flashings Any estimate of remaining life expectancy must be based upon theassumption that the roof will receive periodic maintenance

Attic VentilationAttic ventilation is important to the general ldquohealthrdquo of a building and can be provided by eavesoffit gable or ridge vents Attic fans orwind driven turbines are sometimes used to augment passive ventilation Ventilation openings should be divided equally between upper(gable or ridge) and lower (soffit or eave) vents

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 12 of 31

PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 13 of 31

55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 14 of 31

LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 15 of 31

GarageDESCRIPTIONGarage Type bull AttachedGarage Door Type bull 1 roll-upGarage Door Material bull Metal

Garage Door Openers bull 1 Opener

OBSERVATIONS amp RECOMMENDATIONS30 Garage Fire Separation

The surfaces adjoining the main structure appeared to be of fire-resistive construction and no obvious deficiencies were noted

The garage personnel door was a not self-closing fire-rated door and thus did not meet current standards for a fire door Upgradingthe present door would provide a greater margin of safety by slowing the spread of fire and dangerous gases from the garage into theliving areas

31 Garage InteriorThe visible areas of the garage interior were in acceptable condition except as noted

The wall surface or finish was blistered at the lower front left wall which can be an indication of water damage However the wallwas dry at the time of the inspection We recommend continued monitoring and if moisture is found we recommend furtherevaluation and repair by a licensed contractor

The garage floor was a concrete slab The slab was in acceptable condition

32 Vehicle DoorsThe garage door was opened and in generally acceptable condition

The garage door opener operated when tested including the automatic stop and reverse features which functioned both whenmeeting resistance and when the floor beam was interrupted

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 10 of 31

RoofingDESCRIPTIONPrimary Roofing Materials bull Asphalt composition shinglesEstimated Age bull 10 yearsVisible Layers bull 2 layers

Secondary Roofing Materials bull MetalEstimated Age bull 20+ yearsRoof Slope bull Medium

Roof Inspection Method bull Walked the roofFlashings bull Sheet metal bull MasticSealantValley Types bull Shingles woven full lap

Roof Drainage bull Metal gutters

OBSERVATIONS amp RECOMMENDATIONS40 Asphalt Composition Shingle Roofing

The asphalt composition shingle roofing was worn because of exposure but was in generally acceptable condition for its age

Two or more layers of roofing were installed Current standards do not allow more than two total layers of roofing due to concernsabout overloading the roof framing adequately fastening of the shingles and structural damage in a large earthquake Werecommend complete removal of all the layers of roofing when the roofing is replaced

A dish-type antenna was installed through the roof surface at the front leaving penetrations that could be subject to water entry andsubsequent damage We recommend relocation of the antenna and patching of the roofing materials by a licensed roofing contractor

41 Metal RoofingThe metal roofing at the front porch was rusted The effective service life of metal roof can be extended by regular conscientiouspainting of the exposed surfaces We recommend review and repair as necessary by a licensed painting or roofing contractor

Rusting porch roofing

42 FlashingsThe mastic or sealant used to seal some of the roof penetration flashings was cracked or missing We recommend review and repairas necessary by a licensed roofing contractor The need for ongoing maintenance should be anticipated

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 11 of 31

Deteriorated mastic

Edge flashing was not installed and leakage andor water damage was possible We recommend that suitable edge flashings beinstalled by a licensed roofing contractor

43 Roof DrainageThe roof drainage system was generally free of debris but should be checked and cleaned on a regular basis to prevent backups andpossible water entry

The gutters were rusting The gutters should be cleaned primed and painted to help prevent further deterioration Eventualreplacement will be required if there is continued deterioration

44 Roof VentilationThe roof was only minimally ventilated We recommend the installation of additional ventilation when the roof is replaced Untilthen this condition should be monitored to see how it affects the building to determine when additional venting should be installed

45 Roofing - GeneralThe asphalt composition shingle roofing was in the early-middle of its expected service life and with attention to the items noted inthis section should remain reliable for a number of years

The roofing was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensed roofingcontractor

LIMITATIONS ADDITIONAL INFOWe Cannot Guarantee a Leak-free RoofOur comments do not constitute a warranty that the roof is free of leaks or will remain free of leaks

The Benefits of Cleaning the Roof Drainage SystemThe roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has accumulated Regular cleaningwill prevent clogging of the downspouts and potentially damaging leaks

All Roofs Should Have a Periodic ldquoCheckuprdquoAll roof systems require annual (or even more frequent) maintenance Failure to perform routine roof maintenance will usually result inleaks and accelerated deterioration of the roof covering and flashings Any estimate of remaining life expectancy must be based upon theassumption that the roof will receive periodic maintenance

Attic VentilationAttic ventilation is important to the general ldquohealthrdquo of a building and can be provided by eavesoffit gable or ridge vents Attic fans orwind driven turbines are sometimes used to augment passive ventilation Ventilation openings should be divided equally between upper(gable or ridge) and lower (soffit or eave) vents

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 12 of 31

PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 13 of 31

55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 14 of 31

LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 15 of 31

RoofingDESCRIPTIONPrimary Roofing Materials bull Asphalt composition shinglesEstimated Age bull 10 yearsVisible Layers bull 2 layers

Secondary Roofing Materials bull MetalEstimated Age bull 20+ yearsRoof Slope bull Medium

Roof Inspection Method bull Walked the roofFlashings bull Sheet metal bull MasticSealantValley Types bull Shingles woven full lap

Roof Drainage bull Metal gutters

OBSERVATIONS amp RECOMMENDATIONS40 Asphalt Composition Shingle Roofing

The asphalt composition shingle roofing was worn because of exposure but was in generally acceptable condition for its age

Two or more layers of roofing were installed Current standards do not allow more than two total layers of roofing due to concernsabout overloading the roof framing adequately fastening of the shingles and structural damage in a large earthquake Werecommend complete removal of all the layers of roofing when the roofing is replaced

A dish-type antenna was installed through the roof surface at the front leaving penetrations that could be subject to water entry andsubsequent damage We recommend relocation of the antenna and patching of the roofing materials by a licensed roofing contractor

41 Metal RoofingThe metal roofing at the front porch was rusted The effective service life of metal roof can be extended by regular conscientiouspainting of the exposed surfaces We recommend review and repair as necessary by a licensed painting or roofing contractor

Rusting porch roofing

42 FlashingsThe mastic or sealant used to seal some of the roof penetration flashings was cracked or missing We recommend review and repairas necessary by a licensed roofing contractor The need for ongoing maintenance should be anticipated

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 11 of 31

Deteriorated mastic

Edge flashing was not installed and leakage andor water damage was possible We recommend that suitable edge flashings beinstalled by a licensed roofing contractor

43 Roof DrainageThe roof drainage system was generally free of debris but should be checked and cleaned on a regular basis to prevent backups andpossible water entry

The gutters were rusting The gutters should be cleaned primed and painted to help prevent further deterioration Eventualreplacement will be required if there is continued deterioration

44 Roof VentilationThe roof was only minimally ventilated We recommend the installation of additional ventilation when the roof is replaced Untilthen this condition should be monitored to see how it affects the building to determine when additional venting should be installed

45 Roofing - GeneralThe asphalt composition shingle roofing was in the early-middle of its expected service life and with attention to the items noted inthis section should remain reliable for a number of years

The roofing was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensed roofingcontractor

LIMITATIONS ADDITIONAL INFOWe Cannot Guarantee a Leak-free RoofOur comments do not constitute a warranty that the roof is free of leaks or will remain free of leaks

The Benefits of Cleaning the Roof Drainage SystemThe roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has accumulated Regular cleaningwill prevent clogging of the downspouts and potentially damaging leaks

All Roofs Should Have a Periodic ldquoCheckuprdquoAll roof systems require annual (or even more frequent) maintenance Failure to perform routine roof maintenance will usually result inleaks and accelerated deterioration of the roof covering and flashings Any estimate of remaining life expectancy must be based upon theassumption that the roof will receive periodic maintenance

Attic VentilationAttic ventilation is important to the general ldquohealthrdquo of a building and can be provided by eavesoffit gable or ridge vents Attic fans orwind driven turbines are sometimes used to augment passive ventilation Ventilation openings should be divided equally between upper(gable or ridge) and lower (soffit or eave) vents

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 12 of 31

PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 13 of 31

55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 14 of 31

LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 15 of 31

Deteriorated mastic

Edge flashing was not installed and leakage andor water damage was possible We recommend that suitable edge flashings beinstalled by a licensed roofing contractor

43 Roof DrainageThe roof drainage system was generally free of debris but should be checked and cleaned on a regular basis to prevent backups andpossible water entry

The gutters were rusting The gutters should be cleaned primed and painted to help prevent further deterioration Eventualreplacement will be required if there is continued deterioration

44 Roof VentilationThe roof was only minimally ventilated We recommend the installation of additional ventilation when the roof is replaced Untilthen this condition should be monitored to see how it affects the building to determine when additional venting should be installed

45 Roofing - GeneralThe asphalt composition shingle roofing was in the early-middle of its expected service life and with attention to the items noted inthis section should remain reliable for a number of years

The roofing was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensed roofingcontractor

LIMITATIONS ADDITIONAL INFOWe Cannot Guarantee a Leak-free RoofOur comments do not constitute a warranty that the roof is free of leaks or will remain free of leaks

The Benefits of Cleaning the Roof Drainage SystemThe roof drainage system should be monitored on a regular basis and be cleaned out whenever debris has accumulated Regular cleaningwill prevent clogging of the downspouts and potentially damaging leaks

All Roofs Should Have a Periodic ldquoCheckuprdquoAll roof systems require annual (or even more frequent) maintenance Failure to perform routine roof maintenance will usually result inleaks and accelerated deterioration of the roof covering and flashings Any estimate of remaining life expectancy must be based upon theassumption that the roof will receive periodic maintenance

Attic VentilationAttic ventilation is important to the general ldquohealthrdquo of a building and can be provided by eavesoffit gable or ridge vents Attic fans orwind driven turbines are sometimes used to augment passive ventilation Ventilation openings should be divided equally between upper(gable or ridge) and lower (soffit or eave) vents

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PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

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55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

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LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

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PlumbingDESCRIPTIONWater Source bull Appeared to be municipalcommunity supplyWater Pressure bull ~75 psiWater Service bull Not visible

Main Shutoff Location bull Sidewalk vault - frontWater Distribution Piping bull CopperWaste Disposal bull Appeared to be municipalcommunity sewer

Sewer Cleanout Location bull Exterior - right sideDrain amp Vent Piping bull Cast iron bull Galvanized bull ABSGas Service bull Natural gas - 275 cfh meter

Gas Shutoff Location bull Exterior - left side

OBSERVATIONS amp RECOMMENDATIONS50 Main Water Supply

The main water supply piping was not visible and could not be inspected

A shut-off valve for the main water service was not found except at the meter which could be inconvenient or difficult to use in anemergency We recommend installation of a shut-off valve in an accessible location by a licensed plumbing contractor

System pressure as measured by a water pressure tester was within the normal range (40-80 psi)

It should be noted that only one water meter was observed for this multi-unit property Therefore the units cannot be individuallymetered If additional meters are desired the local utility company should be consulted

51 Water Distribution PipingDue to the design of the building most of the water distribution piping was hidden Where visible the piping was in acceptablecondition

Given the age of the building there may be galvanized supply piping that was not visible to inspection Galvanized piping rustsinternally over time and this process reduces flow If poor flow is noted at certain fixtures (particularly on the hot water side) alicensed plumbing contractor should be consulted

52 FaucetsThe faucets were operated and allowed to run for a short period of time They produced functional flow and were in acceptablecondition except as noted

The hose weight for the pull-out faucet in the kitchen was not properly installed and the faucet did not properly retract Werecommend review and repair as necessary by a licensed plumbing contractor to restore proper function

53 Bath and Shower FixturesOnly hot or lukewarm water was delivered to the tubshower in the upper level bathroom with no cold water The watertemperatures can typically be adjusted in modern valves and in this case it appeared that this valve was never adjusted properly Werecommend adjustment or repair as necessary by a licensed plumbing contractor to ensure full function

54 SinksThe sinks were in acceptable condition except as noted

The upper level bathroom sink was not equipped with an overflow Without an overflow a sink can overflow and spill water into theroom As a precaution the sink should never be left to fill unattended

The drain stopper for a sink in the upper level bathroom was not working properly The drain stopper should be repaired to restorefull function to the sink

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55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

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LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

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55 BathtubsThe surface finish of the upper level bathtub was chipped and a rust spot was observed This was primarily a cosmetic condition butif the rust increases the bathtub may eventually have to be resurfaced or replaced

56 ToiletsThe toilets were operated and appeared to flush properly

57 Drain PipingA drain line at the right exterior was open and were not capped off This condition had created a potential health hazard as sewage orsewer gases can escape We recommend review and repair as necessary by a licensed plumbing contractor

The bathroom sink and the lower level laundry area sink drained slowly when tested Typically traps get clogged by hair or sludgebut sometimes the blockage can be further downstream We recommend review and repair as necessary by a licensed plumbingcontractor

58 Sewer Cleanouts amp LateralIt should be noted that it was impossible to determine the condition of the sewer lateral (the drain line between the building and mainsewer line in the street) because it was buried Many Bay Area jurisdictions now require sewer lateral testing at time of sale toensure water tightness Replacement of the sewer lateral can be expensive and therefore we recommend hiring a licensed plumber todetermine the condition of the sewer lateral

59 Gas ServiceThe gas meter was beneath the building a configuration that will make the gas meter prone to damage in an earthquake As anupgrade relocation of the gas meter to the outside the building should be considered for seismic safety For more information thelocal utility should be consulted

An automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and this typeof valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automatic seismicshutoff valve by a licensed plumbing contractor

A meter wrench could not be located in the vicinity of the main gas valve A proper wrench should be located near the main gasvalve to provide a convenient means for shutoff in an emergency A main gas valve can be turned 90 degrees in either direction toshut the gas supply off

510 Gas PipingThe visible sections of the gas piping were in acceptable condition No evidence of leakage was detected at any of the exposed gaspiping Pressure testing may reveal leaks but this procedure is beyond the scope of this inspection

511 Plumbing - GeneralThe plumbing system was generally in acceptable condition however instances of repair or correction were observed Werecommend hiring a licensed plumbing contractor to examine the plumbing system and repair augment or modify as necessary toensure that the entire system is safe and dependable

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 15 of 31

LIMITATIONS ADDITIONAL INFOSenate Bill 407 InformationSome important provisions of SB407 took effect January 1 2017 This law requires the installation of water conserving plumbingfixtures in all single family homes built prior to 1994 This is not a time-of-sale requirement it applies to all single family homes builtbefore 1994 whether the home is being sold or not In addition this law requires an owner to disclose in writing if the property includesany noncompliant plumbing fixtures at time of sale Please see httpjmcinspectionscomsb407-what-you-need-to-know

Copper Water LinesCopper is generally considered a very desirable type of piping because it is less susceptible to corrosion (than galvanized piping) andcould be expected to last the lifetime of the building

For Water Quality Questions Ask The SupplierFor information concerning water quality we suggest contacting the municipality or utility company that provides water to this property

What To Do If You Smell GasA persistent sulfuric ldquorotten eggrdquo odor signals a natural gas leak and the local gas utility should be contacted immediately if the odor isdetected It is typical to smell the odor when lighting natural gas appliances like kitchen ranges but the odor should not persist Once youhave contacted the local utility keep the area clear until the service call is over

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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Water HeatingDESCRIPTIONWater Heater Location bull Utility roomNumber Type bull 1 tank type water heaterManufacturer bull GE

Energy Source bull Natural gasBtu Rating bull 32000 BtuhStorage Capacity bull 29 gallons

Age bull Year of manufacture 2008Tank Insulation bull Manufactured with insulation

OBSERVATIONS amp RECOMMENDATIONS60 Water Connections

Rigid piping was used for the water heater connections We recommend the installation of no-kink flexible stainless steel connectors(eg Rinoflex) to reduce the possibility of damage and flooding in a large earthquake

61 Pressure amp Temperature ReliefThe temperature and pressure relief valve installation was in acceptable condition If water is ever observed coming out of the TPRVdrain a licensed plumbing contractor should be consulted immediately

62 Gas ConnectionThe gas connector was an appropriate flexible type and was in acceptable condition

A sediment trap was not installed on the gas connection to prevent particles that might be present in the gas from clogging theburners Under some conditions clogged burners can pose a fire hazard For greater safety we recommend installation of a sedimenttrap by a licensed plumbing contractor

63 Combustion AirThe combustion air supply for the water heater was adequate

64 IgnitionThe pilot was controlled by a thermocouple which ensures that the pilot gas valve will close if the pilot is extinguished Thisthermocouple was in acceptable condition but was not tested

65 BurnerThe water heater was a newer Flammable Vapor Ignition Resistant (FVIR) design therefore the burner was not visible

66 Exhaust VentingThe water heater venting terminated near an openable window of the building next door However repairs to this condition wereunder way during the course of this inspection but were not completed We recommend evaluation and repairs as necessary by alicensed plumbing or HVAC contractor once repairs are completed

67 Seismic RestraintThe water heater was secured This will help prevent water heater movement and possible gas leakage limit damage and provide asource of usable domestic water in the event of a major earthquake

68 Water Heating - MiscThe hot water temperature was excessively high (thermostat was set at its highest setting) and was therefore a scalding hazard Werecommend lowering the temperature on the water heater thermostat to deliver 120deg F water for improved safety but for someolder water heaters the thermostat may need replacement For some systems the installation of a tempering valve may be the bestoption

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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Note Plumbing fixtures should provide hot water no greater than 120deg F for safety Water temperatures above this can cause 2ndand 3rd degree burns on adults very quickly 130deg F in only 30 seconds 140deg F in only 5 seconds 150deg F in only 1 1frasl2 secondsChildren and the elderly can be burned even more quickly

69 Water Heating - GeneralThe water heater was in the middle of its anticipated service life With routine maintenance and attention to the items in this sectionit should be reliable for several more years

The water heater was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensedplumbing contractor

LIMITATIONS ADDITIONAL INFOSacrificial Anode Rod ReplacementModern water heaters include a device known as an anode rod which helps prevent tank corrosion Corrosion will attack the anode rodfirst thereby extending the life of the steel tank Eventually the anode rod will completely dissolve and will no longer be able to performits function Timely anode replacement can significantly increase the life span of a water heater

The Benefits of Periodic Purging of The TankPeriodically flushing the sediment from the bottom of the tank is recommended by most manufacturers However drain valves oftenbecome blocked with deposits and sediment in old tanks may actually be ldquosealingrdquo the rust holes in the tank Therefore unless the tank isflushed regularly from the beginning flushing is not recommended

Temperature and Pressure Relief Discharge PipingThe function of a relief valve is to allow excessive pressure to safely escape the tank without causing damage to the vessel or theproperty Without this device a malfunctioning water heater could explode and it is important for this drain to terminate in a safelocation If water is ever observed coming out of the drain a licensed plumbing contractor should be contacted immediately

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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ElectricalDESCRIPTIONService Type bull Overhead dropService Voltage (nominal) bull 120-240 voltsMain Panel Location bull Exterior - left side

Main Disconnect Location bull In main panelSystem Amperage bull 100 ampsSize Determined By bull Main breaker

Visible Grounding Sources bull Not determinedCircuit Protection bull Circuit breakersConductor Material bull Copper

Visible Wiring Types bull Metal clad (BXMC) bull NM cable Romex

OBSERVATIONS amp RECOMMENDATIONS70 Electrical Service

The service drop was in acceptable condition

The electric meter was in acceptable condition

The service capacity was normal for a building of this size and age and appeared to be adequate for the existing demand and smalladditional loads

71 Main Disconnect Main PanelThe function of the main disconnect was provided by a two-pole circuit breaker mounted in the main distribution panel Thebreaker appeared to be in good condition although it was not tested during this inspection

The main disconnect was not equipped with a hold-down kit as required by many of the panel manufacturers We recommendfurther evaluation by a licensed electrical contractor

The protective ldquodead-frontrdquo cover was substandard in the main electrical panel A dead-front cover helps to prevent hazardousshocks and cover specific to this brand and model of enclosure should be installed to reduce this hazard We recommend reviewand repair as necessary by a licensed electrical contractor

Circuits were not labeled We recommend labeling to facilitate maintenance and repairs

72 System Grounding and BondingWe were not able to confirm that the electrical system was properly connected to the ground Sometimes called ldquoearthingrdquo systemgrounding provides a path for stray electricity and lightning strikes to safely discharge into the earth We recommend furtherevaluation by a licensed electrical contractor

The grounding system electrode the neutral bus bar the equipment grounds and the panel itself did not appear to be all properlyelectrically bonded together This can be a safety hazard as ground faults may not trip the breaker in this configuration Werecommend proper bonding of the main electrical panel by a licensed electrical contractor

Electrical bonding of all of the gas and water piping was not observed Current standards require that all gas piping and hot andcold water piping be bonded to the grounded side of the electrical system We recommend further review by a licensed electricianfor confirmation or upgrading as appropriate

73 SubpanelsA subpanel was not found in the course of the inspection but one could be blocked by furniture or other items We recommendconsultation with the owner or electrician for more information

74 Branch Circuitry

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The branch circuitry was mostly not visible but in the limited areas it was observable the wiring was in acceptable condition exceptas noted

A loose junction box cover was observed in the lower level utility room All open junction boxes should be covered with anacceptable cover to protect the wiring connections and reduce the risk of shock We recommend review and repair as necessary by alicensed electrical contractor

Unsecured metal-clad wiring was observed at the right wall of the garage For maximum safety all of the wiring should be securedby a licensed electrical contractor to protect it from abrasion and stretching

75 Knob amp Tube WiringAlthough no active knob amp tube wiring was observed during the course of the inspection this type of wiring was prevalent duringthe period when this building was constructed In fact some knob amp tube wiring may still be in service in inaccessible areas of thestructure To confirm the existence of knob amp tube wiring invasive tactics which are beyond the scope of this inspection would berequired

76 Receptacle OutletsThe property contained some two-prong (ungrounded) and some three-prong (grounded) type receptacles indicating installation atdifferent times and probably by different people

The amount of receptacles did not meet current standards which encourages the use of extension cords We recommend installationof additional receptacles by a licensed electrical contractor to adequately meet the needs of modern life

A receptacle in the living room was loose which can damage the attached wiring over time We recommend review and repair asnecessary by a licensed electrical contractor

A floor outlet in the living room did not appear to be appropriate for this application Floor receptacles require special boxes andcovers We recommend review and repair as necessary by a licensed electrical contractor

A receptacle in the lower level was wired with reversed polarity Under some circumstances this can increase the risk of shock andor damage electronic equipment We recommend review and repair as necessary by a licensed electrical contractor

A cover plate for a receptacle was missing in the kitchen cabinet above the range All missing or damaged cover plates should bereplaced immediately to reduce the risk of electrical shorts and hazardous shocks

77 SwitchesA representative number of switches were operated and were in acceptable condition

78 LightingA light bulb in the front bedroom appeared to be burned out and we recommend the installation of new energy efficient bulb Insome cases faulty wiring can be the culprit which would require further evaluation by a licensed electrician

Several fluorescent light fixtures in the lower level front room were flickering when in use Replacement of the transformers(ballasts) in the fixtures may be necessary We recommend further evaluation and repair as necessary by a licensed electricalcontractor

79 GFCI ProtectionGround Fault Circuit Interrupter (GFCI) protection is a modern safety feature designed to help prevent shock hazards andelectrocution Both GFCI breakers and outlets should be tested monthly to ensure they are still functional

GFCI protection appeared to be installed where this type of protection is presently required As prudent preventative maintenancewe recommend testing the protective devices on a monthly basis

Several GFCI receptacles in the kitchen tripped when tested but would not reset and thus remained dead We recommend furtherevaluation and repair as necessary by a licensed electrical contractor

710 AFCI ProtectionArc Fault Circuit Interrupter (AFCI) protection is a newer technology that is designed to protect against fires caused by arcingfaults in the electrical wiring Both AFCI breakers and outlets should be tested monthly to ensure they are still functional

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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AFCI breakers were not installed in the electrical system but it appeared that the panels were installed before AFCI was requiredCurrent standards required AFCI breakers when new circuits are installed in bedrooms and many other parts of a building Werecommend the installation of AFCI breakers in the course of future electrical upgrades

711 Electrical - GeneralThere were numerous ldquoclean-uprdquo type items in the electrical system that needed repair or correction We recommend a licensedelectrical contractor examine the electrical system and repair augment or modify as necessary to ensure that the entire system issafe and dependable

LIMITATIONS ADDITIONAL INFOLow Voltage Systems Not IncludedReview of any low voltage electrical devices and their associated wiring including but not limited to telephone TV antenna cable TVinternet stereo systems fire and burglar alarm intercom yard lighting landscape water (sprinkler) timers or other water features is notwithin the scope of this inspection For information about such systems an appropriate professional should be consulted

Representative Sampling of OutletsA representative sample of the outlets was tested in each room Nationally recognized inspection standards require testing a minimum ofone outlet in every room where accessible Before plugging in sensitive electronic equipment like computers and TVs we recommendtesting outlets with a receptacle tester to verify that the receptacle is properly grounded Such testers have their limitations and only anelectrician can make such determinations

Arc Fault Circuit Interrupter (AFCI) ProtectionAFCI is a newer technology that is designed to protect against fires caused by arcing wiring faults Annually over 40000 fires areattributed to residential wiring These fires result in over 350 deaths and over 1400 injuries each year Arcing faults are one of the majorcauses of these fires For more information please see httpjmcinspectionscomafci-protection

Ground Fault Circuit Interrupter (GFCI) ProtectionGFCI protection is a modern safety feature designed to help prevent shock and electrocution GFCI breakers and receptacles de-energizea circuit or a portion of a circuit when a dangerous condition exists GFCI protection is inexpensive and can provide a substantiallyincreased margin of safety Please see httpjmcinspectionscomwhat-is-gfci-protection

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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Note Plumbing fixtures should provide hot water no greater than 120deg F for safety Water temperatures above this can cause 2ndand 3rd degree burns on adults very quickly 130deg F in only 30 seconds 140deg F in only 5 seconds 150deg F in only 1 1frasl2 secondsChildren and the elderly can be burned even more quickly

69 Water Heating - GeneralThe water heater was in the middle of its anticipated service life With routine maintenance and attention to the items in this sectionit should be reliable for several more years

The water heater was currently in need of repairs or maintenance ndash therefore we recommend the advice and services a licensedplumbing contractor

LIMITATIONS ADDITIONAL INFOSacrificial Anode Rod ReplacementModern water heaters include a device known as an anode rod which helps prevent tank corrosion Corrosion will attack the anode rodfirst thereby extending the life of the steel tank Eventually the anode rod will completely dissolve and will no longer be able to performits function Timely anode replacement can significantly increase the life span of a water heater

The Benefits of Periodic Purging of The TankPeriodically flushing the sediment from the bottom of the tank is recommended by most manufacturers However drain valves oftenbecome blocked with deposits and sediment in old tanks may actually be ldquosealingrdquo the rust holes in the tank Therefore unless the tank isflushed regularly from the beginning flushing is not recommended

Temperature and Pressure Relief Discharge PipingThe function of a relief valve is to allow excessive pressure to safely escape the tank without causing damage to the vessel or theproperty Without this device a malfunctioning water heater could explode and it is important for this drain to terminate in a safelocation If water is ever observed coming out of the drain a licensed plumbing contractor should be contacted immediately

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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ElectricalDESCRIPTIONService Type bull Overhead dropService Voltage (nominal) bull 120-240 voltsMain Panel Location bull Exterior - left side

Main Disconnect Location bull In main panelSystem Amperage bull 100 ampsSize Determined By bull Main breaker

Visible Grounding Sources bull Not determinedCircuit Protection bull Circuit breakersConductor Material bull Copper

Visible Wiring Types bull Metal clad (BXMC) bull NM cable Romex

OBSERVATIONS amp RECOMMENDATIONS70 Electrical Service

The service drop was in acceptable condition

The electric meter was in acceptable condition

The service capacity was normal for a building of this size and age and appeared to be adequate for the existing demand and smalladditional loads

71 Main Disconnect Main PanelThe function of the main disconnect was provided by a two-pole circuit breaker mounted in the main distribution panel Thebreaker appeared to be in good condition although it was not tested during this inspection

The main disconnect was not equipped with a hold-down kit as required by many of the panel manufacturers We recommendfurther evaluation by a licensed electrical contractor

The protective ldquodead-frontrdquo cover was substandard in the main electrical panel A dead-front cover helps to prevent hazardousshocks and cover specific to this brand and model of enclosure should be installed to reduce this hazard We recommend reviewand repair as necessary by a licensed electrical contractor

Circuits were not labeled We recommend labeling to facilitate maintenance and repairs

72 System Grounding and BondingWe were not able to confirm that the electrical system was properly connected to the ground Sometimes called ldquoearthingrdquo systemgrounding provides a path for stray electricity and lightning strikes to safely discharge into the earth We recommend furtherevaluation by a licensed electrical contractor

The grounding system electrode the neutral bus bar the equipment grounds and the panel itself did not appear to be all properlyelectrically bonded together This can be a safety hazard as ground faults may not trip the breaker in this configuration Werecommend proper bonding of the main electrical panel by a licensed electrical contractor

Electrical bonding of all of the gas and water piping was not observed Current standards require that all gas piping and hot andcold water piping be bonded to the grounded side of the electrical system We recommend further review by a licensed electricianfor confirmation or upgrading as appropriate

73 SubpanelsA subpanel was not found in the course of the inspection but one could be blocked by furniture or other items We recommendconsultation with the owner or electrician for more information

74 Branch Circuitry

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copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 18 of 31

The branch circuitry was mostly not visible but in the limited areas it was observable the wiring was in acceptable condition exceptas noted

A loose junction box cover was observed in the lower level utility room All open junction boxes should be covered with anacceptable cover to protect the wiring connections and reduce the risk of shock We recommend review and repair as necessary by alicensed electrical contractor

Unsecured metal-clad wiring was observed at the right wall of the garage For maximum safety all of the wiring should be securedby a licensed electrical contractor to protect it from abrasion and stretching

75 Knob amp Tube WiringAlthough no active knob amp tube wiring was observed during the course of the inspection this type of wiring was prevalent duringthe period when this building was constructed In fact some knob amp tube wiring may still be in service in inaccessible areas of thestructure To confirm the existence of knob amp tube wiring invasive tactics which are beyond the scope of this inspection would berequired

76 Receptacle OutletsThe property contained some two-prong (ungrounded) and some three-prong (grounded) type receptacles indicating installation atdifferent times and probably by different people

The amount of receptacles did not meet current standards which encourages the use of extension cords We recommend installationof additional receptacles by a licensed electrical contractor to adequately meet the needs of modern life

A receptacle in the living room was loose which can damage the attached wiring over time We recommend review and repair asnecessary by a licensed electrical contractor

A floor outlet in the living room did not appear to be appropriate for this application Floor receptacles require special boxes andcovers We recommend review and repair as necessary by a licensed electrical contractor

A receptacle in the lower level was wired with reversed polarity Under some circumstances this can increase the risk of shock andor damage electronic equipment We recommend review and repair as necessary by a licensed electrical contractor

A cover plate for a receptacle was missing in the kitchen cabinet above the range All missing or damaged cover plates should bereplaced immediately to reduce the risk of electrical shorts and hazardous shocks

77 SwitchesA representative number of switches were operated and were in acceptable condition

78 LightingA light bulb in the front bedroom appeared to be burned out and we recommend the installation of new energy efficient bulb Insome cases faulty wiring can be the culprit which would require further evaluation by a licensed electrician

Several fluorescent light fixtures in the lower level front room were flickering when in use Replacement of the transformers(ballasts) in the fixtures may be necessary We recommend further evaluation and repair as necessary by a licensed electricalcontractor

79 GFCI ProtectionGround Fault Circuit Interrupter (GFCI) protection is a modern safety feature designed to help prevent shock hazards andelectrocution Both GFCI breakers and outlets should be tested monthly to ensure they are still functional

GFCI protection appeared to be installed where this type of protection is presently required As prudent preventative maintenancewe recommend testing the protective devices on a monthly basis

Several GFCI receptacles in the kitchen tripped when tested but would not reset and thus remained dead We recommend furtherevaluation and repair as necessary by a licensed electrical contractor

710 AFCI ProtectionArc Fault Circuit Interrupter (AFCI) protection is a newer technology that is designed to protect against fires caused by arcingfaults in the electrical wiring Both AFCI breakers and outlets should be tested monthly to ensure they are still functional

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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AFCI breakers were not installed in the electrical system but it appeared that the panels were installed before AFCI was requiredCurrent standards required AFCI breakers when new circuits are installed in bedrooms and many other parts of a building Werecommend the installation of AFCI breakers in the course of future electrical upgrades

711 Electrical - GeneralThere were numerous ldquoclean-uprdquo type items in the electrical system that needed repair or correction We recommend a licensedelectrical contractor examine the electrical system and repair augment or modify as necessary to ensure that the entire system issafe and dependable

LIMITATIONS ADDITIONAL INFOLow Voltage Systems Not IncludedReview of any low voltage electrical devices and their associated wiring including but not limited to telephone TV antenna cable TVinternet stereo systems fire and burglar alarm intercom yard lighting landscape water (sprinkler) timers or other water features is notwithin the scope of this inspection For information about such systems an appropriate professional should be consulted

Representative Sampling of OutletsA representative sample of the outlets was tested in each room Nationally recognized inspection standards require testing a minimum ofone outlet in every room where accessible Before plugging in sensitive electronic equipment like computers and TVs we recommendtesting outlets with a receptacle tester to verify that the receptacle is properly grounded Such testers have their limitations and only anelectrician can make such determinations

Arc Fault Circuit Interrupter (AFCI) ProtectionAFCI is a newer technology that is designed to protect against fires caused by arcing wiring faults Annually over 40000 fires areattributed to residential wiring These fires result in over 350 deaths and over 1400 injuries each year Arcing faults are one of the majorcauses of these fires For more information please see httpjmcinspectionscomafci-protection

Ground Fault Circuit Interrupter (GFCI) ProtectionGFCI protection is a modern safety feature designed to help prevent shock and electrocution GFCI breakers and receptacles de-energizea circuit or a portion of a circuit when a dangerous condition exists GFCI protection is inexpensive and can provide a substantiallyincreased margin of safety Please see httpjmcinspectionscomwhat-is-gfci-protection

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ElectricalDESCRIPTIONService Type bull Overhead dropService Voltage (nominal) bull 120-240 voltsMain Panel Location bull Exterior - left side

Main Disconnect Location bull In main panelSystem Amperage bull 100 ampsSize Determined By bull Main breaker

Visible Grounding Sources bull Not determinedCircuit Protection bull Circuit breakersConductor Material bull Copper

Visible Wiring Types bull Metal clad (BXMC) bull NM cable Romex

OBSERVATIONS amp RECOMMENDATIONS70 Electrical Service

The service drop was in acceptable condition

The electric meter was in acceptable condition

The service capacity was normal for a building of this size and age and appeared to be adequate for the existing demand and smalladditional loads

71 Main Disconnect Main PanelThe function of the main disconnect was provided by a two-pole circuit breaker mounted in the main distribution panel Thebreaker appeared to be in good condition although it was not tested during this inspection

The main disconnect was not equipped with a hold-down kit as required by many of the panel manufacturers We recommendfurther evaluation by a licensed electrical contractor

The protective ldquodead-frontrdquo cover was substandard in the main electrical panel A dead-front cover helps to prevent hazardousshocks and cover specific to this brand and model of enclosure should be installed to reduce this hazard We recommend reviewand repair as necessary by a licensed electrical contractor

Circuits were not labeled We recommend labeling to facilitate maintenance and repairs

72 System Grounding and BondingWe were not able to confirm that the electrical system was properly connected to the ground Sometimes called ldquoearthingrdquo systemgrounding provides a path for stray electricity and lightning strikes to safely discharge into the earth We recommend furtherevaluation by a licensed electrical contractor

The grounding system electrode the neutral bus bar the equipment grounds and the panel itself did not appear to be all properlyelectrically bonded together This can be a safety hazard as ground faults may not trip the breaker in this configuration Werecommend proper bonding of the main electrical panel by a licensed electrical contractor

Electrical bonding of all of the gas and water piping was not observed Current standards require that all gas piping and hot andcold water piping be bonded to the grounded side of the electrical system We recommend further review by a licensed electricianfor confirmation or upgrading as appropriate

73 SubpanelsA subpanel was not found in the course of the inspection but one could be blocked by furniture or other items We recommendconsultation with the owner or electrician for more information

74 Branch Circuitry

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 18 of 31

The branch circuitry was mostly not visible but in the limited areas it was observable the wiring was in acceptable condition exceptas noted

A loose junction box cover was observed in the lower level utility room All open junction boxes should be covered with anacceptable cover to protect the wiring connections and reduce the risk of shock We recommend review and repair as necessary by alicensed electrical contractor

Unsecured metal-clad wiring was observed at the right wall of the garage For maximum safety all of the wiring should be securedby a licensed electrical contractor to protect it from abrasion and stretching

75 Knob amp Tube WiringAlthough no active knob amp tube wiring was observed during the course of the inspection this type of wiring was prevalent duringthe period when this building was constructed In fact some knob amp tube wiring may still be in service in inaccessible areas of thestructure To confirm the existence of knob amp tube wiring invasive tactics which are beyond the scope of this inspection would berequired

76 Receptacle OutletsThe property contained some two-prong (ungrounded) and some three-prong (grounded) type receptacles indicating installation atdifferent times and probably by different people

The amount of receptacles did not meet current standards which encourages the use of extension cords We recommend installationof additional receptacles by a licensed electrical contractor to adequately meet the needs of modern life

A receptacle in the living room was loose which can damage the attached wiring over time We recommend review and repair asnecessary by a licensed electrical contractor

A floor outlet in the living room did not appear to be appropriate for this application Floor receptacles require special boxes andcovers We recommend review and repair as necessary by a licensed electrical contractor

A receptacle in the lower level was wired with reversed polarity Under some circumstances this can increase the risk of shock andor damage electronic equipment We recommend review and repair as necessary by a licensed electrical contractor

A cover plate for a receptacle was missing in the kitchen cabinet above the range All missing or damaged cover plates should bereplaced immediately to reduce the risk of electrical shorts and hazardous shocks

77 SwitchesA representative number of switches were operated and were in acceptable condition

78 LightingA light bulb in the front bedroom appeared to be burned out and we recommend the installation of new energy efficient bulb Insome cases faulty wiring can be the culprit which would require further evaluation by a licensed electrician

Several fluorescent light fixtures in the lower level front room were flickering when in use Replacement of the transformers(ballasts) in the fixtures may be necessary We recommend further evaluation and repair as necessary by a licensed electricalcontractor

79 GFCI ProtectionGround Fault Circuit Interrupter (GFCI) protection is a modern safety feature designed to help prevent shock hazards andelectrocution Both GFCI breakers and outlets should be tested monthly to ensure they are still functional

GFCI protection appeared to be installed where this type of protection is presently required As prudent preventative maintenancewe recommend testing the protective devices on a monthly basis

Several GFCI receptacles in the kitchen tripped when tested but would not reset and thus remained dead We recommend furtherevaluation and repair as necessary by a licensed electrical contractor

710 AFCI ProtectionArc Fault Circuit Interrupter (AFCI) protection is a newer technology that is designed to protect against fires caused by arcingfaults in the electrical wiring Both AFCI breakers and outlets should be tested monthly to ensure they are still functional

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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AFCI breakers were not installed in the electrical system but it appeared that the panels were installed before AFCI was requiredCurrent standards required AFCI breakers when new circuits are installed in bedrooms and many other parts of a building Werecommend the installation of AFCI breakers in the course of future electrical upgrades

711 Electrical - GeneralThere were numerous ldquoclean-uprdquo type items in the electrical system that needed repair or correction We recommend a licensedelectrical contractor examine the electrical system and repair augment or modify as necessary to ensure that the entire system issafe and dependable

LIMITATIONS ADDITIONAL INFOLow Voltage Systems Not IncludedReview of any low voltage electrical devices and their associated wiring including but not limited to telephone TV antenna cable TVinternet stereo systems fire and burglar alarm intercom yard lighting landscape water (sprinkler) timers or other water features is notwithin the scope of this inspection For information about such systems an appropriate professional should be consulted

Representative Sampling of OutletsA representative sample of the outlets was tested in each room Nationally recognized inspection standards require testing a minimum ofone outlet in every room where accessible Before plugging in sensitive electronic equipment like computers and TVs we recommendtesting outlets with a receptacle tester to verify that the receptacle is properly grounded Such testers have their limitations and only anelectrician can make such determinations

Arc Fault Circuit Interrupter (AFCI) ProtectionAFCI is a newer technology that is designed to protect against fires caused by arcing wiring faults Annually over 40000 fires areattributed to residential wiring These fires result in over 350 deaths and over 1400 injuries each year Arcing faults are one of the majorcauses of these fires For more information please see httpjmcinspectionscomafci-protection

Ground Fault Circuit Interrupter (GFCI) ProtectionGFCI protection is a modern safety feature designed to help prevent shock and electrocution GFCI breakers and receptacles de-energizea circuit or a portion of a circuit when a dangerous condition exists GFCI protection is inexpensive and can provide a substantiallyincreased margin of safety Please see httpjmcinspectionscomwhat-is-gfci-protection

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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The branch circuitry was mostly not visible but in the limited areas it was observable the wiring was in acceptable condition exceptas noted

A loose junction box cover was observed in the lower level utility room All open junction boxes should be covered with anacceptable cover to protect the wiring connections and reduce the risk of shock We recommend review and repair as necessary by alicensed electrical contractor

Unsecured metal-clad wiring was observed at the right wall of the garage For maximum safety all of the wiring should be securedby a licensed electrical contractor to protect it from abrasion and stretching

75 Knob amp Tube WiringAlthough no active knob amp tube wiring was observed during the course of the inspection this type of wiring was prevalent duringthe period when this building was constructed In fact some knob amp tube wiring may still be in service in inaccessible areas of thestructure To confirm the existence of knob amp tube wiring invasive tactics which are beyond the scope of this inspection would berequired

76 Receptacle OutletsThe property contained some two-prong (ungrounded) and some three-prong (grounded) type receptacles indicating installation atdifferent times and probably by different people

The amount of receptacles did not meet current standards which encourages the use of extension cords We recommend installationof additional receptacles by a licensed electrical contractor to adequately meet the needs of modern life

A receptacle in the living room was loose which can damage the attached wiring over time We recommend review and repair asnecessary by a licensed electrical contractor

A floor outlet in the living room did not appear to be appropriate for this application Floor receptacles require special boxes andcovers We recommend review and repair as necessary by a licensed electrical contractor

A receptacle in the lower level was wired with reversed polarity Under some circumstances this can increase the risk of shock andor damage electronic equipment We recommend review and repair as necessary by a licensed electrical contractor

A cover plate for a receptacle was missing in the kitchen cabinet above the range All missing or damaged cover plates should bereplaced immediately to reduce the risk of electrical shorts and hazardous shocks

77 SwitchesA representative number of switches were operated and were in acceptable condition

78 LightingA light bulb in the front bedroom appeared to be burned out and we recommend the installation of new energy efficient bulb Insome cases faulty wiring can be the culprit which would require further evaluation by a licensed electrician

Several fluorescent light fixtures in the lower level front room were flickering when in use Replacement of the transformers(ballasts) in the fixtures may be necessary We recommend further evaluation and repair as necessary by a licensed electricalcontractor

79 GFCI ProtectionGround Fault Circuit Interrupter (GFCI) protection is a modern safety feature designed to help prevent shock hazards andelectrocution Both GFCI breakers and outlets should be tested monthly to ensure they are still functional

GFCI protection appeared to be installed where this type of protection is presently required As prudent preventative maintenancewe recommend testing the protective devices on a monthly basis

Several GFCI receptacles in the kitchen tripped when tested but would not reset and thus remained dead We recommend furtherevaluation and repair as necessary by a licensed electrical contractor

710 AFCI ProtectionArc Fault Circuit Interrupter (AFCI) protection is a newer technology that is designed to protect against fires caused by arcingfaults in the electrical wiring Both AFCI breakers and outlets should be tested monthly to ensure they are still functional

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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AFCI breakers were not installed in the electrical system but it appeared that the panels were installed before AFCI was requiredCurrent standards required AFCI breakers when new circuits are installed in bedrooms and many other parts of a building Werecommend the installation of AFCI breakers in the course of future electrical upgrades

711 Electrical - GeneralThere were numerous ldquoclean-uprdquo type items in the electrical system that needed repair or correction We recommend a licensedelectrical contractor examine the electrical system and repair augment or modify as necessary to ensure that the entire system issafe and dependable

LIMITATIONS ADDITIONAL INFOLow Voltage Systems Not IncludedReview of any low voltage electrical devices and their associated wiring including but not limited to telephone TV antenna cable TVinternet stereo systems fire and burglar alarm intercom yard lighting landscape water (sprinkler) timers or other water features is notwithin the scope of this inspection For information about such systems an appropriate professional should be consulted

Representative Sampling of OutletsA representative sample of the outlets was tested in each room Nationally recognized inspection standards require testing a minimum ofone outlet in every room where accessible Before plugging in sensitive electronic equipment like computers and TVs we recommendtesting outlets with a receptacle tester to verify that the receptacle is properly grounded Such testers have their limitations and only anelectrician can make such determinations

Arc Fault Circuit Interrupter (AFCI) ProtectionAFCI is a newer technology that is designed to protect against fires caused by arcing wiring faults Annually over 40000 fires areattributed to residential wiring These fires result in over 350 deaths and over 1400 injuries each year Arcing faults are one of the majorcauses of these fires For more information please see httpjmcinspectionscomafci-protection

Ground Fault Circuit Interrupter (GFCI) ProtectionGFCI protection is a modern safety feature designed to help prevent shock and electrocution GFCI breakers and receptacles de-energizea circuit or a portion of a circuit when a dangerous condition exists GFCI protection is inexpensive and can provide a substantiallyincreased margin of safety Please see httpjmcinspectionscomwhat-is-gfci-protection

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 20 of 31

AFCI breakers were not installed in the electrical system but it appeared that the panels were installed before AFCI was requiredCurrent standards required AFCI breakers when new circuits are installed in bedrooms and many other parts of a building Werecommend the installation of AFCI breakers in the course of future electrical upgrades

711 Electrical - GeneralThere were numerous ldquoclean-uprdquo type items in the electrical system that needed repair or correction We recommend a licensedelectrical contractor examine the electrical system and repair augment or modify as necessary to ensure that the entire system issafe and dependable

LIMITATIONS ADDITIONAL INFOLow Voltage Systems Not IncludedReview of any low voltage electrical devices and their associated wiring including but not limited to telephone TV antenna cable TVinternet stereo systems fire and burglar alarm intercom yard lighting landscape water (sprinkler) timers or other water features is notwithin the scope of this inspection For information about such systems an appropriate professional should be consulted

Representative Sampling of OutletsA representative sample of the outlets was tested in each room Nationally recognized inspection standards require testing a minimum ofone outlet in every room where accessible Before plugging in sensitive electronic equipment like computers and TVs we recommendtesting outlets with a receptacle tester to verify that the receptacle is properly grounded Such testers have their limitations and only anelectrician can make such determinations

Arc Fault Circuit Interrupter (AFCI) ProtectionAFCI is a newer technology that is designed to protect against fires caused by arcing wiring faults Annually over 40000 fires areattributed to residential wiring These fires result in over 350 deaths and over 1400 injuries each year Arcing faults are one of the majorcauses of these fires For more information please see httpjmcinspectionscomafci-protection

Ground Fault Circuit Interrupter (GFCI) ProtectionGFCI protection is a modern safety feature designed to help prevent shock and electrocution GFCI breakers and receptacles de-energizea circuit or a portion of a circuit when a dangerous condition exists GFCI protection is inexpensive and can provide a substantiallyincreased margin of safety Please see httpjmcinspectionscomwhat-is-gfci-protection

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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Heating CoolingDESCRIPTIONHVAC Types bull Floor furnacePlant Manufacturer bull CozyPlant Location bull Dining room

Year of Manufacture bull 1988 from data plateHeating Energy Source bull Natural gasBtu Rating bull 30000 Btuh

Heating Efficiency bull 60 (estimated)Cooling Type bull Cooling not installedNumber of Zones bull Single zone

OBSERVATIONS amp RECOMMENDATIONS80 Wall Floor Furnaces

Floor furnaces operate by heating a stream of air moving through the unit by ldquogravityrdquo or convection By design they are notequipped with a blower Floor furnaces are simple and easily maintained but do not distribute heated air very efficiently The floorfurnace grill can get extremely hot when the furnace is in operation and it can be a fire and burn hazard especially for smallchildren Although not required installation of an alternate heating system should be considered in conjunction with otherupgrades andor remodelingWe strongly recommend keeping furniture personal belongings and all other combustible materials away from floor heaters toreduce the potential for a fire The manufacturerrsquos installation instructions should be obtained to determine the appropriateclearances

The floor furnace responded to user controls

The inside of the floor furnace was quite dirty necessitating a thorough cleaning For safe and efficient operation the furnaceshould be thoroughly cleaned before use

The heat exchanger in the furnace was only partly accessible As they age heat exchangers can crack and allow products ofcombustion into the living areas Given the advanced age of the unit the heat exchanger could be cracked or deteriorated to thepoint where it may not be safe to use We recommend further evaluation by a licensed HVAC contractor

81 IgnitionThe standing pilot was controlled by a thermocouple which ensures that the pilot gas valve will close if the pilot is extinguishedThe pilot was functional but testing the safety features of a thermocouple is beyond the scope of this inspection

82 Combustion AirThe combustion air supply appeared to be adequate

83 Exhaust VentingThe flue was outdated Outdated components can shorten the life span of a heating system While we observed no significantconcerns with the operation of the venting system during our inspection we recommend replacement when new equipment isinstalled

84 System ControlsOperation of the user controls on the thermostat caused the system to respond

85 Heating Cooling - GeneralThe floor furnace was beyond its expected service life Although still operating the need for replacement should be expected in thenear future and funds should be set aside for this expense

For attention to the items noted in this section we recommend review and repair as necessary by a licensed HVAC contractor

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 21 of 31

Because of the advanced age low efficiency and condition of the heating equipment any funds being considered for repair wouldbetter be invested in replacement with a new more efficient system We recommend consultation with a licensed HVAC contractorfor advice and cost estimates

LIMITATIONS ADDITIONAL INFOFurnace Construction Limits Our InspectionThe configuration of most HVAC plants and particularly their heat exchangers prevents visual access to many critical interior surfacesIn addition inspection standards do not allow an inspector to disassemble a plant beyond those panels that can be easily removed Thusany observations available to an inspector will be limited

Carbon Monoxide WarningCarbon monoxide (CO) is a colorless odorless gas You canrsquot see it - you canrsquot smell it - but it can poison or kill you Early symptoms ofcarbon monoxide poisoning resemble those of the flu ndash headaches dizziness and nausea Continued exposure can cause unconsciousnessor death Rusted cracked or damaged heat exchangers can also lead to carbon monoxide production For this reason we onlyrecommend licensed HVAC contractor to work on this equipment Please see httpjmcinspectionscomwhat-is-carbon-monoxide

Requirement to Install Carbon Monoxide AlarmsCalifornia now requires all dwellings with gas appliances or attached garages to have carbon monoxide alarms installed within TheInternational Association of Fire Chiefs recommends a carbon monoxide alarm on every floor of your dwelling including a finishedbasement An alarm should be located within 10 feet of each bedroom door and there should be one near or over any attached garage

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Because of the advanced age low efficiency and condition of the heating equipment any funds being considered for repair wouldbetter be invested in replacement with a new more efficient system We recommend consultation with a licensed HVAC contractorfor advice and cost estimates

LIMITATIONS ADDITIONAL INFOFurnace Construction Limits Our InspectionThe configuration of most HVAC plants and particularly their heat exchangers prevents visual access to many critical interior surfacesIn addition inspection standards do not allow an inspector to disassemble a plant beyond those panels that can be easily removed Thusany observations available to an inspector will be limited

Carbon Monoxide WarningCarbon monoxide (CO) is a colorless odorless gas You canrsquot see it - you canrsquot smell it - but it can poison or kill you Early symptoms ofcarbon monoxide poisoning resemble those of the flu ndash headaches dizziness and nausea Continued exposure can cause unconsciousnessor death Rusted cracked or damaged heat exchangers can also lead to carbon monoxide production For this reason we onlyrecommend licensed HVAC contractor to work on this equipment Please see httpjmcinspectionscomwhat-is-carbon-monoxide

Requirement to Install Carbon Monoxide AlarmsCalifornia now requires all dwellings with gas appliances or attached garages to have carbon monoxide alarms installed within TheInternational Association of Fire Chiefs recommends a carbon monoxide alarm on every floor of your dwelling including a finishedbasement An alarm should be located within 10 feet of each bedroom door and there should be one near or over any attached garage

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 22 of 31

Energy ConservationDESCRIPTIONAttic Roof Insulation bull Not visibleWall Insulation bull Not visible finishes conceal exterior framingFloor Insulation bull Not visible

Insulated Glazing bull MostThermostat Types bull Non-programmable

OBSERVATIONS amp RECOMMENDATIONS90 Attic Roof Insulation

The attic was not accessible thus the presence of insulation could not be verified We recommend further evaluation once accessbecomes available

91 Wall InsulationInsulation if present in the exterior walls adjacent to the finished areas was not visible thus it was not inspected

92 Floor InsulationThe floor structure was not visible thus it could not be determined if floor insulation was present

93 Energy Conservation - GeneralAs many energy conservation features potentially present were inaccessible for evaluation we cannot comment on the generalenergy efficiency of the structureNote If enhancing the energy efficiency of the building is of interest then retaining a qualified energy conservation professional toevaluate the structure and identify the most cost effective manner to increase energy efficiency will be well worth the effort

LIMITATIONS ADDITIONAL INFOEnergy Saving FeaturesInsulation weather-stripping double-glazed windows and doors and set-back thermostats are features that help reduce heat loss andorgain and increase comfort while reducing energy costs Todayrsquos standards recommend attic insulation levels of at least R-30 wallinsulation of at least R-11 (2 x 4 framing) or R-19 (2 x 6 framing) and floor insulation of at least R-19 Air sealing of the ceiling structureand installation of insulation are usually the most cost effective methods to increase the thermal efficiency of a building

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

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EnvironmentalDESCRIPTIONSuspect Materials bull Lead paint bull AsbestosFuel Tanks bull No evidence observed

OBSERVATIONS amp RECOMMENDATIONS100 Lead

A new rule regarding lead paint (and other contaminants) was created in 2010 Called the Renovation Repair and Painting(RRP) rule it imposes a strict protocol on work done to buildings built before 1978 We recommend verifying that paintingcontractors are RRP certified before hiring them More information about this program we recommend consulting this websitehttpwwwepagovgetleadsafe

101 AsbestosThere were apparent asbestos materials inside an old electrical panel cabinet at the left exterior We recommend any possibleasbestos containing materials be examined and properly abated (sealed painted wrapped or removed) as necessary by a qualifiedcontractor

LIMITATIONS ADDITIONAL INFOLead Paint InformationThis building may contain lead paint The CPSC banned the manufacture of paint with more than 006 lead content as of February1978 but existing stores of paint were used for years after A new rule regarding lead paint (and other contaminants) is now in effectCalled the Renovation Repair and Painting (RRP) rule it imposes a strict protocol on work done to buildings built before 1978 Werecommend verifying that painting contractors are RRP certified before hiring them More information about this program werecommend consulting this website httpwwwepagovgetleadsafe

Asbestos InformationAsbestos is found on most gas heating systems and components installed before 1978 Exposure to asbestos has been identified as ahealth hazard and should be avoided It may be possible to significantly reduce or eliminate the dispersal of asbestos fibers by paintingthe material with products designed for this purpose Removal or containment of these materials should only be done by properly trainedand equipped professionals The presence of asbestos can only be determined by laboratory analysis which is beyond the scope of ourinspection Please see httpswwwepagovsitesproductionfiles2016-10documentsasbestospdf

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 24 of 31

EnvironmentalDESCRIPTIONSuspect Materials bull Lead paint bull AsbestosFuel Tanks bull No evidence observed

OBSERVATIONS amp RECOMMENDATIONS100 Lead

A new rule regarding lead paint (and other contaminants) was created in 2010 Called the Renovation Repair and Painting(RRP) rule it imposes a strict protocol on work done to buildings built before 1978 We recommend verifying that paintingcontractors are RRP certified before hiring them More information about this program we recommend consulting this websitehttpwwwepagovgetleadsafe

101 AsbestosThere were apparent asbestos materials inside an old electrical panel cabinet at the left exterior We recommend any possibleasbestos containing materials be examined and properly abated (sealed painted wrapped or removed) as necessary by a qualifiedcontractor

LIMITATIONS ADDITIONAL INFOLead Paint InformationThis building may contain lead paint The CPSC banned the manufacture of paint with more than 006 lead content as of February1978 but existing stores of paint were used for years after A new rule regarding lead paint (and other contaminants) is now in effectCalled the Renovation Repair and Painting (RRP) rule it imposes a strict protocol on work done to buildings built before 1978 Werecommend verifying that painting contractors are RRP certified before hiring them More information about this program werecommend consulting this website httpwwwepagovgetleadsafe

Asbestos InformationAsbestos is found on most gas heating systems and components installed before 1978 Exposure to asbestos has been identified as ahealth hazard and should be avoided It may be possible to significantly reduce or eliminate the dispersal of asbestos fibers by paintingthe material with products designed for this purpose Removal or containment of these materials should only be done by properly trainedand equipped professionals The presence of asbestos can only be determined by laboratory analysis which is beyond the scope of ourinspection Please see httpswwwepagovsitesproductionfiles2016-10documentsasbestospdf

Inspected by Lee Parsons on 1182017 exclusively for Ibraham Khoury Report G1113 718 Sycamore St Oakland CA

copyJMC Building Inspections 5105257173 wwwjmcinspectionscom Page 24 of 31

LaundryDESCRIPTIONLocation bull Laundry room - lower levelEquipment bull Clothes washer bull Gas dryer

OBSERVATIONS amp RECOMMENDATIONS110 Laundry Overview

A clothes washer and dryer were present but not tested as the testing of laundry appliances is beyond the scope of the inspection

111 Clothes WashersA catch pan was not installed under the clothes washing machine Properly drained catch pans are recommended in installationswhere washing machine leaks can damage finished surfaces andor wood framing As an alternative leak sensors (such as the WattsIntelliFlow) can be installed We recommend consultation with a licensed contractor for advice repair options and cost estimates

112 Clothes DryersNatural gas was the only dryer heat source provided

The flexible vent connector for the clothes dryer exhaust was poorly installed and may not function properly We recommend repairto ensure proper function

The dryer vent termination hood was damaged at the rear exterior We recommend it be repaired or replaced as necessary to preventwater and pest intrusion

The gas connector was an appropriate flexible type and was in acceptable condition

LIMITATIONS ADDITIONAL INFODryer Vent InformationTypical standards for dryer vents require a 4-inch diameter smooth wall duct no longer than 14 feet with a hood damper at the exteriortermination A flexible vent (6 feet max) may be used at the dryer connection only but cannot go through crawl spaces floors or wallsDryer vents need periodic cleaning to prevent a buildup of lint which can be a fire hazard Please read the CPSC safety alert on theirwebsite httpwwwcpscgovPageFiles1189315022pdf

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KitchensDESCRIPTIONKitchen Appliances bull Food waste disposer bull Gas rangeExhaust Type bull Microwave exhaust - recirculating

OBSERVATIONS amp RECOMMENDATIONS120 Disposers

The garbage disposer failed to respond to normal user controls however it appeared to be on the same electrical circuit as theGFCI receptacles that would not reset and therefore may not have had any power We recommend further evaluation and repair asnecessary by a licensed electrical or plumbing contractor

The power cord was not properly secured where it entered the disposer housing and could be damaged For maximum safety thepower cord should be securely attached to the disposal in accordance with the disposal manufacturerrsquos installation specifications

No cord clamp

121 DishwashersA dishwasher was not installed To determine the cost and feasibility of installing a dishwasher please consult a licensed plumbingcontractor

122 Cooking EquipmentThe gas range was turned on with the normal operating controls and was in acceptable condition

An anti-tip bracket was installed on the back of the range however it was not installed in a manner that will be effective Thepurpose of the bracket is to prevent the range from tipping forward and possibly causing serious burns or injury to both childrenand adults Anti-tip hardware should be properly installed for safety We recommend referring to the label on the inside of the ovendoor andor the range installation instructions for more information

123 Kitchen ExhaustThe kitchen exhaust system was a recirculating microwave type Recirculating exhaust systems rely on the filters to clean the airand are not as effective as systems that exhaust to the exterior Also microwave type systems are less effective than a hood typeexhaust system As an upgrade we recommend that the kitchen exhaust system be upgraded to a hood type system which vents tothe exterior

LIMITATIONS ADDITIONAL INFOExcluded Kitchen AppliancesReview of the following kitchen appliances was beyond the scope of this inspection refrigerators microwaves freezers winerefrigerators water filters trash compactors food warmers steam ovens espresso machines instant hot water dispensers chilled waterdispensers ice makers blenders and portable dishwashers Information about the functionoperation of such appliances should beobtained from the owneroccupant or a licensed appliance contractor

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InteriorDESCRIPTIONBedrooms bull 2 bedroomsBathrooms bull 2 bathroomsWall and Ceiling Materials bull Lath and plaster bull Drywall

OBSERVATIONS amp RECOMMENDATIONS130 Interior Finishes

The interior wall floor and ceiling surfaces were generally in acceptable condition-- except as noted-- taking into considerationthe effects of normal wear and tear We did not attempt to list all cosmetic flaws and suggest that most of these items will beaddressed by routine maintenance upgrading

A wood sleeper floor was installed over a concrete slab in the lower level rooms No adverse conditions were noted but thewood sleepers may be prone to damage from being in close proximity to a concrete slab which can often be damp We recommendperiodic monitoring of this condition followed by corrective action taken if problems are observed

Blistered plaster or finished in the wall and ceiling in the front bedroom symptomatic of water leaks were observed Werecommend consultation with the owner for more information If no remedial action has been taken then we recommend furtherevaluation and repairs as necessary by a licensed contractor

Blisters in wall

The wall near the shower curb in the lower level bathroom was slightly stained and water damaged We recommend referral to therecent structural pest report and repair as necessary by a licensed contractor

131 Interior Doors and WindowsA representative number of the interior doors were operated and were in acceptable condition with exceptions noted

The knob and latching hardware did not function properly in the door from the garage to the lower level Often all that is requiredto restore proper latch function is to adjust the location of the strike plate on the doorframe We recommend review and repair asnecessary to restore full operation

The knob hardware was loose to the doors in the front bedroom and at the rear of the kitchen All loose hardware should beproperly tightened and any missing hardware should be replaced with compatible pieces properly installed

The openable windows tested were functional and in acceptable condition We operated a representative sample of the windowsbut did not open close and latch every window

The bedrooms did not have a window that opened sufficiently to meet the current escape opening requirements This could be anegress issue or fire safety issue because it could be difficult to exit the room or for emergency personnel to enter the room due tominimal access For improved safety the installation of appropriate windows should be considered

132 Smoke AlarmsSmoke alarms were found in the appropriate areas Periodic testing will ensure that the alarms are still functional

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One or more of the smoke alarms were an older ionization sensor type We recommend replacement of all ionization smoke alarmswith units that utilize photoelectric technology as they have been proven to be more effective than ionization smoke alarms

133 Carbon Monoxide AlarmsCarbon monoxide (CO) alarms were not present in all the appropriate locations (none observed in the lower level) California nowrequires all dwellings with gas appliances or attached garages to have carbon monoxide detectors installed on every floor of thebuilding (including the basement) and outside of each separate dwelling unit sleeping area in the immediate vicinity of thebedrooms We recommend the installation of carbon monoxide alarms in all the appropriate locations for improved safety

134 BathroomsThe shower walls were in acceptable condition

The bathrooms depended solely upon windows for ventilation and removal of excess moisture Although not conducive toconscientious use in the winter this may have met minimum standards at the time the bathrooms were constructed or remodeledAs an upgrade we recommend the installation of a bathroom fans to reduce the possibility of moisture related damage

The clearances in the upper level bathroom were limited and may be difficult for some people to use The only practical way toremedy this condition would be to remodel the bathroom and make it larger We recommend monitoring followed by correctiveaction if problems are observed

135 CabinetryThe cabinetry was generally worn but was otherwise in acceptable condition Consideration should be given to replacement ofworn cabinetry for improved function and durability

136 Interior - MiscThe finished lower level rooms did not appear to be an original part of the building We recommend checking the permit history toverify that this work was performed with permits and inspections Information on building permits and inspections if any may beavailable through the local building department

The ceiling height in the lower level was less than that required for a habitable rooms No easy remedy for this condition existedand action would be optional but it should be understood that this room would not generally be counted in the total habitablesquare footage of the home

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LIMITATIONS ADDITIONAL INFOStorage Prevented Access and InspectionThe interior could not be fully inspected because access was denied by furnishings and stored items We recommend clearing of all storeditems and inspection of the blocked areas Note that once access becomes available further inspection could reveal reportable conditions

Secure Building ContentsUnsecured building contents such as televisions computers bookshelves and other items can become missile hazards in an earthquakeFor more information about how to secure these items please see the Association of Bay Area Governments (ABAG) websitehttpquakeabagcagov preparedness contents

Representative Sampling of WindowsA representative sample of the windows was operated in each room but not every window was opened closed and latched Nationallyrecognized inspection standards require testing a minimum of one window in every room where accessible

Window Requirements for EgressBasements and sleeping rooms below the fourth story should have at least one escape or rescue window for emergency egress Currentstandards require the window to have at least 50 - 57 square feet in clear opening area at least 24 inches high at least 20 inches wideand with a sill not more than 44 inches from the floor

Important Smoke Alarm InformationThe smoke alarms were not tested For future reference testing with the built-in test button only verifies proper battery and hornfunction but does not test the smoke sensor We recommend regular smoke testing to verify proper function Photoelectric smokealarms are superior to the older ionization type as they will respond more quickly to smoldering fires - which are the most fatal type ofbuilding fires Please see httpjmcinspectionscomphotoelectric-vs-ionization-smoke-alarms

Requirement to Install Carbon Monoxide AlarmsSince 2011 California has required all dwellings with gas appliances or attached garages to have carbon monoxide alarms installedCurrent standards require a carbon monoxide alarm on every floor of your dwelling including the basement An alarm should be locatedwithin 10 feet of each bedroom door and there should be one near or over any attached garage

Smoke and Carbon Monoxide Alarm MaintenanceSmoke and carbon monoxide alarms should be tested at least once a month (by using the test button) and cleaned of dust or cobwebs asneeded If the testing mechanism does not work properly the alarm should be replaced immediately Most manufacturers recommendreplacing smoke alarms every 10 years and carbon monoxide alarms every 5-10 years

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InteriorDESCRIPTIONBedrooms bull 2 bedroomsBathrooms bull 2 bathroomsWall and Ceiling Materials bull Lath and plaster bull Drywall

OBSERVATIONS amp RECOMMENDATIONS130 Interior Finishes

The interior wall floor and ceiling surfaces were generally in acceptable condition-- except as noted-- taking into considerationthe effects of normal wear and tear We did not attempt to list all cosmetic flaws and suggest that most of these items will beaddressed by routine maintenance upgrading

A wood sleeper floor was installed over a concrete slab in the lower level rooms No adverse conditions were noted but thewood sleepers may be prone to damage from being in close proximity to a concrete slab which can often be damp We recommendperiodic monitoring of this condition followed by corrective action taken if problems are observed

Blistered plaster or finished in the wall and ceiling in the front bedroom symptomatic of water leaks were observed Werecommend consultation with the owner for more information If no remedial action has been taken then we recommend furtherevaluation and repairs as necessary by a licensed contractor

Blisters in wall

The wall near the shower curb in the lower level bathroom was slightly stained and water damaged We recommend referral to therecent structural pest report and repair as necessary by a licensed contractor

131 Interior Doors and WindowsA representative number of the interior doors were operated and were in acceptable condition with exceptions noted

The knob and latching hardware did not function properly in the door from the garage to the lower level Often all that is requiredto restore proper latch function is to adjust the location of the strike plate on the doorframe We recommend review and repair asnecessary to restore full operation

The knob hardware was loose to the doors in the front bedroom and at the rear of the kitchen All loose hardware should beproperly tightened and any missing hardware should be replaced with compatible pieces properly installed

The openable windows tested were functional and in acceptable condition We operated a representative sample of the windowsbut did not open close and latch every window

The bedrooms did not have a window that opened sufficiently to meet the current escape opening requirements This could be anegress issue or fire safety issue because it could be difficult to exit the room or for emergency personnel to enter the room due tominimal access For improved safety the installation of appropriate windows should be considered

132 Smoke AlarmsSmoke alarms were found in the appropriate areas Periodic testing will ensure that the alarms are still functional

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One or more of the smoke alarms were an older ionization sensor type We recommend replacement of all ionization smoke alarmswith units that utilize photoelectric technology as they have been proven to be more effective than ionization smoke alarms

133 Carbon Monoxide AlarmsCarbon monoxide (CO) alarms were not present in all the appropriate locations (none observed in the lower level) California nowrequires all dwellings with gas appliances or attached garages to have carbon monoxide detectors installed on every floor of thebuilding (including the basement) and outside of each separate dwelling unit sleeping area in the immediate vicinity of thebedrooms We recommend the installation of carbon monoxide alarms in all the appropriate locations for improved safety

134 BathroomsThe shower walls were in acceptable condition

The bathrooms depended solely upon windows for ventilation and removal of excess moisture Although not conducive toconscientious use in the winter this may have met minimum standards at the time the bathrooms were constructed or remodeledAs an upgrade we recommend the installation of a bathroom fans to reduce the possibility of moisture related damage

The clearances in the upper level bathroom were limited and may be difficult for some people to use The only practical way toremedy this condition would be to remodel the bathroom and make it larger We recommend monitoring followed by correctiveaction if problems are observed

135 CabinetryThe cabinetry was generally worn but was otherwise in acceptable condition Consideration should be given to replacement ofworn cabinetry for improved function and durability

136 Interior - MiscThe finished lower level rooms did not appear to be an original part of the building We recommend checking the permit history toverify that this work was performed with permits and inspections Information on building permits and inspections if any may beavailable through the local building department

The ceiling height in the lower level was less than that required for a habitable rooms No easy remedy for this condition existedand action would be optional but it should be understood that this room would not generally be counted in the total habitablesquare footage of the home

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LIMITATIONS ADDITIONAL INFOStorage Prevented Access and InspectionThe interior could not be fully inspected because access was denied by furnishings and stored items We recommend clearing of all storeditems and inspection of the blocked areas Note that once access becomes available further inspection could reveal reportable conditions

Secure Building ContentsUnsecured building contents such as televisions computers bookshelves and other items can become missile hazards in an earthquakeFor more information about how to secure these items please see the Association of Bay Area Governments (ABAG) websitehttpquakeabagcagov preparedness contents

Representative Sampling of WindowsA representative sample of the windows was operated in each room but not every window was opened closed and latched Nationallyrecognized inspection standards require testing a minimum of one window in every room where accessible

Window Requirements for EgressBasements and sleeping rooms below the fourth story should have at least one escape or rescue window for emergency egress Currentstandards require the window to have at least 50 - 57 square feet in clear opening area at least 24 inches high at least 20 inches wideand with a sill not more than 44 inches from the floor

Important Smoke Alarm InformationThe smoke alarms were not tested For future reference testing with the built-in test button only verifies proper battery and hornfunction but does not test the smoke sensor We recommend regular smoke testing to verify proper function Photoelectric smokealarms are superior to the older ionization type as they will respond more quickly to smoldering fires - which are the most fatal type ofbuilding fires Please see httpjmcinspectionscomphotoelectric-vs-ionization-smoke-alarms

Requirement to Install Carbon Monoxide AlarmsSince 2011 California has required all dwellings with gas appliances or attached garages to have carbon monoxide alarms installedCurrent standards require a carbon monoxide alarm on every floor of your dwelling including the basement An alarm should be locatedwithin 10 feet of each bedroom door and there should be one near or over any attached garage

Smoke and Carbon Monoxide Alarm MaintenanceSmoke and carbon monoxide alarms should be tested at least once a month (by using the test button) and cleaned of dust or cobwebs asneeded If the testing mechanism does not work properly the alarm should be replaced immediately Most manufacturers recommendreplacing smoke alarms every 10 years and carbon monoxide alarms every 5-10 years

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One or more of the smoke alarms were an older ionization sensor type We recommend replacement of all ionization smoke alarmswith units that utilize photoelectric technology as they have been proven to be more effective than ionization smoke alarms

133 Carbon Monoxide AlarmsCarbon monoxide (CO) alarms were not present in all the appropriate locations (none observed in the lower level) California nowrequires all dwellings with gas appliances or attached garages to have carbon monoxide detectors installed on every floor of thebuilding (including the basement) and outside of each separate dwelling unit sleeping area in the immediate vicinity of thebedrooms We recommend the installation of carbon monoxide alarms in all the appropriate locations for improved safety

134 BathroomsThe shower walls were in acceptable condition

The bathrooms depended solely upon windows for ventilation and removal of excess moisture Although not conducive toconscientious use in the winter this may have met minimum standards at the time the bathrooms were constructed or remodeledAs an upgrade we recommend the installation of a bathroom fans to reduce the possibility of moisture related damage

The clearances in the upper level bathroom were limited and may be difficult for some people to use The only practical way toremedy this condition would be to remodel the bathroom and make it larger We recommend monitoring followed by correctiveaction if problems are observed

135 CabinetryThe cabinetry was generally worn but was otherwise in acceptable condition Consideration should be given to replacement ofworn cabinetry for improved function and durability

136 Interior - MiscThe finished lower level rooms did not appear to be an original part of the building We recommend checking the permit history toverify that this work was performed with permits and inspections Information on building permits and inspections if any may beavailable through the local building department

The ceiling height in the lower level was less than that required for a habitable rooms No easy remedy for this condition existedand action would be optional but it should be understood that this room would not generally be counted in the total habitablesquare footage of the home

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LIMITATIONS ADDITIONAL INFOStorage Prevented Access and InspectionThe interior could not be fully inspected because access was denied by furnishings and stored items We recommend clearing of all storeditems and inspection of the blocked areas Note that once access becomes available further inspection could reveal reportable conditions

Secure Building ContentsUnsecured building contents such as televisions computers bookshelves and other items can become missile hazards in an earthquakeFor more information about how to secure these items please see the Association of Bay Area Governments (ABAG) websitehttpquakeabagcagov preparedness contents

Representative Sampling of WindowsA representative sample of the windows was operated in each room but not every window was opened closed and latched Nationallyrecognized inspection standards require testing a minimum of one window in every room where accessible

Window Requirements for EgressBasements and sleeping rooms below the fourth story should have at least one escape or rescue window for emergency egress Currentstandards require the window to have at least 50 - 57 square feet in clear opening area at least 24 inches high at least 20 inches wideand with a sill not more than 44 inches from the floor

Important Smoke Alarm InformationThe smoke alarms were not tested For future reference testing with the built-in test button only verifies proper battery and hornfunction but does not test the smoke sensor We recommend regular smoke testing to verify proper function Photoelectric smokealarms are superior to the older ionization type as they will respond more quickly to smoldering fires - which are the most fatal type ofbuilding fires Please see httpjmcinspectionscomphotoelectric-vs-ionization-smoke-alarms

Requirement to Install Carbon Monoxide AlarmsSince 2011 California has required all dwellings with gas appliances or attached garages to have carbon monoxide alarms installedCurrent standards require a carbon monoxide alarm on every floor of your dwelling including the basement An alarm should be locatedwithin 10 feet of each bedroom door and there should be one near or over any attached garage

Smoke and Carbon Monoxide Alarm MaintenanceSmoke and carbon monoxide alarms should be tested at least once a month (by using the test button) and cleaned of dust or cobwebs asneeded If the testing mechanism does not work properly the alarm should be replaced immediately Most manufacturers recommendreplacing smoke alarms every 10 years and carbon monoxide alarms every 5-10 years

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LIMITATIONS ADDITIONAL INFOStorage Prevented Access and InspectionThe interior could not be fully inspected because access was denied by furnishings and stored items We recommend clearing of all storeditems and inspection of the blocked areas Note that once access becomes available further inspection could reveal reportable conditions

Secure Building ContentsUnsecured building contents such as televisions computers bookshelves and other items can become missile hazards in an earthquakeFor more information about how to secure these items please see the Association of Bay Area Governments (ABAG) websitehttpquakeabagcagov preparedness contents

Representative Sampling of WindowsA representative sample of the windows was operated in each room but not every window was opened closed and latched Nationallyrecognized inspection standards require testing a minimum of one window in every room where accessible

Window Requirements for EgressBasements and sleeping rooms below the fourth story should have at least one escape or rescue window for emergency egress Currentstandards require the window to have at least 50 - 57 square feet in clear opening area at least 24 inches high at least 20 inches wideand with a sill not more than 44 inches from the floor

Important Smoke Alarm InformationThe smoke alarms were not tested For future reference testing with the built-in test button only verifies proper battery and hornfunction but does not test the smoke sensor We recommend regular smoke testing to verify proper function Photoelectric smokealarms are superior to the older ionization type as they will respond more quickly to smoldering fires - which are the most fatal type ofbuilding fires Please see httpjmcinspectionscomphotoelectric-vs-ionization-smoke-alarms

Requirement to Install Carbon Monoxide AlarmsSince 2011 California has required all dwellings with gas appliances or attached garages to have carbon monoxide alarms installedCurrent standards require a carbon monoxide alarm on every floor of your dwelling including the basement An alarm should be locatedwithin 10 feet of each bedroom door and there should be one near or over any attached garage

Smoke and Carbon Monoxide Alarm MaintenanceSmoke and carbon monoxide alarms should be tested at least once a month (by using the test button) and cleaned of dust or cobwebs asneeded If the testing mechanism does not work properly the alarm should be replaced immediately Most manufacturers recommendreplacing smoke alarms every 10 years and carbon monoxide alarms every 5-10 years

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Primary RecommendationsPlease note The following is a list of the recommendations we believe to be the most important Those recommendations should not beconsidered the only significant items The reader should establish their own priorities after thoroughly studying this report reviewing allthe recommendations in the report and consulting experts or specialists as desired

Structure

13 Seismic ConsiderationsFinished surfaces covered most of the framing and therefore the structural connections were not accessible To determineseismic adequacy we recommend obtaining any available construction plans to determine what connections were specified forthis structure If plans are not available we recommend further evaluation by a licensed structural engineer Some interiorfinishes will most likely have to be removed as part of this evaluation

18 Structure - GeneralWe did not observe evidence of any obvious structural deficiencies but because so little of the structural components werevisible to inspection we cannot confidently comment on its condition We recommend retaining the services of a licensedstructural engineer to provide a detailed and thorough analysis of the entire structure followed by repairs or modifications by alicensed contractor to ensure a safe and durable building

Plumbing

59 Gas ServiceAn automatic seismic gas shut-off valve was not installed Fires can cause significant damage after a large earthquake and thistype of valve is intended to automatically shut off the gas in an earthquake We recommend the installation of an automaticseismic shutoff valve by a licensed plumbing contractor

Water Heating

66 Exhaust VentingThe water heater venting terminated near an openable window of the building next door However repairs to this condition wereunder way during the course of this inspection but were not completed We recommend evaluation and repairs as necessary by alicensed plumbing or HVAC contractor once repairs are completed

68 Water Heating - MiscThe hot water temperature was excessively high (thermostat was set at its highest setting) and was therefore a scalding hazardWe recommend lowering the temperature on the water heater thermostat to deliver 120deg F water for improved safety but forsome older water heaters the thermostat may need replacement For some systems the installation of a tempering valve may bethe best option

Electrical

71 Main Disconnect Main PanelThe protective ldquodead-frontrdquo cover was substandard in the main electrical panel A dead-front cover helps to prevent hazardousshocks and cover specific to this brand and model of enclosure should be installed to reduce this hazard We recommend reviewand repair as necessary by a licensed electrical contractor

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72 System Grounding and BondingThe grounding system electrode the neutral bus bar the equipment grounds and the panel itself did not appear to be all properlyelectrically bonded together This can be a safety hazard as ground faults may not trip the breaker in this configuration Werecommend proper bonding of the main electrical panel by a licensed electrical contractor

Heating Cooling

80 Wall Floor FurnacesThe heat exchanger in the furnace was only partly accessible As they age heat exchangers can crack and allow products ofcombustion into the living areas Given the advanced age of the unit the heat exchanger could be cracked or deteriorated to thepoint where it may not be safe to use We recommend further evaluation by a licensed HVAC contractor

85 Heating Cooling - GeneralThe floor furnace was beyond its expected service life Although still operating the need for replacement should be expected inthe near future and funds should be set aside for this expense

Kitchens

122 Cooking EquipmentAn anti-tip bracket was installed on the back of the range however it was not installed in a manner that will be effective Thepurpose of the bracket is to prevent the range from tipping forward and possibly causing serious burns or injury to both childrenand adults Anti-tip hardware should be properly installed for safety We recommend referring to the label on the inside of theoven door andor the range installation instructions for more information

Interior

130 Interior FinishesBlistered plaster or finished in the wall and ceiling in the front bedroom symptomatic of water leaks were observed Werecommend consultation with the owner for more information If no remedial action has been taken then we recommend furtherevaluation and repairs as necessary by a licensed contractor

132 Smoke AlarmsOne or more of the smoke alarms were an older ionization sensor type We recommend replacement of all ionization smokealarms with units that utilize photoelectric technology as they have been proven to be more effective than ionization smokealarms

133 Carbon Monoxide AlarmsCarbon monoxide (CO) alarms were not present in all the appropriate locations (none observed in the lower level) Californianow requires all dwellings with gas appliances or attached garages to have carbon monoxide detectors installed on every floorof the building (including the basement) and outside of each separate dwelling unit sleeping area in the immediate vicinity ofthe bedrooms We recommend the installation of carbon monoxide alarms in all the appropriate locations for improved safety

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72 System Grounding and BondingThe grounding system electrode the neutral bus bar the equipment grounds and the panel itself did not appear to be all properlyelectrically bonded together This can be a safety hazard as ground faults may not trip the breaker in this configuration Werecommend proper bonding of the main electrical panel by a licensed electrical contractor

Heating Cooling

80 Wall Floor FurnacesThe heat exchanger in the furnace was only partly accessible As they age heat exchangers can crack and allow products ofcombustion into the living areas Given the advanced age of the unit the heat exchanger could be cracked or deteriorated to thepoint where it may not be safe to use We recommend further evaluation by a licensed HVAC contractor

85 Heating Cooling - GeneralThe floor furnace was beyond its expected service life Although still operating the need for replacement should be expected inthe near future and funds should be set aside for this expense

Kitchens

122 Cooking EquipmentAn anti-tip bracket was installed on the back of the range however it was not installed in a manner that will be effective Thepurpose of the bracket is to prevent the range from tipping forward and possibly causing serious burns or injury to both childrenand adults Anti-tip hardware should be properly installed for safety We recommend referring to the label on the inside of theoven door andor the range installation instructions for more information

Interior

130 Interior FinishesBlistered plaster or finished in the wall and ceiling in the front bedroom symptomatic of water leaks were observed Werecommend consultation with the owner for more information If no remedial action has been taken then we recommend furtherevaluation and repairs as necessary by a licensed contractor

132 Smoke AlarmsOne or more of the smoke alarms were an older ionization sensor type We recommend replacement of all ionization smokealarms with units that utilize photoelectric technology as they have been proven to be more effective than ionization smokealarms

133 Carbon Monoxide AlarmsCarbon monoxide (CO) alarms were not present in all the appropriate locations (none observed in the lower level) Californianow requires all dwellings with gas appliances or attached garages to have carbon monoxide detectors installed on every floorof the building (including the basement) and outside of each separate dwelling unit sleeping area in the immediate vicinity ofthe bedrooms We recommend the installation of carbon monoxide alarms in all the appropriate locations for improved safety

Prepared Using HomeGauge httpwwwHomeGaugecom Licensed To Lee Parsons

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