Diamond Property Inspections · 2019. 1. 9. · original inspection date. € Contact this...

This report is delivered to you in accordance with our signed agreement and is subject to the terms andconditions agreed upon there in. Copyright (c) 2018 Diamond Property Inspections.

Diamond Property InspectionsProperty Inspection Report

Diamond Property InspectionsProperty Inspection ReportInspector: Greg S. Terry II, Diamond Property Inspections

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18264 Tullock St, Bloomington, CA 92316Inspection prepared for: Clem Donavan

Date of Inspection: 1/5/2019Report# DONAVAN010519

Inspector: Greg S. Terry II19510 Van Buren Blvd., F3-351, Riverside, CA 92508

Email: [email protected]

This report is delivered to you in accordance with our signed agreement and is subject to the terms and conditions agreed upon there in. Copyright (c) 2019 Diamond Property Inspections.

Greg S. Terry II Diamond Property Inspections

Clem Donavan 18264 Tullock St, Bloomington, CA

Page 1 of 35This report is delivered to you in accordance with our signed agreement and is subject to the terms and conditions agreed upon there in. Copyright (c) 2019 Diamond Property Inspections.






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Introduction We have inspected the major structural components and mechanical systems for signs of significant non-performance, excessive or unusual wear and general state of repair. Our inspection is conducted in accordancewith the Standards of Practice of the American Society of Home Inspectors® or the California Real EstateInspection Association®. A copy of these standards is available upon request. The following report is an overview of the conditions observed. In this report, there may be references to areasand items that were inaccessible. We can make no representations regarding conditions that may be present butwere concealed or inaccessible for view. With access and an opportunity for inspection, reportable conditionsthat may be present but may be discovered. Inspection of the inaccessible areas will be performed uponarrangement at additional cost after access is provided. Our recommendations are not intended as criticisms ofthe building, but as professional opinions regarding the present conditions. We are often asked how toprioritize the repairs and upgrading identified in the report. (A). Conditions, which affect performance and life safety issues, are the highest priorities.(B). Next are conditions that need repair, but have not yet affected performance. Typically, these are deferredmaintenance items. We also suggest upgrades, which will enhance the property. When we recommend repair orreplacement, the determination of appropriate corrective action must be left to the licensed professionalsretained for detailed evaluation and repair. Lower priority conditions that are neglected may become higherpriority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation forperforming repairs. All repair and upgrade recommendations are important and need attention. This report includes photos of a number of these conditions. The photos are included for clarification purposes,“Pictures are worth a thousand words”. The photos are a representative sample of these conditions and are notto be considered all-inclusive. These photos should be NOT substituted in place of our recommendation forfurther evaluation by a licensed tradesman. WARNING! THIS REPORT CANNOT BE SOLD OR TRANSFERRED. If your name does not appear on the cover of this report, you shall not rely on it whatsoever. Client agrees toindemnify, defend and hold harmless the inspector and inspection company from any third party claimsrelating to this inspection report. If you have been given this report by a realtor or any other personrepresenting this property, realize that it was not prepared for you and conditions may have changed since theoriginal inspection date. Contact this inspection company for another inspection of this property or another qualified home inspectioncompany for your own inspection. We will return and review the building and report with any interested partyfor an amount equal to 50% of the total fee paid for this inspection. This offer is good for six month from thedate of the inspection, at which time we recommend a complete new inspection be performed. All of the pagesof this report are numbered. Notify this inspection company immediately if any pages are found to be missing.

TimeStart Time: 10:00 amCompletion Time: 2:00 pm

OrientationWe will describe the locations of the various features of the property, left or right, ect. as though wewere standing at the street, and looking at the building.

WeatherThe weather was cool, and overcast at the time of the inspection.










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Emergency Control Locations

General InformationThe following people were present at the time of the inspection or at some point during theinspection: Client.

The structure was staged at the time of the inspection.

NotesFor additional information regarding environmental issues, we suggest you obtain and review theState of California publication, “Environmental Hazards: Guide for Homeowners and Buyers”available from your real estate professional.

We make no representations as to the extent or presents of code violations, nor do we warrant thelegal use of this building. This information would have to be obtained from the local building and/orzoning department.

If caulking is needed for maintenance, or in preparation for the next paint job, a high qualityurethane-base sealant is recommended, rather than latex, butyl, oil based, silicone or “architecturalgrade” sealants.

It is recommended that after the close of escrow a qualified locksmith be retained to "re-key" allexterior entry doors in the interest of normal homeowner security.

It is recommended that that the property owner (seller) provide our client(s) copies of all invoices,permits and record of inspections and sign-offs by the local authority having jurisdiction, whererequired, on any repairs or replacement performed on the property before the end of thecontingency period.

Reinspection's are only performed on items not accessible at the time of original inspection or thatwere unable to be inspected due to utilities not turned on. Should repairs be necessary we suggestthey be performed by appropriate persons and that work complies with applicable Law, includinggovernmental permit, inspection, and approval requirements.

Buyer should obtain from seller receipts for Repairs performed by others, a written statementindicating the date of Repairs performed by Seller and provide Copies of receipts and statements ofseller prior to final verification of condition. (Ref: Residential Purchase Agreement Form RPA-CA,page 4 item 10.)

NOTE: The client is strongly advised to further investigate or contract with appropriate persons tofurther investigate any and/all conditions/items in the inspection report not listed in ServiceableCondition, or are Inoperable, Beyond the scope of a CREIA / ASHI Inspection or which may havebeen disclosed by others or which you may be concerned before the close of escrow or sooner ifyour residential purchase agreement has a contingency time limit.

The shed(s) are not included as part of the inspection and report. No representations are made asto its existing or future condition. Information regarding the condition of this item could be obtainedfrom a qualified expert.

In an emergency you may need to know where to shut off the water, electrical system, and/or thegas supply. We have listed the the locations of the controls for your convenience. We stronglyrecommend you familiarize yourself with their location and operation.










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Environmental

Structure

Slab

Main Water Shut OffThe domestic water supply shut off is located at the front of the house.

Main Gas Shut OffThe main gas shut off is located at the right side of the house.

Main Electrical DisconnectThe main electrical disconnect is located at the rear of the house.

Sewer CleanoutA sewer cleanout is located at the rear of the home.

Environmental ConcernsEnvironmental issues include but are not limited to radon, asbestos, mold, lead contamination, toxicwaste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contaminationand soil contamination. We are not trained or licensed to recognize or discuss any of thesematerials. We may make reference to one or more of these materials in this report when werecognize one of the common forms of these substances. If further study or analysis seemsprudent, the advice and services of the appropriate specialists are advised.

Structure ConditionThe structural elements of a building include foundation, footings, all lower support framing andcomponents, wall framing and roof framing. These items are examined, where visible, for properfunction, excessive wear or unusual wear and general state of repair. Many structural componentsare inaccessible because they are buried below grade or behind finishes. Therefore, much of thestructural inspection is performed by identifying resultant symptoms of movement, damage anddeterioration. Where there are no visible symptoms, conditions requiring further review or repairmay go undetected and identification will not be possible. We make no representations as to theinternal conditions or stabilities of soils, concrete footings and foundations, except as exhibited bytheir performance.

Notice: This inspection does not include geological conditions or site stability information. Forinformation concerning these conditions, a geologist or soils engineer should be consulted. Notice: All slabs experience some degree of cracking due to shrinkage in the dry process. In mostinstances, floor coverings prevent recognition of cracks or settlement in all but the most severecases. The inspector will, at an additional cost, re-inspect, provided the client removes the floorcovering and releases the inspector from damage caused by this process. Floor coverings are notremoved during this inspection.

Slab ConditionSlab foundation is not visible due to floor coverings - no readily visible problem are noted, if flooringis removed other conditions may be present but not visible.










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Exterior Walls

Exterior Areas

Mud SillThe mud sill is the first wood member of the framing, resting directly on the slab foundation. All ofthe mud sill is inaccessible for inspection. There was no evidence of any cosmetic conditions on theinterior or exterior finishes to indicate the need for destructive testing and further inspection.

Anchor BoltsAnchor bolts are fasteners that connect the wood framing to the foundation. They limit the framing'sability to move independently on the foundation in the event of seismic activity. The wall surfaces ofthe structure prevent access to visually verify the presence or condition of the anchor bolts. Due tothe age of the structure, and that slab type buildings must be bolted, we assume that proper boltingwas installed, per the standards in effect at the time of construction.

MoistureDue to changing weather conditions and variations in rainfall accumulation, we are unable todetermine the extent of slab seepage in sustained and heavy rain. Although access to the slab waslimited due to the installation of finished flooring, we found no visible evidence of seepage or othermoisture related conditions. The slab should be monitored during the rainy season for evidence ofmoisture. If moisture appears, drainage upgrading should be considered. We are unable todetermine the extent or presence of any perimeter foundation drainage systems that may havebeen installed, as their underground placement would render them inaccessible for our inspection.

Grading/DrainageCurrent grading recommendations suggest a minimum grade slope ratio of 1/2 inch per foot for sixfeet away from the structure to prevent moisture retention and possible penetration under thestructure. There were areas around the perimeter where adjustments of the grading would beadvised to help excess moisture flow away from the foundation. Further evaluation of the drainageconditions and any corrective action recommended by a qualified drainage specialist is advisedbefore the end of the contingency period.

Our review of the exterior walls includes the finished surfaces and siding. These items are visuallyexamined for proper function, excessive or unusual wear and general state of repair. Componentsmay not be visible because of soil, vegetation, storage, and/or the nature of construction. In suchcases these items are considered inaccessible.

Stucco ConditionThe stucco siding terminated below finish grade height at the perimeter walls and foundation. Thiscondition is no longer permissible under currently accepted construction industry standards andpractices due to the potential of moisture infiltration migrating into the wood framing supportmembers resulting in moisture damage. It is recommended that every effort by made by theproperty owner to maintain a positive finish grade slope away from the building’s perimeterfoundation including the building’s exterior stucco siding in order to help avoid expensive repairsand replacements. It is also suggested that the state licensed pest control inspector’s report becarefully reviewed concerning this condition.

Eaves, Fascia, & Trim

Signs of wood destroying pest/organisms noted at the fascia; we recommend further evaluation andcorrections by a licensed pest control operator prior to removal of any contingencies.










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WindowsThere are a number of missing window screens, we recommend they be installed to help keep outinsects.

For attention to the condition(s) noted and/or cost estimates, if necessary, we recommend theadvice and services of a general contractor.

Safety GlazingBecause it is harder to break and less likely to cause injury if broken, safety glass is now required inspecified locations. These include, but are not limited to, all door glass, most large windows, andwindows near doors and floors.

All required areas have a visible safety stamp.

LightsThe exterior lights operated when tested at the time of the inspection.

There are areas of missing caulking around the lights. We recommend caulking around the lights tohelp prevent moisture intrusion.

Receptacles

There are outlet covers at the the exterior of the home that are not rated for exterior use. Nonexterior materials are not weather tight and can become damaged over time due to exposure, werecommend all non exterior rated materials be replaced with approved materials.

Exposed conductors found at the rear of the home. The wiring is not well protected and is subject tophysical damage. We recommend the installation of mechanical protection to help prevent physicaldamage.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed electricalcontractor before the end of the contingency period.

GFCINo GFCI protection was found at the exterior outlets. Ground fault circuit interrupter devices (GFCI)afford additional protection against electrical shock. This home was built prior to the requirement.Installation of GFCI protection by a qualified licensed electrician should be considered and isrecommended.











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Grounds

Hose FaucetsBackflow preventers were not installed on the hose faucets. Backflow preventers allow water toflow in only one direction, preventing cross contamination of the drinking water supply. While thesedevices were not required at the time of construction, you may wish to, as an upgrade installbackflow preventers on every hose faucet.

The hose faucets leak during operation, we recommend repairing or replacing the faucets.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed plumbingcontractor before the end of the contingency period.

DrivewayShrinkage/Settlement/Stress cracks up to 1/4" were found in the driveway at the time of theinspection. No action is indicated.

PatioThe patio is in serviceable condition.

Patio Cover Basic InformationLocation(s): Left sideType: Covered

Patio Cover Condition

The roof shingle tabs have exposed nails in a number of locations. Any exposed nail/fastener canbe a source of leaks. We recommend these shingles be replaced.

The roof surface is blistered, we recommend repairing these areas.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed generalcontractor before the end of the contingency period.










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Roof

Gate ConditionMaterials: Wood

Wooden gates have a finite service life. Maintaining the bases of the posts free and clear of rottingleaves, and occasional treatment with a wood preservative will help prevent deterioration andprolong service life.

The gate rubs and should be adjusted. We recommend a "tune up" by a carpenter skilled in trimwork as a prudent preventive maintenance measure.

Fence ConditionMaterials: Wood • Chain link

Wooden fences have a finite service life. Maintaining the bases of the fence posts free and clear ofrotting leaves, and occasional treatment with a wood preservative will help prevent deteriorationand prolong service life.

The wood fencing has signs of wear and tear, including cracks, loose boards, damaged boards,discoloration, and weathering, we recommend repair and maintenance.

Signs of wood destroying pests were found at fencing, we recommend further evaluation andrepairs by a licensed pest control operator.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed fencingcontractor before the end of the contingency period.

The roof system consists of the surface, connections, penetrations, and drainage (gutters anddownspouts). We evaluate the condition of the roof components by inspecting the surface materials,connections, penetrations and drainage for evidence of damaged and deterioration. If we findconditions suggesting damage or limited service life, these will be noted. We may also offer opinionsconcerning repair and replacement. Opinions stated herein concerning the roof are based on thegeneral condition of the roof system as evidence by our visual inspection. Notice: Gutters and subsurface drains are not water tested for leakage or blockage. Regularmaintenance of drainage systems is required to avoid water problems at the roof and foundation.










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Roof Basic InformationLocation: HouseRoof Slope: Medium PitchLayers: SingleMaterials: Composition Shingles

Inspection MethodOur Inspection of this roof was conducted from the roof surface. The inspector walked upon thesurface and visually examined the accessible roofing components.

Surface ConditionThe mount for the satellite dish creates holes and penetrations that could cause damage to thedecking we recommend relocating the dish and repairing the roof.

The end shingles "tab" should seal itself to the tabs below. Tabs were observed where observedwhere this self-sealing process did not occur. This can result in significant damage due to wind. Werecommend further evaluation and repair.

The ridge shingles all have exposed fasteners. While some manufactures allow this it is beyond thescope of this inspection to determine if it is allowed. As a precaution we recommend the nails besealed with an approved sealant.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed roofingcontractor before the end of the contingency period.

Appliance VentsThe appliance vents have exposed fasteners in a number of locations, we recommend corrections.











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Attic

Plumbing Vents

The plumbing vents lack storm collars, separations were noted at a number of vents. We suggestre-sealing all through roof vents and projections as part of routine maintenance


Vent CapsThe mechanical vent caps are installed and in serviceable condition.

Flashings: OverallThe drip edge metal flashing along the eaves has been installed over the felt paper, where it isrequired to under the felt paper. We recommend that the drip edge flashing be reinstalled correctlyto help prevent water damage to the eaves and fascia boards


GuttersThe home was not equipped with roof gutters and downspouts. We recommend adding gutters anddownspouts to enhance drainage around the structure.

The attic contains the roof framing and serves as a raceway for components of the mechanicalsystems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visuallyexamine the attic components for proper function, excessive or unusual wear, and general state ofrepair, leakage, venting and misguided improvements.

Access/Entry LocationThe attic access is located is in the right front bedroom.

The attic access cover is in serviceable condition.

Due to vaulted ceilings the attic was not fully visible and was only partly entered.

TrussThe truss system are engineered assembly of lumber with gusset plate nailing that support the roofsheathing, which in turn, supports the roof covering. We checked a representative number of trussmembers and found them to be generally in good condition.










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Insulation & Energy Conservation

SheathingThe roof sheathing is the material directly supporting the roof covering. The sheathing used isplywood nailed across the rafters. We checked a representative portion of the roof sheathing andfound it to be in good condition.

We checked a representative portion of the roof sheathing and found it to be in good condition.

VentilationOur feeling regarding ventilation is that "you can never have too much." Attic ventilation can beprovided by eaves, gable, and ridge vents as well as by automatic and wind driven fans. Weencourage use of any or all of the above. The attic is adequately vented.

Vent ScreensThe visible ventilation screens are in acceptable condition.

Insulation, weatherstripping, dampers, double-glazed glass and set-back thermostats are featuresthat help reduce heat loss and/or gain and increase system and appliance efficacy. Our visualinspection includes review to determine if these features are present in representative locations andwe may offer suggestions for upgrading. Our review of insulation is based upon a random samplingof accessible areas and does not constitute a warranty that all such areas are uniformly insulated tocurrent standards.

Attic InsulationThe attic is insulated with batt type insulation.

Attic Insulation ConditionThe insulation has settled and no longer provides the same R-value as when it was installed. werecommend additional insulation to increase energy efficiency.

The attic access cover is missing the insulation, we recommend installing insulation on the accesscover.

For attention to the condition(s) noted, and/or cost estimates, if necessary, we recommend theadvice and services of a general contractor.

Weather StrippingDaylight was visible at some of the doors when they are in closed position. This may allow moistureor air entry. We recommend adjusting the weatherstripping or replacing as needed.

For attention to the condition(s) noted, and/or cost estimates, if necessary, we recommend theadvice and services of a general contractor.










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Electrical

Home Energy InformationResources For Lowering Your Energy Costs

Online Consumer & Business Conservation Rebate Database: www.consumerenergycenter.orgCalifornia Department of Consumer Affairs: www.dca.ca.gov/energy-challenge.htm

Utility Bill, Rebates, and Other Assistance California Energy Commission, 1-800-772-3300 or onlineat www.consumerenergycenter.org, for information on utility bill assistance programs.

The Community Energy Center database is a great search site for nearly any public and privateconservation or efficiency rebate and/or reduction program in California and gives specific detailsand contact information - go to the following website atwww.consumerenerqycenter.org/rebate/index.php

California Public Utilities Commission Consumer Affairs Branch, 1-800-649-7570 or online atwww.cpuc.ca.gov, for assistance with making payment arrangements, information on baseline andother optional rates, and information on bill assistance programs.

Local utility companies (partial list)- PG&E @ 1-800-743-5000- Edison @ 1-800-655-4555

Help for Low-income ResidentsCalifornia Department of Community Services & Development at 1-800-433-4327 or online atwww.csd.ca.gov/liheap.htm, for information on the Low Income Home Energy Assistance Program(LIHEAP).

CARE or the California Energy Alternative Rates discount program provides a 15% supplementaldiscount off utility bills for low-income consumers. The program is administered by the CaliforniaPublic Utilities Commission, but consumers must submit an application through one of your localutilities.-PG&E @ 1-800-743-5000-Edison @ 1-800-655-4555

Seniors & Special NeedsMedical Baseline Emergencies: Utility companies must make special provisions for people of allages and income levels on life-support equipment or with certain medical conditions. If a loss ofelectricity could be a threat to their lives, they should, contact their electric utility to apply for theMedical Baseline program - for the number of their local utility, have them call Flex Your Power fora referral @ 1-866-968-7797. The program provides a variety of benefits, including a largerallotment of low-cost baseline electricity and advance notification of rotating outages.

Seniors and Special Needs Resource: A flier, Consumer Tips for Energy Emergencies, withinformation for seniors and people with special medical conditions, who are especially vulnerable toheat, electricity outages and higher electricity bills is available on line atwww.dca.ca.gov/energy_emergency_tips.pdf

The electrical system consists of the service, distribution, wiring and convenience outlets (switches,lights, and receptacles). Our examination of the electrical system includes the exposed andaccessible conductors, branch circuitry, panels, over-current protection devices, and a randomsampling of connivance outlets. Capacity, grounding and fusing are focal points. We look for adverseconditions such as improper installation of aluminum wiring, lack of grounding, overfusing, exposedwiring, running splices, reversed polarity, and fused neutrals. The hidden nature of the electrical










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wiring prevents inspection of every length of wire.

Electrical PanelMain Panel Location: Rear of the house

The main service panel is in serviceable condition.

Main Amp BreakerMain Ampacity: 100 amp

Service TypeOverhead

Cable FeedsThe overhead service appears to be in serviceable condition.

Breaker/ Fuse/ Wire ConditionOver Current Protection: BreakersWire Type: Copper

The circuits in the panel are labeled. We did not verify the accuracy of the labeling, but it appears tobe typical. When the opportunity arises, we suggest checking the labeling by actually operating thebreakers.

There are breakers installed from multiple manufactures and may not be rated for this panel. Werecommend further evaluation.

There are breakers in the off position. No attempt was made to turn the breakers on, because it sunknown why they are off. We recommend further evaluation by a licensed electrician.

A damaged breaker was found inside the panel. Damaged breakers are a fire hazard, werecommend the damaged breaker be replaced.

The garbage disposal/dishwasher circuit breakers are not tied together. We recommend thesebreakers be bridged with an approved "trip tie" to ensure the breakers operate simultaneously, asrequired for this configuration.

There are improperly seated breakers in the panel, we recommend a licensed electrician properlyseat or replace the breakers.











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Plumbing

Grounding and BondingVisible grounding conductor was noted inside the main panel.

The ground type was not verified.

The water heater does not have a proper bonding jumper wire between the hot and cold supplylines. The bonding jumper wire provide bonding protection for the hot water side of the supplypiping.


Underground pipes or pipes inside walls cannot be judged for size, leaks or corrosion. Water qualitytesting or testing for hazards such as lead is not part of this inspection. Be advised that some'polybutylene' plastic piping systems have experienced documented problems. City sewer service, septic systems and all underground pipes are not a part of this inspection. Futuredrainage performance is also not determined. Be advised that some "ABS' plastic piping systemshave experienced documented problems. Contact the manufacturer or plumbing expert for furtherinformation and evaluation.

Basic InformationMain Water Line: GalvanizedSupply Piping: Copper & GalvanizedApproximate water pressure: 90 psiGas Piping: Iron Pipe

Water Shut Off ValveThe main water supply shut-off valve was located, but testing the operation of this valve is notwithin the scope of a home inspection. Operation of the valve from time to time will keep itfunctional and maximize its useful life.

This home is equipped with a gate valve; this type of valve has a history of failure with age. Youmay wish to upgrade to a new ball type valve.

Water Pressure

System pressure, as measured at hose bibs, was excessive. Excessive pressure can result indamage to valves, seats and washers in fixtures and appliances. Adjustment of the pressurereduction valve to 80 psi, or less is recommended.











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Main SupplyThe main water pipe is galvanized, and assumed to be original. The visible portion appears to be inacceptable condition. However, it may produce rusty looking water from time to time and, becausethe water volume in the pipe will gradually be reduced by a build-up of minerals within it, we do notendorse galvanized piping.

Galvanized water lines were not used much after about 1950 and any sill in use generally needs tobe considered at or past the end of their life. Upgrades are recommended.

There is copper piping in contact with galvanized pipe fittings at the main water line entrance. Thisconfiguration is not approved and can lead to deterioration of the galvanized pipe. We recommendinstallation of approved fittings between the copper and galvanized piping.


Interior SupplyGalvanized water lines are still being used for at least part of the water supply system. Galvanizedwater lines were not used much after about 1950 and any sill in use generally needs to beconsidered at or past the end of their life.

You should have a plumbing contractor inspect the water system and estimate the cost to replaceany galvanized pipe still in use. When copper and galvanized steel pipe are mixed in the samesystem, the potential for corrosion due to electrolysis is very high. Sometimes dielectric couplersare used where the copper joins the steel, we never recommend replacing only parts of the system.In most cases, all remaining galvanized pipe should be replaced.











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Water Heater

Drain / Waste PipingThe piping should be routinely cleaned to remove the buildup of grease, hair, and dirt, and helpprevent debris blockage and subsequent drainage failures.

During the inspection of the visible portions of the building drain and waste system, it was observedthat older galvanized drains were installed. This is a visual inspection of the drainage piping andour inspection is limited to running water into sinks, bathtubs, etc. a downstream blockage ordeterioration may be present in the building sewer system. Galvanized waste lines were not usedmuch after about 1970 and any sill in use generally needs to be considered at or past the end oftheir life. Upgrades are recommended.

A video scan and analysis of the main building drain and sewer system to the municipal connectionby a licensed plumber before the close of escrow is highly recommended to confirm that a blockageor deterioration of the non-visible portions of the plumbing system is not present.


Vent PipingThe visible portions of the vent piping for the waste system appear to be in good condition.

Gas MeterThe condition and placement of the gas meter were acceptable at the time of this inspection. Ameter wrench could not be located in the vicinity of the gas meter as recommended in areassubject to seismic activity. A proper wrench should be chained to the meter to provide a convenientmeans for shutoff in an emergency. The valve can be turned 90 degrees in either direction to shutthe gas supply off.

The meter was not equipped with an automatic seismic gas shutoff valve. We recommend furtherinvestigation regarding local jurisdiction requirements for installation of these devices upon sale ortransfer of the dwelling. A competent, licensed plumber should be retained to install such shutoffdevices as required to help prevent gas leakage in the event of an earthquake.

Gas PipingNo evidence of leakage was detected at any of the exposed gas piping. Pressure testing mayreveal leaks, but this procedure would be considered beyond the scope of a home inspection.

There is no sediment trap at the gas line supplying the water heater and furnace. Most gasappliance manufacturers require a sediment trap at the appliance to catch potential debris in thegas line that could clog and block an automatic valve in the open position, preventing the appliancefrom shutting off. A valve blocked in the open position poses a significant fire hazard.

Absence of a sediment trap may void manufacturers warranties. I recommend that you refer tomanufacturers installation instructions for appliance requirements. The installation of a sedimenttrap at all gas appliances where required by a qualified state licensed plumbing contractor isrecommended as a fire safety upgrade.

Our review of the water heaters includes the tank jacket, water and gas connections, electricalconnections, venting and safety valves. These items are examined for proper function, excessive orunusual wear, leakage and general state of repair. The hidden nature of piping and venting preventsinspection of every pipe, joint, vent and connection.










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Basic InformationNumber of Units: 1Location: Rear of buildingEnergy Source: Natural GasUnit Type: 40 Gal TankManufacture Date: 1996

Water Heater TankThe exterior water heater tank jacket is in good condition with no visible signs of rust or corrosion.

Temperature / Pressure Relief ValveThe water heater installation included a temperature and pressure relief valve. This device is animportant safety device and should not be altered or tampered with.

The temperature and pressure relief valve is installed with an exterior routed drain line.

No adverse conditions were noted.

Gas valve(s) & flexible line(s)The gas piping for the water heater includes a 90 degree shut-off valve for use in an emergency orincase of repair. The valve was not tested at the time of the inspection, but this is of a type usuallyfound to be serviceable.

The flexible gas connector is too short and is susceptible to fracture and leakage during anearthquake. The gas line should have enough slack to accommodate a loop in the line. Werecommend it be replaced with a longer approved gas connector.

The gas valve is located behind the water heater and was not accessible, we recommendrelocating the valve to a location that is with in sight and reach.


Vent Piping

The vent pipe is installed too close to a combustible surface. We recommend further review andproper clearance be made. Typically "B" vents require a 1" clearance.

One of the vent connections is not seated properly. We recommend further evaluation andcorrection.

The water heater vent was back drafting. Products of combustion were spilling from the draftdiverter. This is a safety hazard and correction is recommended.











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Combustion AirCombustion air provides the oxygen for fuel burning appliances. Adequate ventilation around allfuel burning appliances is vital for their safe operation. The air can come from inside or out,providing industry standards are met. The combustion air appears to be sufficient.

Ignition SystemThe standing pilot light is controlled by a thermocouple which ensures that the pilot gas valve willclose if the pilot light is extinguished. This system appears to be in serviceable condition.

BurnersRust flakes observed in the water heater burner chamber. Recommend a qualified plumbingcontractor or the fuel service provider clean the compartment chamber and check for proper flameadjustment. The water heater may be nearing its useful life expectancy.


Water ConnectionsThis water heater is equipped with a gate valve; this type of valve has a history of failure with age.You may wish to upgrade to a new ball type valve.

The cold water supply valve is leaking. We recommend the valve be replaced.


Seismic Strapping

The seismic restraining system is improperly installed. The 2 seismic straps should wrap aroundthe water heater and be installed in the upper 1/3 and lower 1/3 of the unit, with a minimumclearance above the controls of 4 inches. The water heater should be restricted from movement.


ClearanceThere is adequate clearance to combustible materials in the area around the water heater as longas the space is not used for storage. We encourage good housekeeping practices in this area.

Heater EnclosureThe water heater cabinet has proper combustion air openings and is in serviceable condition.










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Heat

General CommentsWe recommend draining a few gallons from the unit periodically to flush sludge from the bottom ofthe tank. However, water heater drain valves often become encrusted with deposits and do notcompletely close as the unit gets older. Therefore, unless the water heater is flushed regularly fromthe time it is new, we do not recommend operation of the drain valve except in an emergency orwhen the unit is replaced.

The water temperature is not verified/tested. Water that is hotter than the manufacturersrecommended setting is a scald/safety hazard. The water temperature should never be set higherthan the manufacturers recommended setting. We recommend that the temperature setting bechecked at move-in for safety.

This water heater is beyond its expected service life. Although it is still operating, the need forreplacement should be expected in the near future.

A heating system consists of the heating equipment, operating and safety controls, venting and themeans of distribution. These are visually examined for proper function, excessive wear and generalstate of repair. Regular service and inspection is encouraged.

System NotesNumber of Units: 1Energy Source: Natural GasBTU's: 75,000Location(s): Attic

Forced air furnaces operate by heating a stream of air moved by a blower through a system ofducts. Important elements of the system include the heat exchanger, exhaust venting, blower,controls, and ducting.

Gas SupplyThe gas piping installation included a 90 degree shutoff valve for emergency use. The valve wasnot operated, but this age and style of valve is normally found to be operable by hand and generallytrouble free.

The gas valve and line are installed and in serviceable condition.

Regulator & Control The gas pressure regulator and control valve appear to be in serviceable condition.

Burners The burners were inspected and found to be clean and in good working order.

The burner flame appears typical.

Heat ExchangerThe heat exchanger was inaccessible and could not be visually examined.










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Ignition The heating unit is equipped with an electronic ignition system, which is an energy saving featurethat allows operation without the need for a continuously burning pilot light. The ignition system is inserviceable condition.

Inducer FanThe inducer fan operated when tested.

Blower Motor

Dust and debris have built up on the blower and in the blower compartment. We recommendservicing to prevent overheating and damage to the motor.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed HVACcontractor before the end of the contingency period.

Fan Limit Switch The devices controlling the internal temperatures of the system and the opening and closing of thefuel valve appear to be working properly and are in serviceable condition.

PlenumThe plenums are the "boxes", or portion of the ductwork, attached directly to the furnace acting asthe termination or collector for all individual supply or return ducts attached to it.

The plenums are in serviceable condition.

Air filtersNumber of filters: 1Filter location(s): Hallway

The air filter for the heating unit is a reusable type filter.

We do not recommend or endorse reusable filters, we believe that a disposable filter should beused.

The filter has accumulated debris which decreases its effectiveness and blocks air flow. This candramatically decrease the efficiency of the heating system. We recommend the filter be removedand replaced.











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Air Conditioning

ClearanceThere is adequate clearance to combustible materials in the area around the heating unit as longas the space is not used for storage. We encourage good housekeeping practices in this area.

Vent

The furnace vent piping is rusted around the termination. We recommend the rusted section bereplaced.


Combustion AirCombustion air provides oxygen for fuel burning appliances. Adequate ventilation around all fuelburning appliances is vital for their safe operation.

The combustion air supply for the furnace is adequate.

DuctsThe visible ducts appear to be in serviceable condition.

Duct InsulationThe ducts are insulated and appear to be in good condition.

Heat RegistersThe heat registers are intact.

Thermostat The thermostat responded to the user controls, and is properly located.

System NotesMethod of cooling: Gas compressionType of system: Gas heat with air conditioningNumber of units: 1Type of equipment: Split or Remote systemLocation of equipment: ExteriorElectrical disconnect location: Adjacent to condensing unit.

CondenserThe condensing unit is not secured to it's base as required. We recommend it be resecured to helpprevent any damage to the refrigeration lines if movement occurs.

The condenser unit is dirty and should be cleaned as part of routine maintenance. A dirtycondenser will result in poor performance of the system, we recommend cleaning and annualmaintenance of the system to keep it operating in peak condition.











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Refrigerant LinesThe accessible refrigerant lines appear to be in good condition.

Evaporator CoilAn evaporator is a device used to transfer or absorb heat from the air surrounding the evaporator tothe refrigerant. In doing so, the liquid refrigerant is evaporated or boiled off as it passes through theevaporator.

The evaporator coil is concealed and was not directly observed. Damage is not likely because thecondensing unit operated normally.

There is no pan installed under the heater where the A/C's condensate lines exits. The pan willcatch and divert any dripping water to the exterior incase the condensate lines become blocked orclogged. While this may have been acceptable at the time of construction we suggest installation ofsuch a pan be considered.


Ducts The air condition ducts are the same at the heating.

ThermostatThe thermostat was operable and the A/C functioned.

Wiring

Disconnected conduit was noted at the condenser unit. We recommend that it be secured inaccordance with present standards.


HVAC DisconnectThe electrical disconnect is not sealed at the wall connection, we recommend caulking thisconnection to prevent moisture intrusion.

Missing strain relief clamp observed where the wires enter the disconnect, we recommend anapproved clamp be installed to protect the wires from damage.











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Interior Areas

Air Temperature DropOur testing of the system is with a temperature differential between the supply and return air ofsystem. We typically look for a temperature differential of 14-21 degrees between register closestto unit and the return air grill. The temperature drop was within the normal range.

TipsIt is extremely important that the homeowner (or occupant) change (or have someone else change)the furnace filter(s) regularly – every 60 - 90 days during the heating (and cooling, if you havecentral air conditioning) season. This is important for the safe operation of your furnace. Furnacefilters that are very dirty will significantly slow the flow of air through the furnace heat exchanger,causing the heat exchanger to get much too warm. This may, in turn, cause the high limit switch tosignal the main gas valve to shut down the burner prematurely. The last stage of this processcauses the furnace to cycle against the high limit control, often resulting in expensive repairs.

If the furnace also has evaporator coils for a refrigerated central air conditioning system, then theevaporator coils (which consist of hundreds very thin closely spaced aluminum fins, like the radiatorin your automobile) will, by default, become a secondary air “filter”. The evaporator coils will thenbecome clogged with dirt, necessitating a very expensive service call to remove and clean them.When installing the new filter, if it is one of the “disposable” types with a rectangular cardboardframe, be sure to place it in the proper position with the arrow on the frame marked “Air Flow”pointing in the direction that the air flows into the furnace blower compartment.

Interior areas consist of hallways, foyer, living room, family room, dining room, kitchen nook,bedrooms, bathrooms, and other open areas. All exposed walls, ceilings, and floors will beinspected. Doors and windows will also be investigated for damage and normal operation. Visibledamage, wear and tear, and moisture problems is seen will be reported. Personal items in thestructure may prevent the inspector from viewing all areas, as the inspector will not move personalitems.Main Entry DoorThe main entry door is in serviceable condition at the time of the inspection.

Door BellThe door bell operate when tested.

Floor ConditionMaterials: Carpet • Laminate Flooring

The flooring in the right side bathroom is water damaged. We recommend the source be identifiedand corrected.

Water was detected under the floor in the hallway, kitchen and right side bathroom. We recommendthe source be identified and corrected.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed flooringcontractor before the end of the contingency period.










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Interior Walls

We noted water stains on the wall in the right side bathroom. We were unable to identify theirsource and completing all needed repairs.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed drywallcontractor before the end of the contingency period.

Interior CeilingsThe interior ceiling are generally in good condition, with no signs of staining.

Basic Window InformationMaterials: AluminumGlass Type: Dual Pane

Window ConditionMy inspection and resulting written report does not address California Title 24 energy regulationsfor residential dwelling units and in particular possible fenestration (glazing) failure of double panewindows. Visual evidence of seal leakage at double pane window glazing resulting in "fogging" isnot always available as it often depends on the location of the window(s) relative to compassdirection, time of day, and length of exposure to the sun which would dictate such visual evidenceof thermal failure.

Replacement windows installed. Unable to determine condition of original windows or watertightness of installation. Recommend checking with seller regarding installation and any applicablewarranties.

The operation of the sliding windows is rough. We recommend they be cleaned, lubricated, andadjusted for smoother operation.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed windowcontractor before the end of the contingency period.










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Smoke Alarm ConditionLocation(s): Bedrooms • Hallway

It is beyond the scope of the inspection to test smoke alarms. We only note the presence orabsence of smoke alarms; we do not test them. Pushing the test button only checks the hornfunction and battery capability. Smoke or simulated smoke is required to perform an operationalcheck of the smoke detector. Regular testing with smoke or simulated smoke and semiannualbattery replacement is recommended to ensure proper protection. We recommend installing andmaintaining approved smoke alarms as per the manufacturer's instructions and local ordinance andtesting all smoke alarms at your walk-through prior to the closing of this transaction. According tothe NFPA older smoke alarms are estimated to have a 30% probability of failure within the first 10years. Newer smoke alarms are better, but should be replaced after 10 years. Unless you knowthat the smoke alarms are new, replacing them when moving into a new residence isrecommended by the National Fire Protection Association.

The smoke alarm is appropriately located.

Unless you know that the batteries are new, its is recommended that the smoke alarm batteries bechanged prior to occupancy and annually there after.

Carbon Monoxide Alarm

The home is not equipped with carbon monoxide alarms. Current standards and California lawrequires all single family dwelling to have carbon monoxide alarms installed per manufacturersinstructions, to provide protection to occupants from potential poisoning from fossil fuel burningappliances including fireplaces. Carbon monoxide alarms are required on each level of the home,and adjacent to the sleeping rooms.

For attention to the condition(s) noted, and/or cost estimates, if necessary, we recommend theadvice and services of contractor.

Cabinets

Moisture stains in the hallway cabinet. We recommend the source of the moisture be identified andcorrected.

For attention to the condition(s) noted and/or cost estimates, if necessary, we recommend theadvice and services of a licensed contractor.

DoorsA number of the doors are missing their door stops. This condition will lead to damage of the wallsurfaces. We recommend door stops be installed where needed.

The left side bedroom door rubs its frame and should be adjusted. We recommend a "tune up" by acarpenter skilled in trim work as a prudent preventive maintenance measure.

The right side bathroom door rubs its frame and should be adjusted. We recommend a "tune up" bya carpenter skilled in trim work as a prudent preventive maintenance measure.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed contractorbefore the end of the contingency period.










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Interior Features

Laundry

ReceptaclesThe outlets tested serviceable at the time of the inspection.

Interior Light ConditionThe interior lights are in serviceable condition.

Light Switch ConditionThe interior light switches are in serviceable condition.

FireplaceLocation(s): Family roomType: Gas Appliance

The fireplace is a prefabricated, direct vent, natural gas appliance and does not burn wood.

The fireplace did not respond to normal user controls. We recommend further evaluation andcorrection.

Suggest complete review/correction including cost estimate (bids) by a qualified licensed chimneycontractor before the end of the contingency period.

Interior Features and RecallsProduct recalls and consumer product safety alerts are added almost daily. If client is concernedabout appliances or other items installed in the home that may be on such lists, client may wish tovisit the U.S. Consumer Protection Safety Commission (CPSC) web site http://www.cpsc.gov orwww.recalls.com for further information. A basic home inspection does not include the identificationor research for appliances and other items installed in the home that may be on the CPSC lists.

Laundry Receptacles

Gas ValvesThe gas piping for the clothes dryer includes a 90 degree shut-off valve for use in an emergency orincase of repair. The valve was not tested at the time of the inspection, but this is of a type usuallyfound to be serviceable.










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Garage

Kitchen

General CommentsThe laundry hook-ups have the water supply and gas supply turned to the exterior of the home withthe drain line still inside the home. The curing configuration will not work as a laundry hook-up. Werecommend further evaluation and correction.

MiscellaneousThe garage has been modified to create an extra room. We recommend a licensed buildingcontractor or appropriate authority review all work done, building plans and building permits beforeclose of escrow.

The kitchen is visually inspected for proper function of components, active leakage excessive orunusual wear and general state of repair. We inspect built-in appliances to the extent possible usingnormal operating controls. Free standing stoves are operated but refrigerators, portabledishwashers, and portable microwave ovens are not tested.

CabinetsThe kitchen cabinets are in serviceable condition.

Counter Top ConditionMaterials: Stone • Butcher Block

The counter tops are in serviceable condition.

Kitchen ReceptaclesThe outlets tested serviceable in the kitchen.

Kitchen GFCI

GFCI protection was not found even though this safety feature was required at the time of remodel.We recommend a GFCI receptacle be installed for an increased margin of safety.


Kitchen LightsThe kitchen lights are in serviceable condition.

Kitchen Light SwitchesThe kitchen light switches are in serviceable condition.










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Stove ConditionType: Free standing natural gas stove

The basic function of the stove operated when tested.

The stove is not equipped with the required anti tipping hold down bracket. This can be veryhazardous to children potentially resulting is burning or other injury if the child opens the oven doorand stands on it in an attempt to reach something on the stove top. We recommend an anti tipbracket be installed.


Vent ConditionType: Hood Vent

The hood vent was operational at the time of the inspection.

Kitchen SinkThe kitchen sink is in serviceable condition at the time of the inspection.

Kitchen Sink Faucet

The kitchen sink faucet has the hot and cold reversed, this is a scald hazard and should becorrected.


Supply LinesThe sink water supply lines are in serviceable condition.

Drain/Waste Piping

The drain/waste piping in the kitchen is improper. Flexible drain lines are not approved werecommend a licensed plumber replace it with an approve smooth wall piping.











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Bathroom

Bathrooms are visually inspected for proper function of components, active leakage, excessive orunusual wear and general state of repair. Fixtures are tested using normal operating features andcontrols.

LocationsRight • Left

CabinetsThe bathroom cabinets are in serviceable condition.

Counter Top ConditionMaterials: Stone

The bathroom counter tops are in serviceable condition.

Bathroom Sink(s)The bathroom sinks are in serviceable condition.

Sink FaucetThe sink faucets are in serviceable condition with no visible leaks.

Supply LinesThe supply lines are in serviceable condition.

Sink Drain Piping

The drain/waste piping in the bathrooms are improper. Flexible drain lines are not approved werecommend a licensed plumber replace the flex lines with approved smooth wall piping.


Receptacle ConditionThe outlets operated when tested.










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Bedrooms

GFCI

GFCI protection was not found even though this safety feature was required at the time of remodel.We recommend a GFCI receptacle be installed for an increased margin of safety.


Light ConditionThe bathroom lights are in serviceable condition.

Light Switch ConditionThe bathroom light switches are in serviceable condition.

VentilationThe windows in the bathroom appear to be adequate for ventilation.

The bathroom fans operated when tested.

Toilets The toilets were flushed and functioned correctly.

TubTub areas appear serviceable, sealing all joints with a good quality caulking is recommended on aregular basis.

Shower PanA test of the shower pan is beyond the scope of this inspection. This test is often performed as partof a standard pest inspection. We recommend checking the pest control report for furtherinformation.

Shower WallsThe shower surrounds are in serviceable condition.

Shower Head(s)The shower heads are in serviceable condition with no leaks.

Tub/Shower FaucetThe shower/tub valves are in serviceable condition with no leaks.

MirrorThe vanity mirrors are in serviceable condition.

LocationsLeft front • Front middle • Right front • Right rear




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