In preparing a home for market, take a look around the property with fresh eyes. Ask your realtor to walk through your home with you and point out things that should be fixed up or replaced in order to increase the value of the home. A fresh coat of paint or touch-up paint is always a good idea.

Once the superficial items have been taken care of, it’s time to call in a home inspector. Most people associate home inspectors with buyers, but by having a home inspector assess your property, there won’t be any surprises when it comes time to negotiate a price with a buyer.

First, use an inspector that has a good reputation. Usually realtors work with the same inspector time and again. Make sure they are professional, have references and know what they are talking about. Ask questions.

Once you have decided on someone, give him or her space to go through your home uninterrupted. Most home inspectors prefer to present their findings at the end of the inspection and then take questions and point out problems if there are any. An inspector will also be able to refer you to the type of professional who can fix any given problems. At this point it’s up to the homeowner to decide if they want to pay money for repairs or take money off the asking price to make up for it.

Honestly, every homeowner should have an inspection done on his or her home every five or so years to evaluate wear that can compromise the structural integrity of the building. But just as important is when you go to sell your property, know the condition it’s in. Don’t let the emotional value of the property dictate the financial value you are asking for. Let impartial people assess the quality and value of your home.

Inspection Report
Lemon Grove, CA. 91945
Inspection Date:
05/17/2013
Prepared By:
Shane Baker
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
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Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
FOUNDATION/UNDER-FLOOR AREAS RAISED FOUNDATION CONDITIONS
206    ACCESSIBIL ITY Accessed from the exterior at the back side of the building. [CR] The access door had gaps, loose trim, and was missing the latch. We recommend correcting the conditions noted.
207 FOUNDATION The visible foundation areas of the structure appeared functional, with exceptions noted. [CR] There was a condition known as efflorescence on portions of the foundation walls. This is a salt deposit left when moisture in the foundation evaporates. It indicates that the foundation is experiencing wet and dry cycles.    We recommend the exterior grading and drainage be improved to divert moisture away from the foundation.
209 FRAMING The visible floor framing appeared functional, with exceptions noted. [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: at the front left corner. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
EXTERIORS EXTERIOR CONDITIONS
307    STUCCO SIDING The stucco siding appeared functional, with exceptions noted. [CR] There were gaps between the stucco siding and adjacent materials – example: at the right plumbing clean out, at a number of the soffit vents, and at the gas pipe on the right side. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] The stucco siding was damaged/deteriorated – example: at the rear plumbing clean out. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] There were cracks in the stucco siding – example: at the rear. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The stucco paint/siding was flaking at a number of lower sections. These conditions are
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conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] This building was built in an era before weep screeds were installed at the bottom edge of the stucco siding, the stucco was extended into the soil. The stucco wicks water up out of the soil which causes it to deteriorate from being moist for prolonged periods. We recommend minimizing moisture around the building to help protect the stucco and the foundation from moisture damage.
GROUNDS CONDITIONS 341    DRIVEW AY(S)
[SC] There were large cracks and heaving or settling of the driveway. These conditions are a trip hazard. We recommend correcting the condition(s) noted.
[SC] Evidence of ponding water was noted on the driveway near the garage door. This condition is a slip and fall hazard. We recommend correcting the condition(s) noted.
343    W ALKW AY(S) [SC] There were cracks and heaving or settling of the walkways. These conditions are a trip hazard. We recommend correcting any trip hazard conditions.
[SC] Uneven sections were noted in the walkway surface – example: at the concrete pavers near the left gate. This condition is a trip hazard. We recommend correcting the condition(s) noted.
[CR] There was a gap between the left walkways and the foundation. We recommend sealing the gap to keep moisture out.
[CR] There were sections missing in the walkways at the main entry near the sprinkler valves. We recommend correcting this condition to prevent moisture intrusion into concealed spaces.
344 HANDRAIL(S) [SC] The handrail(s) were damaged/deteriorated at the rear steps. We recommend correcting the condition(s) noted.
[RU] Thehandrailswerefunctionalandmayhavemeetthestandardsatthetimeofconstruction, however the wide spaces between the balusters pose a safety hazard for small children. Modern construction calls for a maximum spacing of 4 inches between the balusters. While upgrading is not required, additional measures for child safety like netting or some other means is strongly recommended.
346    STEP(S) & STAIR(S) [SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch – example: at the rear. This condition is a trip hazard. We recommend correcting the condition(s) noted.
[CR] The landing was damaged at the rear. We recommend correcting the condition(s) noted to prevent moisture intrusion into concealed spaces.
[SC] The steps were noted to have bolts sticking out of the side. We recommend correcting the condition(s) noted.
348 PATIO(S) [SC] There were cracks and heaving or settling of the patio(s). These conditions pose a trip
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hazard. We recommend correcting any trip hazard conditions.
[CR] There was a gap between the patio and the foundation. We recommend sealing the gap to keep moisture out.
GRADING/DRAINAGE/LANDSCAPING CONDITIONS 365    SITE GRADING
[CR] There were raised planter(s) or enclosure(s) adjacent to the foundation – example: at the front. This condition raises the soil level at the foundation/siding and is conducive to moisture intrusion, damage and deterioration. We recommend correcting the condition(s) noted.
367 LANDSCAPING [CR] Trees were touching or over-hanging the roof at the front. We recommend they be trimmed to prevent damage to the roofing surface, and allow free flow of roof runoff.
ROOF COVERINGS ROOF CONDITIONS
407    COMP. SHINGLE The visible areas of the roof surface appeared functional, with exceptions noted. [FE] The roof installation appeared to be substandard at the valleys. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The ridge cap shingles for this roof have exposed fasteners (nails). No fasteners are visible on a typical install, as each nail (on the ridge cap shingle) is covered by an overlapping shingle. Accepted practice calls for a “dab” of roofing cement or caulk be applied at each exposed nail head. We recommend correcting the condition(s) noted.
419 CHIMNEY(S) The visible areas of the chimney [from the roof line up] appeared functional, with exceptions noted. [RU] [SC] There was no spark arrester installed on the chimney. We recommend installing rain cap type spark arrester to help minimize moisture (and rodent) entry into the flue and prevent the escape of hot embers. We recommend upgrading/correcting the conditions noted.
[FE] Deteriorated mortar and loose bricks were noted at the top of the chimney. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The mortar cap (non-structural concrete at top of chimney which is sloped to drain water away from chimney) was cracked. We recommend the cracks be sealed to prevent water intrusion into the brick structure.
[CR] The ash dump door was missing. We recommend correcting the condition(s) noted.
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
507 FRAMING [FE] Moisture stains were noted on the roof framing above the access. Although the stains appeared to be dry at the time of inspection we recommend inquiring about and/or correcting the conditions noted.
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PLUMBING PLUMBING CONDITIONS
607    WATER SHUTOFF [CR] The knob/handle of the water shutoff valve was damaged at the main entry. We recommend correcting the condition(s) noted.
608    WATER PRESSURE [CR] The pressure was measured at an exterior hose faucet and was 100 PSI, which exceeds the 80 PSI standard. This condition is conducive to plumbing leaks (pipes and faucets). We recommend installing a pressure regulator to limit the water pressure to 80 PSI per the building standards.
612    WASTE PIPING [CR] The waste pipes leaked – example: in the crawl space under the hall bathroom and under the master bathroom comming from the garage sink.    We recommend correcting the condition(s) noted.
[CR] The drain line for the hall bathroom appeared to have an improper slope to provide for adequate drainage and blockage may result. We recommend correcting the condition(s) noted.
WATER HEATERS WATER HEATER CONDITIONS
709 T&P VALVE(S) [SC] The temperature and pressure (T&P) relief valve’s discharge line was missing. We recommend installing an approved discharge line that extends to the exterior and terminates close to the ground facing downward.
711    SEISMIC BRACING [SC] The water heater was double strapped. It was not stabilized/blocked to resist movement as required by the State Architect. We recommend correcting the condition(s) noted.
715 ELEVATION(S) [CR] The water heater support platform appeared to wobble. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
809 MAIN PANEL [CR] Screws were missing at the front cover of the panel. We recommend correcting the condition(s) noted.
[SC] The circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
[FE] There were more than six breakers in the panel with no main breaker. This condition requires more than one throw of the hand to disconnect the power. A main disconnect breaker is required by present standards. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
812    BRANCH WIRING [SC] There were electrical wiring connections that were not contained in approved electrical junction boxes at the following locations: under the kitchen sink. We recommend correcting the
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condition(s) noted.
[RU] [SC] There was wiring installed on the garage walls in the form of nonmetallic or “Romex” wiring exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
ELECTRICAL COMPONENT CONDITIONS 817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [RU] Two pronged, ungrounded/polarized receptacles (plug outlets) are present. This type of system is common with similar structures of this age. Some plug in devices such as lamps and TV’s (that have two prong cords) may not require a grounded receptacle. However, we recommend upgrading to properly grounded three prong receptacles where needed, typically large appliances, computers, and for any other appliances that are supplied with a three prong cord. When in doubt consult a licensed electrical contractor.
[SC] Receptacle cover plates were damaged at the right side of the garage. We recommend correcting the condition(s) noted.
818    GFCI DEVICE(S) [RU] There was no GFCI protection provided at the areas where required today – example: kitchen, bathrooms, garage, and at the exterior.. We recommend upgrading by providing GFCI protection at the appropriate locations.
819    SMOKE DETECTOR(S) Smoke detectors were noted at: hallway. [RU] We recommend upgrading to the current building standards and installing smoke detectors in each of the sleeping rooms and in all other locations recommended by the smoke detector manufacturer’s installation instructions.
HEATING SYSTEMS HEATING SYSTEM CONDITIONS
911    COMBUSTION AIR [CR] The combustion air vent leading to the attic was missing the screen. We recommend correcting the condition(s) noted.
918 COMMENTS [FE] There appeared to be black build up on the walls at the heating vents. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
DUCTING SYSTEMS 920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional, with exceptions noted. [CR] The insulation on the conditioned air ducts in the attic was damaged and/or in poor condition. We recommend correcting the condition(s) noted.
KITCHEN KITCHEN CONDITIONS
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1130 SINK/PLUMBING [CR] The sink drain was slow or blocked at the right side. We recommend correcting the condition(s) noted.
1134    EXHAUST VENT(S) [CR] The fan failed to function. We recommend correcting the condition(s) noted.
1136 OVEN(S) [SC] The door springs did not stop the oven doors from falling open. We recommend correcting the condition(s) noted.
LAUNDRY LAUNDRY CONDITIONS
1222 SINK/PLUMBING [CR] The right faucet handle leaked/sprayed when operated. We recommend correcting the condition(s) noted.
1225    DRYER VENT(S) [CR] There was no dryer lint vent to the exterior, which is generally required in modern homes. We recommend upgrading/correcting the condition(s) noted.
BATHROOMS HALL BATHROOM.
1316 TOILET(S) [CR] The toilet leaked water internally and was refilling itself. We recommend correcting the condition(s) noted.
[CR] The toilet tank was loose on the bowl. We recommend correcting the condition(s) noted.
1319    TUB/SHOW ER(S) [CR] The drain grate was missing. We recommend correcting the condition(s) noted.
[CR] The tub spout diverter failed to fully divert the water flow to the showerhead. We recommend correcting the condition(s) noted.
[CR] The spout was not sealed to the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] There were cracked tiles. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
MASTER BATHROOM.
1315 SINK/PLUMBING [CR] The caulking was cracked, damaged or missing at the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] Active leaks were noted at the waste pipes – example: at the stopper connection. We
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recommend correcting the condition(s) noted.
[CR] The appeared to be a little loose from the wall. We recommend correcting the condition(s) noted.
1316 TOILET(S) [CR] The toilet seemed loose where it bolts to floor. Loose toilets can lead to damaged wax rings and subsequent leakage/damage. We recommend correcting the condition(s) noted.
1321    SHOW ER(S) [CR] The faucet trim was loose on the wall at the right side. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] There were cracked tiles in the shower. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The grout/caulking was cracked, damaged or missing – example: at the corners. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1408    W ALL(S)/CEILING(S) [FE] There was evidence of cracking/movement noted in the wall(s)/ceiling. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] Stains (most likely moisture related) were noted on the wall/ceiling – example: at the hallway between the right bedroom and attic access and at the right bedroom near the door/heat vent. We recommend locating/correcting the source and replacing any damaged materials. [NOTE] The stains appeared to be dry at time of inspection and could be from a prior leak that has been corrected.    However, we can not determine the age of stain and recommend inquiring with the sellers for additional information.
1414    INTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The door(s) rubbed the floor – example: at the master bedroom and left guest bedroom. We recommend correcting the condition(s) noted.
[CR] The door(s) did not latch to the jamb – example: at the master bathroom. We recommend correcting the condition(s) noted.
1415    EXTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [SC] The deadbolt lock in the exit door was key operated from both sides – example: at the main entry and kitchen. This condition is a safety hazard for emergency exiting. We recommend the lock be replaced with a flip lever type on the inside for emergency exiting.
1416    W INDOW (S) The accessible window(s) were functional, with exceptions noted. [RU] [SC] The bedroom windows do not appear large enough to meet the modern minimum standard of 5.7 square feet clear opening. Many bedroom windows are a secondary means of
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escape in an emergency such as a house fire. The minimum clear opening requirement allows for occupants to exit but also makes room for firefighter’s to enter wearing an oxygen pack. We upgrading/recommend correcting the conditions noted as a safety enhancement upgrade
[RU] [SC] The bedroom windows have a sill height exceeding 44 inches from finished floor level. This condition is a potential safety hazard as a bedroom window is a secondary means of egress (escape) in an emergency such as a house fire. We recommend upgrading to the modern standard as a safety enhancement upgrade.
[CR] The window screen(s) were missing at the right side. We recommend correcting the condition(s) noted.
1428 COMMENTS [RU] [SC] There are no permanently installed carbon monoxide detectors installed in this property. As of July 2011 they are required by law in all homes that have gas burning appliances.
We recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
GARAGE – CARPORT GARAGE/CARPORT CONDITIONS
1518    FIRE WALL(S) [SC] There were holes noted in the fire-resistive wall(s) between the garage and living space – example: at the water heater pipes. We recommend correcting the condition(s) noted.
1521    DOOR OPENERS [SC] The secondary safety system (electric eyes) were mounted lower than the manufacturer’s recommendation of 4″ to 6″ above the floor. We recommend correcting the condition(s) noted.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    8 ATTIC AREAS & ROOF FRAMING    9 PLUMBING    10 WATER HEATERS    12 ELECTRICAL SYSTEMS    13 HEATING SYSTEMS    15 KITCHEN    16 LAUNDRY    17 BATHROOMS    18 BUILDING INTERIOR    19 GARAGE – CARPORT    21 SUPPLEMENTAL PHOTOGRAPHS    22
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
Lemon Grove, CA. 91945.
104    BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Jessica Ladendorf – Whissel Realty.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: cloudy, 60-70 degrees, and the ground was dry.
108 STRUCTURE
Age: 55 years old, 1 story, reported 1,265 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: raised foundation.
113 UTILITIES
OTHER INFORMATION
All utilities on.
114 ATTENDING
People present: client(s) and buyer’s agent.
115 OCCUPIED
The building was not occupied during the inspection.
116    INSPECTED BY
Shane Baker.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Raised foundation with a concrete perimeter and interior wood beams supported by concrete piers.
202    BOLTS & BRACING
RAISED FOUNDATION CONDITIONS
Foundation anchor bolts were noted in the visible and accessible areas of the crawl space.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: accessibility, foundation, piers, framing, mudsill, cripple walls, floor joist, beams, subflooring, insulation, ventilation, vapor barrier, moisture, dryer vent. Those components determined to have material defects are itemized below.
206 ACCESSIBILITY
Accessed from the exterior at the back side of the building. [CR] The access door had gaps, loose trim, and was missing the latch. We recommend correcting the conditions noted.
207 FOUNDATION
The visible foundation areas of the structure appeared functional, with exceptions noted. [CR] There was a condition known as efflorescence on portions of the foundation walls. This is a salt deposit left when moisture in the foundation evaporates. It indicates that the foundation is experiencing wet and dry cycles. We recommend the exterior grading and drainage be improved to divert moisture away from the foundation.
209 FRAMING
The visible floor framing appeared functional, with exceptions noted. [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: at the front left corner. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: stucco and wood.
302    VENEER TYPE(S)
Materials: brick.
303    TRIM TYPE(S)
Materials: wood.
304    DOOR TYPE(S)
Materials: wood.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: metal.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307    STUCCO SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
The stucco siding appeared functional, with exceptions noted. [CR] There were gaps between the stucco siding and adjacent materials – example: at the right plumbing clean out, at a number of the soffit vents, and at the gas pipe on the right side. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] The stucco siding was damaged/deteriorated – example: at the rear plumbing clean out. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] There were cracks in the stucco siding – example: at the rear. These conditions are conducive to moisture intrusion/deterioration. W e recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The stucco paint/siding was flaking at a number of lower sections. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] This building was built in an era before weep screeds were installed at the bottom edge of the stucco siding, the stucco was extended into the soil. The stucco wicks water up out of the soil which causes it to deteriorate from being moist for prolonged periods. We recommend minimizing moisture around the building to help protect the stucco and the foundation from moisture damage.
GROUNDS INFORMATION
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete and concrete pavers.
334    MAIN ENTRY
Materials: concrete.
335 PATIO(S)
GROUNDS CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
341 DRIVEWAY(S)
[SC] There were large cracks and heaving or settling of the driveway. These conditions are a trip hazard. We recommend correcting the condition(s) noted.
[SC] Evidence of ponding water was noted on the driveway near the garage door. This condition is a slip and fall hazard. We recommend correcting the condition(s) noted.
343 WALKWAY(S)
[SC] There were cracks and heaving or settling of the walkways. These conditions are a trip hazard. We recommend correcting any trip hazard conditions.
[SC] Uneven sections were noted in the walkway surface – example: at the concrete pavers near the left gate. This condition is a trip hazard. We recommend correcting the condition(s) noted.
[CR] There was a gap between the left walkways and the foundation. We recommend sealing the gap to keep moisture out.
[CR] There were sections missing in the walkways at the main entry near the sprinkler valves. We recommend correcting this condition to prevent moisture intrusion into concealed spaces.
344 HANDRAIL(S)
[SC] The handrail(s) were damaged/deteriorated at the rear steps. We recommend correcting the condition(s) noted.
[RU] The handrails were functional and may have meet the standards at the time of construction, however the wide spaces between the balusters pose a safety hazard for small children. Modern construction calls for a maximum spacing of 4 inches between the balusters. While upgrading is not required, additional measures for child safety like netting or some other means is strongly recommended.
346    STEP(S) & STAIR(S)
[SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch – example: at the rear. This condition is a trip hazard. We recommend correcting the condition(s) noted.
[CR] The landing was damaged at the rear. We recommend correcting the condition(s) noted to prevent moisture intrusion into concealed spaces.
[SC] The steps were noted to have bolts sticking out of the side. We recommend correcting the condition(s) noted.
348 PATIO(S)
[SC] There were cracks and heaving or settling of the patio(s). These conditions pose a trip hazard. W e recommend correcting any trip hazard conditions.
[CR] There was a gap between the patio and the foundation. We recommend sealing the gap to keep moisture out.
GRADING/DRAINAGE/LANDSCAPING INFORMATION
360    SITE GRADING
A combination of slopes.
361    SITE DRAINAGE
Surface drainage.
362    LAWN SPRINKLER(S)
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
365    SITE GRADING
[CR] There were raised planter(s) or enclosure(s) adjacent to the foundation – example: at the front. This condition raises the soil level at the foundation/siding and is conducive to moisture intrusion, damage and deterioration. We recommend correcting the condition(s) noted.
367 LANDSCAPING
[CR] Trees were touching or over-hanging the roof at the front. We recommend they be trimmed to prevent damage to the roofing surface, and allow free flow of roof runoff.
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
The inspector walked on the roof and viewed the accessible roofing components.
402    ROOF COVERING(S)
Materials: fiberglass/asphalt composition shingles.
404 CHIMNEY(S)/FLUE(S)
Materials: brick chimney with a tile flue.
405    ROOF DRAINAGE
ROOF CONDITIONS
There were no rain gutters installed.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
407    COMP. SHINGLE
The visible areas of the roof surface appeared functional, with exceptions noted. [FE] The roof installation appeared to be substandard at the valleys. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The ridge cap shingles for this roof have exposed fasteners (nails). No fasteners are visible on a typical install, as each nail (on the ridge cap shingle) is covered by an overlapping shingle. Accepted practice calls for a “dab” of roofing cement or caulk be applied at each exposed nail head. We recommend correcting the condition(s) noted.
419 CHIMNEY(S)
The visible areas of the chimney [from the roof line up] appeared functional, with exceptions noted. [RU] [SC] There was no spark arrester installed on the chimney. We recommend installing rain cap type spark arrester to help minimize moisture (and rodent) entry into the flue and prevent the escape of hot embers. We recommend upgrading/correcting the conditions noted.
[FE] Deteriorated mortar and loose bricks were noted at the top of the chimney. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The mortar cap (non-structural concrete at top of chimney which is sloped to drain water away from chimney) was cracked. We recommend the cracks be sealed to prevent water intrusion into the brick structure.
[CR] The ash dump door was missing. We recommend correcting the condition(s) noted.
420    ROOF DRAINAGE
[RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Accesses: hall.
502 FRAMING
Framing types: conventional framing.
503 SHEATHING
Materials: skipped sheathing (spaced boards).
504 INSULATION
Materials: None.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof and soffit.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
507 FRAMING
[FE] Moisture stains were noted on the roof framing above the access. Although the stains appeared to be dry at the time of inspection we recommend inquiring about and/or correcting the conditions noted.
514 INSULATION
[RU] There was no visible insulation in the attic. We recommend installing insulation for energy efficiency as an upgrade.
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping.
602    WATER SHUTOFF
The main water shutoff valve was located in the garage.
603    WATER PRESSURE
[FE] The water pressure was tested to be above 80 PSI, which exceeds the maximum per the building standards. See the “Water Pressure” comment below for the details.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping and cast iron piping, where visible.
606    GAS SHUTOFF
The gas meter and shutoff valve are located at the right side exterior of the building. Image shows typical shut-off valve located on pipe leading to the gas meter. We recommend clients keep a wrench nearby, and learning how to shut the gas off in the event of an emergency (such as an earthquake).
PLUMBING CONDITIONS
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
607    WATER SHUTOFF
[CR] The knob/handle of the water shutoff valve was damaged at the main entry. We recommend correcting the condition(s) noted.
608    WATER PRESSURE
[CR] The pressure was measured at an exterior hose faucet and was 100 PSI, which exceeds the 80 PSI standard. This condition is conducive to plumbing leaks (pipes and faucets). We recommend installing a pressure regulator to limit the water pressure to 80 PSI per the building standards.
611    HOSE FAUCET(S)
[RU] There were no vacuum breakers on the exterior hose faucets. We recommend installing these devices as an upgrade.
612    WASTE PIPING
[CR] The waste pipes leaked – example: in the crawl space under the hall bathroom and under the master bathroom comming from the garage sink.    We recommend correcting the condition(s) noted.
[CR] The drain line for the hall bathroom appeared to have an improper slope to provide for adequate drainage and blockage may result. We recommend correcting the condition(s) noted.
616    GAS SHUTOFF
[RU] The supply shutoff appeared functional. We do not operate these devices. There is no emergency shutoff wrench or automatic valve present. We recommend providing a wrench or installing a seismic automatic shut off valve for emergencies.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702    BRAND NAME(S)
General Electric.
703    APPROX. AGE(S)
Unknown.
704    SIZE / GALLONS
40 gallon.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
709 T&P VALVE(S)
[SC] The temperature and pressure (T&P) relief valve’s discharge line was missing. We recommend installing an approved discharge line that extends to the exterior and terminates close to the ground facing downward.
711    SEISMIC BRACING
[SC] The water heater was double strapped. It was not stabilized/blocked to resist movement as required by the State Architect. We recommend correcting the condition(s) noted.
715 ELEVATION(S)
[CR] The water heater support platform appeared to wobble. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Overhead.
802    MAIN PANEL
Located at the left side of the building.
803    SERVICE RATING
[NOTE] Amperage rating was not determined, No main breaker exists.
804    SERVICE WIRING
Materials: not visible at the main panel.
805    BRANCH WIRING
Materials: copper, where visible in the main panel.
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
809 MAIN PANEL
[CR] Screws were missing at the front cover of the panel. We recommend correcting the condition(s) noted. [SC] The circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for
maintenance or emergency needs.
[FE] There were more than six breakers in the panel with no main breaker. This condition requires more than one throw of the hand to disconnect the power. A main disconnect breaker is required by present standards. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
812    BRANCH WIRING
[SC] There were electrical wiring connections that were not contained in approved electrical junction boxes at the following locations: under the kitchen sink. We recommend correcting the condition(s) noted.
[RU] [SC] There was wiring installed on the garage walls in the form of nonmetallic or “Romex” wiring exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire
below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] The ceiling fan wobbled or was unstable in the living room.    This is an indication that the fan blades have not been properly balanced. We recommend correcting the condition(s) noted.
[CR] Light globes were missing – example: at the rear garage door and at the right bedroom closet. We recommend correcting the condition(s) noted.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [RU] Two pronged, ungrounded/polarized receptacles (plug outlets) are present. This type of system is common with similar structures of this age. Some plug in devices such as lamps and TV’s (that have two prong cords) may not require a grounded receptacle. However, we recommend upgrading to properly grounded three prong receptacles where needed, typically large appliances, computers, and for any other appliances that are supplied with a three prong cord. When in doubt consult a licensed electrical contractor.
[SC] Receptacle cover plates were damaged at the right side of the garage. We recommend correcting the condition(s) noted.
818    GFCI DEVICE(S)
[RU] There was no GFCI protection provided at the areas where required today – example: kitchen, bathrooms, garage, and at the exterior.. We recommend upgrading by providing GFCI protection at the appropriate locations.
819    SMOKE DETECTOR(S)
Smoke detectors were noted at: hallway. [RU] We recommend upgrading to the current building standards and installing smoke detectors in each of the sleeping rooms and in all other locations recommended by the smoke detector manufacturer’s installation instructions.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The main unit was located in an interior closet and one unit was located in the hall bathroom.
902    BRAND NAME(S)
American (Utility) – main unit.
903    APPROX. AGE(S)
The units appeared to be original equipment with the building.
904    TYPE & FUEL
Forced air natural gas-fired system (main unit). Electric resistance coil, wall heater in the bathroom.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
911    COMBUSTION AIR
[CR] The combustion air vent leading to the attic was missing the screen. We recommend correcting the condition(s) noted.
918 COMMENTS
DUCTING SYSTEMS
[FE] There appeared to be black build up on the walls at the heating vents. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
919    DUCT TYPE(S)
Metal ducts covered with fiberglass insulation.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional, with exceptions noted. [CR] The insulation on the conditioned air ducts in the attic was damaged and/or in poor condition. We recommend correcting the condition(s) noted.
921    VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s).
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1105    EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
KITCHEN CONDITIONS
Gas oven.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1129 CABINET(S)
The cabinet(s)/ counter(s) were functional, with exceptions noted. [CR] The grout/caulking was cracked, damaged or missing – example: to the right of the sink. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] There were hole(s) in the wall(s) by the plumbing pipes in the sink cabinet. W e recommend correcting the condition(s) noted.
1130 SINK/PLUMBING
[CR] The sink drain was slow or blocked at the right side. We recommend correcting the condition(s) noted.
1134    EXHAUST VENT(S)
[CR] The fan failed to function. We recommend correcting the condition(s) noted.
1136 OVEN(S)
[SC] The door springs did not stop the oven doors from falling open. We recommend correcting the condition(s) noted.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in the garage.
1204 SINK/PLUMBING
Present.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Not present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
1222 SINK/PLUMBING
[CR] The right faucet handle leaked/sprayed when operated. We recommend correcting the condition(s) noted.
1225    DRYER VENT(S)
[CR] There was no dryer lint vent to the exterior, which is generally required in modern homes. We recommend upgrading/correcting the condition(s) noted.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
HALL BATHROOM.
Three Qtr/Full # 2.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1316 TOILET(S)
[CR] The toilet leaked water internally and was refilling itself. We recommend correcting the condition(s) noted. [CR] The toilet tank was loose on the bowl. We recommend correcting the condition(s) noted.
1319 TUB/SHOWER(S)
MASTER BATHROOM.
[CR] The drain grate was missing. We recommend correcting the condition(s) noted. [CR] The tub spout diverter failed to fully divert the water flow to the showerhead. We recommend correcting the condition(s) noted.
[CR] The spout was not sealed to the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] There were cracked tiles. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1315 SINK/PLUMBING
[CR] The caulking was cracked, damaged or missing at the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] Active leaks were noted at the waste pipes – example: at the stopper connection. We recommend correcting the condition(s) noted. [CR] The appeared to be a little loose from the wall. We recommend correcting the condition(s) noted.
1316 TOILET(S)
[CR] The toilet seemed loose where it bolts to floor. Loose toilets can lead to damaged wax rings and subsequent leakage/damage. We recommend correcting the condition(s) noted.
1321 SHOWER(S)
[CR] The faucet trim was loose on the wall at the right side. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] There were cracked tiles in the shower. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The grout/caulking was cracked, damaged or missing – example: at the corners. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 3.
1402 WALLS/CEILINGS:
Materials: plaster and wood paneling.
1403 FLOORS:
Materials: carpet, vinyl, and wood.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
Fireplace(s): 1 wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
[FE] There was evidence of cracking/movement noted in the wall(s)/ceiling. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] Stains (most likely moisture related) were noted on the wall/ceiling – example: at the hallway between the right bedroom and attic access and at the right bedroom near the door/heat vent. We recommend locating/correcting the source and replacing any damaged materials. [NOTE] The stains appeared to be dry at time of inspection and could be from a prior leak that has been corrected. However, we can not determine the age of stain and recommend inquiring with the sellers for additional information.
1409    CARPET FLOORING
[CR] The carpet was stained in a number of areas. We recommend correcting the condition(s) noted.
1411    VINYL FLOORING
[CR] The floor squeaked when walked on in the hall bathroom. We recommend correcting the condition(s) noted.
1412    WOOD FLOORING
1414    INTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The door(s) rubbed the floor – example: at the master bedroom and left guest bedroom. We recommend correcting the condition(s) noted.
[CR] The door(s) did not latch to the jamb – example: at the master bathroom. We recommend correcting the condition(s) noted.
1415    EXTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [SC] The deadbolt lock in the exit door was key operated from both sides – example: at the main entry and kitchen. This condition is a safety hazard for emergency exiting. We recommend the lock be replaced with a flip lever type on the inside for emergency exiting.
1416 WINDOW(S)
The accessible window(s) were functional, with exceptions noted. [RU] [SC] The bedroom windows do not appear large enough to meet the modern minimum standard of 5.7 square feet clear opening. Many bedroom windows are a secondary means of escape in an emergency such as a house fire. The minimum clear opening requirement allows for occupants to exit but also makes room for firefighter’s to enter wearing an oxygen pack. We upgrading/recommend correcting the conditions noted as a safety enhancement upgrade
[RU] [SC] The bedroom windows have a sill height exceeding 44 inches from finished floor level. This condition is a potential safety hazard as a bedroom window is a secondary means of egress (escape) in an emergency such as a house fire. We recommend upgrading to the modern standard as a safety enhancement upgrade.
[CR] The window screen(s) were missing at the right side. We recommend correcting the condition(s) noted.
1420 CLOSET(S)
[CR] The door(s) were difficult to operate at the left guest bedroom. We recommend correcting the condition(s) noted.
1428 COMMENTS
[RU] [SC] There are no permanently installed carbon monoxide detectors installed in this property. As of July 2011 they are required by law in all homes that have gas burning appliances. We recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501    TYPE & LOCATION(S)
Garage; attached, but with no direct access, 1-2 car.
1503 VENTILATION
Vent types: exterior wall vents.
1507    GARAGE DOOR(S)
Door types: aluminum, sectional.
1508    INTERIOR WALL(S)
Materials: plaster and unfinished.
1509    INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1514    INTERIOR WALL(S)
[FE] There was evidence of cracking/movement noted in the wall(s)/ceiling. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
1515    GARAGE FLOOR(S)
[CR] There were cracks in the garage floor. We recommend correcting the condition(s) noted.
1518    FIRE WALL(S)
[SC] There were holes noted in the fire-resistive wall(s) between the garage and living space – example: at the water heater pipes. We recommend correcting the condition(s) noted.
1521    DOOR OPENERS
[SC] The secondary safety system (electric eyes) were mounted lower than the manufacturer’s recommendation of 4″ to 6″ above the floor. We recommend correcting the condition(s) noted.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
[CR] The access door had gaps, loose trim, and was missing the latch. We recommend correcting the conditions noted.
PHOTO # 2:
[CR] The stucco siding was damaged/deteriorated – example: at the rear plumbing clean out. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
PHOTO # 3:
[SC] There were large cracks and heaving or settling of the driveway. These conditions are a trip hazard. We recommend correcting the condition(s) noted.
PHOTO # 4:
[SC] There were cracks and heaving or settling of the walkways. These conditions are a trip hazard. We recommend correcting any trip hazard conditions.
PHOTO # 5:
[SC] The handrail(s) were damaged/deteriorated at the rear steps. We recommend correcting the condition(s) noted.
PHOTO # 6:
[CR] The landing was damaged at the rear. We recommend correcting the condition(s) noted to prevent moisture intrusion into concealed spaces.
PHOTO # 7:
[CR] There was a gap between the patio and the foundation. We recommend sealing the gap to keep moisture out.
PHOTO # 8:
[FE] The roof installation appeared to be substandard at the valleys. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 9:
[FE] Deteriorated mortar and loose bricks were noted at the top of the chimney. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 10:
[FE] Moisture stains were noted on the roof framing above the access. Although the stains appeared to be dry at the time of inspection we recommend inquiring about and/or correcting the conditions noted.
PHOTO # 11:
[CR] Screws were missing at the front cover of the panel. We recommend correcting the condition(s) noted.
PHOTO # 12:
[CR] The combustion air vent leading to the attic was missing the screen. We recommend correcting the condition(s) noted.
PHOTO # 13:
End of Report.

Inspection Report
Escondido, CA 92025
Inspection Date:
05/19/2013
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
EXTERIORS EXTERIOR CONDITIONS
307    STUCCO SIDING The stucco siding appeared functional, with exceptions noted. [CR] There was a gaps between the stucco siding and front/left plug receptacle. We recommend correcting the condition noted.
GROUNDS CONDITIONS 343    W ALKW AY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [CR] Uneven sections were noted in the walkway surface – example: sunken pavers at right side. We recommend correcting the condition(s) noted.
345 GUARDRAIL(S) [RU] The guardrail(s) installed were in functional condition and appear to have meet the standards at the time of construction, however the wide spaces between the balusters pose a hazard for small children – example: guardrail above the rear/right side walk off. Modern construction requires a maximum of 4 inch openings. While upgrading is not required, additional measures for child safety like netting or some other means is strongly recommended.
ROOF COVERINGS ROOF CONDITIONS
420    ROOF DRAINAGE [RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
515 VENTILATION [RU] The attic appeared to have minimal or no ventilation provided. This condition is conducive to moisture build-up in the winter and excess heat build-up in the summer. We recommend inquiring about and upgrading/correcting the condition noted.
WATER HEATERS WATER HEATER CONDITIONS
707    VENTING SYSTEM(S) [SC] The flue vent pipe was disconnected. We recommend correcting the condition noted.
Page 2
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
809 MAIN PANEL [CR] The cover hinges appeared to be in need of adjustment as the cover could not be secured properly. We recommend correcting the condition noted.
KITCHEN KITCHEN CONDITIONS
1132    DISHW ASHER(S) [CR] The dishwasher failed to function. We recommend correcting the condition(s) noted.
LAUNDRY LAUNDRY CONDITIONS
1222 SINK/PLUMBING [CR] Active leaks were noted at the waste pipes beneath the sink. We recommend correcting the condition noted.
BATHROOMS MASTER BATHROOM.
1319    TUB/SHOW ER(S) [CR] The spout seemed loose where it intersects the tub deck. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition noted.
GARAGE – CARPORT GARAGE/CARPORT CONDITIONS
1521    DOOR OPENERS [CR] The garage door locks failed to function (at two of the three doors). We recommend correcting the condition noted.
POOLS & SPAS SAFETY ENCLOSURE
1601 ENCLOSURE [FE] Pool and related components were not inspected.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    7 ATTIC AREAS & ROOF FRAMING    8 PLUMBING    9 WATER HEATERS    10 ELECTRICAL SYSTEMS    11 HEATING SYSTEMS    13 CENTRAL COOLING SYSTEMS    14 KITCHEN    15 LAUNDRY    16 BATHROOMS    17 BUILDING INTERIOR    18 GARAGE – CARPORT    19 POOLS & SPAS    20 SUPPLEMENTAL PHOTOGRAPHS    21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
101 FILE/DATE/TIME

104    BUYER’S AGENT
Judy Belka – Keller Williams.
105    LISTING AGENT
CLIMATIC CHARACTERISTICS
Toni Silva – Prudential CA Realty.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: partly cloudy, 70-80 degrees, and the ground was dry.
108 STRUCTURE
Age: 1-5 years old, 1 story, reported 2590 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: clients and buyer’s agent.
115 OCCUPIED
The building was not occupied during the inspection.
116    INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202    BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
The visible exterior areas of the concrete foundation showed no sign of unusual cracking or movement.
204 INTERIOR
The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: stucco.
303    TRIM TYPE(S)
Materials: wood.
304    DOOR TYPE(S)
Materials: vinyl/plastic, wood and metal.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic, double-pane (thermal) windows were present.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307    STUCCO SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GROUNDS INFORMATION
The stucco siding appeared functional, with exceptions noted. [CR] There was a gaps between the stucco siding and front/left plug receptacle. We recommend correcting the condition noted.
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete.
334    MAIN ENTRY
Materials: concrete.
GROUNDS CONDITIONS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
343 WALKWAY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [CR] Uneven sections were noted in the walkway surface – example: sunken pavers at right side. We recommend correcting the condition(s) noted.
345 GUARDRAIL(S)
[RU] The guardrail(s) installed were in functional condition and appear to have meet the standards at the time of construction, however the wide spaces between the balusters pose a hazard for small children – example: guardrail above the rear/right side walk off. Modern construction requires a maximum of 4 inch openings. While upgrading is not required, additional measures for child safety like netting or some other means is strongly recommended.
346    STEP(S) & STAIR(S)
350    WOOD DECK(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
360    SITE GRADING
Flat site.
361    SITE DRAINAGE
Surface and underground drains.
362    LAWN SPRINKLER(S)
[NOTE] These systems are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
[NOTE] These systems are outside the scope of the inspection and are not inspected.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
367 LANDSCAPING
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and the ground when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402    ROOF COVERING(S)
Materials: concrete tile.
404 CHIMNEY(S)/FLUE(S)
Materials: stucco chimney with a metal flue.
405    ROOF DRAINAGE
ROOF CONDITIONS
Materials: there were no rain gutters installed.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
420    ROOF DRAINAGE
[RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Accesses: laundry room.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: oriented strand board (OSB)/(wafer board)
504 INSULATION
Materials: fiberglass batts.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types :None visible.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
515 VENTILATION
[RU] The attic appeared to have minimal or no ventilation provided. This condition is conducive to moisture build-up i n the winter and excess heat build-up in the summer. We recommend inquiring about and upgrading/correcting the condition noted.
517    FIREPLACE FLUE(S)
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping.
602    WATER SHUTOFF
The main water shutoff valve was located in the garage.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping, where visible.
606    GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the exterior side of the building Image shows typical shut-off valve located on pipe leading to the gas meter. We recommend clients keep a wrench nearby, and learning how to shut the gas off in the event of an emergency (such as an earthquake).
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
611    HOSE FAUCET(S)
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the attic.
702    BRAND NAME(S)
Rinnai.
703    APPROX. AGE(S)
2013.
704    SIZE / GALLONS
0 (tankless design)
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
707    VENTING SYSTEM(S)
[SC] The flue vent pipe was disconnected. We recommend correcting the condition noted.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Underground.
802    MAIN PANEL
Located at the right side of the building.
803    SERVICE RATING
120/240 volt system, rated at 200 amperes.
804    SERVICE WIRING
Materials: copper, where visible in the main panel.
805    BRANCH WIRING
Materials: copper, where visible in the main panel.
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
The grounding connection was not visible.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
808    SERVICE WIRING
The underground service lateral was not visible to inspect
809 MAIN PANEL
[CR] The cover hinges appeared to be in need of adjustment as the cover could not be secured properly. We recommend correcting the condition noted.
812    BRANCH WIRING
ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [FE] The photo-electric operated lights could not be checked in the day time – example: left side. We recommend inquiring about the conditions noted.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions.
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: electric subpanel, bathroom(s), exterior, and garage. [SC] The GFCI device at pool equipment area failed to function. We recommend correcting the condition noted.
819    SMOKE DETECTOR(S)
ELECT. SUBPANEL CONDITIONS
Smoke detectors were noted at: hallways and bedrooms.
826 LOCATION
Located in the laundry room and garage.
828    DISCONNECT TYPE
Circuit breakers.
829    ELECTRIC PANEL
The circuit breakers/fuses in the panel were labeled. The accuracy of the labeling was not verified.
830 WORKMANSHIP
The wiring within the panel appeared functional.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in the attic.
902    BRAND NAME(S)
York.
903    APPROX. AGE(S)
2013.
904    TYPE & FUEL
Forced air natural gas-fired system.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919    DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921    VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s)
CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The unit was located in front of the building.
1002    BRAND NAME(S)
Unitary.
1003    APPROX. AGE(S)
2013.
1004    SYSTEM TYPE(S)
“Split system”. The condensing unit and evaporator coils were at different locations.
1005    APPROX. SIZE(S)
AIR CONDITIONING SYSTEM CONDITIONS
5 ton.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Recirculating system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Gas oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1132 DISHWASHER(S)
[CR] The dishwasher failed to function. We recommend correcting the condition(s) noted.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Window.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
There was a gas stub-out and a 220-volt receptacle for a dryer.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
1222 SINK/PLUMBING
[CR] Active leaks were noted at the waste pipes beneath the sink. We recommend correcting the condition noted.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
MASTER BATHROOM.
Three Qtr/Full # 2.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1315 SINK/PLUMBING
1319 TUB/SHOWER(S)
[CR] The spout seemed loose where it intersects the tub deck. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition noted.
1321 SHOWER(S)
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 4.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: simulated wood, tile, and carpet.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
1 gas or wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501    TYPE & LOCATION(S)
Garage; attached, three car.
1507    GARAGE DOOR(S)
Door types: aluminum, sectional(s)
1508    INTERIOR WALL(S)
Materials: sheetrock.
1509    INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1519    FIRE DOOR(S)
1521    DOOR OPENERS
[CR] The garage door locks failed to function (at two of the three doors). We recommend correcting the condition noted.
POOLS & SPAS
The visible areas of the vessel, drains, lights, waterline tiles, coping, decking, ladders and accessories were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation. Determining whether the vessel or underground pipes leak and disassembly of any equipment is beyond the scope of the inspection. Operation of time clock motors and thermostatic temperature controls were not verified during a visual inspection. Pilot lights on gas pool/spa heaters are not lit during the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade SAFETY ENCLOSURE
1601 ENCLOSURE
[FE] Pool and related components were not inspected.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
EXTERIORS EXTERIOR CONDITIONS
307    STUCCO SIDING The stucco siding appeared functional, with exceptions noted. [CR] There was a gaps between the stucco siding and front/left plug receptacle. We recommend correcting the condition noted.
PHOTO # 2:
GROUNDS CONDITIONS 343 WALKWAY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [CR] Uneven sections were noted in the walkway surface – example: sunken pavers at right side. We recommend correcting the condition(s) noted.
PHOTO # 3:
GROUNDS CONDITIONS 345 GUARDRAIL(S)
[RU] The guardrail(s) installed were in functional condition and appear to have meet the standards at the time of construction, however the wide spaces between the balusters pose a hazard for small children – example: guardrail above the rear/right side walk off. Modern construction requires a maximum of 4 inch openings. While upgrading is not required, additional measures for child safety like netting or some other means is strongly recommended.
PHOTO # 4:
WATER HEATERS WATER HEATER CONDITIONS
707    VENTING SYSTEM(S) [SC] The flue vent pipe was disconnected. We recommend correcting the condition noted.
PHOTO # 5:
LAUNDRY LAUNDRY CONDITIONS
1222 SINK/PLUMBING [CR] Active leaks were noted at the waste pipes beneath the sink. We recommend correcting the condition noted.
PHOTO # 6:
BATHROOMS MASTER BATHROOM.
1319 TUB/SHOWER(S) [CR] The spout seemed loose where it intersects the tub deck. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition noted.

Vista, CA. 92084
Inspection Date:
05/07/2013
Prepared By:
Shane Baker
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
EXTERIORS EXTERIOR CONDITIONS
308    WOOD SIDING The manufactured wood siding appeared functional, with exceptions noted. [FE] Portions of the manufactured siding lacked adequate clearance from the concrete flatwork – example: the siding was touching the concrete flatwork at the front. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
GRADING/DRAINAGE/LANDSCAPING CONDITIONS 368    SPRINKLER CONTROL(S) [CR] The Inspector did not see what appeared to be a timer control present for the sprinklers. We recommend inquiring about and/or correcting the condition(s) noted.
369    SPRINKLER VALVE(S) [CR] There were visible leaks at the control valves and anti-siphon devices: at the rear right. We recommend correcting the condition(s) noted.
PLUMBING PLUMBING CONDITIONS
607    WATER SHUTOFF [FE] The water shutoff meter (at street) spins indicating water consumption, even when all the plumbing fixtures are off. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
617    GAS PIPING [NOTE] There was no propane tank installed.
WATER HEATERS WATER HEATER CONDITIONS
713    ENERGY SUPPLY(S) [FE] The pilot light was off, shut down, and the unit was non-operational. Lighting the pilot light is outside the scope of the inspection. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade. [NOTE] Due to the condition noted above, the inspector was unable to check the correct position of hot and cold water at the plumbing supply faucets.
ELECTRICAL SYSTEMS
Page 2
ELECTRICAL COMPONENT CONDITIONS 816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] Light fixtures were loose in the following locations: at the rear garage door, at the rear, and at the front of the garage. We recommend correcting the condition(s) noted.
[CR] The ceiling fan wobbled or was unstable in the following locations: at the living room and at the master bedroom.    This is an indication that the fan blades have not been properly balanced. We recommend correcting the condition(s) noted.
825 COMMENTS [CR] The cover plate was missing for the cable that is located on the left side of the residence, at the gable end. We recommend correcting the conditions noted.
HEATING SYSTEMS HEATING SYSTEM CONDITIONS
912    ENERGY SUPPLY(S) [NOTE] The heating system was not connected to the gas, and therefore could not be inspected. We recommend further evaluation when the system is connected.
CENTRAL COOLING SYSTEMS AIR CONDITIONING SYSTEM CONDITIONS
1007    ENERGY SUPPLY(S) [NOTE] The heating system was not connected t herefore the cooling system could not be inspected. We recommend further evaluation when the system is connected.
1008    CONDENSING UNIT(S) [CR] The coolant lines were not sealed to the wall were they entered the building. This condition allows for rodent access. We recommend correcting the condition(s) noted.
KITCHEN KITCHEN CONDITIONS
1136 OVEN(S) The oven functioned, with exceptions noted. [CR] [SC] The oven anti-tip device was not installed (or possibly present and installed wrong). This device is a simple metal bracket that is attached to the floor and prevents the oven from toppling forward if a child were ever to crawl on, or sit on the open oven door. They are included and recommended by all modern oven manufacturers. We recommend correcting the condition noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1412    WOOD FLOORING The visible areas of the simulated wood flooring functional, with exceptions noted. [CR] There was no transition installed at the fireplace tile area. We recommend correcting the conditions noted.
GARAGE – CARPORT GARAGE/CARPORT CONDITIONS
1514    INTERIOR WALL(S)
Page 3
The visible areas of the walls and ceiling appeared functional, with exceptions noted. [CR] There were hole(s) in the wall(s) near the large garage door. We recommend correcting the condition(s) noted.
1521    DOOR OPENERS [SC] The secondary safety system (electric eyes) were mounted higher than the manufacturer’s recommendation of 4″ to 6″ above the floor: at the large garage door. We recommend correcting the condition(s) noted.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    7 ATTIC AREAS & ROOF FRAMING    8 PLUMBING    9 WATER HEATERS    11 ELECTRICAL SYSTEMS    12 HEATING SYSTEMS    14 CENTRAL COOLING SYSTEMS    15 KITCHEN    16 LAUNDRY    17 BATHROOMS    18 BUILDING INTERIOR    19 GARAGE – CARPORT    20 SUPPLEMENTAL PHOTOGRAPHS    21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
Vista, CA. 92084.
104    BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Debby Hignite – Bell Realty Group.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: cloudy, 60-70 degrees, and the ground was wet.
108 STRUCTURE
Age: 1 years old, 1 story, reported 2,094 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on except propane off.
114 ATTENDING
People present: client, buyer’s agent, and seller.
115 OCCUPIED
The building was not occupied during the inspection.
116    INSPECTED BY
Shane Baker.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202    BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: manufactured siding (hardy board).
303    TRIM TYPE(S)
Materials: wood.
304    DOOR TYPE(S)
Materials: wood.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
308    WOOD SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GROUNDS INFORMATION
The manufactured wood siding appeared functional, with exceptions noted. [FE] Portions of the manufactured siding lacked adequate clearance from the concrete flatwork – example: the siding was touching the concrete flatwork at the front. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete.
334    MAIN ENTRY
Materials: concrete.
335 PATIO(S)
Materials: concrete.
336    PATIO COVER(S)
Materials: an extension of the main roof structure.
GROUNDS CONDITIONS
GRADING/DRAINAGE/LANDSCAPING INFORMATION
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
360    SITE GRADING
A combination of slopes.
361    SITE DRAINAGE
Surface drainage.
362    LAWN SPRINKLER(S)
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
368    SPRINKLER CONTROL(S)
[CR] The Inspector did not see what appeared to be a timer control present for the sprinklers. We recommend inquiring about and/or correcting the condition(s) noted.
369    SPRINKLER VALVE(S)
[CR] There were visible leaks at the control valves and anti-siphon devices: at the rear right. We recommend correcting the condition(s) noted.
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
The inspector walked on the roof and viewed the accessible roofing components.
402    ROOF COVERING(S)
Materials: fiberglass/asphalt composition shingles.
404 CHIMNEY(S)/FLUE(S)
Materials: wood siding with a metal flue.
405    ROOF DRAINAGE
ROOF CONDITIONS
Materials: there were no rain gutters installed.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
420    ROOF DRAINAGE
[RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Accesses: hall.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: oriented strand board (OSB)/(wafer board)
504 INSULATION
Materials: fiberglass batts.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: gable.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping, where visible.
602    WATER SHUTOFF
The main water shutoff valve was located at the right side of the building.
603    WATER PRESSURE
40-50 PSI.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping, where visible.
606    GAS SHUTOFF
The propane shutoff valve was located at the right side exterior of the building. Image shows typical shut-off valve located on pipe. We recommend clients learn how to shut the gas off in the event of an emergency (such as an earthquake).
PLUMBING CONDITIONS
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
607    WATER SHUTOFF
[FE] The water shutoff meter (at street) spins indicating water consumption, even when all the plumbing fixtures are off. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
617    GAS PIPING
[NOTE] There was no propane tank installed.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702    BRAND NAME(S)
Rheem.
703    APPROX. AGE(S)
2013.
704    SIZE / GALLONS
50 gallon.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Propane gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
713    ENERGY SUPPLY(S)
[FE] The pilot light was off, shut down, and the unit was non-operational. Lighting the pilot light is outside the scope of the inspection. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade. [NOTE] Due to the condition noted above, the inspector was unable to check the correct position of hot and cold water at the plumbing supply faucets.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Underground.
802    MAIN PANEL
Located at the right side of the building.
803    SERVICE RATING
120/240 volt system, rated at 200 amperes.
804    SERVICE WIRING
Materials: copper, where visible in the main panel. Materials: aluminum, where visible in the subpanel.
805    BRANCH WIRING
Materials: copper and aluminum, where visible in the main panel and subpanel
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] Light fixtures were loose in the following locations: at the rear garage door, at the rear, and at the front of the garage. We recommend correcting the condition(s) noted.
[CR] The ceiling fan wobbled or was unstable in the following locations: at the living room and at the master bedroom.    This is an indication that the fan blades have not been properly balanced. We recommend correcting the condition(s) noted.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions.
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior, garage, master bathroom, bathroom(s), kitchen, and electric subpanel.
819    SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
825 COMMENTS
ELECT. SUBPANEL CONDITIONS
[CR] The cover plate was missing for the cable that is located on the left side of the residence, at the gable end. We recommend correcting the conditions noted.
826 LOCATION
Located in the garage.
827    PANEL RATING
120/240 volt, rated at 100 amperes.
828    DISCONNECT TYPE
Circuit breakers.
829    ELECTRIC PANEL
The circuit breakers in the panel were labeled. The accuracy of the labeling was not verified.
830 WORKMANSHIP
The wiring within the panel appeared functional.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in the attic.
903    APPROX. AGE(S)
2013.
904    TYPE & FUEL
Forced air propane gas-fired system.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
912    ENERGY SUPPLY(S)
DUCTING SYSTEMS
[NOTE] The heating system was not connected to the gas, and therefore could not be inspected. W e recommend further evaluation when the system is connected.
919    DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The unit was located on the left side of the building.
1002    BRAND NAME(S)
Air-Flo.
1003    APPROX. AGE(S)
2013.
1004    SYSTEM TYPE(S)
AIR CONDITIONING SYSTEM CONDITIONS
“Split system”. The condensing unit and evaporator coils were at different locations.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
1007    ENERGY SUPPLY(S)
[NOTE] The heating system was not connected therefore the cooling system could not be inspected. We recommend further evaluation when the system is connected.
1008    CONDENSING UNIT(S)
[CR] The coolant lines were not sealed to the wall were they entered the building. This condition allows for rodent access. W e recommend correcting the condition(s) noted.
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Recirculating system.
1106 COOKTOP(S)
A propane gas cooktop/range.
1107 OVEN(S)
Propane gas oven. [NOTE] An electric receptacle was present, but it was not tested.
1108 MICROWAVE(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1136 OVEN(S)
The oven functioned, with exceptions noted. [CR] [SC] The oven anti-tip device was not installed (or possibly present and installed wrong). This device is a simple metal bracket that is attached to the floor and prevents the oven from toppling forward if a child were ever to crawl on, or sit on the open oven door. They are included and recommended by all modern oven manufacturers. We recommend correcting the condition noted.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior closet.
1202 VENTILATION
Fan.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
There was a gas stub-out and a 220-volt receptacle for a dryer.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
LOWER HALL BATHROOM.
Three Qtr/Full # 2.    Half Baths# 1.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 4.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: tile, carpet, and simulated wood.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
Fireplace(s): 1 wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1412    WOOD FLOORING
The visible areas of the simulated wood flooring functional, with exceptions noted. [CR] There was no transition installed at the fireplace tile area. We recommend correcting the conditions noted.
GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501    TYPE & LOCATION(S)
Garage; attached 1-2 car, plus 1.
1507    GARAGE DOOR(S)
Door types: aluminum, sectional(s)
1508    INTERIOR WALL(S)
Materials: sheetrock.
1509    INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1514    INTERIOR WALL(S)
The visible areas of the walls and ceiling appeared functional, with exceptions noted. [CR] There were hole(s) in the wall(s) near the large garage door. We recommend correcting the condition(s) noted.
1521    DOOR OPENERS
[SC] The secondary safety system (electric eyes) were mounted higher than the manufacturer’s recommendation of 4″ to 6″ above the floor: at the large garage door. We recommend correcting the condition(s) noted.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
[FE] Portions of the manufactured siding lacked adequate clearance from the concrete flatwork – example: the siding was touching the concrete flatwork at the front. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 2:
[CR] There were visible leaks at the control valves and anti- siphon devices: at the rear right. We recommend correcting the condition(s) noted.
PHOTO # 3:
[CR] Light fixtures were loose in the following locations: at the rear garage door, at the rear, and at the front of the garage. We recommend correcting the condition(s) noted.
PHOTO # 4:
[CR] The cover plate was missing for the cable that is located on the left side of the residence, at the gable end. We recommend correcting the conditions noted.
PHOTO # 5:
[CR] The coolant lines were not sealed to the wall were they entered the building. This condition allows for rodent access. We recommend correcting the condition(s) noted.
PHOTO # 6:
The visible areas of the simulated wood flooring functional, with exceptions noted. [CR] There was no transition installed at the fireplace tile area. We recommend correcting the conditions noted.
PHOTO # 7:
[CR] There were hole(s) in the wall(s) near the large garage door. We recommend correcting the condition(s) noted.
PHOTO # 8:
End of Report.

San Diego, CA. 92103
Inspection Date:
05/09/2013
Prepared By:
Shane Baker
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
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Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
FOUNDATION/UNDER-FLOOR AREAS FOUNDATION INFORMATION
202    BOLTS & BRACING [RU] There were no visible foundation anchor bolts or seismic connections noted between the building framing and the foundation. We recommend the building be bolted and/or fastened to the foundation using the appropriate methods to accommodate the construction design of the home as an upgrade for earthquake safety.
RAISED FOUNDATION CONDITIONS 206    ACCESSIBIL ITY
Accessed from the exterior at the back side of the building. [SC] [CR] The access screen doors (x2) were damaged at the rear – example: they had gaps or damaged screen. We recommend it be repaired and/or replaced.
207 FOUNDATION The visible foundation areas of the structure appeared functional, with exceptions noted. [SC] [FE] This structure was built without continuous perimeter concrete foundation walls or “footings”: at the left side. These continuous footings are a standard method of a proper foundation design, which permits an even distribution of the weight of the structure to the soil. Currently, the left side of the structure is resting on wooden posts and concrete piers.    We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] It appears that the foundation has been covered with a skim coat of concrete. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
209 FRAMING [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: at the left side in the small crawl space. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
216 VENTILATION [SC] [CR] Exterior ventilation screens were noted to be torn at the right side. We recommend they be replaced to keep animals out of the crawl space.
218 MOISTURE [SC] [CR] The crawl space was wet and there was ponding water – example: ponding towards the front. We recommend that all roof drainage/downspouts be directed away from the building. We recommend the ground be graded to slope away from the foundation, and the installation of
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surface drains and concrete walkways around the perimeter is recommended.
EXTERIORS EXTERIOR CONDITIONS
308    WOOD SIDING The wood siding appeared functional, with exceptions noted. [CR] The wood siding was damaged/deteriorated at the front left, near the crawlspace vent. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] There were gaps between the wood siding and adjacent materials – examples: at the front wires/cables near the water main, and at the rear lights. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
GROUNDS CONDITIONS 343    W ALKW AY(S)
The walkways appeared functional, with exceptions noted. [CR] There were cracks in the walkways at the right side. We recommend correcting this condition to prevent moisture intrusion into concealed spaces.
[SC] Evidence of ponding water was noted on the walkway(s) at the front, near the main entry. This condition is a slip and fall hazard.    We recommend correcting the condition(s) noted.
345 GUARDRAIL(S) [SC] The guardrail(s) were not properly secured at the main entry. We recommend correcting the condition(s) noted.
[SC] There were no guardrails at the rear. We recommend correcting the condition(s) noted.
346    STEP(S) & STAIR(S) The stairs were functional, with signs of aging and wear. [SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch – examples: on the right at the deck, and at the rear of the deck. This condition is a trip hazard. We recommend correcting the condition(s) noted.
350    WOOD DECK(S) The wood deck appeared functional, with exceptions noted. [SC] [CR] Damage was noted on the wood deck – examples: on the right, and on the left at the access. We recommend correcting the condition(s) noted.
ROOF COVERINGS ROOF CONDITIONS
419 CHIMNEY(S) The visible areas of the chimney (from the roof line up) appeared functional, with exceptions noted. [SC] [FE] The chimney appeared to have loose bricks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
506 ACCESS(S)
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[CR] The latch was defective on the attic access door. We recommend correcting the condition(s) noted.
PLUMBING PLUMBING CONDITIONS
609    WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [SC] [CR] There were loose pipes – examples: at the water heater and at the left side crawl space. We recommend correcting the condition(s) noted.
[CR] There were un-insulated water supply pipes: at the kitchen window. All exposed water supply pipes, hot or cold should be insulated to help minimize heat loose and potential freezing.
612    WASTE PIPING The visible waste piping appeared functional, with exceptions noted. [SC] [CR] The waste pipe leaks were noted where the kitchen drain nears the ABS in the crawl space.    We recommend correcting the condition(s) noted.
615    VENT PIPING [SC] [CR] The vent pipes were improperly terminated at the exterior of the kitchen window. We recommend correcting the condition(s) noted.
WATER HEATERS WATER HEATER CONDITIONS
707    VENTING SYSTEM(S) [SC] [CR] The vent was not sealed to the exterior wall. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
812    BRANCH WIRING The branch circuit wiring appeared functional, with exceptions noted. [SC] There were electrical wiring connections that were not contained in approved electrical junction boxes at the following locations: at the left crawl space. We recommend correcting the condition(s) noted.
[SC] Electrical junction boxes without covers noted at the following locations: in the crawl space. We recommend correcting the condition(s) noted.
[RU] [SC] There was wiring installed on the shed walls in the form of nonmetallic or “Romex” wiring, which was exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact), be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
[FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current). This type of electrical system was typical in homes built in this era, but is generally regarded as outdated by today’s standards. This wiring method is comprised of
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ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/or upgrade options for safety enhancement.
[SC] [CR] There was improper wiring in the form of improperly secured electrical conduits, which could subject the wire (inside) to physical damage – example: a conduit was loose and laying on the ground at the rear left. We recommend correcting the conditions noted.
[SC] Improper wiring was noted in the crawl space – example: “live” wires were touching copper in the crawl space. This condition is a safety hazard. We recommend correcting the condition(s) noted.
[SC] [FE] A number of wires “ended” in the crawl space. [NOTE] The inspector did not test these wires. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[SC] Improper wiring was noted in the following locations: at a number of wires in the crawl space thatwerenotsecuretotheframing. Werecommendcorrectingthecondition(s)noted.
ELECTRICAL COMPONENT CONDITIONS 815    SW ITCHES
Functional overall; deficiencies are identified in the location of the conditions. [SC] [CR] The 3-way switched lighting circuit failed to function as designed in the following locations: at the stairway. We recommend correcting the condition(s) noted.
816 LIGHT(S)/FIXTURE(S) Functional overall; deficiencies are identified in the location of the conditions. [SC] [CR] The light(s) failed to function in the following locations: at the rear. We recommend correcting the condition(s) noted.
[SC] [CR] Light fixtures were loose in the following locations: at the rear door and at the stairway. We recommend correcting the condition(s) noted.
[SC] [CR] There was no light installed at the spiral stairs. We recommend correcting the condition(s) noted.
817 RECEPTACLE(S) Functional overall; deficiencies are identified in the location of the conditions. [SC] [CR] There was no power at one or more receptacles in the following locations: at the kitchen sink area. We recommend correcting the condition(s) noted.
[SC] A number of the the accessible receptacles in the shed were found to have reversed- polarity connections. This condition is a safety hazard as a lamp socket could have voltage potential present, and be subject to human contact. This can be easily corrected by connecting the wires to the outlet in the correct manner. However, only qualified tradespersons should attempt to make repairs to the electrical system.
[SC] There were a number of loose plugs/receptacles in the shed. We recommend correcting the condition(s) noted.
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[SC] Receptacle cover plates were missing in the following locations: in the shed and in the attic. We recommend correcting the condition(s) noted.
[RU] Two-pronged, ungrounded/polarized receptacles (plug outlets) are present. This type of system is common with similar structures of this age. Some plug-in devices such as lamps and TV’s (that have two-prong cords), may not require a grounded receptacle. However, we recommend upgrading to properly grounded three-prong receptacles where needed. Typically large appliances, computers, and other such appliances are supplied with a three-prong cord. When in doubt consult a licensed electrical contractor.
818    GFCI DEVICE(S) GFCI protection devices were located in the following areas: exterior, bathroom(s), master bathroom, and kitchen. [SC] The GFCI device failed to function in the following area(s): kitchen. We recommend correcting the condition(s) noted.
ELECT. SUBPANEL CONDITIONS 829    ELECTRIC PANEL
[SC] The circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
830    W ORKMANSHIP [CR] The panel door was removed. We recommend correcting the conditions noted.
KITCHEN KITCHEN CONDITIONS
1131 DISPOSAL(S) [SC] [CR] There was no power going to the disposal. We recommend correcting the condition(s) noted.
1132    DISHW ASHER(S) [SC] [CR] There was no power going to the dishwasher. We recommend correcting the condition(s) noted.
BATHROOMS MASTER BATHROOM.
1321    SHOW ER(S) The shower and faucet(s) were functional, with exceptions noted. [SC] The hot and cold water were reversed at the faucet. This condition is a scald hazard. We recommend correcting the condition(s) noted.
[CR] The “COLD” water flow from the faucet was low. We recommend correcting the condition(s) noted.
1322 ENCLOSURE(S) The enclosure(s) were functional, with safety glass markings, but with the following exceptions noted. [SC] [CR] The enclosure door hits the sink cabinet knob upon opening/closing. We recommend correcting the condition(s) noted.
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UPPER HALL BATHROOM.
1314 CABINET(S) The cabinet(s)/ counter(s) were functional, with exceptions noted. [CR] There were hole(s) in the wall(s) by the plumbing pipes in the sink cabinet. We recommend correcting the condition(s) noted.
1315 SINK/PLUMBING The faucet(s), sink(s) and piping were functional, with exceptions noted. [SC] [CR] The sink drain was slow or blocked. We recommend correcting the condition(s) noted.
1319    TUB/SHOW ER(S) The tub/shower and faucet(s) were functional, with exceptions noted. [CR] The stopper mechanism was missing parts. We recommend correcting the condition(s) noted.
[CR] The faucet spout was not sealed to the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[SC] [CR] The faucet leaked at the handles when operated. We recommend correcting the condition(s) noted.
[SC] [CR] The faucet valve and spout were loose on the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[SC] [CR] The shower arm was loose. We recommend correcting the condition(s) noted. BUILDING INTERIOR
INTERIOR NOTES – GENERAL.
1414    INTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The door(s) rubbed the jamb – examples: at the half bathroom and at the master bedroom closet. We recommend correcting the condition(s) noted.
[CR] The door(s) did not latch to the jamb at the master bedroom closet. We recommend correcting the condition(s) noted.
[SC] [CR] The door hinge was loose at the upstairs hallway bathroom causing the door to rub the jamb. We recommend correcting the condition(s) noted.
1416    W INDOW (S) The accessible window(s) were functional, with exceptions noted. [CR] A number of window screens were missing. We recommend correcting the condition(s) noted.
[SC] [CR] A number of windows were painted shut. We recommend correcting the condition(s) noted.
1426 STAIRWELL(S)
Page 7
The stairs were functional, with exceptions noted. [SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch at the spiral stairs. This condition is a trip hazard. We recommend correcting the condition(s) noted.
[SC] One or more of the stair step(s) were loose – example: the first step up from the landing was loose. We recommend correcting the condition(s) noted.
1428 COMMENTS [FE] There appears to have been additions or alterations made to the original structure – example: the finished attic. We recommend inquiring with the building department having jurisdiction that permits were obtained and a full evaluation by a specialist in the appropriate trades.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    7 ATTIC AREAS & ROOF FRAMING    8 PLUMBING    9 WATER HEATERS    11 ELECTRICAL SYSTEMS    12 HEATING SYSTEMS    15 KITCHEN    16 LAUNDRY    17 BATHROOMS    18 BUILDING INTERIOR    19 SUPPLEMENTAL PHOTOGRAPHS    21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
San Diego, CA. 92103.
104    BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Kat Heldman – Prudential California Realty.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: clear, 65-75 degrees, and the ground was dry.
108 STRUCTURE
Age: 108 years old, 2 story, reported 1,470 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: raised foundation.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: client, buyer’s agent.
115 OCCUPIED
The building was partially occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116    INSPECTED BY
Shane Baker.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Raised foundation with a concrete perimeter and interior wood beams supported by concrete piers.
202    BOLTS & BRACING
RAISED FOUNDATION CONDITIONS
[RU] There were no visible foundation anchor bolts or seismic connections noted between the building framing and the foundation. We recommend the building be bolted and/or fastened to the foundation using the appropriate methods to accommodate the construction design of the home as an upgrade for earthquake safety.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: accessibility, foundation, piers, framing, mudsill, cripple walls, floor joist, beams, subflooring, insulation, ventilation, vapor barrier, moisture, dryer vent. Those components determined to have material defects are itemized below.
206 ACCESSIBILITY
Accessed from the exterior at the back side of the building. [SC] [CR] The access screen doors (x2) were damaged at the rear – example: they had gaps or damaged screen. We recommend it be repaired and/or replaced.
207 FOUNDATION
The visible foundation areas of the structure appeared functional, with exceptions noted. [SC] [FE] This structure was built without continuous perimeter concrete foundation walls or “footings”: at the left side. These continuous footings are a standard method of a proper foundation design, which permits an even distribution of the weight of the structure to the soil. Currently, the left side of the structure is resting on wooden posts and concrete piers.    We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] It appears that the foundation has been covered with a skim coat of concrete. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
209 FRAMING
[FE] There was evidence of conditions that require further evaluation by a pest control operator – example: at the left side in the small crawl space. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
216 VENTILATION
[SC] [CR] Exterior ventilation screens were noted to be torn at the right side. We recommend they be replaced to keep animals out of the crawl space.
218 MOISTURE
[SC] [CR] The crawl space was wet and there was ponding water – example: ponding towards the front. We recommend that all roof drainage/downspouts be directed away from the building. We recommend the ground be graded to slope away from the foundation, and the installation of surface drains and concrete walkways around the perimeter is recommended.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: wood.
303    TRIM TYPE(S)
Materials: wood.
304    DOOR TYPE(S)
Materials: wood.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: wood.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
308    WOOD SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GROUNDS INFORMATION
The wood siding appeared functional, with exceptions noted. [CR] The wood siding was damaged/deteriorated at the front left, near the crawlspace vent. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] There were gaps between the wood siding and adjacent materials – examples: at the front wires/cables near the water main, and at the rear lights. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete.
334    MAIN ENTRY
Materials: concrete.
GROUNDS CONDITIONS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
343 WALKWAY(S)
The walkways appeared functional, with exceptions noted. [CR] There were cracks in the walkways at the right side. We recommend correcting this condition to prevent moisture intrusion into concealed spaces.
[SC] Evidence of ponding water was noted on the walkway(s) at the front, near the main entry. This condition is a slip and fall hazard. We recommend correcting the condition(s) noted.
345 GUARDRAIL(S)
[SC] The guardrail(s) were not properly secured at the main entry. We recommend correcting the condition(s) noted. [SC] There were no guardrails at the rear. We recommend correcting the condition(s) noted.
346    STEP(S) & STAIR(S)
The stairs were functional, with signs of aging and wear. [SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch – examples: on the right at the deck, and at the rear of the deck. This condition is a trip hazard. We recommend correcting the condition(s) noted.
350    WOOD DECK(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
The wood deck appeared functional, with exceptions noted. [SC] [CR] Damage was noted on the wood deck – examples: on the right, and on the left at the access. We recommend correcting the condition(s) noted.
360    SITE GRADING
A combination of slopes.
361    SITE DRAINAGE
Surface drainage.
362    LAWN SPRINKLER(S)
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
The inspector was unable to fully access the roof due to height/type. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
402    ROOF COVERING(S)
Materials: fiberglass/asphalt composition shingles.
404 CHIMNEY(S)/FLUE(S)
Materials: brick chimney.
405    ROOF DRAINAGE
ROOF CONDITIONS
Materials: there were no rain gutters installed.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
419 CHIMNEY(S)
The visible areas of the chimney (from the roof line up) appeared functional, with exceptions noted. [SC] [FE] The chimney appeared to have loose bricks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
420    ROOF DRAINAGE
[RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Accesses: upper room.
502 FRAMING
Framing types: conventional framing.
504 INSULATION
Materials: fiberglass batts.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
506 ACCESS(S)
[CR] The latch was defective on the attic access door. We recommend correcting the condition(s) noted.
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping, where visible.
602    WATER SHUTOFF
The main water shutoff valve was located at the front of the building.
603    WATER PRESSURE
45-55 PSI.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping, cast iron piping, and copper piping, where visible.
606    GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the right side exterior of the building. Image shows typical shut-off valve located on pipe leading to the gas meter. We recommend clients keep a wrench nearby, and learning how to shut the gas off in the event of an emergency (such as an earthquake).
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
609    WATER PIPING
The visible water supply piping appeared functional, with exceptions noted. [SC] [CR] There were loose pipes – examples: at the water heater and at the left side crawl space. We recommend correcting the condition(s) noted.
[CR] There were un-insulated water supply pipes: at the kitchen window. All exposed water supply pipes, hot or cold should be insulated to help minimize heat loose and potential freezing.
611    HOSE FAUCET(S)
The accessible hose faucets were functional, with exceptions noted. [RU] There were no vacuum breakers on the exterior hose faucets. We recommend installing these devices as an upgrade.
612    WASTE PIPING
The visible waste piping appeared functional, with exceptions noted. [SC] [CR] The waste pipe leaks were noted where the kitchen drain nears the ABS in the crawl space.    We recommend correcting the condition(s) noted.
615    VENT PIPING
[SC] [CR] The vent pipes were improperly terminated at the exterior of the kitchen window. We recommend correcting the condition(s) noted.
616    GAS SHUTOFF
[RU] The supply shutoff appeared functional. We do not operate these devices. There is no emergency shutoff wrench or automatic valve present. We recommend providing a wrench or installing a seismic automatic shut off valve for emergencies.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the laundry room.
702    BRAND NAME(S)
Ecotemp.
703    APPROX. AGE(S)
Unknown.
704    SIZE / GALLONS
Tankless version.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
707    VENTING SYSTEM(S)
[SC] [CR] The vent was not sealed to the exterior wall. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Overhead.
802    MAIN PANEL
Located at the right side of the building.
803    SERVICE RATING
120/240 volt system, rated at 100 amperes.
804    SERVICE WIRING
Materials: copper, where visible in the main panel and subpanel .
805    BRANCH WIRING
Materials: copper, where visible in the main panel and subpanel .
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping and driven rod into the earth.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
809 MAIN PANEL
[SC] [CR] A number of circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
812    BRANCH WIRING
The branch circuit wiring appeared functional, with exceptions noted. [SC] There were electrical wiring connections that were not contained in approved electrical junction boxes at the following locations: at the left crawl space. We recommend correcting the condition(s) noted.
[SC] Electrical junction boxes without covers noted at the following locations: in the crawl space. We recommend correcting the condition(s) noted.
[RU] [SC] There was wiring installed on the shed walls in the form of nonmetallic or “Romex” wiring, which was exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact), be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We
recommend upgrading/correcting the conditions noted.
[FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current). This type of electrical system was typical in homes built in this era, but is generally regarded as outdated by today’s standards. This wiring method is comprised of ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/or upgrade options for saf ety enhancement.
[SC] [CR] There was improper wiring in the form of improperly secured electrical conduits, which could subject the wire (inside) to physical damage – example: a conduit was loose and laying on the ground at the rear left. We recommend correcting the conditions noted.
[SC] Improper wiring was noted in the crawl space – example: “live” wires were touching copper in the crawl space. This condition is a safety hazard. We recommend correcting the condition(s) noted.
[SC] [FE] A number of wires “ended” in the crawl space. [NOTE] The inspector did not test these wires. We recommend a full evaluation and/ or corrections by a specialist in the appropriate trade.
[SC] Improper wiring was noted in the following locations: at a number of wires in the crawl space that were not secure to the framing. We recommend correcting the condition(s) noted.
ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions. [SC] [CR] The 3-way switched lighting circuit failed to function as designed in the following locations: at the stairway. We recommend correcting the condition(s) noted.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] [CR] The light(s) failed to function in the following locations: at the rear. We recommend correcting the condition(s) noted.
[SC] [CR] Light fixtures were loose in the following locations: at the rear door and at the stairway. We recommend correcting the condition(s) noted.
[SC] [CR] There was no light installed at the spiral stairs. We recommend correcting the condition(s) noted.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] [CR] There was no power at one or more receptacles in the following locations: at the kitchen sink area. We recommend correcting the condition(s) noted.
[SC] A number of the the accessible receptacles in the shed were found to have reversed- polarity connections. This condition is a safety hazard as a lamp socket could have voltage potential present, and be subject to human contact. This can be easily corrected by connecting the wires to the outlet in the correct manner. However, only qualified tradespersons should attempt to make repairs to the electrical system.
[SC] There were a number of loose plugs/receptacles in the shed. We recommend correcting the condition(s) noted. [SC] Receptacle cover plates were missing in the following locations: in the shed and in the attic. We recommend correcting the condition(s)
noted.
[RU] Two-pronged, ungrounded/polarized receptacles (plug outlets) are present. This type of system is common with similar structures of this age. Some plug-in devices such as lamps and TV’s (that have two-prong cords), may not require a grounded receptacle. However, we recommend upgrading to properly grounded three-prong receptacles where needed. Typically large appliances, computers, and other such appliances are supplied with a three-prong cord. When in doubt consult a licensed electrical contractor.
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior, bathroom(s), master bathroom, and kitchen. [SC] The GFCI device failed to function in the following area(s): kitchen. We recommend correcting the condition(s) noted.
819    SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
ELECT. SUBPANEL CONDITIONS
826 LOCATION
Located in the first bedroom closet cabinet.
828    DISCONNECT TYPE
Circuit breakers.
829    ELECTRIC PANEL
[SC] The circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
830 WORKMANSHIP
[CR] The panel door was removed. We recommend correcting the conditions noted.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in the attic.
902    BRAND NAME(S)
Goodman.
903    APPROX. AGE(S)
Unknown, ID tag missing or illegible.
904    TYPE & FUEL
Forced air natural gas-fired system.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919    DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921    VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s).
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Recirculating system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Gas oven.
1108 MICROWAVE(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1131 DISPOSAL(S)
[SC] [CR] There was no power going to the disposal. We recommend correcting the condition(s) noted.
1132 DISHWASHER(S)
[SC] [CR] There was no power going to the dishwasher. We recommend correcting the condition(s) noted.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Window.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
MASTER BATHROOM.
Three Qtr/Full # 2.    Half Baths# 1.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1321 SHOWER(S)
The shower and faucet(s) were functional, with exceptions noted. [SC] The hot and cold water were reversed at the faucet. This condition is a scald hazard. We recommend correcting the condition(s) noted.
[CR] The “COLD” water flow from the faucet was low. We recommend correcting the condition(s) noted.
1322 ENCLOSURE(S)
UPPER HALL BATHROOM.
The enclosure(s) were functional, with safety glass markings, but with the following exceptions noted. [SC] [CR] The enclosure door hits the sink cabinet knob upon opening/closing. We recommend correcting the condition(s) noted.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1314 CABINET(S)
The cabinet(s)/ counter(s) were functional, with exceptions noted. [CR] There were hole(s) in the wall(s) by the plumbing pipes in the sink cabinet. W e recommend correcting the condition(s) noted.
1315 SINK/PLUMBING
The faucet(s), sink(s) and piping were functional, with exceptions noted. [SC] [CR] The sink drain was slow or blocked. We recommend correcting the condition(s) noted.
1319 TUB/SHOWER(S)
The tub/shower and faucet(s) were functional, with exceptions noted. [CR] The stopper mechanism was missing parts. We recommend correcting the condition(s) noted.
[CR] The faucet spout was not sealed to the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[SC] [CR] The faucet leaked at the handles when operated. We recommend correcting the condition(s) noted. [SC] [CR] The faucet valve and spout were loose on the wall. This condition is conducive to moisture intrusion into concealed spaces. We
recommend correcting the condition(s) noted. [SC] [CR] The shower arm was loose. We recommend correcting the condition(s) noted.
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 4.
1402 WALLS/CEILINGS:
Materials: sheetrock and plaster.
1403 FLOORS:
INTERIOR NOTES – GENERAL.
Materials: carpet, tile, wood, and simulated wood.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
The visible areas of the walls and ceiling appeared functional, with exceptions noted. [CR] There was a gap between the wall and the water pipe that is located beneath the water heater We recommend correcting the condition(s) noted.
1412    WOOD FLOORING
1414    INTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The door(s) rubbed the jamb – examples: at the half bathroom and at the master bedroom closet. We recommend correcting the condition(s) noted.
[CR] The door(s) did not latch to the jamb at the master bedroom closet. We recommend correcting the condition(s) noted.
[SC] [CR] The door hinge was loose at the upstairs hallway bathroom causing the door to rub the jamb. We recommend correcting the condition(s) noted.
1416 WINDOW(S)
The accessible window(s) were functional, with exceptions noted. [CR] A number of window screens were missing. We recommend correcting the condition(s) noted.
[SC] [CR] A number of windows were painted shut. We recommend correcting the condition(s) noted.
1426 STAIRWELL(S)
The stairs were functional, with exceptions noted. [SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch at the spiral stairs. This condition is a trip hazard. We recommend correcting the condition(s) noted.
[SC] One or more of the stair step(s) were loose – example: the first step up from the landing was loose. We recommend correcting the condition(s) noted.
1428 COMMENTS
[FE] There appears to have been additions or alterations made to the original structure – example: the finished attic. We recommend inquiring with the building department having jurisdiction that permits were obtained and a full evalua tion by a specialist in the appropriate trades.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
[SC] [CR] Exterior ventilation screens were noted to be torn at the right side. We recommend they be replaced to keep animals out of the crawl space.
PHOTO # 2:
[CR] The wood siding was damaged/deteriorated at the front left, near the crawlspace vent. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
PHOTO # 3:
[SC] Evidence of ponding water was noted on the walkway(s) at the front, near the main entry. This condition is a slip and fall hazard.    We recommend correcting the condition(s) noted.
PHOTO # 4:
[SC] The spacing between the steps/stairs was inconsistent and greater then 3/8 of an inch – examples: on the right at the deck, and at the rear of the deck. This condition is a trip hazard. We recommend correcting the condition(s) noted.
PHOTO # 5:
[SC] [CR] Damage was noted on the wood deck – examples: on the right, and on the left at the access. We recommend correcting the condition(s) noted.
PHOTO # 6:
[SC] There were no guardrails at the rear. We recommend correcting the condition(s) noted.
PHOTO # 7:
[SC] [FE] The chimney appeared to have loose bricks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 8:
[SC] [CR] The vent pipes were improperly terminated at the exterior of the kitchen window. We recommend correcting the condition(s) noted.
PHOTO # 9:
[RU] [SC] There was wiring installed on the shed walls in the form of nonmetallic or “Romex” wiring, which was exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact), be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
PHOTO # 10:
[FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current). This type of electrical system was typical in homes built in this era, but is generally regarded as outdated by today’s standards. This wiring method is comprised of ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/ or upgrade options for safety enhancement.
PHOTO # 11:
[SC] Receptacle cover plates were missing in the following locations: in the shed and in the attic. We recommend correcting the condition(s) noted.
PHOTO # 12:
[SC] [CR] The faucet leaked at the handles when operated. We recommend correcting the condition(s) noted.
PHOTO # 13:
End of Report.

Escondido, CA. 92026
Inspection Date:
05/10/2013
Prepared By:
Shane Baker
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
FOUNDATION/UNDER-FLOOR AREAS SLAB ON GRADE CONDITIONS
203 EXTERIOR [FE] The foundation was damaged/deteriorated in areas from crumbling concrete – example: the rebar was visible at the right rear. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
EXTERIORS EXTERIOR CONDITIONS
307    STUCCO SIDING The stucco siding appeared functional, with exceptions noted. [CR] There were gaps between the stucco siding and adjacent materials – examples: at the front decorative beams, at the main entry hose bib, at the copper pipe on the right side near the A/C unit, and at the copper pipes located on the left side of the building. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[FE] Portions of the metal stucco weep screed along the bottom edge of the stucco siding lacked adequate clearance from or were buried in the ground – examples: at the right side, and at the right and left side of the main entry. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] The metal stucco weep screed along the bottom edge of the stucco siding was rusty/damaged in a number of areas. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
GROUNDS CONDITIONS 341    DRIVEW AY(S)
The driveway appeared functional, with exceptions noted. [CR] There were cracks in the driveway. We recommend correcting this condition to prevent moisture intrusion into concealed spaces.
355 FOUNTAIN(S) [SC] The free-standing fountain at the main entry poses a topple hazard, because it is not mechanically connected/secured. [NOTE] These systems (fountain systems) are outside the scope of inspection, and are not tested.    We recommend verifying that the fountain is mechanically connected/secured, or that it be removed.
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GRADING/DRAINAGE/LANDSCAPING CONDITIONS 367 LANDSCAPING
[CR] Vegetation was growing up against the building. This condition limits the inspection, and is conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[CR] Trees were touching or over-hanging the roof – examples: at the rear and at the left. We recommend they be trimmed to prevent damage to the roofing surface, and allow free flow of roof runoff.
ROOF COVERINGS ROOF CONDITIONS
410    CONCRETE TILES The visible areas of the roof surface appeared functional, with exceptions noted. [CR] There was debris accumulating on the roof: left side from the trees. We recommend the debris be removed and the roof be inspected regularly.
[FE] There were a number of cracked tiles throughout the roof – examples: at the garage and at the right front. These conditions are conducive to roof leaks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] [CR] There was a gap in the concrete tiles at the left peak of the roof. These conditions are conducive to roof leaks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
514 INSULATION The visible attic insulation appeared functional, with exceptions noted. [CR] The insulation was out of place in areas. This condition minimizes the overall value of the insulation. We recommend correcting the condition(s) noted.
[CR] There was no insulation installed on top of the attic access panel. Almost all houses have this shortcoming; however this condition creates an energy loss and minimizes the overall performance of the attic insulatiion. We recommend correcting the condition(s) noted.
PLUMBING PLUMBING CONDITIONS
607    WATER SHUTOFF [CR] The knob/handle was damaged at the right side sprinkler shut-off. We recommend correcting the condition(s) noted.
608    WATER PRESSURE The water pressure measured at an exterior hose faucet was within the acceptable range, with exceptions noted. [CR] The pressure was measured at an exterior hose faucet and was 110 PSI, which exceeds the 80 PSI standard. This condition is conducive to plumbing leaks (pipes and faucets). We recommend installing a pressure regulator to limit the water pressure to 80 PSI per the building standards.
609    WATER PIPING
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The visible water supply piping appeared functional, with exceptions noted. [CR] Leaks were noted – example: the regulator or pipe was leaking at the right side hose bib. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
812    BRANCH WIRING The branch circuit wiring appeared functional, with exceptions noted. [RU] [SC] There was what appeared to be wiring installed in the form of nonmetallic or “Romex” wiring, which was exposed to human contact and/or mechanical damage – example: at the main entry exterior to the right of the arch, on the ground. The wire did not test as having a live load. Modern building codes now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend inquiring with the sellers and/or correcting the conditions noted.
ELECTRICAL COMPONENT CONDITIONS 816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] Light fixtures were loose at the front exterior. We recommend correcting the condition(s) noted.
[CR] There was no switched lights at the exterior side of the door: at the living room sliding door. As a general rule, lights are required at all exterior doors for safe entry and exiting at night.    We recommend correcting the conditions noted.
817 RECEPTACLE(S) Functional overall; deficiencies are identified in the location of the conditions. [SC] There were a number of loose plugs/receptacles throughout. We recommend correcting the condition(s) noted.
[SC] Receptacle cover plates were missing in the attic. We recommend correcting the condition(s) noted.
[RU] There were unattended receptacles with cord(s) plugged into them that did not have an in-use weather-tight cover – examples: at the right and at the main entry (there was a cover at the main entry, but it failed to cover the plugged-in cord). We recommend installing the in-use weather tight type cover(s) where needed
818    GFCI DEVICE(S) GFCI protection devices were located in the following areas: exterior, laundry, and some in the kitchen. [SC] GFCI protection was not provided at receptacles in the following areas: in the bathrooms, garage, and to the right of the sink in the kitchen. We recommend correcting the condition(s) noted.
819    SMOKE DETECTOR(S) Smoke detectors were noted at: hallways and in some bedrooms. [RU] We recommend upgrading to the current building standards by installing smoke detectors
Page 4
in each of the sleeping rooms, and in all other locations recommended by the smoke detector manufacturer’s installation instructions.
ELECT. SUBPANEL CONDITIONS 829    ELECTRIC PANEL
[SC] A number of breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
830    W ORKMANSHIP The wiring within the panel appeared functional, with exceptions noted.
[FE] The panel wiring/breakers were installed in a substandard manner – example: they were not flush with the front cover. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
HEATING SYSTEMS DUCTING SYSTEMS
920    DUCT CONDITIONS The visible areas of the conditioned air ducts appeared functional, with exceptions noted. [CR] The insulation on the conditioned air ducts in the attic was damaged and/or in poor condition. We recommend correcting the condition(s) noted.
921    VENT(S) & GRILL(S) There was air movement from the air register(s)/grill(s), with exceptions noted. [CR] There was little air flow from the register/grill in the laundry room. We recommend correcting the condition(s) noted.
KITCHEN KITCHEN CONDITIONS
1135 COOKTOP(S) The cooktop/range burners functioned, with exceptions noted. [SC] The cooktop was not securely attached to the countertop. We recommend correcting the condition(s) noted.
BATHROOMS HALF BATHROOM.
1316 TOILET(S) The toilet(s) functioned, no leakage noted, with exceptions noted. [CR] The toilet seemed loose where it bolts to floor. Loose toilets can lead to damaged wax rings and subsequent leakage/damage. We recommend correcting the condition(s) noted.
HALL BATHROOM.
1319    TUB/SHOW ER(S) The tub/shower and faucet(s) were functional, with exceptions noted. [CR] The grout/caulking was cracked, damaged or missing at some tiles. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The spout was not sealed to the wall. This condition is conducive to moisture intrusion into
Page 5
concealed spaces. We recommend correcting the condition(s) noted.
[CR] The faucet valve and spout were loose on the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The shower arm was loose. We recommend correcting the condition(s) noted. BUILDING INTERIOR
INTERIOR NOTES – GENERAL.
1420 CLOSET(S) The closet(s) were functional, with exceptions noted. [CR] The lower track was missing at the bottom of the right closet, located in the front bedroom. We recommend correcting the condition(s) noted.
GARAGE – CARPORT GARAGE/CARPORT CONDITIONS
1518    FIRE WALL(S) The visible areas of the garage firewall/ceiling appeared functional, with exceptions noted. [SC] There were holes noted in the fire-resistive wall(s) between the garage and living space – example: in the wall that extends above the ceiling and into the attic space. We recommend correcting the condition(s) noted.
1519    FIRE DOOR(S) [SC] The fire-resistant door automatic closing-device (present) was defective or in need of adjustment. The fire-resistant door did not close and latch shut by itself. We recommend correcting the condition(s) noted.
1521    DOOR OPENERS [SC] The secondary safety system (electric eyes) were mounted higher than the manufacturer’s recommendation of 4″ to 6″ above the floor. We recommend correcting the condition(s) noted.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    8 ATTIC AREAS & ROOF FRAMING    9 PLUMBING    10 WATER HEATERS    12 ELECTRICAL SYSTEMS    13 HEATING SYSTEMS    15 CENTRAL COOLING SYSTEMS    16 KITCHEN    17 LAUNDRY    18 BATHROOMS    19 BUILDING INTERIOR    20 GARAGE – CARPORT    21 SUPPLEMENTAL PHOTOGRAPHS    22
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
Escondido, CA. 92026.
104    BUYER’S AGENT
Patrick Hornbrook – The Ruhl Team.
105    LISTING AGENT
CLIMATIC CHARACTERISTICS
Brad Bourda – Coldwell Banker.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: clear, 75-85 degrees, and the ground was dry.
108 STRUCTURE
Age: 36 years old, 1 story, reported 2,533 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
All utilities on.
114 ATTENDING
People present: client, buyer’s agent, and listing agent.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116    INSPECTED BY
Shane Baker.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202    BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
[FE] The foundation was damaged/deteriorated in areas from crumbling concrete – example: the rebar was visible at the right rear. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: stucco.
303    TRIM TYPE(S)
Materials: wood.
304    DOOR TYPE(S)
Materials: wood.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307    STUCCO SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
The stucco siding appeared functional, with exceptions noted. [CR] There were gaps between the stucco siding and adjacent materials – examples: at the front decorative beams, at the main entry hose bib, at the copper pipe on the right side near the A/C unit, and at the copper pipes located on the left side of the building. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
[FE] Portions of the metal stucco weep screed along the bottom edge of the stucco siding lacked adequate clearance from or were buried in the ground – examples: at the right side, and at the right and left side of the main entry. These conditions are conducive to moisture intrusion/ deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] The metal stucco weep screed along the bottom edge of the stucco siding was rusty/damaged in a number of areas. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
GROUNDS INFORMATION
330 DRIVEWAY(S)
Materials: concrete and brick.
332 WALKWAY(S)
Materials: concrete, brick, and stone.
334    MAIN ENTRY
Materials: concrete and brick.
335 PATIO(S)
GROUNDS CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
341 DRIVEWAY(S)
The driveway appeared functional, with exceptions noted. [CR] There were cracks in the driveway. We recommend correcting this condition to prevent moisture intrusion into concealed spaces.
343 WALKWAY(S)
The walkways appeared functional, with exceptions noted. [SC] Uneven sections were noted in the walkway surface – example: at the rear stone. This condition is a trip hazard. We recommend correcting the condition(s) noted.
354 BARBECUE(S)
355 FOUNTAIN(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
[SC] The free-standing fountain at the main entry poses a topple hazard, because it is not mechanically connected/secured. [NOTE] These systems (fountain systems) are outside the scope of inspection, and are not tested. We recommend verifying that the fountain is mechanically connected/secured, or that it be removed.
360    SITE GRADING
A combination of slopes.
361    SITE DRAINAGE
Surface and underground drains.
362    LAWN SPRINKLER(S)
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
367 LANDSCAPING
[CR] Vegetation was growing up against the building. This condition limits the inspection, and is conducive to moisture intrusion/ deterioration. We recommend correcting the condition(s) noted.
[CR] Trees were touching or over-hanging the roof – examples: at the rear and at the left. W e recommend they be trimmed to prevent damage to the roofing surface, and allow free flow of roof runoff.
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and the ground when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402    ROOF COVERING(S)
Materials: concrete tile.
404 CHIMNEY(S)/FLUE(S)
Materials: brick chimney with a tile flue.
405    ROOF DRAINAGE
ROOF CONDITIONS
Materials: metal rain gutters.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
410    CONCRETE TILES
The visible areas of the roof surface appeared functional, with exceptions noted. [CR] There was debris accumulating on the roof: left side from the trees. We recommend the debris be removed and the roof be inspected regularly.
[FE] There were a number of cracked tiles throughout the roof – examples: at the garage and at the right front. These conditions are conducive to roof leaks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] [CR] There was a gap in the concrete tiles at the left peak of the roof. These conditions are conducive to roof leaks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Accesses: master bedroom closet.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: plywood.
504 INSULATION
Materials: fiberglass batts.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: gable and soffit.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
514 INSULATION
The visible attic insulation appeared functional, with exceptions noted. [CR] The insulation was out of place in areas. This condition minimizes the overall value of the insulation. We recommend correcting the condition(s) noted.
[CR] There was no insulation installed on top of the attic access panel. Almost all houses have this shortcoming; however this condition creates an energy loss and minimizes the overall performance of the attic insulatiion. We recommend correcting the condition(s) noted.
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping, where visible.
602    WATER SHUTOFF
The main water shutoff valve was located at the right side of the building.
603    WATER PRESSURE
105-115 PSI.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping, where visible.
606    GAS SHUTOFF
PLUMBING CONDITIONS
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
607    WATER SHUTOFF
[CR]Theknob/handlewasdamagedattherightsidesprinklershut-off. Werecommendcorrectingthecondition(s)noted.
608    WATER PRESSURE
The water pressure measured at an exterior hose faucet was within the acceptable range, with exceptions noted. [CR] The pressure was measured at an exterior hose faucet and was 110 PSI, which exceeds the 80 PSI standard. This condition is conducive to plumbing leaks (pipes and faucets). We recommend installing a pressure regulator to limit the water pressure to 80 PSI per the building standards.
609    WATER PIPING
The visible water supply piping appeared functional, with exceptions noted. [CR] Leaks were noted – example: the regulator or pipe was leaking at the right side hose bib. We recommend correcting the condition(s) noted.
611    HOSE FAUCET(S)
The accessible hose faucets were functional, with exceptions noted. [RU] There were no vacuum breakers on the exterior hose faucets. We recommend installing these devices as an upgrade.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702    BRAND NAME(S)
A.O. Smith.
703    APPROX. AGE(S)
Unknown.
704    SIZE / GALLONS
66 gallon.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Electric.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Underground.
802    MAIN PANEL
Located at the right side of the building.
803    SERVICE RATING
120/240 volt system, rated at 200 amperes.
804    SERVICE WIRING
Materials: copper, where visible in the main panel. Materials: aluminum, where visible in the subpanel.
805    BRANCH WIRING
Materials: copper and aluminum, where visible in the main panel. Materials: copper, where visible in the subpanel.
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
812    BRANCH WIRING
The branch circuit wiring appeared functional, with exceptions noted. [RU] [SC] There was what appeared to be wiring installed in the form of nonmetallic or “Romex” wiring, which was exposed to human contact and/or mechanical damage – example: at the main entry exterior to the right of the arch, on the ground. The wire did not test as having a live load. Modern building codes now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend inquiring with the sellers and/or correcting the conditions noted.
ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] Light fixtures were loose at the front exterior. We recommend correcting the condition(s) noted.
[CR] There was no switched lights at the exterior side of the door: at the living room sliding door. As a general rule, lights are required at all exterior doors for safe entry and exiting at night.    We recommend correcting the conditions noted.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] There were a number of loose plugs/receptacles throughout. We recommend correcting the condition(s) noted.
[SC] Receptacle cover plates were missing in the attic. We recommend correcting the condition(s) noted.
[RU] There were unattended receptacles with cord(s) plugged into them that did not have an in-use weather-tight cover – examples: at the right and at the main entry (there was a cover at the main entry, but it failed to cover the plugged-in cord). W e recommend installing the in- use weather tight type cover(s) where needed
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior, laundry, and some in the kitchen. [SC] GFCI protection was not provided at receptacles in the following areas: in the bathrooms, garage, and to the right of the sink in the kitchen. We recommend correcting the condition(s) noted.
819    SMOKE DETECTOR(S)
ELECT. SUBPANEL CONDITIONS
Smoke detectors were noted at: hallways and in some bedrooms. [RU] We recommend upgrading to the current building standards by installing smoke detectors in each of the sleeping rooms, and in all other locations recommended by the smoke detector manufacturer’s installation instructions.
826 LOCATION
Located in the garage.
828    DISCONNECT TYPE
Circuit breakers.
829    ELECTRIC PANEL
[SC] A number of breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
830 WORKMANSHIP
The wiring within the panel appeared functional, with exceptions noted. [FE] The panel wiring/breakers were installed in a substandard manner – example: they were not flush with the front cover. We recommend
a full evaluation and/or corrections by a specialist in the appropriate trade.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located on the right side of the building.
902    BRAND NAME(S)
Carrier.
903    APPROX. AGE(S)
Unknown, ID tag missing or illegible.
904    TYPE & FUEL
[Heat Pump] An air-conditioning system that when operated in reverse generates heat.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919    DUCT TYPE(S)
Corrugated metal ducting with insulation.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional, with exceptions noted. [CR] The insulation on the conditioned air ducts in the attic was damaged and/or in poor condition. We recommend correcting the condition(s) noted.
921    VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s), with exceptions noted. [CR] There was little air flow from the register/grill in the laundry room. We recommend correcting the condition(s) noted.
CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The unit was located on the right side of the building.
1002    BRAND NAME(S)
Carrier.
1003    APPROX. AGE(S)
Unknown, ID tag missing or illegible.
1004    SYSTEM TYPE(S)
AIR CONDITIONING SYSTEM CONDITIONS
“Heat Pump”.    An air-conditioning system that generates heat when operated in reverse.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
An electric cooktop/range.
1107 OVEN(S)
Electric oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1135 COOKTOP(S)
The cooktop/range burners functioned, with exceptions noted. [SC] The cooktop was not securely attached to the countertop. We recommend correcting the condition(s) noted.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Window.
1203 CABINETS/TOPS
Present.
1204 SINK/PLUMBING
Present.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
The dryer hookup was provided for an electric unit only.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
HALF BATHROOM.
Three Qtr/Full # 2.    Half Baths# 1.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1316 TOILET(S)
HALL BATHROOM.
The toilet(s) functioned, no leakage noted, with exceptions noted. [CR] The toilet seemed loose where it bolts to floor. Loose toilets can lead to damaged wax rings and subsequent leakage/damage. We recommend correcting the condition(s) noted.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1319 TUB/SHOWER(S)
MASTER BATHROOM.
The tub/shower and faucet(s) were functional, with exceptions noted. [CR] The grout/caulking was cracked, damaged or missing at some tiles. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The spout was not sealed to the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The faucet valve and spout were loose on the wall. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
[CR] The shower arm was loose. We recommend correcting the condition(s) noted.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1319 TUB/SHOWER(S)
The tub/shower and faucet(s) were functional, with exceptions noted. [CR] The shower arm was loose. We recommend correcting the condition(s) noted.
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 4.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: carpet and tile.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
Fireplace(s): 1 wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1412    WOOD FLOORING
1420 CLOSET(S)
The closet(s) were functional, with exceptions noted. [CR] The lower track was missing at the bottom of the right closet, located in the front bedroom. W e recommend correcting the condition(s) noted.
GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501    TYPE & LOCATION(S)
Garage; attached, 2 car.
1507    GARAGE DOOR(S)
Door types: aluminum, sectional(s)
1508    INTERIOR WALL(S)
Materials: sheetrock.
1509    INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1518    FIRE WALL(S)
The visible areas of the garage firewall/ceiling appeared functional, with exceptions noted. [SC] There were holes noted in the fire-resistive wall(s) between the garage and living space – example: in the wall that extends above the ceiling and into the attic space. We recommend correcting the condition(s) noted.
1519    FIRE DOOR(S)
[SC] The fire-resistant door automatic closing-device (present) was defective or in need of adjustment. The fire-resistant door did not close and latch shut by itself. We recommend correcting the condition(s) noted.
1521    DOOR OPENERS
[SC] The secondary safety system (electric eyes) were mounted higher than the manufacturer’s recommendation of 4″ to 6″ above the floor. We recommend correcting the condition(s) noted.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
[FE] The foundation was damaged/deteriorated in areas from crumbling concrete – example: the rebar was visible at the right rear. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 2:
[CR] There were gaps between the stucco siding and adjacent materials – examples: at the front decorative beams, at the main entry hose bib, at the copper pipe on the right side near the A/C unit, and at the copper pipes located on the left side of the building. These conditions are conducive to moisture intrusion/ deterioration. We recommend correcting the condition(s) noted.
PHOTO # 3:
[FE] Portions of the metal stucco weep screed along the bottom edge of the stucco siding lacked adequate clearance from or were buried in the ground – examples: at the right side, and at the right and left side of the main entry. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 4:
[FE] There were a number of cracked tiles throughout the roof – examples: at the garage and at the right front. These conditions are conducive to roof leaks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 5:
[FE] [CR] There was a gap in the concrete tiles at the left peak of the roof. These conditions are conducive to roof leaks. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 6:
[CR] The knob/handle was damaged at the right side sprinkler shut-off. We recommend correcting the condition(s) noted.
PHOTO # 7:
[CR] Leaks were noted – example: the regulator or pipe was leaking at the right side hose bib. We recommend correcting the condition(s) noted.
PHOTO # 8:
[RU] [SC] There was what appeared to be wiring installed in the form of nonmetallic or “Romex” wiring, which was exposed to human contact and/or mechanical damage – example: at the main entry exterior to the right of the arch, on the ground. The wire did not test as having a live load. Modern building codes now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend inquiring with the sellers and/or correcting the conditions noted.
PHOTO # 9:
[SC] Receptacle cover plates were missing in the attic. We recommend correcting the condition(s) noted.
PHOTO # 10:
[RU] There were unattended receptacles with cord(s) plugged into them that did not have an in-use weather-tight cover – examples: at the right and at the main entry (there was a cover at the main entry, but it failed to cover the plugged-in cord). We recommend installing the in-use weather tight type cover(s) where needed
PHOTO # 11:
[CR] The insulation on the conditioned air ducts in the attic was damaged and/or in poor condition. We recommend correcting the condition(s) noted.
PHOTO # 12:
[CR] The lower track was missing at the bottom of the right closet, located in the front bedroom. We recommend correcting the condition(s) noted.
PHOTO # 13:
[SC] There were holes noted in the fire-resistive wall(s) between the garage and living space – example: in the wall that extends above the ceiling and into the attic space. We recommend correcting the condition(s) noted.
PHOTO # 14:
End of Report.

Inspection Report
Prepared Exclusively For:
David Mercado
Property Inspected:
Canyon Court, San Diego, CA. 92129
Inspection Date:
05/10/2013
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
EXTERIORS EXTERIOR CONDITIONS
307    STUCCO SIDING The stucco siding appeared functional, with exceptions noted. [CR] There were a few small holes in the stucco siding – example: above the small garage door. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
GRADING/DRAINAGE/LANDSCAPING CONDITIONS 365    SITE GRADING
[CR] Sections of the siding or trim were at or below the site grade level – example: at the rear planters. A minimum clearance of 4 inches should be maintained between the soil and any siding, trim, or wood framing of the structure. We recommend correcting the condition(s) noted.
367 LANDSCAPING [CR] Vegetation was growing up against the building. This condition limits the inspection, and is conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
ROOF COVERINGS ROOF CONDITIONS
421    DOW NSPOUT(S) The visible downspout(s) appeared functional, with exceptions noted. [CR] There was no splash block at the base of the downspout to direct water away from the foundation – example: at the right side. We recommend correcting the condition noted.
[CR] Runoff water from the downspouts was discharged next to the A/C units. We recommend the downspouts be re-routed sufficiently away from the building and air conditioning units.
PLUMBING PLUMBING CONDITIONS
617    GAS PIPING The visible areas of the gas piping appeared functional, with exceptions noted. [SC] The gas piping lacked adequate strapping/fastening to the structure – examples: at the right side/BBQ area. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS ELECTRICAL COMPONENT CONDITIONS
Page 2
818    GFCI DEVICE(S) GFCI protection devices were located in the following areas: exterior, garage, and, kitchen. [SC] The GFCI receptacle was providing power, but failed to trip when tested: at the rear patio. This condition is safety hazard. We recommend correcting the condition(s) noted.
819    SMOKE DETECTOR(S) Smoke detectors were noted at: hallways and bedrooms. [SC] The smoke detector was removed: at the upstairs front guest bedroom. We recommend correcting the condition noted.
LAUNDRY LAUNDRY CONDITIONS
1223    WASHER SERVICE The laundry faucets were functional, with no visible leaks, and a machine was connected. We do not operate the faucets. [RU] The existing (rubber) washing machine hoses appear to be in acceptable condition. However, it is our recommendation to periodically replace these hoses (with the more durable stainless steel type) prior to their failure. This is a small price to pay to reduce the risk of a failed hose and subsequent water damage.
BATHROOMS FRONT RIGHT GUEST BATHROOM.
1315 SINK/PLUMBING The faucet(s), sink(s) and piping were functional, with exceptions noted. [CR] The sink drain seemed to be slow or blocked: at the right sink. We recommend correcting the condition(s) noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1416    W INDOW (S) The accessible windows were functional, with exceptions noted. [FE] Condensation/stains were noted between the glass panes in the thermal windows – example: at two windows in the kitchen nook, and at the upstairs front-left guest bedroom. We recommend having all of the doors and windows evaluated by a specialist in the appropriate trade.
[SC] The vertical sliding windows had damaged/defective balances and failed to remain in the up position – examples: at one in the master bathroom (behind tub), and at the upstairs front-right guest bedroom. This condition is a safety hazard. We recommend correcting the condition(s) noted.
1427 FIREPLACE(S) The fireplace and visible areas of the flue appeared functional, with exceptions noted. [CR] The original glass doors appeared to be missing at the family room. We recommend correcting the condition noted.
1428 COMMENTS [RU] [SC] There are no permanently installed carbon monoxide detectors within this property. As of July, 2011 they are required by law in all homes that have gas burning appliances. We
Page 3
recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
GARAGE – CARPORT GARAGE/CARPORT CONDITIONS
1514    INTERIOR WALL(S) The visible areas of the walls and ceiling appeared functional, with exceptions noted. [SC] There were homeowner-built shelves hanging from the ceiling. The additional weight can damagetheframingorbeahazardifclimbedon. Werecommenditbeengineeredorremoved.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    7 ATTIC AREAS & ROOF FRAMING    8 PLUMBING    9 WATER HEATERS    10 ELECTRICAL SYSTEMS    11 HEATING SYSTEMS    13 CENTRAL COOLING SYSTEMS    14 KITCHEN    15 LAUNDRY    16 BATHROOMS    17 BUILDING INTERIOR    18 GARAGE – CARPORT    19 SUPPLEMENTAL PHOTOGRAPHS    20
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
Canyon Court, San Diego, CA. 92129.
104    BUYER’S AGENT
Sinead McAllister.
105    LISTING AGENT
CLIMATIC CHARACTERISTICS
Gore & Associates – Keller Williams.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: clear, 70-75 degrees, and the ground was dry.
108 STRUCTURE
Age: 10 years old, 2 story, reported 3,864 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
All utilities on.
114 ATTENDING
People present: client and buyer’s agent.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116    INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202    BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade).
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: stucco with stucco-covered foam trim around the windows and doors.
303    TRIM TYPE(S)
Materials: wood.
304    DOOR TYPE(S)
Materials: wood and metal.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307    STUCCO SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GROUNDS INFORMATION
The stucco siding appeared functional, with exceptions noted. [CR] There were a few small holes in the stucco siding – example: above the small garage door. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete and stone on concrete.
334    MAIN ENTRY
Materials: stone on concrete.
GROUNDS CONDITIONS
GRADING/DRAINAGE/LANDSCAPING INFORMATION
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
360    SITE GRADING
A combination of slopes.
361    SITE DRAINAGE
Surface and underground drains.
362    LAWN SPRINKLER(S)
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
[NOTE] These system(s) are outside the scope of the inspection and are not inspected.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
365    SITE GRADING
[CR] Sections of the siding or trim were at or below the site grade level – example: at the rear planters. A minimum clearance of 4 inches should be maintained between the soil and any siding, trim, or wood framing of the structure. We recommend correcting the condition(s) noted.
367 LANDSCAPING
[CR] Vegetation was growing up against the building. This condition limits the inspection, and is conducive to moisture intrusion/ deterioration. We recommend correcting the condition(s) noted.
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and the ground when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402    ROOF COVERING(S)
Materials: concrete tile.
404 CHIMNEY(S)/FLUE(S)
Materials: stucco chimney with a metal flue.
405    ROOF DRAINAGE
ROOF CONDITIONS
Materials: metal rain gutters.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
421 DOWNSPOUT(S)
The visible downspout(s) appeared functional, with exceptions noted. [CR] There was no splash block at the base of the downspout to direct water away from the foundation – example: at the right side. We recommend correcting the condition noted.
[CR] Runoff water from the downspouts was discharged next to the A/C units. We recommend the downspouts be re-routed sufficiently away from the building and air conditioning units.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Accesses: laundry room.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: oriented strand board (OSB)/(wafer board)
504 INSULATION
Materials: blown-in.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: soffit.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping, where visible.
602    WATER SHUTOFF
The main water shutoff valve was located in the garage.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping, where visible.
606    GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the right side exterior of the building. Image shows typical shut-off valve located on pipe leading to the gas meter. We recommend clients keep a wrench nearby, and learning how to shut the gas off in the event of an emergency (such as an earthquake).
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
617    GAS PIPING
The visible areas of the gas piping appeared functional, with exceptions noted. [SC] The gas piping lacked adequate strapping/fastening to the structure – examples: at the right side/BBQ area. We recommend correcting the condition(s) noted.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702    BRAND NAME(S)
Rheem.
703    APPROX. AGE(S)
2006.
704    SIZE / GALLONS
75 gallon.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Underground.
802    MAIN PANEL
Located at the left side of the building.
803    SERVICE RATING
120/240 volt system, rated at 200 amperes.
804    SERVICE WIRING
Materials: not visible at the main panel.
805    BRANCH WIRING
Materials: copper, where visible in the main panel.
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
The grounding connection was not visible.
ELECTRICAL COMPONENT CONDITIONS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions.
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior, garage, and, kitchen. [SC] The GFCI receptacle was providing power, but failed to trip when tested: at the rear patio. This condition is safety hazard. We recommend correcting the condition(s) noted.
819    SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms. [SC] The smoke detector was removed: at the upstairs front guest bedroom. We recommend correcting the condition noted.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
Both of the two units were located in the attic.
902    BRAND NAME(S)
Rheem.
903    APPROX. AGE(S)
2009.
904    TYPE & FUEL
Forced air natural gas-fired system.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Washable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919    DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921    VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s)
CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
Both of the two units were located at the rear of the building.
1002    BRAND NAME(S)
Rheem.
1003    APPROX. AGE(S)
2009.
1004    SYSTEM TYPE(S)
“Split system”. The condensing unit and evaporator coils were at different locations.
1005    APPROX. SIZE(S)
AIR CONDITIONING SYSTEM CONDITIONS
3 ton and 4 ton.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Electric oven x 2.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Fan.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
1223    WASHER SERVICE
The laundry faucets were functional, with no visible leaks, and a machine was connected. We do not operate the faucets. [RU] The existing (rubber) washing machine hoses appear to be in acceptable condition. However, it is our recommendation to periodically replace these hoses (with the more durable stainless steel type) prior to their failure. This is a small price to pay to reduce the risk of a failed hose and subsequent water damage.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
FRONT RIGHT GUEST BATHROOM.
Three Qtr/Full # 4.    Half Baths# 1.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1315 SINK/PLUMBING
The faucet(s), sink(s) and piping were functional, with exceptions noted. [CR] The sink drain seemed to be slow or blocked: at the right sink. We recommend correcting the condition(s) noted.
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 5+.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: wood and tile.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
Fireplace(s): 1 gas or wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1412    WOOD FLOORING
1416 WINDOW(S)
The accessible windows were functional, with exceptions noted. [FE] Condensation/stains were noted between the glass panes in the thermal windows – example: at two windows in the kitchen nook, and at the upstairs front-left guest bedroom. We recommend having all of the doors and windows evaluated by a specialist in the appropriate trade.
[SC] The vertical sliding windows had damaged/defective balances and failed to remain in the up position – examples: at one in the master bathroom (behind tub), and at the upstairs front-right guest bedroom. This condition is a safety hazard. We recommend correcting the condition(s) noted.
1427 FIREPLACE(S)
The fireplace and visible areas of the flue appeared functional, with exceptions noted. [CR] The original glass doors appeared to be missing at the family room. We recommend correcting the condition noted.
1428 COMMENTS
[RU] [SC] There are no permanently installed carbon monoxide detectors within this property. As of July, 2011 they are required by law in all homes that have gas burning appliances. We recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501    TYPE & LOCATION(S)
Garage; attached 1-2 car, plus 1.
1503 VENTILATION
Vent types: exterior wall vents.
1507    GARAGE DOOR(S)
Door types: aluminum, sectional(s)
1508    INTERIOR WALL(S)
Materials: sheetrock.
1509    INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1514    INTERIOR WALL(S)
The visible areas of the walls and ceiling appeared functional, with exceptions noted. [SC] There were homeowner-built shelves hanging from the ceiling. The additional weight can damage the framing or be a hazard if climbed on. We recommend it be engineered or removed.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
307    STUCCO SIDING The stucco siding appeared functional, with exceptions noted. [CR] There were a few small holes in the stucco siding – example: above the small garage door. These conditions are conducive to moisture intrusion/deterioration. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 2:
367 LANDSCAPING [CR] Vegetation was growing up against the building. This condition limits the inspection, and is conducive to moisture intrusion/deterioration. We recommend correcting the condition(s) noted.
PHOTO # 3:
421    DOW NSPOUT(S) The visible downspout(s) appeared functional, with exceptions noted. [CR] There was no splash block at the base of the downspout to direct water away from the foundation – example: at the right side. We recommend correcting the condition noted.
PHOTO # 4:
617    GAS PIPING The visible areas of the gas piping appeared functional, with exceptions noted. [SC] The gas piping lacked adequate strapping/fastening to the structure – examples: at the right side/BBQ area. We recommend correcting the condition(s) noted.
PHOTO # 5:
819    SMOKE DETECTOR(S) Smoke detectors were noted at: hallways and bedrooms. [SC] The smoke detector was removed: at the upstairs front guest bedroom. We recommend correcting the condition noted.
PHOTO # 6:
1416 WINDOW(S) The accessible windows were functional, with exceptions noted. [FE] Condensation/stains were noted between the glass panes in the thermal windows – example: at two windows in the kitchen nook, and at the upstairs front-left guest bedroom. We recommend having all of the doors and windows evaluated by a specialist in the appropriate trade.
PHOTO # 7:
1416 WINDOW(S) The accessible windows were functional, with exceptions noted. [SC] The vertical sliding windows had damaged/defective balances and failed to remain in the up position – examples: at one in the master bathroom (behind tub), and at the upstairs front-right guest bedroom. This condition is a safety hazard. We recommend correcting the condition(s) noted.
PHOTO # 8:
1427 FIREPLACE(S) The fireplace and visible areas of the flue appeared functional, with exceptions noted. [CR] The original glass doors appeared to be missing at the family room. We recommend correcting the condition noted.
PHOTO # 9:
End of Report.

Inspection Report
La Jolla, CA. 92037
Inspection Date:
05/10/2013
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
HEATING SYSTEMS HEATING SYSTEM CONDITIONS
910    HEATING UNIT(S) [FE] The furnace failed to function – example: at the zone in the guest bedroom. The zone at the guest bedroom was not tested, as there is a note attached indicating that the thermostat is broken and that repair is scheduled.    We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1410    TILE FLOORING The visible areas of the tile floor appeared functional, with exceptions noted. [FE] A number of the floor tiles sounded hollow when walked or tapped on as if they are not bonded to the floor – examples: at the kitchen and bathrooms. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
Table of Contents
INSPECTION INFORMATION    2 PLUMBING    5 WATER HEATERS    6 ELECTRICAL SYSTEMS    7 HEATING SYSTEMS    9 KITCHEN    10 BATHROOMS    11 BUILDING INTERIOR    12 SUPPLEMENTAL PHOTOGRAPHS    13
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
La Jolla, CA. 92037.
104    BUYER’S AGENT
Kristi Nugent – Coldwell Banker.
105    LISTING AGENT
CLIMATIC CHARACTERISTICS
Marty Castro – Help-U’Sell.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: clear, 65-75 degrees, and the ground was dry.
108 STRUCTURE
Age: 41 years old, 1 story, reported 978 sq. ft., condominium unit.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: client(s) and buyer’s agent.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116    INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. [NOTE] “The residential dwelling unit appears to be part of a complex that is managed and maintained by a Homeowners Association. The inspection will be limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected.
The current condition of the “common elements” such as, but not limited to, roofs; stairs; landings; porches; hallways; walks; balconies; decks; patios; pools; spas; recreational areas/equipment; elevators; utility metering; parking stalls/ports; building site condition; structural stability; drainage systems; and all common areas on the property are not considered to be part of the inspection report. Any comments made regarding same have been made as a courtesy only, and should be addressed to the Homeowners Association or their representative.
It is suggested that the Homeowners Association’s Proforma Operating Budget, including a Reserve Study as required by California Civil Code Section 1365 & 1365.5 and the Department of Real Estate, be carefully reviewed. The Reserve Study should provide an awareness as to the anticipated remaining life expectancies of the major components and systems. The budget should also include a statement of present funds, and a funding strategy to cover future major repair and/or replacement. Approved or anticipated special assessments should also be addressed.
It is also suggested that the current residential unit owner (the seller) and the Homeowners Association be consulted regarding known past defects, all corrective work performed, and to thoroughly review the “C.C.& Rs” and Reserve Study for disclosure of pertinent facts affecting the current condition and market value of the residential unit, the complex’s common elements and areas, and any existing or pending litigation.”
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
PLUMBING CONDITIONS
Materials: ABS black plastic piping, where visible.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
607    WATER SHUTOFF
There was no individual shutoff valve for this unit.
618    WATER HEATER
The hot water supply was provided by the management/association and was not inspected.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in an exterior closet.
702    BRAND NAME(S)
Ruud.
703    APPROX. AGE(S)
2006.
704    SIZE / GALLONS
40 gallon.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Electric.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, elevation, circulating piping. Those components determined to have material defects are itemized below.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
804    SERVICE WIRING
Materials: aluminum, where visible in the subpanel.
805    BRANCH WIRING
ELECTRICAL SERVICE CONDITIONS
Materials: copper, where visible in the subpanel.
ELECTRICAL COMPONENT CONDITIONS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions.
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior and bathroom(s).
819    SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
ELECT. SUBPANEL CONDITIONS
826 LOCATION
Located in the guest bedroom.
828    DISCONNECT TYPE
Circuit breakers.
829    ELECTRIC PANEL
The circuit breakers/fuses in the panel were labeled. The accuracy of the labeling was not verified.
830 WORKMANSHIP
The wiring within the panel appeared functional.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
There were three separate heating zones.
902    BRAND NAME(S)
Unknown, ID tag missing or illegible.
903    APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904    TYPE & FUEL
HEATING SYSTEM CONDITIONS
Forced air/electric resistance coil.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
910    HEATING UNIT(S)
[FE] The furnace failed to function – example: at the zone in the guest bedroom. The zone at the guest bedroom was not tested, as there is a note attached indicating that the thermostat is broken and that repair is scheduled. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
An electric cooktop/range.
1107 OVEN(S)
Electric oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
Three Qtr/Full # 2.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 2.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
INTERIOR NOTES – GENERAL.
Materials: carpet and tile.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
1410    TILE FLOORING
The visible areas of the tile floor appeared functional, with exceptions noted. [FE] A number of the floor tiles sounded hollow when walked or tapped on as if they are not bonded to the floor – examples: at the kitchen and bathrooms. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
910    HEATING UNIT(S) [FE] The furnace failed to function – example: at the zone in the guest bedroom. The zone at the guest bedroom was not tested, as there is a note attached indicating that the thermostat is broken and that repair is scheduled. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 2:
End of Report.

Inspection Report
San Diego, CA. 92127
Inspection Date:
05/11/2013
Prepared By:
Shane Baker
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights Reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriatetrade. Theitemslistedbelowhavebeencodedforeaseofreview.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
EXTERIORS EXTERIOR CONDITIONS
319    EXTERIOR TRIM The visible exterior trim materials appeared functional, with exceptions noted. [CR] There were deteriorated trim materials noted – example: at the right side window near the gat at the stucco trim.    We recommend correcting the condition(s) noted.
WATER HEATERS WATER HEATER CONDITIONS
711    SEISMIC BRACING [SC] The water heater was double strapped. It was not stabilized/blocked to resist movement as required by the State Architect. We recommend correcting the condition(s) noted.
715 ELEVATION(S) [CR] The water heater support platform was damaged/rusty. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
809 MAIN PANEL [CR] Screws were missing at the front cover of the panel. We recommend correcting the condition(s) noted.
ELECTRICAL COMPONENT CONDITIONS 817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] There were loose receptacles in a number of locations at the exterior and interior of the building. We recommend correcting the condition(s) noted.
[SC] Receptacle cover plates were damaged – example: screw missing at the left exterior and damaged at the rear exterior. We recommend correcting the condition(s) noted.
BATHROOMS MASTER BATHROOM.
1321    SHOW ER(S) The shower and faucet(s) were functional, with exceptions noted. [CR] The caulking was cracked, damaged or missing – example: at the lower corner area. This
Page 2
condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1414    INTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The door(s) did not latch to the jamb qt the master bedroom closet. We recommend correcting the condition(s) noted.
1415    EXTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The door lock was difficult to operate – example: at the dining room french fixed door upper pin. We recommend correcting the condition(s) noted.
1427 FIREPLACE(S) The fireplace and visible areas of the flue appeared functional, with exceptions noted. [SC] The gas line was not sealed at the wall where it entered the firebox – example: the sealer was deteriorating and discolored. We recommend sealing the gap around the pipe to the firebox wall.
[SC] [RU] There was a gas log set installed in the fireplace. We recommend that the flue damper be permanently blocked/clamped in the open position to prevent products of combustion from spilling out into the living spaces – a standard “c clamp” or fireplace “damper spacer” can accomplish the correction recommended above.
1428 COMMENTS [RU] [SC] There are no permanently installed carbon monoxide detectors installed in this property at the lower level. As of July 2011 they are required by law in all homes that have gas burning appliances. We recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
Table of Contents
INSPECTION INFORMATION    2 FOUNDATION/UNDER-FLOOR AREAS    4 EXTERIORS    5 ROOF COVERINGS    7 ATTIC AREAS & ROOF FRAMING    8 PLUMBING    9 WATER HEATERS    11 ELECTRICAL SYSTEMS    12 HEATING SYSTEMS    14 CENTRAL COOLING SYSTEMS    15 KITCHEN    16 LAUNDRY    17 BATHROOMS    18 BUILDING INTERIOR    19 GARAGE – CARPORT    20 SUPPLEMENTAL PHOTOGRAPHS    21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright © 2006-09 www.SanDiegoHomeInsp ection.com (619) 534-6395    All Rights Reserved
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
San Diego, CA. 92127.
104    BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Vijay Navani – Prudential California Realty.
106    WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: clear, 65-75 degrees, and the ground was dry.
108 STRUCTURE
7 years old, 2 story, square Ft. 2,112, single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116    INSPECTED BY
Shane Baker.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
INTRODUCTORY NOTES
118    IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed.
119    ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120    MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121    SAFETY CONCERNS
[SC] Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.
122    FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123    CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124    RECOMMENDED UPGRADE
[RU] Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to, safety-related items such as GFCI receptacle(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s Dictionary, “To be deficient or negligent in an obligation, duty, or expectation.” If an item did not function, then it was not serviceable and was considered to have failed.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who otherwise holds a special knowledge of specific systems or components.” Trade school or factory trained individuals in specific fields of expertise may be considered a “Specialist”, as well as qualified state licensed contractors in specific occupations.
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202    BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
The visible exterior areas of the concrete foundation showed no sign of unusual cracking or movement.
204 INTERIOR
The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings.
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301    SIDING TYPE(S)
Materials: stucco.
303    TRIM TYPE(S)
Materials: wood and stucco.
304    DOOR TYPE(S)
Materials: metal.
305    WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307    STUCCO SIDING
[NOTE] The stucco siding appeared functional, with cracks noted – example: at the left side door.
319    EXTERIOR TRIM
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
The visible exterior trim materials appeared functional, with exceptions noted. [CR] There were deteriorated trim materials noted – example: at the right side window near the gat at the stucco trim.    We recommend correcting the condition(s) noted.
GROUNDS INFORMATION
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete.
334    MAIN ENTRY
Materials: concrete.
335 PATIO(S)
GROUNDS CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, and wood decks. Those components determined to have material defects are itemized below.
346    STEP(S) & STAIR(S)
348 PATIO(S)
[NOTE] The patio appeared functional, with some cracks noted.
350    WOOD DECK(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
360    SITE GRADING
A combination of slopes.
361    SITE DRAINAGE
Surface and underground drains.
362    LAWN SPRINKLER(S)
[NOTE] These systems are outside the scope of the inspection and are not inspected.
363    LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
[NOTE] These systems are outside the scope of the inspection and are not inspected.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, and landscaping. Those components determined to have material defects are itemized below.
367 LANDSCAPING
[CR] Vegetation was growing up against the building. This condition limits the inspection, and is conducive to moisture intrusion/ deterioration. We recommend correcting the condition(s) noted.
371    SPRINKLER HEAD(S)
[CR] Some of the sprinkler heads were installed close to the perimeter/exterior walls of the building. There is no “rule” against having sprinkler heads near the exterior walls. However, it is our recommendation to cap or otherwise eliminate these heads to keep the soil adjacent to the foundation dry and reduce the chance of interior moisture intrusion.
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401    INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and the ground when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402    ROOF COVERING(S)
Materials: concrete tile.
404 CHIMNEY(S)/FLUE(S)
stucco chimney with a metal flue.
405    ROOF DRAINAGE
ROOF CONDITIONS
Materials: metal rain gutters.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, and roof drainage systems. Those components determined to have material defects are itemized below.
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501    ATTIC ACCESS(S)
Location: upper hall.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: oriented strand board (OSB)/(wafer board)
504 INSULATION
Materials: fiberglass batts.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof and gable.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
514 INSULATION
[CR] There was no insulation installed on top of the attic access panel. Almost all houses have this shortcoming; however this condition creates an energy loss and minimizes the overall performance of the attic insulatiion. We recommend correcting the condition(s) noted.
517    FIREPLACE FLUE(S)
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601    MAIN WATER LINE
Materials: copper piping.
602    WATER SHUTOFF
The main water shutoff valve was located in the garage.
603    WATER PRESSURE
65-75 PSI.
604    WATER PIPING
Materials: copper piping, where visible.
605    WASTE LINES
Materials: ABS black plastic piping, where visible.
606    GAS SHUTOFF
The gas meter and shutoff valve are located at the exterior side of the building Image shows typical shut-off valve located on pipe leading to the gas meter. We recommend clients keep a wrench nearby, and learning how to shut the gas off in the event of an emergency (such as an earthquake).
PLUMBING CONDITIONS
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
611    HOSE FAUCET(S)
616    GAS SHUTOFF
[RU] The supply shutoff appeared functional. We do not operate these devices. There is no emergency shutoff wrench or automatic valve present. We recommend providing a wrench or installing a seismic automatic shut off valve for emergencies.
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702    BRAND NAME(S)
Rheem.
703    APPROX. AGE(S)
2010.
704    SIZE / GALLONS
50 gallon.
705    ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, and elevation. Those components determined to have material defects are itemized below.
711    SEISMIC BRACING
[SC] The water heater was double strapped. It was not stabilized/blocked to resist movement as required by the State Architect. We recommend correcting the condition(s) noted.
715 ELEVATION(S)
[CR] The water heater support platform was damaged/rusty. We recommend correcting the condition(s) noted.
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801    SERVICE TYPE
Underground.
802    MAIN PANEL
Located at the right side of the building.
803    SERVICE RATING
120/240 volt system, rated at 200 amperes.
804    SERVICE WIRING
Materials: not visible at the main panel.
805    BRANCH WIRING
Materials: copper, where visible in the main panel.
806    DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
808    SERVICE WIRING
809 MAIN PANEL
[CR] Screws were missing at the front cover of the panel. We recommend correcting the condition(s) noted.
812    BRANCH WIRING
ELECTRICAL COMPONENT CONDITIONS
814    DOOR BELL
The doorbell functioned when the button was operated.
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] There were loose receptacles in a number of locations at the exterior and interior of the building. We recommend correcting the condition(s) noted.
[SC] Receptacle cover plates were damaged – example: screw missing at the left exterior and damaged at the rear exterior. We recommend correcting the condition(s) noted.
818    GFCI DEVICE(S)
GFCI protection devices were located in the following areas: master bathroom, bathroom(s), exterior, garage, and kitchen.
819    SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in the attic.
902    BRAND NAME(S)
Carrier.
903    APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904    TYPE & FUEL
Forced air natural gas-fired system.
906    FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919    DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920    DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921    VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s)
CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The unit was located at the rear of the building.
1002    BRAND NAME(S)
Carrier.
1003    APPROX. AGE(S)
The unit appeared to be original equipment with the building.
1004    SYSTEM TYPE(S)
“Split system”. The condensing unit and evaporator coils were at different locations.
KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105    EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Electric oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Window.
1205    WASHER SERVICE
Present.
1206    DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207    DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
MASTER BATHROOM.
Three Qtr/Full # 3.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1315 SINK/PLUMBING
1321 SHOWER(S)
The shower and faucet(s) were functional, with exceptions noted. [CR] The caulking was cracked, damaged or missing – example: at the lower corner area. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
1321 SHOWER(S)
BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 3.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: carpet, tile, and simulated wood.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
1 gas burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1414    INTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The door(s) did not latch to the jamb qt the master bedroom closet. We recommend correcting the condition(s) noted.
1415    EXTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The door lock was difficult to operate – example: at the dining room french fixed door upper pin. We recommend correcting the condition(s) noted.
1427 FIREPLACE(S)
The fireplace and visible areas of the flue appeared functional, with exceptions noted. [SC] The gas line was not sealed at the wall where it entered the firebox – example: the sealer was deteriorating and discolored. We recommend sealing the gap around the pipe to the firebox wall.
[SC] [RU] There was a gas log set installed in the fireplace. We recommend that the flue damper be permanently blocked/clamped in the open position to prevent products of combustion from spilling out into the living spaces – a standard “c clamp” or fireplace “damper spacer” can accomplish the correction recommended above.
1428 COMMENTS
[RU] [SC] There are no permanently installed carbon monoxide detectors installed in this property at the lower level. As of July 2011 they are required by law in all homes that have gas burning appliances. We recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501    TYPE & LOCATION(S)
Garage; attached, 1-2 car.
1507    GARAGE DOOR(S)
Door types: aluminum, sectional.
1508    INTERIOR WALL(S)
Materials: sheetrock.
1509    INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1519    FIRE DOOR(S)
SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
[CR] There were deteriorated trim materials noted – example: at the right side window near the gat at the stucco trim.    We recommend correcting the condition(s) noted.
PHOTO # 2:
[CR] The water heater support platform was damaged/rusty. We recommend correcting the condition(s) noted.
PHOTO # 3:
[CR] Screws were missing at the front cover of the panel. We recommend correcting the condition(s) noted.
PHOTO # 4:
1321 SHOWER(S) The shower and faucet(s) were functional, with exceptions noted. [CR] The caulking was cracked, damaged or missing – example: at the lower corner area. This condition is conducive to moisture intrusion into concealed spaces. We recommend correcting the condition(s) noted.
PHOTO # 5:
[CR] The door lock was difficult to operate – example: at the dining room french fixed door upper pin. We recommend correcting the condition(s) noted.
PHOTO # 6:
[SC] The gas line was not sealed at the wall where it entered the firebox – example: the sealer was deteriorating and discolored. We recommend sealing the gap around the pipe to the firebox wall.
PHOTO # 7:
[SC] [RU] There was a gas log set installed in the fireplace. We recommend that the flue damper be permanently blocked/ clamped in the open position to prevent products of combustion from spilling out into the living spaces – a standard “c clamp” or fireplace “damper spacer” can accomplish the correction recommended above.
PHOTO # 8:
End of Report.