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Property Inspection Report By Chris Temple

[email protected] TempleHomeInspection.com 6115 Buena Ave. Atascadero, CA 93422 (805) 461-9589

Report Number: 000000-A Property Address: Sample Report – Manufactured Home with Deferred

Maintenance Client(s): Buyers

SAMPLE REPORT NO PHOTO

Temple Home Inspection (805) 461-9589

PROPERTY INSPECTION REPORT By Chris Temple

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Table of Contents

Property Inspection Report ......................................................................... 1

Table of Contents ....................................................................................... 2

Report Introduction ..................................................................................... 3

Disclaimers ................................................................................................. 4

Health & Safety Summary .......................................................................... 5

Defect / Malfunction Summary .................................................................... 7

Improvement Summary ............................................................................ 10

Needed Maintenance Summary ............................................................... 11

Soil Grade and Foundation ....................................................................... 12

Roof and Attic ........................................................................................... 14

Exterior Walls ........................................................................................... 18

Interiors .................................................................................................... 20

Kitchen ..................................................................................................... 22

Laundry .................................................................................................... 23

Bathrooms ................................................................................................ 24

Plumbing .................................................................................................. 27

Water Heating ........................................................................................... 29

Heating / Cooling ...................................................................................... 30

Fireplaces and Chimneys ......................................................................... 32

Electrical ................................................................................................... 33

Fuel System.............................................................................................. 37

Smoke and Carbon Monoxide Alarms ...................................................... 38

Parking Structure ...................................................................................... 39

Site and Grounds ...................................................................................... 40

General Comments .................................................................................. 41



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Report Introduction Inspection Information:

Report Number: 000000-A Property Address: Sample Report – Manufactured Home with Deferred Maintenance

Client(s): Buyers

Building Description: Manufactured Home Approximate Age: Year Built: 1983 (Based on the manufacturer’s sticker)

Front of the Building Generally Faces: East

Inspection Date & Time: SAMPLE Attendance: SAMPLE

State of Occupancy: Vacant Weather Conditions: Clear and Warm, 70 – 90 degrees

Inspector: Chris Temple

Reading Your Inspection Report:

It is important that you read this inspection report completely. This report not only contains conditions found by the inspector, but also provides a context for which the inspection was performed. The context of the inspection is important to understand because there are limits to what the inspector can inspect and determine. We recommend that you promptly call Chris Temple / Temple Home Inspection with any questions or concerns regarding the inspection or the written report. The written report shall be the final and exclusive findings of the Inspector.

Recommendations: We recommend that all Corrections, Repairs, Further Evaluations, and Improvements or

Upgrades be performed by a licensed contractor or other appropriately qualified specialist. We recommend that all conditions noted in this report be evaluated, corrected and/or repaired to the satisfaction of the client(s) promptly and prior to the close of the real estate transaction (if a transaction applies). This Inspector / Inspection Company cannot be held liable if our recommendations are not followed in a timely manner. We also strongly suggest that cost estimates for repairs be obtained in writing. We recommend that client(s) obtain copies of receipts, work orders, and warranty information for work performed on the property. Serviceable means that the component or system appears to be capable of performing its intended function and/or task. It does not imply that the component or system was in perfect or like-new condition or that it would meet every individual’s interpretation of an acceptable state.

Building Permits, Age and Square Footage:

We recommend clients check with the Building Department for verification of all necessary permits and final inspections, and to verify the age and square footage of the building(s).

Inspection Contract and

Standards of Practice: The written inspection contract and a copy of the California Real Estate Inspection Association (CREIA) Standards of Practice are attached to this inspection report. Both documents are to be considered part of, and integral to, this report.



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Disclaimers Attention Third Parties /

Other Purchasers: This is a Confidential Report specially prepared for the clients named in this report. If you have received this inspection report from anyone other than Inspector Chris Temple / Temple Home Inspection, YOU SHALL NOT RELY UPON THIS REPORT, or any representations contained therein, in any manner whatsoever, without first agreeing to and accepting each and every of the following terms and conditions: 1. Recipient shall contact Temple Home Inspection (805-461-9589). 2. Recipient shall agree to all the terms, conditions and limitations of a Standard Inspection Agreement by signing said Agreement prepared by Temple Home Inspection. 3. Recipient shall hire the original Inspector, for a fee to be negotiated between Recipient and Inspector, to review the conditions identified in the original Inspection Report as they existed at the time of the original inspection. (This is not a reinspection.) 4. Recipient's reliance upon this Inspection Report, or any representations contained herein, without Recipient's strict compliance with the terms and conditions set forth herein, would be unreasonable and contrary to Inspector's expectations regarding this Inspection Report.

Mold Disclaimer: This property inspection will not include any inspection for mold, testing related to its

presence, advice concerning health or safety issues arising from mold, or remediation or eradication methods. The insurance provided for this home inspector does not cover mold claims. The only way to provide any reasonable assurance that this property does not have a mold or other related health hazard is to retain the services of an environmental expert. You can learn more about mold from a document issued by the Environmental Protection Agency entitled "A Brief Guide to Mold, Moisture and Your Home", by visiting their Web site at http://www.epa.gov/mold/moldguide.html, which can be downloaded.

Environmental

Concerns: The inspection is not intended to detect, identify or disclose any health or environmental conditions regarding this building or property, including, but not limited to, the presence of asbestos, radon, lead, contaminated drywall, urea-formaldehyde, fungi, molds, mildew, PCBs, or other toxic, reactive, combustible, or corrosive contaminants, materials, or substances in the water, air, soil, or building materials. The Inspector is not liable for injury, health risks, or damage caused or contributed to by these conditions. This Inspector / Inspection Company is not trained, qualified or licensed to recognize or discuss any of these materials. The inspector may make reference to one or more of these materials in this report if the material is visible in a common and apparent form. If further evaluation seems prudent, the advice and services of an appropriately qualified person is recommended.

Photographs: Any photographs included in this report are for the sole purpose of providing visual aid to

the client(s). Photographs do not indicate any degree of concern or priority. It is not possible to photograph every condition. Some photographs may be representative of conditions that occur in more than one instance on the property. The photographs may only be useful when viewed on a high-resolution monitor or printed with a high-resolution color printer.



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Health & Safety Summary The following are health and safety concerns. Recommend all evaluations and repairs / corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.

Interiors: Discolorations, mold/mildew-like substances were noted in the water heater enclosure and on

the wall in the lower kitchen cabinet at the right side of the kitchen sink. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist.

Kitchen: The wire clamp is missing on the garbage disposal power cord.

Water Heater: The vent pipe draft-hood is missing/uninstalled. This is a potential carbon monoxide danger.

The water heater bracing straps are poorly installed. (Refer to the installation instructions.) The gas was turned off at the time of the inspection. The water heater was not operated for a functional test.

Fireplace: The fireplace is installed too close to the walls.

There is no proper source of outside combustion-air at the fireplace. The fireplace is not properly anchored in place.

Electrical: Many of the circuit breakers in the electrical subpanel were turned off at the time of the

inspection. Reason undetermined. Multiple wires are improperly connected to single circuit breaker terminal(s) in the subpanel. (Double-tapping) Higher rated circuit breaker(s) are improperly installed on lower rated wire(s) in the electrical subpanel. (Over-fusing)

Corroded electrical conduit was noted at the air-conditioner at the backside of the building

and in the subarea. Improper wiring was noted in the garage. Conditions include loose and unsecured wires and extension cord wiring. Unusual added wiring was noted.

A missing receptacle outlet cover plate was noted at the laundry room 220 V outlet.

The receptacle outlets in the garage are not GFCI (Ground Fault Circuit Interrupter) protected. An inoperative receptacle outlet was noted at the front northeast corner inside the garage.

Improper cord-and-plug wiring was noted on the ceiling fans in the bedrooms. The ceiling fan

in the front bedroom was unplugged at the time of the inspection. The pull-chain fan switch is missing in the master bedroom.

Recommend a full evaluation of the electrical system be performed by a licensed electrician

due to the electrical conditions noted.



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Smoke Alarms: The smoke alarm in the hallway is detached/loose.

Garage: There is a pet access improperly cut through the fire-resistive wall in the garage. Recommend removing the mechanical lock on the front garage vehicle door to prevent damage when operating the door opener.

Site/Grounds: Displaced edges and deteriorated and missing wood spacers were noted in the backyard

patio pavement. These are potential trip hazards.



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Defect / Malfunction Summary The following are defective / functional concerns. Recommend all evaluations and repairs / corrections be performed as needed by a licensed contractor or other appropriately qualified specialist.

Soil Grade and

Drainage: Poor drainage was noted in the backyard.

Substructure: Evidence of insect/moisture damage was noted at the perimeter wood retaining wall in the

subarea. Hidden damage may be present. Holes and damage were noted in the vapor barrier on the underside of the manufactured home.

Roof: Sagging/deflections were noted in several areas on the roof.

Sagging ceilings were noted in places in the building. Moisture stains were noted on the walls and directly beneath the ceiling at the areas next to the center beam. A soft and spongy surface was noted at the rolled composition roofing material in the valley between the house and garage roofs. There is no apparent ventilation of the manufactured home attic spaces. This condition can allow condensation to collect in the attic spaces which can then cause moisture damage to the wood framing. Due to the sagging/deflection conditions noted in the roof surface and the ceilings inside the building and the lack of attic ventilation, we recommend a further evaluation of the roof structure and sheathing. This may require invasive and destructive work. The roof eaves on the north and south sides of the building appear to be sagging. Improper patching/excessive mastic was noted on the forced-air unit vent pipe flashing. Moisture stains and evidence of moisture damage were noted on the ceiling in the forced-air unit closet. Hidden damage may be present.

Exterior Walls: Exterior wall maintenance needed, i.e. caulking and sealing of cracks, gaps and holes, repair

damage and repaint. The water heater enclosure door is damaged. Evidence of insect/moisture damage was noted at several areas on the exterior walls and trim. Earth-to-wood contact and evidence of moisture/insect damage was noted in places at the bottom edges of the exterior walls. The exterior siding / trim is embedded in the pavement at the bottom edges of the garage walls. Wood and other hardboard wall covering material embedded in pavement can be subject to moisture damage. Delamination and evidence of moisture damage were noted on the back porch door. Sagging/damaged hardboard soffit material was noted on the backside of the building.



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Interiors: Damaged latches were noted on many of the windows. Some of the windows are stiff and

difficult to open and close. Damaged and missing window screens were noted. The windows are relatively old and may be near or at the end of their serviceable life.

Loose and unsecured/lifting flooring was noted in the master bathroom at the front of the

toilet.

Kitchen: Heavy wear and deterioration were noted on some of the cabinets. Evidence of leakage was noted on the sink drain pipe. Corrosion and evidence of leakage were noted on the sink faucet.

The water pipe is not connected at the dishwasher. There is no proper air-gap device

installed in the dishwasher drain line. The dishwasher is not secured in place. The dishwasher was not operated. The garbage disposal did not operate. The cooktop exhaust ventilation fan did not operate.

Master Bath: An active leak was noted at one of the sink water pipes/valves.

Evidence of moisture damage was noted at the underside of the countertop at the backside edge of the sink. The shelf below the bathroom sink is sagging. Hidden moisture damage may be present.

Hall Bath: Evidence of leakage was noted on the sink drain pipe.

The shelf in the cabinet beneath the sink is soft/spongy. This may be evidence of moisture damage. Substandard repairs were noted. Hidden damage may be present.

Plumbing: Corroded water pipes were noted at the water heater.

Polybutylene water piping was noted at the water heater. There are documented problems with this type of piping and fittings. Recommend a further evaluation be performed by a licensed plumbing contractor familiar with Polybutylene piping defects.

Evidence of leakage was noted on some of the drain pipes in the subarea. Due to restricted

space the inspector was not able to fully inspect this condition.

Water Heater: The water heater is older and may be near the end of its serviceable life. Remnants of a solar water heating system were noted in the enclosure on the backside of the building. Corroded water piping was noted at the equipment. The inspector was unable to determine if any of the equipment is active.



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Heating / AC: Excessive dust build-up was noted on the forced-air unit blower fan and motor and inside the

blower housing. Trash and debris were noted in the floor air supply registers. The air-conditioner condenser in the backyard is not level. Dented and damaged fins were noted on the air-conditioner condenser. Damaged ducting was noted in the subarea. A damaged floor vent grill cover was noted in the front bedroom. The thermostat control is loose on the wall. The heat and air-conditioning system is relatively old and may be near or at the end of its serviceable life.

Fuel System: The gas service was turned off at the time of the inspection. The Inspector was unable to

operate the gas appliances. Recommend the gas service be turned on and a subsequent inspection of the fuel gas system and gas appliances be performed by this Inspection Company [reinspection fee will apply] or other appropriately qualified person.

Garage: The garage vehicle door opener did not operate.

Site/Grounds: The concrete pavement at the back porch improperly slopes and drains back towards the

building. Evidence of moisture damage was noted at the patio cover wood framing. Fencing repairs needed, i.e. resetting or replacing loose or rotted posts, securing or replacing loose boards and rails.

General Notes: The property appears to need significant renovation. Recommend obtaining cost estimates for

renovation by a licensed building contractor.



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Improvement Summary The following suggested changes or new installations are considered upgrades or improvements because they were not required or available at the time of construction. We recommend that improvements and upgrades be performed or installed by a licensed contractor or other appropriately qualified specialist.

Substructure: Installing metal piers that secure to the building frame and pier bases can improve the seismic

stability of the home. Recommend replacing the wood perimeter retainer with a concrete retainer.

Interiors: The window glass within 24” of the front entry door does not appear to be safety type. (No

apparent rating label) This is common in relatively older buildings. Improvements are recommended.

Water Heater: Recommend installing a catch-pan under the water heater with a drain pipe extending to the

outside of the building.



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Needed Maintenance Summary The following are needed maintenance concerns. These conditions can typically be remedied by a knowledgeable building owner, handyman, or specialty tradesperson.

Roof: Loose gutters were noted. A loose and damaged gutter downspout was noted at the front

northeast corner of the garage.

Interiors: Delaminated wood paneling was noted on the kitchen windowsill. Damaged weather-stripping was noted at the back porch door. Disconnected hinges were noted at the forced-air unit closet door. Damaged door jambs were noted at the bedroom door ways. The master bathroom door rubs and sticks. The front bedroom door rubs, sticks, and does not close. The front bedroom closet doors are out of the track and did not operate properly.

Laundry: One of the cabinet doors in the laundry room does not close.

Master Bath: Typical wear was noted on the bathroom cabinet.

Deteriorated caulking was noted at the edges of the shower enclosure door frame. Scratches were noted in the shower floor.

Hall Bath: Missing anchor bolt caps were noted at the toilet.

Typical wear was noted on the bathroom cabinet. The bathtub spout needs to be sealed to the enclosure wall.

Plumbing: The hose faucets do not have anti-siphon valves installed. This could allow contaminated

hose water to back-siphon into the building's water supply piping.

Electrical: Recommend keeping the foliage trimmed away from the electrical panels to maintain emergency access.

The dining area ceiling fan wobbles during operation. (Balancing the fan may improve

operation)

Site/Grounds: Damaged carpet and loose metal trim were noted on the front entry porch. Recommend trimming the foliage away from the building to help prevent insect and moisture damage and to keep plants and trees from physically damaging the roof and wall coverings.



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Soil Grade and Foundation General Information:

This section of the report describes the general visible condition of the building foundation, substructure, and the surface grade of the soil adjacent to the inspected buildings. This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geotechnical engineer should be consulted. We note that all foundations and slabs experience a certain amount of cracking due to shrinkage during the curing process. A representative number of anchor bolts are spot checked only. Anchor bolts are not visible for inspection in buildings with slab foundations.

Areas of the surface grade, foundation, and substructure that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Underground drainage systems, if present, are not visible and cannot be judged. Foundation moisture barriers are below grade and are not visible for inspection. Floor coverings prevent recognition of cracks or settlement in all but the most severe cases in slab foundations.

Routine Maintenance Note: The soil grade should allow for ground surface and roof water to drain away from buildings. It is important to monitor the site during and after rains for areas of ponding and poor drainage. Re-grade as needed to maintain proper drainage of ground surface and roof water away from buildings (and toward the street or public drainage inlet if applicable). Soil Grade and Drainage

Soil Grade Description: Near Level Visible Condition: Corrections / Repairs Recommended

Poor drainage was noted in the backyard. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed

contractor or other appropriately qualified specialist.



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Substructure

Substructure Access Location: Backside of the Building

Substructure Construction: Concrete Piers and Steel Beams with a Perimeter Wood Retaining Wall

Subfloor Construction: Wood Joists with Particle Board Floor Sheathing Underfloor Insulation: Undetermined

Visible Condition: Corrections / Repairs Recommended

Evidence of insect/moisture damage was noted at the perimeter wood retaining wall in the subarea. Hidden damage may be present. Holes and damage were noted in the vapor barrier on the underside of the manufactured home.

Installing metal piers that secure to the building frame and pier bases can improve the seismic stability of the

home. Recommend replacing the wood perimeter retainer with a concrete retainer.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed

manufactured home contractor. Recommendation: Evidence of moisture, insect/pest, and earth-to-wood contact conditions be evaluated by an appropriately qualified pest control inspector. (or review the recent pest inspection report if one is available).

Inspection of the building subarea was limited to a small area near the backside of the building due to low

clearance and restricted space. Framing, insulation and other subarea components are concealed by the vapor barrier and are not visible for inspection. This is typical with manufactured homes.



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Roof and Attic General Information:

This section of the report describes the general visible condition of the inspected building’s roof coverings and accessible attic spaces. Roof materials that are subject to physical damage are not walked on. In these cases the roof is viewed from the ground and/or ladder. Findings stated in this report do not constitute an opinion or warranty as to whether the roof may be subject to future leakage. We do not estimate the life expectancy of roofing materials.

Disclaimer: The only way to determine whether a roof is absolutely watertight is to observe it during a prolonged heavy rainfall. This situation is not present during most inspections. Also note that gutters are not probed for corrosion. Areas of the roof and attic space that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Roof

Roof Style: Gable Roofing Material: Asphalt Composition Shingles

Flashing: Metal Accessibility: The roof was walked and was fully accessible for inspection.

Visible Condition: Corrections / Repairs Recommended, Further Evaluation Recommended

Sagging/deflections were noted in several areas on the roof. Sagging ceilings were noted in places in the building.

Moisture stains were noted on the walls and directly

beneath the ceiling at the areas next to the center beam.



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Roof

A soft and spongy surface was noted at the rolled

composition roofing material in the valley between the house and garage roofs.

There is no apparent ventilation of the manufactured home attic spaces. This condition can allow

condensation to collect in the attic spaces which can then cause moisture damage to the wood framing. Due to the sagging/deflection conditions noted in the roof surface and the ceilings inside the building and the lack of attic ventilation, we recommend a further evaluation of the roof structure and sheathing. This may require invasive and destructive work. The roof eaves on the north and south sides of the building appear to be sagging.

Improper patching/excessive mastic was noted on the

forced-air unit vent pipe flashing.



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Roof

Moisture stains and evidence of moisture damage

were noted on the ceiling in the forced-air unit closet. Hidden damage may be present.


contractor or other appropriately qualified specialist. Recommendation: Moisture and insect/pest conditions be evaluated by an appropriately qualified pest control inspector.

Loose gutters were noted. A loose and damaged gutter downspout was noted at the front northeast corner of

the garage. The roofing material appears to be relatively new.



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Attic

Attic Access Location: N/A Roof and Ceiling Construction: Undetermined

Insulation: Undetermined Ventilation: None Visible

Accessibility: N/A Visible Condition: Not Inspected

There are no accessible attic spaces in manufactured buildings. It is not possible in the course of this inspection to evaluate the roof structure, attic ventilation and insulation.



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Exterior Walls General Information:

This section of the report describes the general visible condition of the building’s exterior wall cladding, veneers, roof eaves, and support columns. Normal weathering, deteriorated paint, and cracks, gaps and holes are typically noted as part of routine maintenance. We note that all stucco wall-covering experiences a certain amount of cracking due to shrinkage during the curing process. Areas of the exterior that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Exterior wall moisture barriers and flashings are not visible and cannot be judged. Exterior Walls

Wall Construction: Not Visible, Undetermined Wall Coverings: Hardboard Siding with Wood Trim

Roof Eaves and Fascia: Hardboard Soffits and Wood Fascia Visible Condition: Corrections / Repairs Recommended

Exterior wall maintenance needed, i.e. caulking and sealing of cracks, gaps and holes, repair damage and repaint. The water heater enclosure door is damaged.

Evidence of insect/moisture damage was noted at

several areas on the exterior walls and trim. (Photo) Earth-to-wood contact and evidence of moisture/insect damage was noted in places at the bottom edges of the exterior walls. The exterior siding / trim is embedded in the pavement at the bottom edges of the garage walls. Wood and other hardboard wall covering material embedded in pavement can be subject to moisture damage. Delamination and evidence of moisture damage were noted on the back porch door.



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Exterior Walls

Sagging/damaged hardboard soffit material was noted

on the backside of the building.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed general

contractor or other appropriately qualified specialist. Recommendation: Evidence of moisture, insect/pest, and earth-to-wood contact conditions be evaluated by an appropriately qualified pest control inspector. (Or review the recent pest inspection report if one is available).

Some areas of the exterior walls were not fully visible due to foliage.



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Interiors General Information:

This section of the report describes the general visible condition of the interior floors, walls, ceilings, doors, and windows. Note that in occupied buildings many areas of the interior are not accessible or visible due to the occupant’s furnishings and belongings. We do not move the occupant’s items during the inspection. The conditions of floors underlying floor coverings are not inspected. Areas that are hidden from view or are not accessible cannot be judged and are not part of this inspection. As a general rule, cosmetic deficiencies are considered normal wear and tear and are not reported. Determining odors or like conditions is not part of this inspection. Interior

Flooring: Carpet and Vinyl Walls: Drywall

Ceilings: Drywall with Acoustic Spray Doors: Various Types

Windows: Aluminum Frame with Single-Pane Glass Visible Condition: Corrections / Repairs Recommended

Discolorations, mold/mildew-like substances were noted in the water heater enclosure and on the wall in the lower kitchen cabinet at the right side of the kitchen sink. This Inspector/Inspection Company is not qualified to identify possible mold, mildew or like substances. We recommend a further evaluation by an appropriately qualified specialist.



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Interior

Damaged latches were noted on many of the windows. Some of the windows are stiff and difficult to open

and close. Damaged and missing window screens were noted. The windows are relatively old and may be near or at the end of their serviceable life.

The window glass within 24” of the front entry door does not appear to be safety type. (No apparent rating

label) This is common in relatively older buildings. Improvements are recommended. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed glazing

contractor. Loose and unsecured/lifting flooring was noted in the master bathroom at the front of the toilet. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed

contractor or other appropriately qualified specialist. Delaminated wood paneling was noted on the kitchen windowsill.

Damaged weather-stripping was noted at the back porch door. Disconnected hinges were noted at the forced-air unit closet door. Damaged door jambs were noted at the bedroom door ways. The master bathroom door rubs and sticks. The front bedroom door rubs, sticks, and does not close. The front bedroom closet doors are out of the track and did not operate properly.

One of the master bedroom windows is dual-pane.

The acoustic ceiling texture may contain asbestos. This Inspector/Inspection Company is not qualified to identify asbestos. We recommend a further evaluation by a Certified Asbestos Consultant prior to repairs, modifications or removal of material.

Fresh paint may obscure or conceal wall and ceiling defects.



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Kitchen General Information:

This section of the report describes the general visible condition of the kitchen counters, cabinetry, plumbing fixtures, and certain kitchen appliances. Kitchen appliances not within the scope of this inspection include, but are not limited to, refrigerators, freezers, drinking water systems, instant hot water devices, portable dishwashers, and built-in countertop blenders. Oven self / continuous cleaning operations, timers, lights and clocks are not tested or evaluated. The functional adequacy of the appliances is not determined in the course of this inspection. Kitchen areas that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Counters, Cabinets and Sinks Counters and Cabinets Description: Formica Countertops and Wood/Laminate Cabinetry


Heavy wear and deterioration were noted on some of the cabinets. Evidence of leakage was noted on the sink drain pipe. Corrosion and evidence of leakage were noted on the sink faucet.

Recommendation: Further evaluation and repairs/corrections be performed by an appropriately qualified

appliance technician. Chips and normal wear were noted in places on the Formica countertops.

Inspected Kitchen Appliances

Appliances: Garbage Disposal, Dishwasher, and Gas Range


The wire clamp is missing on the garbage disposal power cord. The water pipe is not connected at the dishwasher. There is no proper air-gap device installed in the

dishwasher drain line. The dishwasher is not secured in place. The dishwasher was not operated. The garbage disposal did not operate. The cooktop exhaust ventilation fan did not operate.

Recommendation: Further evaluation and repairs/corrections be performed by an appropriately qualified

appliance technician. The gas was turned off at the time of the inspection. The kitchen gas appliances were not operated for a

functional test.



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Laundry General Information:

This section of the report describes the general visible condition of the clothes washer and dryer hook-ups and laundry sinks. Clothes washers and dryers are not within the scope of this inspection and are not tested or evaluated. Areas that are hidden from view or are not accessible cannot be judged and are not part of this inspection. 220 volt receptacle outlets for clothes dryers are not tested. Water supply valves are prone to leakage and are not operated. Washer drain pipes are not tested and should be capped or otherwise sealed if not used. The presence of floor overflow drains cannot always be verified and are not tested.

Routine Maintenance Note: Dryer vent pipes need periodic cleaning, especially in cases where the vent pipe is long and/or installed vertically. Clothes washer hoses should be inspected regularly for evidence of deterioration and leakage. Laundry

Laundry location: Laundry Room Clothes Dryer Connections: Gas and 220 Volt Electric

Visible Condition: Serviceable

One of the cabinet doors in the laundry room does not close.



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Bathrooms General Information:

This section of the report describes the general visible condition of bathroom counters and cabinetry, plumbing fixtures, bathtubs and showers. Bathtub and shower pans are not filled or tested for leakage. Water shut-off valves for sinks and toilets are prone to leakage and are not operated. Overflow drains are not tested. We note that bathrooms typically require a significant amount of routine maintenance and that it is important to maintain all bathroom caulking and grouting.

Routine Maintenance Note: Re-caulking is part of routine maintenance at bathroom fixtures. Caulking should be maintained at countertop edges, tub/shower water fixtures, wall and floor edges of tubs, showers and enclosures, and toilet bases. Master Bathroom


An active leak was noted at one of the sink water pipes/valves.

Evidence of moisture damage was noted at the

underside of the countertop at the backside edge of the sink. The shelf below the bathroom sink is sagging. Hidden moisture damage may be present.


contractor or other appropriately qualified specialist. Recommendation: Evidence of moisture and insect/pest conditions be evaluated by an appropriately qualified pest control inspector. (Or review the recent pest inspection report if one is available).



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Master Bathroom

Typical wear was noted on the bathroom cabinet.

Deteriorated caulking was noted at the edges of the shower enclosure door frame. Scratches were noted in the shower floor.



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Hall Bathroom


Evidence of leakage was noted on the sink drain pipe. The shelf in the cabinet beneath the sink is

soft/spongy. This may be evidence of moisture damage. Substandard repairs were noted. Hidden damage may be present.


contractor or other appropriately qualified specialist. Recommendation: Evidence of moisture and insect/pest conditions be evaluated by an appropriately qualified pest control inspector. (Or review the recent pest inspection report if one is available).

Missing anchor bolt caps were noted at the toilet.

Typical wear was noted on the bathroom cabinet. The bathtub spout needs to be sealed to the enclosure wall.



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Plumbing General Information:

This section of the report describes the general visible condition of the water supply piping, drain, waste and vent piping, and certain plumbing fixtures. Concealed piping is not visible or accessible and therefore is excluded from this inspection. Pipe descriptions included in this report are based on visible portions of piping. Future drainage performance cannot be predicted. The main water supply valve and the individual fixture shut-off valves are subject to leakage and are not operated.

Components of the plumbing system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Plumbing components and systems that are not within the scope of this inspection include, but are not limited to, private wells and water tanks, fire sprinkler systems, water filter and softener systems, instant hot water appliances, thermal expansion tanks, public sewer lines, septic systems, and gray water systems. The lead content of plumbing components are not determined.

Testing for water quality and hazardous materials is not within the scope of this inspection. For information concerning water quality an appropriately qualified person should be consulted.

Routine Maintenance Note: Water pressure regulators and thermal expansion tanks require regular servicing. Water Main Shut-Off

Main Water Shut-off Location: A Main Shutoff valve was not found at the building and may be located at the water meter only.

Water Main Size and Type: Pipe is not visible. The size and type of pipe was undetermined. Visible Condition: Not Inspected



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Water Supply Piping

Type of Pipe: CPVC Pipe (Chlorinated Poly Vinyl Chloride)

Polybutylene Pipe Copper Pipe

Water Pressure: 80 PSI, tested at 9:30 AM at a hose faucet. Visible Condition: Corrections / Repairs Recommended

Corroded water pipes were noted at the water heater. Polybutylene water piping was noted at the water heater. There are documented problems with this type of piping and fittings. Recommend a further evaluation be performed by a licensed plumbing contractor familiar with Polybutylene piping defects.


plumbing contractor. The hose faucets do not have anti-siphon valves installed. This could allow contaminated hose water to back-

siphon into the building's water supply piping. Drain, Waste and Vent Piping

Type of Pipe: ABS Plastic Pipe (Acrylonitrile Butadiene Styrene)


Evidence of leakage was noted on some of the drain pipes in the subarea. Due to restricted space the inspector was not able to fully inspect this condition.


plumbing contractor.



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Water Heating General Information:

This section of the report describes the general visible condition of the water heating equipment. We note that California Law requires that all water heaters be braced, anchored or strapped to resist falling or horizontal displacement due to earthquake forces. We recommend that the temperature setting of the water heater be checked regularly and that it be set at less than 120 degrees.

The remaining useful life of water heaters cannot be predicted. Solar water heating systems are not within the scope of this inspection. Components of the water heating system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Water Heater

Water Heater Location: Enclosure at the Backside of the Building Size and Fuel Type: 30 Gallon, Natural Gas

Approximate Age: 10 Years Visible Condition: Corrections / Repairs Recommended, Unsafe for Use

The vent pipe draft-hood is missing/uninstalled. This is a potential carbon monoxide danger.

The water heater bracing straps are poorly installed. (Refer to the installation instructions.)

The gas was turned off at the time of the inspection. The water heater was not operated for a functional test.

The water heater is older and may be near the end of its serviceable life.

Remnants of a solar water heating system were noted in the enclosure on the backside of the building. Corroded water piping was noted at the equipment. The inspector was unable to determine if any of the equipment is active.

Recommend installing a catch-pan under the water heater with a drain pipe extending to the outside of the

building. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed

contractor or other appropriately qualified specialist.



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Heating / Cooling General Information:

This section of the report describes the general visible condition of the built-in heating and cooling equipment. Manufacturers of heating and cooling equipment recommend in their Installation and Operating Instruction Manual that service inspections of the equipment be performed annually. We recommend that buyers inquire with the property sellers about the service history of the heating and cooling equipment. It is also important to note that there have been recent changes to the energy-efficiency standards which may require that the heating/cooling system be upgraded if certain components should need to be replaced.

Equipment is not dismantled in the course of this inspection. It is not possible to fully inspect heat exchangers for cracks or damage. Primary condensate pans for air conditioning systems are not visible for inspection. The inspector cannot light pilots. Heating and cooling components and systems that are not within the scope of this inspection include, but are not limited to, window- and wall-mount units, humidifiers and dehumidifiers, and electronic air filters. Adequacy and efficiency of heating and cooling equipment is not determined. Components of heating and cooling systems that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Heating / Cooling System

Heater Location: Hall Closet Heater Fuel and Type: Natural Gas/Forced-Air

Air Conditioner Location: Back Yard Air Conditioner Energy: Electric

Distribution Type: Duct System Air Filter Location: Blower Housing of the Forced-Air Unit Visible Condition: Corrections / Repairs Recommended

Excessive dust build-up was noted on the forced-air unit blower fan and motor and inside the blower housing.



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Heating / Cooling System

Trash and debris were noted in the floor air supply registers.

The air-conditioner condenser in the backyard is not level. Dented and damaged fins were noted on the air-conditioner condenser.

Damaged ducting was noted in the subarea.

A damaged floor vent grill cover was noted in the front bedroom.

The thermostat control is loose on the wall. The heat and air-conditioning system is relatively old and may be near or at the end of its serviceable life.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed warm-

air heating, ventilating and air-conditioning contractor. The gas was turned off at the time of the inspection. The heater was not operated.



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Fireplaces and Chimneys General Information:

This section of the report describes the general visible condition of solid fuel and gas burning fireplaces and chimney flue pipes. All fireplaces and chimneys should be cleaned and serviced regularly. We recommend that homebuyers inquire with the property sellers about the service history of the fireplace(s) and chimney(s). In the case where a fireplace insert is installed, we recommend that an appropriately qualified person remove the insert and fully evaluate fireplace and chimney.

We do not ignite fires in solid fuel-burning fireplaces. Gas burning fireplaces are only operated by an available switch or normally operated controls. The inspector cannot ignite burners or light pilot lights. Pellet stoves are not operated in the course of this inspection and should be evaluated by an appropriately qualified person. Components of fireplaces and chimneys that are hidden from view or are not accessible cannot be judged and are not part of this inspection. Living Room Fireplace

Fireplace And Chimney Type: Free Standing Fireplace with a Metal Chimney Visible Condition: Corrections / Repairs Recommended

The fireplace is installed too close to the walls. There is no proper source of outside combustion-air at the fireplace. The fireplace is not properly anchored in place.

Recommendation: Further evaluation and repairs/corrections be performed as needed by a certified fireplace

specialist.



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Electrical General Information:

This section of the report describes the general visible condition of the inspected building’s electrical system. Due to the potential shock and fire hazard posed by electrical miswiring and damage, we consider all substandard electrical conditions to be a health and safety concern. We advise against any unqualified or non-licensed person performing electrical repairs or upgrades.

Components of the electrical system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. It is not possible in the course of this inspection to verify the function of the system ground. We do not move occupant’s belongings or replace burned-out or missing lightbulbs. 220 volt receptacle outlets are not tested. Electrical components and systems that are not within the scope of this inspection include, but are not limited to, low voltage wiring (less than typical 120 volt), antennas, security systems, TV cable and satellite, telephone, remote controls, timers, intercoms, and light fixtures operated by motion or light detection. Electrical Service

Service Entrance Wiring: Underground Service Voltage and Amperage: 110/220 Volt - 100 Amp

Grounding: Not Visible, Undetermined Electrical Main Shut-off Location: Main Service Panel


Main Electrical Service Panel

Main Service Panel Location: Front of the Building

Type of Over-Current Protection: Circuit Breaker Visible Condition: Serviceable

Recommend keeping the foliage trimmed away from the main electrical panel to maintain emergency access.



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Electrical Subpanel

Subpanel Location: Backside of the Building Type of Over-Current Protection: Circuit Breakers


Many of the circuit breakers in the electrical subpanel were turned off at the time of the inspection. Reason undetermined.

Multiple wires are improperly connected to single

circuit breaker terminal(s) in the subpanel. (Double-tapping) Higher rated circuit breaker(s) are improperly installed on lower rated wire(s) in the electrical subpanel. (Over-fusing)


electrical contractor. Recommend keeping the foliage trimmed away from the electrical subpanel to maintain emergency access.



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Wiring

Wiring Type: Copper Wire in Nonmetallic-sheathed Cable (Romex) Visible Condition: Corrections / Repairs Recommended

Corroded electrical conduit was noted at the air-conditioner at the backside of the building and in the subarea.

Improper wiring was noted in the garage. Conditions include loose and unsecured wires and extension cord

wiring. Unusual added wiring was noted. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed

electrical contractor. Recommend a full evaluation of the electrical system be performed by a licensed electrician due to the

electrical conditions noted.



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Receptacle Outlets


A missing receptacle outlet cover plate was noted at the laundry room 220 V outlet. The receptacle outlets in the garage are not GFCI (Ground Fault Circuit Interrupter) protected. An inoperative receptacle outlet was noted at the front northeast corner inside the garage.


electrical contractor. Light Fixtures and Ceiling Fans


Improper cord-and-plug wiring was noted on the ceiling fans in the bedrooms. The ceiling fan in the front bedroom was unplugged at the time of the inspection. The pull-chain fan switch is missing in the master bedroom.


electrical contractor. The dining area ceiling fan wobbles during operation. (Balancing the fan may improve operation) Some lightbulbs were missing or did not operate and may have been burned-out at the time of the inspection.

Connection or mounting of ceiling fan(s) is not visible for inspection due to restricted space and/or insulation in the attic.



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Fuel System General Information:

This section of the report describes the general visible condition of the gas fuel piping system. Concealed piping is not visible or accessible and therefore is excluded from this inspection. Pipe descriptions included in this report are based on visible portions of piping. Components of the fuel system that are hidden from view or are not accessible cannot be judged and are not part of this inspection. The inspector cannot light pilot lights or operate shut-off valves in the course of this inspection. Fuel System

Fuel Type: Natural Gas Gas Main Shut-off Location: Street/Curb Side

Fuel Piping: Steel/Wrought Iron Visible Condition: Not Operated

The gas service was turned off at the time of the inspection. The Inspector was unable to operate the gas appliances. Recommend the gas service be turned on and a subsequent inspection of the fuel gas system and gas appliances be performed by this Inspection Company [reinspection fee will apply] or other appropriately qualified person.



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Smoke and Carbon Monoxide Alarms General Information:

This section of the report describes the general visible condition of the installed smoke and carbon monoxide alarms or lack thereof. Alarms are only tested by means of the test button on the detector. Alarms are not smoke-tested. Recommend retesting all alarms upon moving in. Alarms that are not within reach due to height or occupant's belongings are not tested. Alarm batteries are not checked.

Routine Maintenance Note: Alarm batteries should be replaced at least twice annually. An intermittently beeping alarm may indicate a low battery. Smoke Alarms


The smoke alarm in the hallway is detached/loose.

Carbon Monoxide Alarms




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Parking Structure General Information:

This section of the report describes the general visible condition of the primary parking structure. Additional garages and/or carports are only inspected at the special request of the client. (An additional fee may apply). Areas of the parking structure’s interior and exterior that are not accessible or are hidden from view cannot be judged and are not part of this inspection.

Routine Maintenance Note: It is important that overhead garage door safety devices be tested, serviced and adjusted frequently by a qualified person to ensure proper and safe operation. Parking Structure

Description: Attached Garage Vehicle Door: One Metal Sectional Door with an Opener

One Wood Sectional Door Visible Condition: Corrections / Repairs Recommended

There is a pet access improperly cut through the fire-resistive wall in the garage. Recommend removing the mechanical lock on the front garage vehicle door to prevent damage when operating the door opener.

The garage vehicle door opener did not operate. Recommendation: Further evaluation and repairs/corrections be performed as needed by a licensed

contractor. Dry moisture stains were noted on the roof sheathing and wall in the garage.



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Site and Grounds General Information:

This section of the report describes the general visible condition of the property hardscaping, attached porches, decks and balconies, attached patio covers, and yard fencing. Landscaping is only inspected as to its effects on the inspected building(s). Site area components that are not within the scope of this inspection include, but are not limited to, pools, spas and related equipment, sprinklers and sprinkler systems, sheds, outbuildings, barns, corrals, fencing on acreage, power gate openers, fountains, ponds and barbecue equipment. Areas that are not accessible or are hidden from view cannot be judged and are not part of this inspection. Site and Grounds

Driveway: Concrete Porches, Walks, and Patios: Concrete and Wood with Carpet Covering

Patio Covers: Wood Frame with Corrugated Fiberglass and Fabric Covering Fencing: Wood


Displaced edges and deteriorated and missing wood spacers were noted in the backyard patio pavement. These are potential trip hazards.

The concrete pavement at the back porch improperly slopes and drains back towards the building.

Evidence of moisture damage was noted at the patio cover wood framing. Fencing repairs needed, i.e. resetting or replacing loose or rotted posts, securing or replacing loose boards and rails.


contractor. Recommendation: Evidence of moisture, insect/pest, and earth-to-wood contact conditions be evaluated by an appropriately qualified pest control inspector. (or review the recent pest inspection report if one is available).

Damaged carpet and loose metal trim were noted on the front entry porch.

Recommend trimming the foliage away from the building to help prevent insect and moisture damage and to keep plants and trees from physically damaging the roof and wall coverings.



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General Comments General Information:

The property appears to need significant renovation. Recommend obtaining cost estimates for renovation by a

licensed building contractor.

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