123 bolinas road fairfax ca 94930 client(s): …...thank you for choosing bpg for your property...

123 Bolinas RoadFairfax CA 94930

Client(s): BencharskyInspection Date: 9/20/2017

The Best Inspectors. Anywhere. Inspector: David Chiaretta #

Inspection Date: 9/20/2017 Client(s): Bencharsky of 37

Table Of ContentsCover Page ................................................................................................................ 1Table of Contents ....................................................................................................... 2Key Findings Introduction........................................................................................... 3Action Items ............................................................................................................... 4Consideration Items ................................................................................................... 6General Information ................................................................................................... 8Opening Comments ................................................................................................... 9Structure................................................................................................................... 12Exterior ..................................................................................................................... 13Roofing..................................................................................................................... 17Plumbing .................................................................................................................. 20Electrical................................................................................................................... 23Heating and Cooling................................................................................................. 27Attic/Ventilation/Crawl Space ................................................................................... 29Carport ..................................................................................................................... 30Interior / Apartment 119A ......................................................................................... 31Interior / Restaurant 123 .......................................................................................... 31Interior / Office/Storage Room 123A ........................................................................ 33Kitchen / Apartment 119A......................................................................................... 35Kitchen / Restaurant 123.......................................................................................... 35Bathrooms / Apartment 119A ................................................................................... 35Bathrooms / Office 123A .......................................................................................... 36Bathrooms / Restaurant 123 .................................................................................... 36Laundry .................................................................................................................... 36ADA Survey.............................................................................................................. 37


Thank you for choosing BPG for your property inspection. We value your business and are available should you have anyfollow-up questions regarding your report.

This report represents our professional opinion regarding conditions of the property as they existed on the day of ourinspection. We adhere to the Standards of Practices as outlined in the Standards of Practice of the American Society ofHome Inspectors (ASHI) or your specific state standards.

Your INSPECTION REPORT includes three sections: 1) Key Findings, 2) Property Information, and 3) InspectionAgreement. It is important to evaluate all three sections in order to fully understand the property and general conditions. Thefollowing definitions may be helpful in reviewing your reports.

Action Items may include:

• Items that are no longer functioning as intended• Conditions that present safety issues• Items or conditions that may require repair, replacement, or further evaluation by a specialist• Items that were inaccessible

Consideration Items may include:

• Conditions that may require repair due to normal wear and the passage of time.• Conditions that have not significantly affected usability or function- but may if left unattended.

SECTION I. KEY FINDINGSThis section is designed to summarize the findings and conditions that may require your immediate attention. Typically, theKey Findings Summary is used to help prioritize issues with other parties involved in the real estate transaction (home buyer,home seller, and real estate agents). It is important to review carefully all sections of your report and not rely solely on theKey Findings summary.

SECTION II. PROPERTY INFORMATIONThis section contains our detailed findings on all items inspected. Component locations, system types and details,maintenance tips, and other general information about the property will be included as appropriate.

SECTION III. INSPECTION AGREEMENTThis section details the scope of the inspection. BY ACCEPTANCE OF OUR INSPECTION REPORT, YOU AREAGREEING TO THE TERMS OF OUR INSPECTION AGREEMENT. A copy of this agreement was made availableimmediately after scheduling your inspection and prior to the beginning of your inspection. In addition, a copy is included onour website with your final inspection report.

To retrieve your full PROPERTY INSPECTION REPORT (all 3 sections) from our Web site:

• Point your web browser to http://www.bpginspections.com• Click on View Your Inspection Report• Enter the Report Id and Client Last Name (shown below)

◦ Report Id: 658950◦ Client's Last Name: Bencharsky

• Follow the instructions to either view the report online or download it to your computer.

Again, thank you for selecting us as your inspection company. Please contact our Customer Service Center at800-285-3001 should you have any questions about your reports or desire additional assistance.

BPG Inspection Services SECTION I: KEY FINDINGS


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ExteriorExterior

1. Moisture stains and related damage noted to interior framing of water heater closet located on top of the first floorroof. We recommend repair by a licensed general contractor. Estimated cost of repairs:$1200 - $2000

Eaves, Soffits & Fascia2. Damage was noted to the eaves at the right front of the second story. This damage could be the result of past

leaking. We recommend review and repairs as necessary by a licensed roofing contractor. Estimated cost ofrepairs: $650-$870

3. The awnings over the doorways at the right side of the building are poorly constructed and leak. Damage waspresent to some degree at all three awnings. We recommend replacement by a qualified licensedcontractor.Estimated cost of replacement: $4300 - $5300

Drainage4. The exterior sill plates of Unit 123A sit on the slab foundation at or near exterior grade level. This can allow

moisture intrusion and damage of the wood sills. Ideally, these walls should sit on a raised concrete perimeterfoundation. The neighboring property's parking lot abuts this wall and we are unsure if the slope and drainage ofthis parking area is adequate to keep water from accumulating against this wall. Curb walls or drains may need tobe installed to divert water away from the base of these walls. We recommend consulting with qualified licensedgeneral contractor or a drainage specialist for further evaluation and specific recommendations on improving sitedrainage around the base of the building.

RoofingMaterial

5. Tar and gravel roof covering:• Roof covering shows normal signs of wear for its age and type. We suggest that the bare areas where

roof membrane is exposed be recovered with gravel to deter premature cracking and drying of roofsurface and preserve the remaining life of this roof. This is a maintenance item.

• Tree or plant limbs are contacting roof surface. This can damage roofing materials. It may also limit ourreview. Suggest trimming all trees and vegetation away from the roof and clearing off debris.

• Skylight over unit 123A is broken. We recommended be replaced.• As evidence of past leaking was noted that interior of units 123A and the restaurant, we recommend

further evaluation of this roof by a licensed roofing contractor for specific repair/replacementrecommendations. We cannot determine whether repair or replacement would be more practical.Estimated cost of replacement (if necessary): $18,000 - $22,500

Gutters/Roof Drains6. Many of the downspout gutters along the left side of the building have been crushed by vehicle impact. We

recommend these be replaced. Estimated cost of replacement: $220-$250

PlumbingWater Heaters

7. Apartment water heater - Estimated age 13 years. 40 gallon capacity. Water heaters generally have an averagedesign life of 12 years. This is water heater is at or near the end of its designed life. Water heaters can go outsuddenly. We cannot predict its remaining life and suggest the tank be periodically checked for any signs ofleaking.

Plumbing connections are corroded and show signs of past leaking.


Action Items


Plumbing

Inadequate clearance is provided between the vent pipe and the roof framing. A minimum of six inches ofclearance should be provided between combustible materials and the vent. This is a potential fire safetyconcern. We recommend correction of this condition either by providing more clearance from combustibles and/orinstalling an insulated "B" vent that only requires 1" clearance.

We recommend the flue pipe be secured to the draft diverter (at the top of the tank) and connected with screws toavoid the flue from coming loose.

Estimated cost of corrections and replacement: $1425 - $1750

CarportGarage

8. There is plywood panel storage area that was locked at the time of our inspection. The interior of this storage areacould not be inspected as it was padlocked and not accessible. The base of the siding around the storage roomcloset is damaged as it sits directly on grade. We recommend repair or replacement.

Interior / Office/Storage Room 123AInterior

9. Repairs appear to be in progress at the Northeast wall of this interior space. Damage appears to be related to testmoisture intrusion from the walls and/or roof. These areas were dry at the time of our inspection but we do notknow if repairs had been made to correct the moisture intrusion. Drywall had been removed at the top and bottomof the walls exposing interior framing and wall sheathing. This framing and sheathing was damaged and in need ofreplacement. Moisture stains were evident at the top of the interior walls with a flat roof abuts the original stuccowalls of the structure. The ledger boards and ceiling framing were damaged in some areas as a result of thismoisture. We recommend repairs be made affected materials under the supervision of a licensed generalcontractor and/or structural pest inspector and Source of moisture be identified and corrected to avoid furtherdamage in the future.

Moisture intrusion can contribute to the growth of microorganisms such as mold that can cause adverse healtheffects in some people. If client has concerns regarding the presence of such growth, we suggest this property beevaluated by a qualified specialist.

10. Evidence of past moisture observed below the skylight. No moisture was noted at the time of inspection. there wassome evidence of repairs were observed at the flashing around this skylight but we cannot warranty that this hascorrected the leaking. We suggest these stains be painted over and that this area be monitored for further signs ofmoisture. Periodic caulking may be necessary. We suggest consulting with the seller for further informationregarding the history of this stain and any repairs to this skylight. If no documented record of repairs can beprovided, we suggest the skylight be reviewed by a licensed roofing contractor.


Action Items


Opening CommentsDeviations From The Guide (ASTM 2018-08)

11. Portions of Section 8 of the ASTM standards were performed per our Proposal and Inspection Agreement. Thefollowing portions of section 8 were not performed: vertical transportation | building plans were not reviewed | LifeSafety/Fire Protection items were not inspected. Also section 7, Document Review and Interviews were notperformed. The ASTM suggested outline has not be followed exactly and this report was not peer reviewed. APre-survey Questionnaire was NOT sent to the seller or seller's representative prior to the site visit. Availablepersonnel were questioned/interviewed during the course of the site visit.

ExteriorExterior

12. Weathered trim with exterior paint deterioration noted. Proper preparation and the application of a good coat ofpaint or stain are important to protect and extend the useful life of the siding and trim. To help deter future moistureintrusion and decay of wood materials, we advise all voids, cracks and seams of the exterior siding, trim andwindow frames be sealed with caulking in conjunction with painting. This should be done as part of regular homemaintenance. Estimated cost of prepping and painting trim: $3800-$4700

13. A wood ledger board above the entrance of the office/storage unit123A is damaged. This board serves no purposewe recommended be removed.

14. There is a hole in the stucco wall at the water heater closet above the rear first floor roof. We recommend this holebe sealed to deter moisture and pest entry. Estimated cost to repair: $40-$50

Drainage15. The driveway slopes toward the exterior wall of the building and in particular to the side service door of the

restaurant. Water accumulation can be expected against the right wall of the building during periods of rainfall. Nodamage was noted from this condition and we do not know to what extent water collects in this area but ideally,drainage should be installed alongside the building and/or the slope of the concrete driveway should be re-pouredto drain water away from the building into the street.

PlumbingPlumbing

16. There were no hosebibs available to check the water pressure on this building but the water pressure at thecottage behind this building was noted to be excessively high (120 psi). Water pressure should not exceed 80 psi.Recommend further evaluation by a licensed plumbing contractor to determine if a pressure regulator might benecessary.

Waste Pipe17. A vent pipe has been left open above the first floor tar and gravel roof. This is under an openable window. We

recommend this type be capped. Estimated cost of correction: $50 – $80

ElectricalWiring

18. Wiring and fixtures in unit 123A was incomplete and appeared to be work in progress. Stubbed out wiring andmissing faceplates, junction box cover plates and light fixtures were observed throughout the interior of the space.We recommend that schoolwork be completed by a licensed electrician in conjunction with other repairs needed forthe walls and ceilings. Some of this work might best be left to the discretion of any tenant who might like toincorporate improvements and modifications to the wiring based upon their particular needs.


Consideration Items


Interior / Restaurant 123Interior

19. The step down from the exterior door of the restaurant storage room into the storage room itself is excessively highand represents a fall hazard. We recommend an intermediate step be installed. Estimated cost of correction:$120-$160

20. Faceplate covers were missing on the storage room and office light switches. We recommend covers be installedto prevent accidental contact with the wiring inside these boxes.

21. Ceiling is discolored at the kitchen pantry. This is indicative of past moisture intrusion.These stains visiblyappeared dry at the time of inspection. We are unable to estimate the age of these stains or whether theyrepresent active leaking or are old stains from a now-repaired condition. We recommend these stains be paintedand this area be periodically monitored for any reappearance of moisture. See Roofing comments.

22. The exterior French doors swing inward. Commercial doors should open outward.

Failed seals observed in the glass panes of the French door.

Bathrooms / Office 123ABathroom Other Comments

23. Exhaust fan makes excessive or unusual noises while operating. This indicates the fan or motor may requirecleaning, maintenance or replacement. Estimated cost of replacement: $150-$190

Prepared Using HomeGauge http://www.homegauge.com : Licensed To BPG Inspection Services


Consideration Items


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Date: 9/20/2017 Time: 09:00:00 AM Report ID: 658950Property: 123 Bolinas Road, Fairfax, CA 94930 Prepared By: David Chiaretta

General InformationThe above Action Item table summarizes the recommendations made in this report that are of an immediate, necessary nature.

The above Consideration table summarizes the recommendations made in this report that should be addressed within the next 2years.

ScopeThis inspection is a non-invasive examination of readily accessible systems and components as outlined in the ASTMstandards. In compliance, our reports are subject to the Definitions, Scope, Limitations, Exceptions, and Exclusions asoutlined in the Standards of Practice. A copy of the Standards of Practice may be obtained from your inspector or from theweb site identified in our Inspection Agreement.

In general, the inspections include a visual examination of readily accessible systems and components to help identifymaterial defects - as they exist at the time of the inspection. This is not a technically exhaustive inspection and will notnecessarily list all minor maintenance or repair items. Latent, inaccessible, or concealed defects are excluded from thisinspection. Inspectors do not move furniture, appliances, personal items, or other materials that may limit his/her inspection.We do not report on cosmetic or aesthetic issues. Unless otherwise stated, this is not a code inspection. We did not testfor environmental hazards or the presence of any potentially harmful substance.

Use of ReportsIf the inspection is performed in connection with the sale, exchange or transfer of the property, copies of the report may beprovided to the principals in the transaction and their agents. However, the report is for your sole information and benefit.We do not intend for anyone but the person(s) listed on this report to benefit, directly or indirectly, from this agreement andinspection report. Our contractual relationship is only to the person(s) purchasing our report/service.

Inspection Agreement and 90 Day GuaranteeBY ACCEPTANCE OF OUR INSPECTION REPORT, YOU ARE AGREEING TO THE TERMS OF OUR INSPECTIONAGREEMENT. A copy of this agreement was made available immediately after scheduling your inspection and prior to thebeginning of your inspection. In addition, a copy is included on our website with your final inspection report. You shouldreview the liability limitations and terms of the agreement carefully before accepting your inspection report. Should youdiscover a defect for which we may be liable to you, you must notify us and give us a reasonable opportunity to re-inspectthe property before you repair the defect.

A part of many real estate transactions are contingencies limiting the time available for follow up inspections, repair work, orfurther inquiries. We are not responsible for any investigations that are not completed prior to the end of the contingencyperiod.

Report DefinitionsThe following definitions of comment descriptions represent this inspection report.

Not Inspected: The item was not inspected (reason for non-inspection should be noted):

Not Present: The item was not found or is not present.

Action Item: The item is not functioning as intended or needs repair or further evaluation.

Consideration Item: The item should be monitored and repair/replacement should be considered. (Includesdefinitions, helpful tips, recommended upgrades, conditions requiring repair due to normal wear, and conditionsthat have not significantly affected usability or function - but may if left unattended).

BPG Inspection Services SECTION II: PROPERTY INFORMATION


Client Is Present:No

Age Of Building:70 - 80 Years

Weather:Cloudy

Temperature:Between 50 - 60

Building Faces:Southeast

1. Opening CommentsInspection Items

Deviations From The Guide (ASTM 2018-08)Portions of Section 8 of the ASTM standards were performed per our Proposal and Inspection Agreement. Thefollowing portions of section 8 were not performed: vertical transportation | building plans were not reviewed | LifeSafety/Fire Protection items were not inspected. Also section 7, Document Review and Interviews were notperformed. The ASTM suggested outline has not be followed exactly and this report was not peer reviewed. A Pre-survey Questionnaire was NOT sent to the seller or seller's representative prior to the site visit. Available personnelwere questioned/interviewed during the course of the site visit.

Inspection ScopeThis inspection was completed according to the Standards of Practice of ASTM E 2018-01 and BPG. The entireASTM standard was not addressed. Only portions of ASTM E 2018-01 Section 7 was addressed per our inspectionAuthorization and Agreement. The ASTM guidelines define the scope and procedures of the inspection. A copy ofthe ASTM standard is available upon request.

Per your request and in accordance with our proposal, a visual inspection was performed of the property. Thisassessment meets or exceeds the selected areas stated in our proposal of the ASTM standard for PropertyCondition Assessments.

The inspection is complete and thorough, but it is a general overview, not technically exhaustive. Specialists ineach field could provide more detailed analysis of the building systems, but at considerably more cost. Our visualand limited operational inspection provides the broadest overview of the property at less cost. This report is limitedto deficiencies present at the time of the inspection.

Only the items specifically addressed in this report were examined. No comment is offered on fire protectionequipment or on fire regulation, building code and building bylaw compliance, or environmental concerns.

Our best efforts were applied but this inspection did not reveal all defects. Additional testing and inspection mightreveal defects that area not noted in this report.

This report is based on the accessible features of the building. We evaluated the current physical condition; we didnot perform a design analysis. We visually reviewed the performance, looking for evidence of distress. It should beunderstood that there are limitations to such an inspection. Throughout any inspection, inferences are often drawnwhich cannot be confirmed by direct observation. Therefore, it should be understood that we can reduce thenumber of unforeseen repairs; however, we cannot eliminate them. Consequently, no guarantee or warranty can beoffered or implied.

BPG is not liable for items that are functioning at the time of the inspection but may not be installed according tospecific technical guidelines, or defects that require specialized technical training or instruments to detect. BPGdoes not insure against defects, nor does it make a warranty, expressed or implied, as to the fitness and conditionof the inspected property. This was not an inspection for building standards compliance (code issues). Also thiswas not an inspection for ADA, fire safety or other types of municipality occupancy requirements. Understand thatmunicipality requirements are separate from this effort and some, if required could be expensive to correct/install.Reference the various municipality inspections for their requirements.



Inspector is not required to move furniture, appliances, storage, or other items to conduct this inspection orotherwise expose concealed or inaccessible conditions. The Inspector does not probe or lift up roofing material.Often hidden defects are discovered during building remodeling, therefore, BPG does not accept responsibility forany defects discovered during remodeling performed after our inspection. The intent of this inspection is todiscover significant defects and it is not possible to discover every minor maintenance or repair item in the courseof a normal inspection. Additionally, most buildings continue to be occupied after our inspections. Based on thepreceding, we do not warrant that this inspection provides 100% discovery of all maintenance or minor repairitems such as drippy faucets, minor plumbing maintenance, isolated minor wood damage, comprehensive lightswitch functionality, etc. Therefore, we do not accept responsibility for repair or minor building maintenance orrepair items discovered after our inspection.

The following are specifically excluded from our inspection: interior of flues or chimneys, heat exchangers,conformance with zoning and building codes, environmental hazards, concealed or underground electric andplumbing (NOTE: A definitive underground sewer lateral evaluation requires a sewer camera, which is not part ofthis inspection), private sewer and septic systems, prediction of future sewer backup and systems which are shutdown or not accessible to the inspector.

Building StandardsWe do not inspect for building standard or occupancy compliance of any type. Compliance consists of multiplejurisdictions with overlapping authority and varying levels of enforcement. Some municipalities require aninspection at a change of ownership and some do not. Some ask for updates to changes in standards for safetyrequirements; others allow the older standards under a "grandfather" provision. Our inspectors have generalknowledge about building standards and can answer many related questions, but they have no legal authority tomandate compliance to the various standards. That task belongs to the appropriate municipal authorities. Thisreport does not attempt to list all possible building standard or occupancy infractions.

Building DescriptionThis is a two-story mixed-use residential and commercial building. Building has an operating restaurant, a vacantoffice/storeroom on the ground floor and an occupied apartment at the second story. There is a detached single-family dwelling at the rear of the property. (See separate report for information regarding this building.)

Professional OpinionThis report is our professional opinion but not a guarantee or warranty. The inspection is intended to add to yourknowledge of the building and help you understand the risks of owning it. The inspection is not intended to andcannot eliminate all the risks of purchase. We help you assess these risks; we do not assume them for you. TheInspector provides a professional opinion, which may vary among technical experts.

Additional ConsiderationsThe following are several non-scope considerations that you may want to assess in connection with this commercialreal estate. This list is not intended to be all-inclusive and is not sorted by importance: Seismic Considerations,Design Consideration for Natural Disasters, Insect/Rodent infestation, Environmental Considerations, ADA(American Disability Act) Requirements, Indoor Air Quality, Property Security Systems.

Tenant Equipment ExcludedThe tenant owned equipment was NOT inspected or tested in any way. We assumed all kitchen equipment in therestaurant was tenant owned and as such it was not inspected.

EnvironmentalThis was not an inspection for any environmental issues or concerns. Buildings constructed prior to 1978 are likelyto have lead paint and possibly asbestos materials in them. Excessive moisture conditions can lead to the growth ofmicroorganisms (molds) that can cause adverse health reactions to humans. Evaluation for hazardous materials,including but not limited to, asbestos, lead, radon, fungi and molds is beyond the scope of this inspection. If clienthas concerns regarding the potential presence of any hazardous materials, we suggest you have an EnvironmentalSite Assessment at this time (Phase 1) for disclosure of any concerning environmental conditions.



Municipality InspectionsOur inspection does not include any assessment of the appropriateness of this property for any particular businessneed or its compliance with municipal zoning regulations for a particular business use. Inquire about anymunicipality inspections that might be required because of this real estate transaction and update/correctconditions per their requirements.

Smoke Alarms | Sprinklers | Emergency LightingThe operation or presence of fire alarms or emergency lighting was not part of this inspection. It was noticed thatEXIT lights and emergency lighting is present at the Restaurant (Unit 123) but not at the unfinished Office/Storageroom (Unit 123A). Confirm requirements for unit location and test and/or install new units as/if necessary ordirected by the municipality. Test and check all emergency lighting and repair/replace as necessary.

Any fire alarm system(s) were not tested/inspected in any way. Have regular fire inspections per the municipalityrequirements.

Opinion Of Probable CostThis report provides recommendations, preliminary cost estimates and priorities for: remedying major deficiencies,updating ageing major components, and undertaking further detailed investigations. The recommendations are forremedial actions that are considered to be beyond the normal maintenance of the building.

The estimated opinions of probable costs are for the suggested remediation of the physical deficiencies ormodernization of outdated systems or components. The costs are based on the consultant’s resources andexperience. These costs are intended to assist you in developing a general understanding of the physical conditionof the subject property, and should be construed as preliminary numbers ONLY. The cost estimates provide anorder of magnitude; therefore, to attain precise figures professional contractors should be consulted. Cost estimatesare only provided for those items, or group of items, thought to cost about $1000 or more. Based on theconsultant’s judgement costs less than $1000 may be included in this report. The estimates could vary by as muchas 10 - 50%.

CredentialsDavid Chiaretta performed the site inspection and prepared this report. David has performed over 10,000commercial and residential property inspections during his professional career. He has worked for BPG Inspectionsand Consulting since 2014 and is the North Bay area manager of BPG . He is American Society of Home Inspectors(ASHI) certified and a full member of the California Real Estate Inspection Association (CREIA) and has receivedtraining for commercial inspections from Carson-Dunlop training associates. He has certifications in HERS ratingand Green Building practices. He has been inspecting professionally for 25 years. He is a fully accredited memberof the California Real Estate Inspection Association (CRIEA). He is certified real estate education instructor. He hastraining in mold inspections and lead risk assessment.

ADA SurveyAn ADA survey was NOT part of this PCA. Verifying compliance with ADA (American Disability Act) is beyond thescope of this inspection. Generally, Title III of the Americans with Disabilities Act (ADA) prohibits discrimination byentities to access and use of areas of public accommodations and commercial facilities on the basis of disability.Regardless of its age, these areas and facilities must be maintained and operated to comply with the Americanswith Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are required to comply fully with the ADAAG. Facilitiesconstructed prior to this date are held to the lesser standard of compliance to the extent allowed by structuralfeasibility and the financial resources available. As an alternative, a reasonable accommodation pertaining to thedeficiency must be made.

At a office property with interior common areas, the areas considered as public accommodations are the site itself,parking, the exterior accessible route, the interior accessible route up to the tenant lease lines, and the interior



common areas, including the common area restrooms. ADA compliance issues inside tenant spaces are not withinthe scope of the survey .

Client should be aware that ADA compliance is likely to be required if client pulls permits for work or usage permits.We recommend client contact an ADA specialist for review of the premises or consult with an architect to determinewhat upgrades may be necessary for ADA compliance.

2. StructureOur inspection of the structure included a visual examination of the exposed, readily accessible portions of the structure. These items were examined forvisible defects, excessive wear, and general condition. Many structural components are inaccessible because they are buried below grade or are behindfinished surfaces. Therefore, much of the inspection was performed by looking for visible symptoms of movement, damage and deterioration. Where thereare no symptoms, conditions requiring further review or repair may go undetected and identification is not possible without destructive testing. We make norepresentations as to the internal conditions or stability of soils, concrete footings and foundations, except as exhibited by their performance. We cannotpredict when or if foundations or roofs might leak in the future.

Styles & Materials

Foundation Type and Material:Slab Floor

Wall Structure:Masonry Block and ConcreteWood Frame

Roof Structure:Conventional Wood Rafters & Ceiling Joists

Inspection ItemsFoundation

Slab foundations are primarily inspected from the exterior perimeters. Floor coverings limit our review of the slab atthe interior of the structure. The visible foundation is performing as intended. We noted several cracks but these arecommon in concrete slabs, no signs of significant differential movement and they did not appear to be anything outof the ordinary. Forecasting future performance is impossible because heavy rainfall, drought and otherunpredictable soil conditions can produce foundation movement.The slab foundation under unit 123A consisted of varied heights and was intentionally sloped. It appears thisportion of the building was built over a pre-existing concrete patio and/or walkway which would account for thissloping. A poured perimeter foundation appears to been added around this pre-existing concrete to support the newexterior walls of this edition. This would've been necessary as the typical slab for walkway or patio would not haveadequate footings for the weight of exterior walls.

FloorsThe floor structure is a poured in place concrete slab. Floor coverings limit our review of the slab at the interior ofthe structure. Some minor settlement and cracks are not unusual. If cracks expand beyond 3/16" in width, sealingthem with caulking or an epoxy filler is recommended to deter moisture intrusion.

WallsThe walls are performing as intended without sign of significant damage or structural movement.The walls at the front portion of the restaurant are constructed of masonry block units. These are hollow bricks so itis possible they might have reinforcing steel in them but as this building's construction might have preceded theadoptions of building codes and such steel would be concealed within the wall, we can't determine if or to whatdegree such reinforcement is present. No evidence of significant reinforcement efforts was observed for thesemasonry walls. As engineering evaluations are beyond the scope of this inspection, concerned parties may wish tohave these walls reviewed by a licensed structural engineer for recommendations on upgrades or reinforcement.

Roof Framing & SheathingWhere accessible, there are no visible cracked or damaged rafters/bar joists or signs of serious movement. Theroof structure appears to be performing as intended.2x4 rafters. While this span may have been an acceptable practice at the time of construction, it is consideredundersized framing by current standards. Framing should be capable of supporting the roof as it is, but we suggestthis area be monitored for any signs of sagging which would indicate the need for reinforcement.



3. ExteriorOur inspection of the building exterior included a visual examination. Items are examined for defects, excessive wear, and general state of repair. Exteriorwood components are randomly probed. We do not probe everywhere. Varying degrees of exterior deterioration could exist in any component. Vegetation,including trees, is examined only to the extent that it is affecting the structure.

Styles & Materials

Wall Coverings:Traditional 3 Coat Stucco

Doors:Solid Wood DoorsWood Doors with Glass

Windows:Combination of Single & Thermal Glazed

Eaves & Soffits & Fascia:Open Style

Drainage:Minimal

Drives/Parking:Concrete

Landscaping:Minimal

Walks & Patios:Standard Concrete

Inspection ItemsExterior

Common cracks noted in the stucco siding. Some cracking occurs in virtually all stucco and may be caused by,among other things, movement in the wall framing, foundation settling, seismic activity or stucco shrinkage as itcures. Minor or common cracks, such as those we noted here, usually do not need repair and are normally filledwhen the stucco is painted. Even though a moisture barrier is present behind most stucco, cracks large enough toallow water entry should be caulked or patched as part of routine building maintenance.Stucco siding extends below grade. Although this was a common building practice at the time this structure wasestimated to have been built, this can allow pest and moisture intrusion, as well as damage that may not be visibleto an inspector. This can also prevent the stucco system from draining correctly as it lacks a weep screed (seestucco illustration). In wet areas, the home could also be prone to rising moisture creep whenever moisture is heldagainst the structure for prolonged periods. We suggest consulting a pest inspector for further evaluation of thisarea.Weathered trim with exterior paint deterioration noted. Proper preparation and the application of a good coat ofpaint or stain are important to protect and extend the useful life of the siding and trim. To help deter future moistureintrusion and decay of wood materials, we advise all voids, cracks and seams of the exterior siding, trim andwindow frames be sealed with caulking in conjunction with painting. This should be done as part of regular homemaintenance. Estimated cost of prepping and painting trim: $3800-$4700The stucco wall above the dining room window of apartment 119A on the right side of the building appears to beenpatched. All these repairs appear to be in good order we cannot determine why these repairs were made or thecondition of interior components concealed within the wall.



A wood ledger board above the entrance of the office/storage unit123A is damaged. This board serves no purposewe recommended be removed.

Portions of the exterior wall at the left (Northeast) side of unit 123A were not fully accessible for review due to theproximity of a storage building on the neighboring property.

There is a hole in the stucco wall at the water heater closet above the rear first floor roof. We recommend this holebe sealed to deter moisture and pest entry. Estimated cost to repair: $40-$50



Moisture stains and related damage noted to interior framing of water heater closet located on top of the first floorroof. We recommend repair by a licensed general contractor. Estimated cost of repairs:$1200 - $2000

Pest control requires a special license in the state of California and evaluation of pest and rodent infestations isbeyond the scope of a general home inspection. However, as a courtesy, we did observe evidence in the atticindicating rodent activity in the water closet on the roof. We are not experts in this field and do not know if thisactivity is recent. Evaluation of possible health concerns or sources of rodent entry is beyond the scope of ourinspection. We suggest client contact a licensed general pest control service for further evaluation of this propertyand specific recommendations for exclusion and cleaning if concerned.

DoorsFrench doors with weather exposure were noted in this dwelling. These types of doors are known to have atendency to leak during periods of wind-blown rain. Evidence of leaking was observed at the wall next to the doors



at the time of inspection. These doors should be properly flashed or caulked, as necessary, to prevent furthermoisture intrusion and damage to wood framing members.

WindowsSampled, accessible windows operated satisfactorily. All windows should be cycled at least once a year as a goodmaintenance practice. We recommend that there is at least one easily operable window and storm unit in eachroom for fire egress.Vinyl-framed dual-glazed windows have been retrofitted into this home's original frames for enhanced energyefficiency. Quite often, installation of these windows does not include re-flashing, which is used to limit moistureintrusion. It is important to keep these frames well sealed with caulking to deter leaking around the frameperimeters.Most of the windows are thermal pained for improved energy efficiency. No evidence of failed seals was noted atthe time of our inspection. Detection of failed seals on multi-pane windows can sometimes be difficult. Weatherconditions, lighting, dirty glass and screens can limit the inspector's ability to completely evaluate these windowsvisually for evidence of condensation between the panes of glass. Because of this, per California Real EstateInspection Association Guidelines (CREIA), we do not guarantee the detection of all failed seals that mightbe present nor do we warranty the integrity of dual-glazed window seals in the future. The seller should beconsulted for any history of condensation that may form in these thermopanes.

Eaves, Soffits & FasciaDamage was noted to the eaves at the right front of the second story. This damage could be the result of pastleaking. We recommend review and repairs as necessary by a licensed roofing contractor. Estimated cost ofrepairs: $650-$870

The awnings over the doorways at the right side of the building are poorly constructed and leak. Damage waspresent to some degree at all three awnings. We recommend replacement by a qualified licensedcontractor.Estimated cost of replacement: $4300 - $5300



DrainageThe driveway slopes toward the exterior wall of the building and in particular to the side service door of therestaurant. Water accumulation can be expected against the right wall of the building during periods of rainfall. Nodamage was noted from this condition and we do not know to what extent water collects in this area but ideally,drainage should be installed alongside the building and/or the slope of the concrete driveway should be re-pouredto drain water away from the building into the street.

The exterior sill plates of Unit 123A sit on the slab foundation at or near exterior grade level. This can allowmoisture intrusion and damage of the wood sills. Ideally, these walls should sit on a raised concrete perimeterfoundation. The neighboring property's parking lot abuts this wall and we are unsure if the slope and drainage ofthis parking area is adequate to keep water from accumulating against this wall. Curb walls or drains may need tobe installed to divert water away from the base of these walls. We recommend consulting with qualified licensedgeneral contractor or a drainage specialist for further evaluation and specific recommendations on improving sitedrainage around the base of the building.

Walks | Patios | Terraces | BalconiesCommon cracks were noted in the concrete but the concrete walk and driveway has no significant cracks or upliftsbut monitor for future tripping hazards.

4. RoofingOur inspection of the readily accessible roof system included a visual examination to determine damage or material deterioration. We walk on the roof onlywhen is it safe to do so and is not likely to damage the roof materials. We look for evidence of roof system leaks and damage. We cannot predict when or ifa roof might leak in the future.

Styles & Materials

Materials:Composite ShinglesTar & Gravel

Drains:Metal Gutters

Chimneys & Vents:Masonry ChimneyClass "B" Metal VentFor The Fireplaces

Inspection ItemsMaterial

Composition shingles:



• Roof shingles should normal wear and tear for the estimated age. Composition shingle roofs of this typecan be expected to last 25 to 30 years. We estimate this roof to be less than 15 years old.

• An accumulation of leaves was observed in the valleys. Tree leaves and debris should be cleared off theroof on a regular basis. Debris can impede proper roof drainage and lead to leaks, particularly at valleysand around flashed areas.

• Mounting bolts for the TV dish penetrate the roof covering. These bolts should be regularly sealed withcaulking as part of normal roof maintenance.

• Evidence of past repairs were noted to the eaves at the right and left sides of the second story of thebuilding.

Rolled built-up roofing (over laundry area of apartment):• Roofing materials show normal wear for their age and type and are in serviceable condition.

Tar and gravel roof covering:• Roof covering shows normal signs of wear for its age and type. We suggest that the bare areas where roof

membrane is exposed be recovered with gravel to deter premature cracking and drying of roof surface andpreserve the remaining life of this roof. This is a maintenance item.

• Tree or plant limbs are contacting roof surface. This can damage roofing materials. It may also limit ourreview. Suggest trimming all trees and vegetation away from the roof and clearing off debris.

• Skylight over unit 123A is broken. We recommended be replaced.• As evidence of past leaking was noted that interior of units 123A and the restaurant, we recommend

further evaluation of this roof by a licensed roofing contractor for specific repair/replacementrecommendations. We cannot determine whether repair or replacement would be more practical.Estimated cost of replacement (if necessary): $18,000 - $22,500



Tar and gravel roof over leakingarea of 123A

Tar and gravel roof overrestaurant

Trees contacting the surface Broken skylight

FlashingsMastic sealant has dried and cracked resulting in voids around plumbing vents. Suggest re-sealing all through roofvents and projections as part of routine maintenance.

Gutters/Roof DrainsMany of the downspout gutters along the left side of the building have been crushed by vehicle impact. Werecommend these be replaced. Estimated cost of replacement: $220-$250



Chimney & VentsChimney for the apartment has been retrofitted with a gas appliance flue for a fireplace insert. As rain caps are notremoved as part of our inspection, our review of the chimney flue was limited.A spark arrester with a cap is installed on the metal flue for the wood fireplace of the restaurant. As rain caps arenot removed as part of our inspection, our review of the chimney flue was limited.

5. PlumbingOur inspection of the plumbing system included a visual examination to determine defects, excessive wear, leakage, and general state of repair. Plumbingleaks can be present but not evident in the course of a normal inspection. A sewer lateral test to determine the condition of the underground sewer lines isbeyond the scope of this inspection. Our review of the plumbing system does not include landscape irrigation systems, water wells, on site and/or privatewater supply systems, water quality, off site community water supply systems or private (septic) waste disposal systems unless specifically noted.

Styles & Materials

Water Piping: Waste Piping: Fuel Piping:

Water Heater: Hose Connections:

Inspection ItemsPlumbing

The building has a public water supply with copper service pipe. The main interior shutoff valves were located in therestaurant and the water meters are at the front sidewalk in front of the building.

There were no hosebibs available to check the water pressure on this building but the water pressure at the cottagebehind this building was noted to be excessively high (120 psi). Water pressure should not exceed 80 psi.Recommend further evaluation by a licensed plumbing contractor to determine if a pressure regulator might benecessary.Plumbing, where visible, is a combination of copper and galvanized pipes. Copper plumbing has been usedthroughout most of the building and is preferred for its durability and long service life. Galvanized water pipes rustfrom the inside out and can become restricted over time. The flow was checked by running two or more plumbingfixtures simultaneously. The flow was noted to be serviceable at tested locations. If client has further concernsregarding the internal condition of supply lines, we suggest further review by a licensed plumber.

Waste Pipe



No sewer relief valve ("Contra Costa" cap) is present on the cleanout. Some municipalities require such a valve oncleanouts.Our inspection is visual. We cannot speculate on the condition of buried pipes. Based on either the age of thisbuilding, we recommend client consider having a video inspection of the underground waste line by a qualifiedplumber.A vent pipe has been left open above the first floor tar and gravel roof. This is under an openable window. Werecommend this type be capped. Estimated cost of correction: $50 – $80

Fuel PipeThere were three gas meters located at the right side of the building. These meters were not labeled. As it were nogas appliances in unit 123A, we assume these gas meters were for the other three units. We recommend thesemeters be labeled.

Not every section of the gas piping and all valves were able to be inspected due to access limitations.

Water HeatersRestaurant Water Heater - Estimated age 7 years. 50 gallon capacity, high recovery rate commercial unit. (Thismay be a tenant added improvement.) The water heater looked typical for its age and was in operation at theinspection. Vent pipe and relief valve were in place. Service life ranges from 10 to15 years.

Only one earthquake strap is installed. Although this strap does provide some resistance to seismic movement, itdoes not meet current California State Office of Architecture guidelines for earthquake safety. We suggestadditional bracing be installed. As water heater bracing requirements differ from city to city, current requirementscan be obtained from the local city or county building department. Approved manufacturer's specificationssupersede all other requirements and we may not have access to those specifications.



Apartment water heater - Estimated age 13 years. 40 gallon capacity. Water heaters generally have an averagedesign life of 12 years. This is water heater is at or near the end of its designed life. Water heaters can go outsuddenly. We cannot predict its remaining life and suggest the tank be periodically checked for any signs of leaking.

Plumbing connections are corroded and show signs of past leaking.

Inadequate clearance is provided between the vent pipe and the roof framing. A minimum of six inches of clearanceshould be provided between combustible materials and the vent. This is a potential fire safety concern. Werecommend correction of this condition either by providing more clearance from combustibles and/or installing aninsulated "B" vent that only requires 1" clearance.

We recommend the flue pipe be secured to the draft diverter (at the top of the tank) and connected with screws toavoid the flue from coming loose.

Estimated cost of corrections and replacement: $1425 - $1750

We were unable to determine where the Office/Storage room bathroom sink gets its hot water from. We assume itshares hot water with one of the two other water heaters.



6. ElectricalOur inspection of the electrical system included a visual examination of readily accessible components including a random sampling of electrical devices todetermine adverse conditions and improper wiring methods, grounding and overcurrent protection. Performing voltage tests, load calculations ordetermining the adequacy of the electrical system for future usage is outside the scope of this inspection. Telephone, video, audio, security system,landscape lighting, and other low voltage wiring was not included in this inspection unless specifically noted.

A Public Works Official approves an original electrical system and all additions at the time of the installation. This signed approval supercedes any, and all,written electrical codes. It is relatively impossible to ascertain what portions of this system a Building Official, has approved, and it is beyond the scope of anelectrical inspection to research these documents. This report is the result of a visual inspection that does not include identification or load testing ofindividual circuits. It is not a guarantee or warrantee toward the longevity of the life of this electrical system or equipment, nor is it a guarantee the buildingand electrical system will pass an inspection by a Public Works Official. This report does include an opinion of the condition of the electrical equipmentbased on acceptable standards and practices and also includes a non-binding cost estimate of repairs.

Styles & Materials

Service Entrance:Underground

Panel:1 PanelExtra Info : 1 main panel with multiple subpanels

Grounding:CopperAttached To a Grounding Rod

Wiring:CopperExposed non-metallic cable (Romex style wiring)

Receptacles & Switches:Three-slot Grounded Recepticles

GFCIs:Kitchen & Bath Locations

Inspection ItemsPanels

The main panel is located at the right side of the building (Southwest).Services separated into four individual metered systems. All four main service disconnects are located at this onepanel. Main service to the building is 225 amps, 220v. Service amperage for each unit is as follows:

123 - 125 amps

123A - 50 amps

119A - 50 amps

119B - 60 amps

Sub PanelsRestaurant 123 Sub Panel - Located at right exterior of building.

Wiring and breakers were visually reviewed and found to be in serviceable condition. The panel cabinet is wellsecured and there are no apparent signs of arcing or burn marks at the wiring connections and fittings.



Office/Storage 123A Sub Panel - Located at right exterior of building.


Apartment 119A Sub Panel - Located at right exterior of building.




Apartment 119A Sub Panel - Located at dining room wall.

Wiring and breakers were visually reviewed and found to be in serviceable condition.

Arc-Fault Circuit Interrupter (AFCI) circuit breakers have been installed in this electrical panel to protect thebedroom circuits from causing fires. These devices are a relatively new safety feature in homes and are commonlyrequired in newer homes. AFCIs use solid-state circuitry to recognize the unique voltage and current waveformcombinations that are the signature of an electrical arc and open the circuit should such arcing be detected. We didnot test the AFCI as the home was occupied and tripping it should turn off power to all bedroom circuits becausethis might cause problems for timers and appliances plugged into these circuits.

Cottage 119B Sub Panel - Located at right exterior of building.




GroundingThe ground connections are visible and securely fastened.

WiringWiring and fixtures in unit 123A was incomplete and appeared to be work in progress. Stubbed out wiring andmissing faceplates, junction box cover plates and light fixtures were observed throughout the interior of the space.We recommend that schoolwork be completed by a licensed electrician in conjunction with other repairs needed forthe walls and ceilings. Some of this work might best be left to the discretion of any tenant who might like toincorporate improvements and modifications to the wiring based upon their particular needs.

Receptacles & SwitchesThe tested outlets were in good condition.



GFCI'sThis property has GFCI equipment at locations appropriate for its age. The installed GFCI's respondedappropriately to a test device. GFCI's (Ground Fault Circuit Interrupters) are safety devices for use in wet areas.New construction standards require them at bathrooms, kitchens, basements and exterior locations. Localauthorities may require GFCI retrofit in older construction at a change of ownership. A single GFCI device cancontrol additional receptacles "downstream", and you should become familiar with the network of controlling units.We suggest periodic testing to ensure proper working order.

FixturesA light fixture on the rear of the second-story wall was damaged; recommend replacement of this fixture. Estimatedcost of replacement: $25-$45A light on the right side of the structure is controlled by a photo\motion sensor. We were unable to verify theoperation of this light as we could not trigger the sensor to test it.

7. Heating and CoolingOur inspection of the heating and cooling system included a visual examination of the system's major components to determine defects, excessive wear,and general state of repair. Weather permitting, our inspection of a heating or cooling system includes activating it via the thermostat and checking forappropriate temperature response. Our inspection does not include disassembly of the furnace; therefore heat exchangers are not included in the scope ofthis inspection. Ceiling fans are not typically inspected as they are not within the scope of the inspection.

Styles & Materials

Number of Furnances: Warm Air Furnance: Vent:

Warm Air Distribution: Number of Cooling Systems: Cooling System:

Inspection ItemsHeating Equipment

Apartment Heating – Input Rating: 60,000 BTU's/hour. Manufacturing date: 2006. Located in the attic above theapartment. Thermostat is located in the hall of the apartment. Filter size was 14 x 24 x 1.

Heating unit was tested using normal control settings and it operated properly during our inspection. Building ownershould budget for replacement in 15 to 20 years. We suggest regular cleaning and lubrication of the blower (ifapplicable) as part of the routine maintenance of this furnace.

Restaurant heating and cooling - Interior space conditioning is provided by a heat pump or inverter. A heat pumpis basically a compressor-cycle air conditioning system that can operate in reverse. This is a ductless system. Thecondenser is located on the roof and there are two distribution units, one located behind the bar and the other at thedining room. These are controlled by remote control thermostats. The units were tested and found to operateproperly in both heating and cooling modes. As long as the unit is functioning properly in either the heating orcooling mode, it is an indication that the major components (compressor, fans and coils) are operational. If adetailed evaluation of the heating or cooling capacity of these units is desired, a licensed HVAC contractor shouldbe consulted.

Building owners should budget for replacement in 20+ years.



Heating - VentCombustion gases exit through standard connections to a class "B" metal vent. The installation looks insatisfactory condition. The Gas Company will check for current obstructions, but, to avoid possibly serious safetyhazards, you should check the system annually for blockage or other problems.

Heating - Fireplace / WoodstoveA gas fireplace insert has been installed in the apartment chimney for increased heating efficiency. As many partsof this insert are not visible, this is a limited review. Installation specifications vary by manufacturer and model. Gaslogs were lit using the wall switch and the flames appeared to be operating properly. As the installation details andoperation parameters of fireplaces can vary by manufacturer as a general rule, we recommend client considerhaving these inspected by a licensed chimney professional to ensure their safe operation.A suspended wood-burning fireplace is installed in the dining room of the restaurant. This fireplace has a metal flue.The components appear to be serviceable and a proper Spark arrestor was noted to be present at the top of themetal chimney flue. We recommend this flu be periodically cleaned by qualified chimney professional. Note: properclearance should be provided around this fireplace to avoid injury from its hot surface.

Heating - Warm Air DistributionOnly the upstairs apartment had ducting. Ducting appeared serviceable where accessible. Not every section of theductwork was inspected.

Cooling - Central SystemCooling for the restaurant is provided by the same heat pumps that provide the heating. See comments above.

Cooling - Other UnitsThere was an evaporative ("swamp") cooler mounted on the roof above the restaurant dining room. The fan wasoperating at the time of our inspection but the water cooling was not turned on. We could not locate the controls forthis unit therefore we were unable to test the pump and water flow on this unit.



Cooling - DistributionThe air distribution for the cooling system is identical to the heating system. Refer to the Heating Distributionsection above.

8. Attic/Ventilation/Crawl SpaceThis access was open and allowed a walk through inspection of the insulation and other attic conditions. Areas that were not visible from this vantage pointwere not examined. The inspector was not required to disturb insulation or vapor retarders or determine indoor air quality. BPG looks for evidence of pestactivity in the attic and building but it is not possible to determine if evidence is currently active or will become active in the future.

Styles & Materials

Attic Insulation:Fiberglass

Attic R-Value:About R-24

Wall Insulation:Unable To Determine

Attic Ventilation:EaveRoof

Fans:Bath FansKitchen Exhaust Fan

Inspection ItemsAttic Access

Accessible areas of the attic were entered for review of the attic space. Because of restricted space, some portionscould not be reached to fully view them. Low clearances, framing and insulation can limit our review in some areas.The inspector did not enter spaces that might jeopardize his safety or where entry could risk damage to theproperty.

Insulation - AtticInsulation is present over the ceilings of this home. This insulation is for energy conservation. When insulation is inplace, review of the attic area is limited; the ceiling, ceiling joists, are at least partially concealed as well as wiring,lighting fixtures and plumbing. Where visible, the approximate average thickness of the insulation is 8-10 inches.This is a moderate to good level of insulation by today's standards. This dwelling's insulation level could beimproved even more by adding more insulation which is a cost-effective upgrade worth considering to improve theenergy efficiency and comfort level of this dwelling.

Ventilation - Attic



The present ventilation appears adequate for moisture control. Check the attic temperature on a hot day. If the attictemperature is more than 15-20 degrees above full sun outside temperature, additional ventilation is recommended.For every square foot of attic floor space there should be one square inch of attic ventilation opening at roof, gablesor soffit. The preceding can be accomplished by several different means; static roof vents, ridge vents, soffit orgable vents. Ideally 50% of the ventilation should be close to or at the roof peak and 50% at the soffit area.

Ventilation - FansAll the installed fans responded to brief test operation but each individual speed was not checked. Ventilation fanshelp remove excessive moisture vapor from the building. Ceiling fans reduce air stagnation and stratification andimprove comfort levels as well as increase the effectiveness of the heating and cooling systems. Adding fans ofeither type can be a useful improvement. The direction a ceiling fan rotates makes little difference in energy use,but may make a difference in comfort.A ceiling fan is installed in the apartment family room. Ceiling fans should be braced between ceiling joists. This isnot always done which can allow the fixture to work loose. Fan bracing could not be verified due to limited accessand insulation in the attic. We recommend fan be periodically checked for looseness.Exhaust fan system is installed over the restaurant. The efficiency and adequacy of the system was not evaluatedas part of our inspection but we did confirm the fan operated. Grease was noted to be leaking from the containmentpan under the unit onto the roof surface.

9. CarportOur inspection of the garage/carport included a visual examination of the readily accessible portions of the walls, ceilings, floors, vehicle and personneldoors, steps and stairways, fire resistive barriers, garage door openers and hardware if applicable.

Styles & Materials

garage:

Inspection ItemsGarage

Carport cover is a wood frame structure with corrugated plastic panels. These types of panels often leak or drip andmay not provide a completely watertight roof.



There is plywood panel storage area that was locked at the time of our inspection. The interior of this storage areacould not be inspected as it was padlocked and not accessible. The base of the siding around the storage roomcloset is damaged as it sits directly on grade. We recommend repair or replacement.

Our review of the support posts and framing was limited due to start personal property and the locked storage area.Expansive cracks noted to the concrete slab of the carport area. These types of cracks are common with the claysoils typical of this area. No corrective action appears warranted at this time.

10(A) . Interior / Apartment 119AOur inspection of the interior included a visual examination for structural and safety deficiencies. Please note that only a representative sample ofaccessible components was inspected.

Styles & Materials

Walls and Ceilings:Drywall

Floors:Hardwood & Carpet & VinylTile

Inspection ItemsInterior

10(B) . Interior / Restaurant 123Our inspection of the interior included a visual examination for structural and safety deficiencies. Please note that only a representative sample ofaccessible components was inspected.

Styles & Materials

Walls and Ceilings:DrywallConcrete

Floors:ConcreteWood flooring


Ceiling is discolored on the ceiling of the separate restaurant storage room. This is indicative of past moistureintrusion. This area is approximately under the apartment kitchen. These stains visibly appeared dry at the time ofinspection. We are unable to estimate the age of these stains or whether they represent active leaking or are oldstains from a now-repaired condition. We recommend this area be periodically monitored for any reappearance ofmoisture.

Unable to determine if damage exists within the ceiling but it seems unlikely based on the condition of the ceiling.Removal of finished surfaces would be necessary to ascertain the extent of damage, if any, within this area. Ifconcerned about the possibility of concealed damage,we suggest finish surfaces be removed and interior space beinspected by a qualified trade specialist. Any damaged materials should be repaired or replaced, as necessary.



The step down from the exterior door of the restaurant storage room into the storage room itself is excessively highand represents a fall hazard. We recommend an intermediate step be installed. Estimated cost of correction:$120-$160

Faceplate covers were missing on the storage room and office light switches. We recommend covers be installed toprevent accidental contact with the wiring inside these boxes.

The ceiling around the skylight at the restaurant dining room appears to have been repainted or "touched up". Whilecosmetic improvements are common, we cannot determine the reason for this paint or if it might cover moisturestains. We recommend the skylight be reviewed by a licensed roofing contractor.



Some of the recessed light fixtures at the dining room did not operate at the time of inspection, possibly due toburnt-out bulbs. We suggest proper operation of the light fixtures be demonstrated with new bulbs or repairs bemade, as necessary.An open junction box was noted in the storage area off of the restaurant kitchen. This is very common but stillimproper; we recommend a cover plate be installed to enclose the splices.

Ceiling is discolored at the kitchen pantry. This is indicative of past moisture intrusion.These stains visibly appeareddry at the time of inspection. We are unable to estimate the age of these stains or whether they represent activeleaking or are old stains from a now-repaired condition. We recommend these stains be painted and this area beperiodically monitored for any reappearance of moisture. See Roofing comments.

The exterior French doors swing inward. Commercial doors should open outward.

Failed seals observed in the glass panes of the French door.

10(C) . Interior / Office/Storage Room 123AOur inspection of the interior included a visual examination for structural and safety deficiencies. Please note that only a representative sample ofaccessible components was inspected.

Styles & Materials



Walls and Ceilings:Drywall

Floors:Concrete


This space appears to have been in addition to the original structure.Repairs appear to be in progress at the Northeast wall of this interior space. Damage appears to be related to testmoisture intrusion from the walls and/or roof. These areas were dry at the time of our inspection but we do not knowif repairs had been made to correct the moisture intrusion. Drywall had been removed at the top and bottom of thewalls exposing interior framing and wall sheathing. This framing and sheathing was damaged and in need ofreplacement. Moisture stains were evident at the top of the interior walls with a flat roof abuts the original stuccowalls of the structure. The ledger boards and ceiling framing were damaged in some areas as a result of thismoisture. We recommend repairs be made affected materials under the supervision of a licensed generalcontractor and/or structural pest inspector and Source of moisture be identified and corrected to avoid furtherdamage in the future.

Moisture intrusion can contribute to the growth of microorganisms such as mold that can cause adverse healtheffects in some people. If client has concerns regarding the presence of such growth, we suggest this property beevaluated by a qualified specialist.

Evidence of past moisture observed below the skylight. No moisture was noted at the time of inspection. there wassome evidence of repairs were observed at the flashing around this skylight but we cannot warranty that this hascorrected the leaking. We suggest these stains be painted over and that this area be monitored for further signs ofmoisture. Periodic caulking may be necessary. We suggest consulting with the seller for further informationregarding the history of this stain and any repairs to this skylight. If no documented record of repairs can beprovided, we suggest the skylight be reviewed by a licensed roofing contractor.



11(A) . Kitchen / Apartment 119AOur inspection of the kitchen included a visual examination of the readily accessible components to determine defects, excessive wear, and general state ofrepair. We tested basic, major built-in appliances using normal operating controls. Accuracy and/or function of clocks, timers, temperature controls and selfcleaning functions on ovens is beyond the scope of our testing procedure. Refrigerators or other appliances were not tested or inspected unless specificallynoted.

Styles & Materials

Kitchen Appliances:

Inspection ItemsKitchen

Kitchen finishes are serviceable allowing for normal wear and tear and all installed appliances responded to brieftest operation but timers and calibrations were not checked. The dishwasher went through a cycle without visibleleaks or apparent problems. The garbage disposal responded to switch and the gas range cooktop and ovenburners responded to hand controls.Cracks were noted in the grout at the backsplash and around the perimeter of the sink. This is a common condition.We suggest patching the grout or applying caulking.This is a recirculating-type fan (does not vent to the exterior). Fan was operable when tested.Drain line from the dishwasher has no anti-siphon break. The discharge line should be looped higher under the sinkor an air gap should be installed to prevent back siphoning from the sink.Water stains noted on the shelf under the sink. These stains were dry at the time of inspection. Plumbing wastested and no leaking was observed. We recommend periodic observation.

11(B) . Kitchen / Restaurant 123Our inspection of the kitchen included a visual examination of the readily accessible components to determine defects, excessive wear, and general state ofrepair. We tested basic, major built-in appliances using normal operating controls. Accuracy and/or function of clocks, timers, temperature controls and selfcleaning functions on ovens is beyond the scope of our testing procedure. Refrigerators or other appliances were not tested or inspected unless specificallynoted.

Styles & Materials

Kitchen Appliances:

Inspection ItemsKitchen

Commercial cooking appliances, sinks sanitation equipment and traps were not evaluated as part of this inspection.The exhaust fan was tested and found to be operable but no evaluation as to its adequacy was made as part of ourinspection. Fire suppression equipment was present but was not evaluated.

12(A) . Bathrooms / Apartment 119AOur inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls,proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequatewater pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report.

Inspection ItemsBath(s)



Tile surround walls. The caulking at the bottom of the wall is cracked. We suggest recaulking as part of regularmaintenance.

Toilet(s)Serviceable. Toilet was labeled as a low-flow toilet.

Bathroom Other CommentsExhaust fan was operable. Light fixture in the fan did not operate at the time of inspection, possibly due to a burnt-out bulb. We suggest client test the fixture with a new bulb.

12(B) . Bathrooms / Office 123AOur inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls,proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequatewater pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report.

Inspection ItemsToilet(s)

Serviceable. Toilet was labeled as a low-flow toilet.

Bathroom Other CommentsBathroom sink was serviceable.Exhaust fan makes excessive or unusual noises while operating. This indicates the fan or motor may requirecleaning, maintenance or replacement. Estimated cost of replacement: $150-$190

12(C) . Bathrooms / Restaurant 123Our inspection of the bathrooms included a visual examination to determine if there were any active leaks, water damage, deterioration to floors and walls,proper function of components, excessive or unusual wear and general state of repair. Bathroom fixtures are run simultaneously to check for adequatewater pressure and volume. Unusual bath features like steam generators or saunas are not inspected unless specifically discussed in this report.

Inspection ItemsToilet(s)

Toilet was labeled as a low-flow toilet.Exhaust fan was operable.

Sinks Tubs ShowersSink is located in the hallway outside the bathroom. Faucet and sink were serviceable.

13. LaundryTesting of clothes washers, dryers, water valves and drains are not within the scope of this inspection. We inspect the general condition and accessibility ofthe visible water supply, drain and electric and/or gas connections and visible portions of the dryer vent. If present, laundry sink features will be inspected.

Styles & Materials

Laundry:Extra Info : Located in Apartment 119A

Inspection ItemsLaundry



Located at apartment 119A. The laundry faucets and drain were not tested during this inspection. When the washerhoses are removed you may find a leak at the faucets. This is common between changes of ownership. Simplefaucet washer replacement usually stops the leaks, but it often self seals. Numerous fires are started annuallybecause of clogged dryer vents. It is important for fire safety to keep dryer vent tubing clean - especially on longruns, which tend to accumulate lint debris. Use of flexible plastic vent material is not recommended. Keep90-degree turns to a minimum. Confirming the water standpipe for the laundry equipment drains properly was notpart of this inspection.

14. ADA SurveyInspection Items

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