20/20 property inspections

20/20 PROPERTY INSPECTIONS

1234 Countrywood Lane My Town, CA 92604

Prepared for: Ms. Homebuyer

Prepared by: 20/20 Home Inspections26741 Portola Parkway#1E-469Foothill Ranch, CA 92610

General Information

File Number: 081104 Countrywood

Property Information

Property Address: 1234 Countrywood Lane City: My Town State: CA Zip: 9XXXX

Building Type: Single Family Residence, One Level.

Estimated Age: 38+-

Entrance Faces: Street is, East, Entry Door faces, South Occupancy: VACANT, non-use limited my inspection.

Inspection Date: 11/04/2008

Start Time: 9:00am End Time: 4 pm

Client Information

Client Name: Ms. Homebuyer Contact Name: Buyer Others Present: Buyer, Buyer's Agent

Inspection Company

Company Name 20/20 Home Inspections Company Address 26741 Portola Parkway

#1E-469 City Foothill Ranch State CA Zip 92610 Phone: 949-275-4950 Fax: Call E-Mail: [email protected] Web Site: www.2020HI.com Inspector Name: Michael Cantor

Weather Conditions

Weather: Rain, on/off

20/20 Home Inspections081104 Countrywood - web Page 1 of 60

Palm-Tech Inspector, Copyright © 1998-2008, PDmB, Inc.

General Information (Continued)

Temperature (F): 70 Soil Conditions: Wet

Utility Status

Electric On: Yes Gas/Oil On: Yes Water On: Yes



Definitions

ACCEPTABLE The component/item had no visible defects or evidence of being defective and/or was operational and/or in working condition and/or was performing it's intended function. -

MARGINAL The component/item displayed LIMITATIONS and/or other conditions, such as: being outdated, improper installation, wear, deterioration, damage, material defects, limited remaining useful "life", and/or it appears that the condition may worsen. The component needs monitoring, service, repair and/or replacement. -

DEFECTIVE The component/item has substantial defects now or displayed conditions that could cause it to become defective at any time. Such conditions include: improper installation, not functioning, missing element(s) or component(s), a high degree of wear/deterioration/damage, visible defects, and/or where life, health or safety is in jeopardy. The item/component requires service, repair and/or replacement. -

NOT RATED The component/item was unable to be [fully] inspected due to unsafe conditions, no power supply, was inaccessible, disconnected, was not within the scope of a standard home inspection. -

NOT PRESENT The component/item was not present, not found or was not readily observable.

LEGEND

1. (AD) or (AN) = Address as Desired/Address as needed. 2. (ACC) = Denotes that this item is ACCEPTABLE although it may be grouped with other elements that are down-rated. 3. (AE) or (RE) = ADVISE or REQUIRES EVALUATION and/or remedial options from a QUALIFIED SPECIALIST. 4. (AO) = ASK OWNER about the history of conditions/repairs. 5. (AR) = ANTICIPATE REPAIR or REPLACEMENT NEEDS at any time. 6. (CE) = COMMON ELEMENT; typically, ASSOCIATION maintained. Not part of this inspection, unless noted otherwise. 7. (DA) = Client should DETERMINE personal ACCEPTABILITY. 8. (FN) = Element function is or may be affected by present condition. 9. (HZ) = SUBSTANTIAL HAZARD now and requires immediate correction by a qualified specialist. 10. (HD) = HIDDEN DAMAGE MAY EXIST. 11. (MO) = MONITOR [for changing] conditions and improve as needed. 12. (MR) = Generally, MINOR to REPAIR or correct. 13. (PC) = Advise additional evaluation PRIOR TO CLOSE OF ESCROW and/or SALE/TRANSACTION. 14. (PD) = This condition creates POTENTIAL FOR FUTURE DAMAGE. 15. (PM) = We ADVISE PREVENTIVE MAINTENANCE or the element REQUIRES PREVENTIVE MAINTENANCE as soon as possible to avoid or limit problems. 16. (REPAIR) = In this inspector's opinion, REPAIR is required for normal condition. 17. (REPLACE) = In this inspector's opinion, this element needs to be replaced. 18. (SA) = This condition is a [potential] SAFETY concern. Correction is required. 19. (SY) = This condition is a potential SECURITY concern. Correction is required. 20. (SP) = Advise evaluation by a qualified STRUCTURAL PEST CONTROL OPERATOR, prior to close of escrow/sale/transaction. 21. (UP) = The correction for this condition is considered an UPGRADE relative to the age of the house.



Lots and GroundsNOTE 1: Geological/soil conditions, low voltage site lighting bulkheads and docks are not within the scope of this inspection. NOTE 2: Evaluation of Vegetation and Retaining Walls are limited to components affecting the house, unless noted otherwise. NOTE 3: Retaining Walls are inspected for visible exterior condition. NOTE 4: WEEP SCREED CLEARANCE: Ideally, there should be at least 2" & 4" of clearance between the weep screed (the bottom metal drip edge of the stucco siding) and paved surfaces & soil, respectively. Covering the weep may prevent proper wall drainage, cause moisture related damage, and create a direct path for wood destroying insects/organisms to enter the structure.

1. ACCEPTABLE Driveway: TYPE: Concrete

2. DEFECTIVE Fences: LOCATION: Rear: CONCRETE BLOCK WALLS were [ACCEPTABLE] as viewed. Excess obstructions and/or (vegetation) limited my inspection. a. Front masonry wall obstructs proper access to water meter and valve. Photo 1. b. Repeated at laundry section of report: Front masonry wall required that the original dryer vent cover be crushed. This is no longer usable. (RE)(PC). Photo 2. c. LOCATION: Left side: c1. CONCRETE BLOCK WALLS were [cracked/damaged, loose blocks, loose and missing cap stones]. (RE). c2. Evidence of re-grouting ("repairs"). Suspect on-going conditions. Suspect damage due to large trees/roots. Suspect damage due to chronic sprinkler spray on fence walls. (RE)(PC). c3. CONCRETE BLOCK WALLS were [loose/leaning excessively]. [ ]. (RE). d. Left side gate was removed. e. LOCATION: Right side: WOOD FENCES were [decayed/damaged] [loose/leaning] [ ]. (AE). f. LOCATION: Right side: Wood gate was damaged and not functional.



Lots and Grounds (Continued)

Fences: (continued)

3. ACCEPTABLE Grade < = 6 feet of House:

4. DEFECTIVE Grade > 6 feet from house: Rear lawn Slope towards [patio]. No drains or runoff provisions observed (MO)(PD)(AE).

5. DEFECTIVE Irrigation: a. Sprinklers not requested to be inspected and are not included as part of a standard home inspection. b. However, the following was readily observed: b1. Leaking plumbing observed. Example, but not necessarily all inclusive: At Front of house at main PVC water supply pipe for sprinklers. b2. Chronic spray on block walls and fences.. (PD)(PM). c. The Timer presently in use at exterior rear wall is not suitable for exterior use. Replace with a suitable timer or relocate to protected location. (PD).




Irrigation: (continued) d. SPRINKLER TIMER(S) should generally not be plugged into a GFCI protected circuit. If the GFCI trips off the foliage may not get watered. A timer with a battery back-up may help reduce this risk. (PD).

6. NOT PRESENT Patio:

7. DEFECTIVE Vegetation: a. CLEARANCE FROM STRUCTURES: Advise providing at least 6-12 inches of clearance between vegetation and house structure to avoid moisture and pest damage. (PD)(AE). b. Large tree roots may cause damage to paved surfaces, fences, walls and underground plumbing. (AE)(AN).

8. DEFECTIVE Walks: a. Generally, slate tiles were delaminating at a number of areas. This is typical of this material. (DA)(AN). b. UNEVEN and/or cracked SURFACES observed are potential trip hazards. (SA)(AE). c. LOCATION: front; buckled surfaces. Loose & damaged slate tiles. d. LOCATION: Left side; slate tile; Damaged and missing tiles near front entry door. (AN). e. LOCATION: Left side toward rear; uneven settlement/displcement. Trip hazards. Soil may be undermined here. The block wall is leaning excessively. (HD)(RE)(PC). f. LOCATION: Rear; Uneven settlement.




Walks: (continued) g. Insufficient clearance between the finished grade and WEEP SCREED of the stucco siding. See Note 4 above. (PD) (HD) (AE). The Pre-existing grade level should have been lowered prior to installing hardscaping. Example, but not necessarily all inclusive: left side and rear of house. h. LOCATION: Rear; Buckled surfaces. Damaged & loose tiles. i. LOCATION: Right side; concrete walkway; visible movement away from foundation of the house. UNEVEN and cracked SURFACES observed are potential trip hazards. (SA)(AE).



Exterior Surface and ComponentsNOTE 1: Exterior wood elements such as Eaves, siding, trim, decks, etc. are prone to hidden decay, insect and/or pest damage. NOTE 2: Some rigid siding and trim products may contain Asbestos. NOTE 3: GFCI protection is ADVISED at appropriate locations, as per present standards and known safety benefits.

#1, Main Siding/Cladding

1. MARGINAL Type: STUCCO... Holes/damage at left side wall where gate was removed from. (RE)(PC)(AN).

2. DEFECTIVE Door Bell: Chime did not respond when button was pressed. Chime was missing/not visible. (DA)(AN)(RE).

3. ACCEPTABLE Door, Main Entry:

4. MARGINAL Door(s), Other: a. Location: Master Bedroom: SLIDER DOOR: SLIDING FUNCTION could be improved. (AN)(AE)(PC). b. Location: Room/area??? to south of master bedroom: Screen door lock needs repair. Screen was torn; repair.

5. MARGINAL Exterior Electric: a. See outlets and GFCI comments below. b. Missing blank hole plug at junction box. Example, but not necessarily all inclusive: right side near garage vent.



Exterior Surface and Components (Continued)

6. DEFECTIVE Electric Outlets: a. See GFCI comments b. At exterior rear near Air conditioner unit, the outlet box was loose from wall. c. SPRINKLER TIMER(S) should generally not be plugged into a GFCI protected circuit. If the GFCI trips off the foliage may not get watered. A timer with a battery back-up may help reduce this risk. (PD).

7. DEFECTIVE GFCI Provisions: Device Not functional as tested. (SA). Example, but not necessarily all inclusive: rear wall.

8. MARGINAL Hose Faucet(s): a. VALVE STEM leaks when faucet is open. (AE). At All. b. Backflow preventer(s) not present. Advise installing to reduce chances of a "cross-connection" where the water supply might get contaminated by bacteria or other organisms. At front.

9. MARGINAL Exterior Lighting: a. Fixtures were [loose]. Repair/replace as needed. Example, but not necessarily all inclusive: front two and left one. b. All Fixture(s) were Not sealed at walls. Potential for water/insect entry. (HD)(PD)(REPAIR).

10. DEFECTIVE Soffits/Fascia: Wood Decay/Damage was observed at multiple areas. (SP). Example, but not necessarily all inclusive: Several areas along right side of flat roof.



Exterior Surface and Components (Continued)

Soffits/Fascia: (continued)

11. Windows: See Interior comments... . MULTIPLE TYPES: . Vinyl type. . Double Glazed Thermal Pane type. . Slider type. . Fixed position (non-openable) type.

12. Window Screens: See Interior comments

13. DEFECTIVE OTHER: a. TELEPHONE BOX at [right side] was missing Cover. Potential for water and pest entry. (HD)(RE)(PC). b. Cable T.V. BOX had makeshift cover and was open. Cables were inappropriately routed through front of box and without a drip loop. Potential for water and pest entry. (HD)(RE)(PC).



Attic

Rear mid room of house Attic

1. Method of Inspection: Limited Entry

2. NOT RATED Unable to Inspect: 50%

3. ACCEPTABLE Attic Entry/Hatch:

4. ACCEPTABLE Roof Framing:

5. NOT RATED Sheathing:

6. ACCEPTABLE Insulation:

7. ACCEPTABLE Insulation Depth: 6-7"

8. NOT RATED Moisture Penetration:

9. NOT PRESENT Vapor Retarder: None observed by me.

10. ACCEPTABLE Ventilation:

11. NOT PRESENT Attic Fan: Not desirable. Avoid.

12. NOT PRESENT Whole House Fan: Desirable. Advise installing for cost-effective house ventilation.

13. ACCEPTABLE Bathroom Fan Venting:

14. ACCEPTABLE Electric (in attic): as viewed



RoofNOTE 1: Roofing type/material comments are intended to provide general descriptions only; material content was not confirmed. Some rigid products may contain Asbestos. NOTE 2: Most roof leaks actually occur at flashings; our assessment is limited to readily visible surfaces. NOTE 3: Chimney inspection is limited to readily visible surfaces. Flues, liners, footings are generally not readily visible.

Main Roof Surface

1. Method of Inspection: Walked on roof

2. NOT RATED Unable to Inspect: 2%... Ductwork

3. Slope Type: Flat Estimated Age: 5+-

4. DEFECTIVE Surface Material Condition & Design Life: Rolled Asphalt sheet. Design Life: 8-12 years. a. Down-rated due to age, installation & conditions observed. See comments below. (RE)(PC). b. Some areas starting to wear. c. Insufficient drainage from roof. The roof should be sufficiently pitched for drainage and/or drains installed at low points. Water ponding is evident and can cause premature deterioration and leaks. (MO)(AN). d. Apparent leaks. Example, but not necessarily all inclusive: over garage. Over Family room near fireplace.



Roof (Continued)

Surface Material Condition & Design Life: (continued)

Front area Roof Surface


6. Slope Type: Moderate type slope Estimated Age: 8+-

7. ACCEPTABLE Surface Material Condition & Design Life: Relief type Composition Asphalt Shingle. Design Life: 16-25 years.

Rear area Roof Surface


9. Slope Type: Moderate type slope Estimated Age: 5+-



Roof (Continued)

10. ACCEPTABLE Surface Material Condition & Design Life: Flat style Composition Asphalt Shingle. Design Life: 16-25 years.

11. DEFECTIVE Flashings: a. Storm collars not present at plumbing vents. Potential for premature leaks. (UP). b. Storm collars were not present at water heater and/or furnace vents. Potential for leaks. (UP). c. Questionable conditions at roof penetrations at ductwork at flat roof. Mastic was cracked. d. Nails/screws were inappropriately installed through the top of flashings such as at the apron of the roof jacks at plumbing vents. Exposed surface penetrations are subject to leaks. (AE). e. Improper detail/termination of flashing at rear right corner of garage. Water damage at eaves. Possible water intrusion into garage. See GARAGE /wall section of report. (HD)(RE)(PC).

12. ACCEPTABLE Roof Vents:

13. NOT PRESENT Skylights:



Roof (Continued)

14. ACCEPTABLE Plumbing Vent Stacks:

15. DEFECTIVE Gutters: No gutter system present. Advise installing full gutter & downspout system to adequately collect & direct roof water away from the foundation.

16. NOT PRESENT Downspouts: See Gutters.

17. NOT PRESENT Leaders: See Gutters.

Left Rear corner of flat roof Chimney/Vent(s)

18. ACCEPTABLE Chimney/Vent(s):

19. ACCEPTABLE Spark/Rain Guard:

20. ACCEPTABLE Chimney Flashing:

Middle area of flat roof Chimney/Vent(s)

21. MARGINAL Chimney/Vent(s): One for Furnace. One for Water Heater. Downrated due to: Water heater vent: Older TRANSITE vent pipe material has been found to cause rapid cooling of flue gases which forms condensation which in turn drips back down and can cause corrosion to the vent components and/or the appliance below. Transite may contain Asbestos. Anticipate replacement needs. (AE)(PC). Look for possible comments in WATER HEATER section of report.

22. MARGINAL Spark/Rain Guard: Furnace vent: Rusty rain cap. Anticipate replacement needs.



Roof (Continued)

23. DEFECTIVE Chimney Flashing: Storm collar(s) Not Present at [water heater vent] and [Furnace vent]. (MR). A storm collar should be present above the seam formed by the vent and roof jack. Sealant should be at the storm collar to vent, not the roof jack to vent joint. (AE).

FireplaceNOTE: Evaluations are limited to visual assessment of readily accessible components; flues, interiors and operational conditions were not evaluated unless otherwise specifically stated. Inspections do not include include code, fire safety or installation compliance. It is recommended that a qualified specialist perform a thorough evaluation of any Fireplace, stove or insert unit now and regularly due to changing conditions and potential hazards. See Chimney comments.

Family Room Fireplace

1. Operating Type: Gas burner w/wall switch.

2. ACCEPTABLE Firebox Type/Condition: Metal type

3. NOT RATED Flue (as viewed): Not visible to me.

4. NOT PRESENT Hearth Extension: Zero Clearance type fireplace. Hearth extension is not required.

5. ACCEPTABLE Gas Burner Assembly:

6. ACCEPTABLE Glass Doors: Glass plate only

7. ACCEPTABLE Spark Screen:



Living SpaceNOTE 1: Floor, wall, ceiling coverings and/or furnishings limit the ability to assess conditions. NOTE 2: Vacancy and/or recent paint/coverings/repairs, non-use of plumbing, electrical, mechanical equipment and appliances limits our assessment of conditions during normal occupancy. Ask owner about the prior history of any known conditions/concerns/repairs. NOTE 3: Window & door evaluations are based on a check of representative units. NOTE 4: Regarding Pre-1980 construction; Textured ceiling material may contain Asbestos. Any damage, repairs or removal should be addressed accordingly. NOTE 5: Regarding Pre-1978 construction; Painted surfaces may contain Lead Paint. Any damage, repairs or removal should be addressed accordingly. NOTE 6: The above comments apply to the Garage, Substructure, Kitchen, Bathrooms, Bedrooms and Laundry areas as well.

Living Room, southeast Living Space

1. ACCEPTABLE Ceiling: Painted Drywall

2. ACCEPTABLE Walls: Painted Drywall

3. ACCEPTABLE Floor: Laminate wood

4. ACCEPTABLE Window(s):

5. DEFECTIVE Doors: Raised panel type... a. Doors do not close properly. Misaligned at door stop of door jamb. b. Missing door stops. One Door knob can contact pantry door. One Door knob can contact granite countertop. (AN).

6. DEFECTIVE Electrical: Where accessible... a. No power detected at top receptacle at outlet at south wall. (HD)(RE)(PC). However, The bottom receptacle was controlled by a switch. b. No power detected at both receptacle outlets at east wall; no switch found. (HD)(RE)(PC). c. One or more of the switches that control the light were not three way type switches. It is unusual to have two three way switches only several feet apart.

7. NOT RATED HVAC Source: Ducted Register

Family Room, southwest Living Space



Living Space (Continued)

8. DEFECTIVE Ceiling: Painted Drywall... Moisture stains/damage observed [at ceiling ] at southwest. Ask owner about history of conditions. Advise evaluation by a qualified structural pest control operator or other specialist prior to close of transaction. See roof comments. NO Elevated moisture levels detected with moisture meter [ ]. (HD)(RE)(PC).


10. ACCEPTABLE Floor: Ceramic tile


12. ACCEPTABLE Electrical: Where accessible

13. ACCEPTABLE HVAC Source: Ducted Register

BedroomNOTE: See NOTES at LIVING SPACE section of report.

#1, MASTER Bedroom

1. MARGINAL Closet: Mirrored wardrobe doors. North closet, Sliding door function was difficult. Advise improvement.



4. DEFECTIVE Floor: Carpet... Stained/Worn/loose. (DA)(AN).




Bedroom (Continued)

6. ACCEPTABLE Room Door(s) : Raised panel type



9. MARGINAL OTHER: Area southwest of master bedroom... a. Tiled floor grout was deteriorated. b. Missing door stop.

#2, north of and Near Master Bedroom

10. DEFECTIVE Closet: Mirrored wardrobe doors. Sliding function was difficult. Advise improvement.



13. DEFECTIVE Floor: Carpet... Stained/Worn. (DA)(AN).





#3, northeast Bedroom

18. DEFECTIVE Closet: Doors were removed or missing. Ask owner. Determine personal acceptability.






24. DEFECTIVE Electrical: Where accessible... No power detected at receptacle outlet at east wall . (HD)(RE)(PC).


#4, rear, southwest Bedroom

26. ACCEPTABLE Closet:



Bedroom (Continued)






32. MARGINAL Electrical: Where accessible... a. Missing cover plates at outlets and/or switches. Replace for safety. b. Except, no GFCI protection observed or detected at outlet low on wall near sink. (UP).


KitchenNOTE 1: Appliances are evaluated/inspected at inspector discretion/option, and when evaluated do not include the full range of any appliance mode/cycle. NOTE 2: Cooking Appliances have a design-life range of 10-15 years. NOTE 3: GFCI protection is ADVISED for ALL work space areas as per present standards and known safety benefits. NOTE 4: Dishwashers, Disposals, Trash Compactors, Ventilators, Microwaves and Refrigerators have a design-life range of 6-10 years. NOTE 5: See NOTES at LIVING SPACE section of report.

MAIN Kitchen

1. ACCEPTABLE Range Type: Fuel type: Electric Est. Age:

2. ACCEPTABLE Microwave Type: Est. Age: 4+-... Generally acceptable, EXCEPT: See electrical comments and cabinet comments.

3. MARGINAL Dishwasher: Est. Age: 4+-... a. Down-rated due to age and condition. Functional at this time. b. Door panel trim was damaged. c. Tape on door.

4. DEFECTIVE Disposal: Est. Age: 4+-... Downrated due to age and, Interior was RUSTY. The disposal operated, but the adequacy of the grinding function was not determined. Advise installing a stainless steel unit at next replacement.



Kitchen (Continued)

5. DEFECTIVE Sink Basin/Plumbing: a. Faucet has mineral deposits from hard water. (PM). b. Faucet was loose at sink. Countertop penetration is subject to water intrusion/damage. c. Faucet handle was damaged or loose. d. LEAK from faucet body. (AE)(REPAIR). e. Dishwasher air gap drain hose was nearly kinked closed at sharp bend. May obstruct drainage. (PD)(AE)(PM). Photo 4.

6. ACCEPTABLE Ventilation: Exhaust fan, Built into Microwave.

7. NOT RATED Refrigerator: Not inspected as part of a standard home inspection, unless stated otherwise.

8. MARGINAL Countertop(s): Granite type tile... a. Seam was poorly located at front & rear of sink; areas most susceptible to water. b. The surfaces at the seams were uneven. This could be due to installation and/or settlement and/or water intrusion could have caused the substrate to swell & buckle. (RE)(PC). c. Moisture damage at plywood substrate around/near faucet. (HD)(RE)(PC).

9. MARGINAL Cabinets: Receptacle for microwave was obstructed by the cabinet partition.



Kitchen (Continued)





14. DEFECTIVE Electrical: Where accessible... (SA)(RE)(PC). a1. Receptacle for microwave was obstructed by the cabinet partition. Photo 1, red arrow. Photo 2, red circle and Photo 3. a2. An extension cord was inappropriately used and inappropriately routed through cabinets. a3. The microwave power cord was missing the ground prong at the plug. Photo 2, red arrow. b. Missing receptacle to left of Range. Also, the Open electric is a safety concern. Photo 1, blue arrow. c. Few receptacles at countertop work space areas. No receptacle found for island countertop. (REPAIR). d. See [GFCI] comments. e. Advise obtaining & verifying completed construction permits. In any case, this element/system requires further evaluation and corrections. (RE)(PC).

15. DEFECTIVE GFCI Provisions: To right of range, the Device was Not functional as tested. (SA).

16. ACCEPTABLE HVAC Source: Ducted Register



BathroomNOTE 1: Whirlpool Bath mechanical and electrical equipment inspections are limited to visible components. NOTE 2: Stall shower pans are not visible for evaluation due to design. NOTE 3: GFCI protection is ADVISED for ALL work space areas as per present standards and known safety benefits. NOTE 4: Tilework/surround comments address wall coverings at bathtub/shower stall only. NOTE 5: Review comments at plumbing section of report. NOTE 6: See NOTES at LIVING SPACE section of report.

#1- Master Bedroom Bathroom


2. DEFECTIVE Walls: Painted Drywall... Moisture Damage. Black substance observed at [ baseboard outside of shower]. We do not test for or confirm the presence or activity level of any microorganism or wood destroying organism activity as part of a standard home inspection. I could not determine the status of any leaks at this time. Advise further evaluation by a qualified structural pest control operator AND specifically, a qualified specialist, prior to close of transaction. (SP). NO Elevated moisture levels detected with moisture meter. (HD)(RE)(PC). Suspect water is leaking out of the shower enclosure during use and/or dripping off of the glass door when it is opened after showering. (AE)(PC). See shower comments below.

3. ACCEPTABLE Floor:

4. NOT PRESENT Window(s):

5. ACCEPTABLE Doors: Raised panel type

6. ACCEPTABLE Counter/Cabinet:

7. ACCEPTABLE Sink Basin/Plumbing: Two


9. ACCEPTABLE GFCI Provisions: DEVICES were present here.

10. ACCEPTABLE Tub Surround/Plumbing:

11. DEFECTIVE Shower Surround/Plumbing: Tiled walls & glass doors... Evidence of water penetration through glass enclosure. (AN)(HD)(RE)(PC).

12. MARGINAL Toilets: A sink sprayer was added to the toilet plumbing as a makeshift bidet. This is inappropriate. Remove & abandon sprayer.



Bathroom (Continued)

13. ACCEPTABLE HVAC Provisions: Ducted Register... Ventilation: Exhaust fans only.

#2- Center Hall Bathroom


15. DEFECTIVE Walls: Painted Drywall... a. Unfinished wall where plumbing was "repaired", under sink. (AN). b. Poor patchwork between tub & toilet. (AN).



18. DEFECTIVE Doors: Raised panel type... Door knob & hardware was removed/missing/not present.


20. ACCEPTABLE Sink Basin/Plumbing:

21. MARGINAL Electrical: Where accessible... See [GFCI] comments.

22. DEFECTIVE GFCI Provisions: GFCI protection was NOT OBSERVED or DETECTED. (See NOTE 3, above).

23. DEFECTIVE Tub Surround/Plumbing: Tiled walls & glass doors... a. Faucets; Leaking/dripping from [faucet handle(s)/cartridge] (RE). (RE). b. DRAIN STOPPER was [not functional] (REPAIR).

24. ACCEPTABLE Toilets:

25. ACCEPTABLE HVAC Provisions: Ducted Register... Ventilation: Exhaust fan only.

#3, Bedroom 4 Bathroom






Bathroom (Continued)


30. ACCEPTABLE Doors: Raised panel type... Except, Missing door stop. Door knob can contact wall. (AN).


32. MARGINAL Sink Basin/Plumbing: a. DRAIN STOPPER was [missing/damaged]. (REPAIR). b. Lateral drain pipe was improperly sloped. May lead to sluggish or clogged drain. (REPAIR)(AE).

33. DEFECTIVE Electrical: Where accessible... (RE)(PC). a. Light in commode area at fan was dim. b. Light over shower was not functional.

34. MARGINAL GFCI Provisions: DEVICE was present here. GFCI protection was NOT OBSERVED or DETECTED at outlet low on bedroom wall. (See NOTE 3, above).

35. MARGINAL Shower Surround/Plumbing: Tiled walls & glass doors... Shower head sprays directly toward glass door. You cannot turn the water on or get in with the water running without water spraying outside of the shower surround. (AE)(PC).

36. ACCEPTABLE Toilets:

37. DEFECTIVE HVAC Provisions: No direct heat source... There is a third switch that did not operate anything. May have built-in heater at ceiling light. (RE)(PC).

Laundry Room/Area

NOTE: See NOTES at LIVING SPACE section of report.

In original portions of garage Laundry Room/Area



Laundry Room/Area (Continued)

1. DEFECTIVE Electrical: Where accessible... a. 120 volt electric; Outlet was mounted in a box on the wall surface. Unusual. b. Missing cable bushing where cable enters the electrical box. (SA)(RE)(PC). c. Aluminum wires visible here. Receptacle was not labeled as being suitable for use with aluminum wiring. (SA)(RE)(PC).

2. NOT PRESENT Sink Basin/Plumbing:

3. DEFECTIVE Hose Bib(s) (as viewed): FYI- Stainless Steel braided reinforced hoses are advisable at interior locations when the washing machine is installed. Downrated due to: a. VALVE STEMS leak when faucet is open, as tested with a pressure gage. (RE).

4. NOT RATED Washer Drain (as viewed): Drain pipe was Not fully visible to me. See Cooling section of report, regarding condensate removal.

5. DEFECTIVE Dryer Vent (as viewed): a. Repeated at Lots & Grounds /Fence section of report: Front masonry wall required that the original dryer vent cover be crushed. This is no longer usable. (RE)(PC). b. The dryer vent enters the slab in the garage. It doesn't seem that it would terminate at the original location. The termination point was not determined by me. c. Also, the vent pipe was reduced in diameter where it enters the slab. This is inappropriate. The vent may become clogged. The dryer might overheat from restricted air flow. The drying function could be hindered. (HD)(RE)(PC).



Laundry Room/Area (Continued)

Dryer Vent (as viewed): (continued)

6. MARGINAL Fuel Line (Dryer): Gas and 240 volt electric. Except, the Rigid gas pipe was Not properly supported/secured. (SA)(RE). Also, the Gas valve should be capped when not in use. Potential hazard now.

7. DEFECTIVE Overflow Provisions (as viewed): No overflow pan or drainage provisions observed. Advise installing an overflow pan or other provision with a suitable drain to the exterior. (PD). The main Garage floor is sloped for drainage.

Garage/CarportNOTE 1: Insulation and vapor retarder comments are based on a random spot check of visible areas. NOTE 2: The reversing function of the garage door should be tested and examined frequently, as instructed by the manufacturers and to the satisfaction of the occupant. Great care should be exercised when operating a garage door. It is unsafe to be under or near a moving garage door and any amount of impact or contact can be injurious or damaging. NOTE 3: GFCI protection is ADVISED at appropriate locations, as per present standards and known safety benefits. NOTE 4: See NOTES at LIVING SPACE section of report.

Main, Front Garage

1. Type of Structure: Attached Car Spaces: 2

2. NOT RATED OTHER: Garage was converted to living space. We make no representation as to the method of construction or whether permits were obtained or fully processed. We are only reporting on readily visible material conditions. (AO)(AN)(AD)(RE)(PC). If the garage is restored a suitable fire separation between the garage and house would be necessary.



Garage/Carport (Continued)

OTHER: (continued)Combustible flooring materials would need to be removed. Electric would need to be upgraded.

3. NOT RATED Garage Doors: Garage was converted to living space. The door was not accessible or visible from the interior. The door was not operational at this time.

4. NOT RATED Door Operation:

5. NOT PRESENT Door Opener:

6. DEFECTIVE Electrical: Where accessible... a1. The electrical box at rear wall was originally for a light fixture in the garage. Photo 1 & 2. FYI- The light switch in the utility room was found to provide power to the wires in his box. a2. Down-rated due to: The bare wires were not terminated properly and the box was not covered for abandonment. (SA)(RE)(PC). a3. Also, Aluminum wiring was noted here. Photo 2. b. No power detected at receptacle outlet at rear wall toward right side. It was upside down as is typically installed in more recent construction to identify a switch operated outlet. Photo 3. However, No switch was found by me that operated this outlet. (AO)(AE).

7. NOT PRESENT GFCI Protection: GFCI protection was NOT at all areas. (See NOTE 3, above). In 2008, GFCI's will be required at ALL receptacles in the garage, for NEW CONSTRUCTION. Therefore we advise having GFCI protection at all appropriate locations as per present standards and recognized safety benefits.

8. ACCEPTABLE Service Doors: Original doorway in hall to house through utility area.




9. DEFECTIVE Walls: Painted Drywall... a. See fire separation comments. b. Elevated moisture detected with moisture meter at this time at north wall at northwest corner. (RE)(PC). The baseboard molding was loose there. Black substance observed at [north wall and pungent odor was noted there.]. We do not test for or confirm the presence or activity level of any microorganism or wood destroying organism activity as part of a standard home inspection. I could not determine the status of any leaks at this time. Advise further evaluation by a qualified structural pest control operator AND specifically, a qualified specialist, prior to close of transaction. (SP). c. I observed a few possible points of water entry: c1. The roof is either leaking at the intersection between the sloped garage roof and the flat roof or water is running over the side of the roofs and back down into the wall there. c2. There are two open vents outside the wall here; a high vent and a low vent. Both are for combustion air and circulating air for the water heater & furnace and for when a car is in the garage, respectively. Wind-driven rain, sprinkler and/or hose sprayed water can enter these vents on occasion so the interior walls and floors should not be finished here, especially where the finished materials can trap moisture. Further invasive investigation by appropriate specialists is warranted. d. Moisture Damage. Black substance observed at [the walls adjacent to the water heater & furnace and the platform/plenum there ]. We do not test for or confirm the presence or activity level of any microorganism or wood destroying organism activity as part of a standard home inspection. I could not determine the status of any leaks at this time. Advise further evaluation by a qualified structural pest control operator AND specifically, a qualified specialist, prior to close of transaction. (SP). NO Elevated moisture detected with moisture meter at this time. (RE)(PC)




Walls: (continued)


11. NOT RATED Fire Separation: Presently not suitable for a garage/house fire separation.

12. NOT RATED Foundation: Not visible

13. DEFECTIVE Floor: Laminate flooring was moisture damaged and pulled up at northwest area. Elevated moisture levels detected with moisture meter [ ]. (HD)(RE)(PC). Suspect odor here. I observed a plywood sub-floor which was also wet. See wall comments.

14. NOT PRESENT Exposed Framing:


16. NOT RATED Roof Structure: Not visible

17. Roof: See Main Roof comments.



Heating SystemNOTE 1: The Heat Exchanger in a Forced Hot Air Furnace cannot be fully assessed within the scope of a standard home inspection due to typical design constraints. Detailed evaluation requires the use of special equipment. It is advised that a specialist evaluate the unit additionally, particularly if the unit is older and exhibits wear. NOTE 2: Review Cooling section of report for shared, related and additional comments.

Whole House Heating System

1. Heater Location: Rear if original garage area

2. Type/Design Life: Gas Fired / Forced Hot Air Unit / 15-25 years. Est. Age: Not determined. Not accessible.

3. Manufacturer: Bryant? Est. Capacity: N/D

4. DEFECTIVE Overall System Condition: (SA)(RE)(PC). a. DOWN-RATED due to installation and conditions noted below. The furnace is presently unsafe to use. Advise obtaining remedial options from a licensed & qualified heating specialist, prior to close of transaction. See other comments in this section. b. The added finished wall obstructs proper access to the furnace. My inspection was severely limited. Also, there may be insufficient clearance from combustible materials. Photo 1. c. Furnace base was NOT SEALED to platform. Also, there is a large hole in the side of the platform/plenum where the gas pipe passes through. Air leaks may be a Carbon Monoxide hazard and/or can draw chemical fumes from garage. (SA)(RE)(PC). Photo 1 at blue arrows. d. See comments below. (RE)(PC). e. Furnace was not prepared for inspection. Power cord was not plugged in. No electrical receptacle nearby and extension cords are inappropriate. We do not energize units that have not been in use due to unknown conditions and potential safety concerns. No power/display at thermostat.

5. DEFECTIVE Fuel Line: a. The gas pipe, particularly threaded joints, should not pass through the return-air plenum under the furnace. (SA)(RE)(PC). b. Sediment trap NOT present/observed in fuel line. A trap is typically Required by the manufacturer. (RE)(PC).

6. NOT RATED Heat Exchanger: Mostly not visible in this heater. See NOTE 1, above.

7. NOT RATED Draft Control: Automatic fan type



Heating System (Continued)

8. NOT RATED Distribution: Ducted registers... Not able to test air flow.

9. DEFECTIVE Exposed Ductwork: a. Rusty metal ducts at exterior on roof. (AE)(PC). b. Dirt/debris observed in the return air plenum under furnace. Advise cleaning system. c. Some moisture stains/damage to underside of water heater/furnace platform. Possible microbial growth here. Air returns from the house in through this plenum where it passes through the filter and gets re-distributed through the house. The filter can only catch and filter out a limited amount of debris and particulate matter. Unfiltered particulate matter can still be distributed throughout the house. Therefore, periodic cleaning of the ducts system, including the return plenum, is necessary for healthy living conditions. We advise repairs, servicing/cleaning prior to continued use of the HVAC system. (RE)(PC). d. There is a Hole in the side of the return air plenum. This is a similar concern as the base of the furnace not being sealed. e. Gas pipes are not permitted to be run through the return-air plenum. This is a hazard.



Heating System (Continued)

10. NOT RATED Blower Fan/Filter: a. Blower was not tested. HVAC system was not plugged in. (RE)(PC). b. DIRTY filter was visible.

11. NOT RATED Thermostat: One Zone- Digital Type. The display was not illuminated. May be because HVAC system was not plugged in. (RE)(PC).

12. DEFECTIVE Flue Pipe: Firestop thimble/bucket was not present or not visible at [ceiling] penetration. (SA)(RE)(PC).

13. NOT PRESENT Suspected Asbestos: None suspected.

14. DEFECTIVE OTHER: Combustion air source was not present since the garage/vents were blocked off. Do not use furnace until fully corrected by a licensed & qualified SPECIALIST. (HAZARD).

Cooling SystemNOTE 1: Cooling system components cannot be tested when ambient temperature is below 60 degrees Fahrenheit. NOTE 2: Interior components, including coil units, are generally not visible. NOTE 3: Review Heating section of report for shared, related and additional comments.

Whole House Cooling System

1. Type/Design Life: Central, Electric, Split System / 8-12 years. Est. Age: 4+-

2. Manufacturer: Bryant brand Est. Capacity: 4 Ton

3. NOT RATED Overall System Condition: HVAC system was not prepared for inspection. Power cord was not plugged in. No electrical receptacle nearby and extension cords are inappropriate. We do not energize units that have not been in use due to unknown conditions and potential safety concerns.

4. NOT RATED Temperature Differential:



Cooling System (Continued)

5. MARGINAL Outdoor Unit: Exterior Rear location. a. DOWN-RATED due to installation and conditions noted below. Advise obtaining remedial options from a licensed HVAC specialist. b. OUTDOOR UNIT was NOT SECURED IN PLACE. (PD)(RE)(PC).

6. DEFECTIVE Electrical Disconnect: a. Box was IMPROPERLY LOCATED behind condenser/compressor unit. A service person or other should not have to reach across the unit to operate the disconnect switch. b. The electrical Box was NOT SEALED at wall. Potential for water damage. (MR)(PM). c. Electrical conduit was not secured to building. d. Missing bushing where wires enter rear of panel. (RE)(SA). e. WIRE Cables' insulation were improperly stripped during installation. The conductor wire(s) were nicked which can reduce the load carrying capacity of the wire. (AE)(PC). f. An electrical wire was improperly positioned behind the retaining screw for the dead front cover. The screw had damaged the wire insulation. Potential hazard. (HZ)(PD)(RE)(PC). The cover was not properly installed upon my arrival. I did screw it in place due to safety concern.

7. NOT RATED Visible Coil: Not fully visible to me as part of a standard home inspection.




8. MARGINAL Refrigerant Lines: a. INTERIOR LINES at air handler: At the Large Diameter Refrigerant line (suction line) the FOAM INSULATION was [damaged, missing or incomplete] [not sealed tight against the coil housing] . Repair for system efficiency and to avoid water dripping onto surfaces below. (MR)(PD). b. EXTERIOR WALL PENETRATION: area should be sealed to avoid pest entry into house. c. Exterior line. At the Large Diameter Refrigerant line (suction line) the FOAM INSULATION was [damaged, missing or incomplete]. Repair for system efficiency. (PD). d. At the interior, above the furnace, it is apparent that the high pressure line was changed. Ask owner about this if possible. This is not necessarily a problem, but is notable. See Photo 4.

9. MARGINAL Condensate Removal: Condensate pump... a. Not tested due to system was not functional. HVAC system was not prepared for inspection. Power cords were not plugged in. No electrical receptacle nearby and extension cords are inappropriate. We do not energize units that have not been in use due to unknown conditions and potential safety concerns. b. A condensate pump is used to remove the condensation from the air handler because the water cannot drain out of the house by gravity because the air handler is not elevated to where this is possible. Condensation is a natural byproduct of air conditioning & dehumidification and must be collected and disposed of. c. Downrated due to; The drain pipe terminates to the laundry drain. The drain line inappropriately terminates IN the laundry drain pipe. There should be a suitable air gap between the discharge tube and drain pipe to avoid "bacterial" contamination of the HVAC system. d. In addition, it seems that the pump is not necessary at all. The drain outlet at the HVAC unit is higher than the laundry drain and a direct drain line could be positioned to drain by gravity. This might be different if the garage is converted back. It would be best to avoid having to need to use the pump as it is another item that uses electric and can have an electrical or mechanical failure. It should be implemented only as a last resort.




Condensate Removal: (continued)

10. Blower Fan/Filter: See HEATING section of report.

11. Exposed Ductwork: See HEATING section of report.

12. Thermostat: See Heating section of report.

ElectricalNOTE 1: Review electrical comments in other sections of report. NOTE 2: Representations regarding capacity/type are based on a limited check at the panel and random interior locations. NOTE 3: GFCI evaluation is based on check utilizing the built-in tester only, unless otherwise noted. NOTE 4: GFCI protection is ADVISED at appropriate locations, as per present standards and known safety benefits. NOTE 5: Throughout the house/garage, fixtures, devices, conductors are checked based on a random/representative sampling. NOTE 6: SMOKE ALARMS: The "OCCUPANT" is responsible for assuring proper type, installation and operation of smoke alarms on a regular basis as directed by the manufacturer and local health & safety department.

1. NOT RATED Service Entrance: Underground

2. Service Size Amps: 100 AMPS Volts: 120/240 VAC Conductor Type: Copper, where visible.

3. NOT RATED Ground: Not readily visible to me.

4. Conductor Type: Non-Metalic Sheathed Cable... See comments below.

5. DEFECTIVE 120 V Branch Circuits: Multiple Types: Copper & Aluminum... a. In rooms, where electric is rated, the rating is based on readily visible conditions/function, unless stated otherwise. b. Downrated due to conditions noted in report.



Electrical (Continued)

120 V Branch Circuits: (continued)Also, see comments below at Aluminum wiring.

6. ACCEPTABLE 240 V Branch Circuits:

7. DEFECTIVE Aluminum Wiring (120 V): I observed Aluminum wiring in this panel at 120 V circuits. Aluminum wiring on 120 volt circuits has been known to develop fire safety concerns. As per industry standards I checked behind 8-10 receptacle and switch plates in the house. I did observe Aluminum wiring there, and the receptacles were not labeled as being suitable for use with Aluminum wire. I also observed wire nuts that are not approved for splicing Aluminum to copper wire. Also, as per industry standards it is recommended that the wiring and connections be assessed by a Licensed & qualified electrician. Also, I observed improper installations & inappropriate modifications. See comments at main panel. (SA)(RE)(PC).

8. DEFECTIVE GFCI Provisions: See comments within report... We advise having GFCI protection at all appropriate locations; such as at exterior, garage, bathrooms, Kitchen and near any other wet locations or plumbing fixtures where electrical hand tools or appliances can be used, as per present standards and recognized safety benefits. GFCI's should be tested at least monthly as per the manufacturer's instructions. Downrated due to faulty and missing GFCI devices or protected outlets. See Comments within report. (AE).

9. DEFECTIVE Smoke Alarms: See Note 6, above. a- Present relevant provisions/locations: [hall] outside of bedrooms, and in Bedrooms. b- Downrated due to; CHIRPING Smoke Alarm in bedroom 3 . This typically indicates a faulty battery, but further investigation is required. c. Unit in or near [a KITCHEN] may be subject to nuisance smoke and inadvertently set off. Monitor and relocate as/if needed. d. DISABLED Smoke Alarms observed [removed from hall outside of bedrooms 1 & 2. ] and removed from bedroom #4. Units should never be disabled when the dwelling is occupied.

Exterior, right side Electric Panel

10. Panel Manufacturer: General Electric brand

11. Maximum Panel Capacity: 125 Amps




12. DEFECTIVE Panel Condition (as viewed): a. Exterior panel cover did not close fully to latch; clear away excess stucco. b. Exterior panel cover hinges were missing. (SA). c. Deteriorated manufacturers specifications label. d. Circuits were not Clearly labeled. e. TWIST-OUT BLANKS were missing from [interior panel cover]; install for safety. f. Panel was Overcrowded with wires. The Dead front (interior) cover did not fit around the breakers properly. My visibility was limited. (AE). g. Multiple Double tapped wires at [breaker terminals]. (SA)(RE)(PC). h. Double tapped wires at wire nuts in panel. Mismatched wire sizes and conductor materials observed are subject to loosening and arcing; particularly where Aluminum & copper wires are spliced together. Potential fire hazard. (RE)(PC). Photo 6. i. Several Breaker were damaged [ ]. Replace for safety. j. At least one visible breaker stake showed evidence of heat or arcing damage. (SA)(RE)(PC). k. Other conditions may exist that were not readily visible to me.




Panel Condition (as viewed): (continued)

13. DEFECTIVE Breakers (as viewed): See main panel comments.

14. NOT PRESENT Fuses (as viewed):

15. Is the panel bonded? Yes

16. Main Disconnect Location: In main panel.

17. MARGINAL Main Disconnect (as viewed): 100 Amps... Corrosion observed at breaker terminals. (SA)(RE)(PC).

PlumbingNOTE 1: Evaluation of plumbing components is limited to readily accessible areas and limited testing due to typical construction constraints. We cannot duplicate normal usage conditions. We cannot evaluate the condition or flow through covered and/or underground Water Supply, Drain, Waste or Vent lines/components. Older sewer lines are subject to deterioration, blockage and/or tree root damage. See comments at other plumbing fixtures/components within the report. NOTE 2: Material representations are based on predominant and readily visible components. NOTE 3: Water treatment systems such as Water Softeners and Filters must be assessed by qualified specialists. NOTE 4: Comments regarding Gas/Fuel piping are based on readily visible conditions. NOTE 5: The true main water shut-off is always at the meter unless special circumstances dictate otherwise.

1. Water Source: Public How Verified: Typical, but not confirmed. 2. Sewage Disposal: Public How Verified: Typical, but not confirmed.

3. ACCEPTABLE Drain/Waste Pipes (as viewed): * See Note 1, above. ABS plastic type where visible... Except, Consider evaluation by a qualified plumber with



Plumbing (Continued)

Drain/Waste Pipes (as viewed): * See Note 1, above. (continued)a pipe camera, prior to close of transaction.; Particularly due to [large trees and roots in yard] and upset concrete hardscaping.

4. ACCEPTABLE Drain Service Caps (as viewed):

5. ACCEPTABLE Drain Vent Pipes (as viewed):

6. ACCEPTABLE Gas Meter: at RIGHT side

7. ACCEPTABLE Gas Valve, Main: Except, a. Wrench was not observed nearby, for emergency use. (PM). b. Seismic gas shut-off was not present. Consider installing for safety. (UP).

8. MARGINAL Gas Plumbing (as viewed): Except, see comments within report

9. ACCEPTABLE Water Supply Flow (as observed at this time): WATER PRESSURE measured approximately [ 70] P.S.I. at hose bib. 15 to 80 P.S.I. is within the acceptable range. Pressure regulator was NOT observed.

10. ACCEPTABLE Water Main Service Line (as viewed): * See Note 1, above. Copper, Where Visible... Underground condition is not readily determinable by us. (AE).

11. DEFECTIVE Water Main Shutoff (as viewed): At Meter & Exterior FRONT Wall... a. The meter & valve were buried under soil. The valve was not readily visible to me. The fence/wall obstructs proper access to the meter & valve. This may be problematic in an emergency. (PM). b. Old gate valve at secondary shut off valve. Damaged handle; sharp edges are a safety concern. Valve might be inoperable. Advise replacing with a new ball valve. (PM)(HD)(AE). See Note 5, above.

12. ACCEPTABLE Water Supply Distribution Pipes (as viewed): * See Note 1, above. Copper type where visible

Whole House Water Heater

13. Heater Location: Garage

14. Type/Design Life: Natural Gas Heated / 8-12 years. Est. Age: 19+-

15. Manufacturer: U.S. Craftmaster Est. Capacity: 40 Gal.




16. DEFECTIVE Overall System Condition: a. DOWN-RATED due to age, installation and conditions noted below. Advise obtaining remedial options from a licensed plumber. b. Tank should have been positioned with burner compartment accessible for servicing. c. BURNER COMPARTMENT door was not installed upon my arrival. The interior door was missing. The exterior cover was missing but a replacement fabricated by someone. The exterior of the tank was discolored from heat. (SA)(RE)(PC). The water heater is a LISTED appliance; meaning, it is Listed with an approved agency for use as manufactured and should not be altered or modified. (AE)(PC). d. CORROSION at [Exterior of tank shell] and [interior underside of tank]. e. Anticipate replacement needs in the immediate future. f. Old corroded gate valve for water supply may be inoperable. Advise replacing with new ball valve. (HD)(RE). Photo 3.

17. DEFECTIVE Seismic Restraint: a. Improper strap material; light gage plumber's tape. b. Improper anchor screws; conical heads can pull through straps. c. Tank was not in a corner, so straps should encircle and tether the tank. And spacers are needed between tank & walls. d. Bottom strap Not in lower 1/3 now.




18. DEFECTIVE Flue Pipe: MISSING SCREWS at [vent joints] and [draft hood]. There should be three screws per joint. Potential for separating and is a safety concern.

19. DEFECTIVE TPRV and Discharge Tube: a. Pipe terminates too close to end of pipe and over construction material subject to moisture damage. TERMINATION of the pipe should be between 6 to 24 inches above the floor/ground/grade and to a visible location, preferably at the exterior. Where leaks or discharge won't cause water damage. b. Water was leaking or dripping from discharge tube onto wood framing. (PD)(HD)(RE)(PC).

20. DEFECTIVE Fuel Line: a. OUTDATED gas connector from [ 1970 ]. Manufacturers of gas appliances & gas connectors call for replacement of gas connectors at least whenever the appliance is replaced. See photo, blue ellipse. b. OLD NON-COATED BRASS gas connector present. These have been known to have a high failure rate. Advise immediate replacement. See photo, blue ellipse. c. Sediment trap NOT present/observed in fuel line. A trap is typically Required by the manufacturer. (RE)(PC). See photo, red ellipse.

21. DEFECTIVE Platform/Support: a. PLATFORM was not visibly secured to the building. Requires corrections for safety. b. Moisture Damage and Black substance observed at [ platform and/or adjacent walls.]. Evidence that a pan is needed. See garage and heating section of report.

22. DEFECTIVE OTHER: Combustion air source was not present since the garage/vents were blocked off. Do not use water heater until fully corrected by a licensed & qualified SPECIALIST. (HAZARD).



StructureNOTE 1: This report is not an engineering evaluation of the structure. NOTE 2: Slab comments in this section pertain to slab on grade construction at living spaces/habitable areas only. See slab/floor comments at other sections of report. Slab foundations are particularly prone to movement in areas with expansive soil. NOTE 3: The presence of floor coverings limits the ability to fully assess slab and sub-floor conditions. NOTE 4: Sub-grade areas are prone to moisture and insect concerns; evaluations are limited due to restricted access. NOTE 5: Client should confirm presence of inspection permits/approvals for finished areas. NOTE 6: See NOTES at LIVING SPACE section of report.

1. Pre-1978 Constn. (Reportedly): YES. Pre-1978 construction; Painted surfaces may contain Lead Paint. Any damage, repairs or removal should be addressed accordingly.

2. Pre-1980 Constn. (Reportedly): YES. Pre-1980 construction. Textured ceiling material, flooring, HVAC components, insulation and other construction materials may contain Asbestos. Any repairs or removal should be addressed accordingly.

3. Framing Type: Wood frame

4. Foundation Type: Poured concrete slab on grade.

5. Bolts/Bracing: Not visible in this construction. Typically, a house of this age & type should be bolted to the foundation.

6. ACCEPTABLE Differential Movement: No significant movement observed or detected.

7. NOT PRESENT Floor Joists/Framing:

8. NOT RATED Girders/Beams: Not visible in this construction.

9. NOT PRESENT Piers/Posts:

10. ACCEPTABLE Slab (as viewed): As inspected with floor coverings in place.

11. NOT PRESENT Subfloor (as viewed):

12. NOT PRESENT Stairs/Handrails:



Summary

IMPORTANT NOTE 1: This summary is a combination of items rated MARGINAL, DEFECTIVE, and items NOT RATED. See the definitions in the main body of the report. IMPORTANT NOTE 2: This summary has been created as a courtesy to help consolidate those elements rated MARGINAL, DEFECTIVE, and items NOT RATED. However, this is not all encompassing. Other comments within the report may have significant meaning. Elements rated MARGINAL, DEFECTIVE, and items NOT RATED may have varying levels of importance or urgency to different people. It is imperative to read the whole report, in its entirety, until all info is understood to your satisfaction.

Lots and Grounds

1. Fences: LOCATION: Rear: CONCRETE BLOCK WALLS were [ACCEPTABLE] as viewed. Excess obstructions and/or (vegetation) limited my inspection. a. Front masonry wall obstructs proper access to water meter and valve. Photo 1. b. Repeated at laundry section of report: Front masonry wall required that the original dryer vent cover be crushed. This is no longer usable. (RE)(PC). Photo 2. c. LOCATION: Left side: c1. CONCRETE BLOCK WALLS were [cracked/damaged, loose blocks, loose and missing cap stones]. (RE). c2. Evidence of re-grouting ("repairs"). Suspect on-going conditions. Suspect damage due to large trees/roots. Suspect damage due to chronic sprinkler spray on fence walls. (RE)(PC). c3. CONCRETE BLOCK WALLS were [loose/leaning excessively]. [ ]. (RE). d. Left side gate was removed. e. LOCATION: Right side: WOOD FENCES were [decayed/damaged] [loose/leaning] [ ]. (AE). f. LOCATION: Right side: Wood gate was damaged and not functional.

2. Grade > 6 feet from house: Rear lawn Slope towards [patio]. No drains or runoff provisions observed (MO)(PD)(AE). 3. Irrigation: a. Sprinklers not requested to be inspected and are not included as part of a standard home inspection.

b. However, the following was readily observed:



Summary (Continued)

Irrigation: (continued) b1. Leaking plumbing observed. Example, but not necessarily all inclusive: At Front of house at main PVC water supply pipe for sprinklers. b2. Chronic spray on block walls and fences.. (PD)(PM). c. The Timer presently in use at exterior rear wall is not suitable for exterior use. Replace with a suitable timer or relocate to protected location. (PD). d. SPRINKLER TIMER(S) should generally not be plugged into a GFCI protected circuit. If the GFCI trips off the foliage may not get watered. A timer with a battery back-up may help reduce this risk. (PD).

4. Vegetation: a. CLEARANCE FROM STRUCTURES: Advise providing at least 6-12 inches of clearance between vegetation and house structure to avoid moisture and pest damage. (PD)(AE). b. Large tree roots may cause damage to paved surfaces, fences, walls and underground plumbing. (AE)(AN).

5. Walks: a. Generally, slate tiles were delaminating at a number of areas. This is typical of this material. (DA)(AN). b. UNEVEN and/or cracked SURFACES observed are potential trip hazards. (SA)(AE). c. LOCATION: front; buckled surfaces. Loose & damaged slate tiles. d. LOCATION: Left side; slate tile; Damaged and missing tiles near front entry door. (AN). e. LOCATION: Left side toward rear; uneven settlement/displcement. Trip hazards. Soil may be undermined here. The block wall is leaning excessively. (HD)(RE)(PC). f. LOCATION: Rear; Uneven settlement. g. Insufficient clearance between the finished grade and WEEP SCREED of the stucco siding. See Note 4 above. (PD) (HD) (AE). The Pre-existing grade level should have been lowered prior to installing hardscaping. Example, but not necessarily all inclusive: left side and rear of house.



Summary (Continued)

Walks: (continued)h. LOCATION: Rear; Buckled surfaces. Damaged & loose tiles. i. LOCATION: Right side; concrete walkway; visible movement away from foundation of the house. UNEVEN and cracked SURFACES observed are potential trip hazards. (SA)(AE).

Exterior Surface and Components

6. #1, Main Siding/Cladding Type: STUCCO... Holes/damage at left side wall where gate was removed from. (RE)(PC)(AN). 7. Door Bell: Chime did not respond when button was pressed. Chime was missing/not visible. (DA)(AN)(RE). 8. Door(s), Other: a. Location: Master Bedroom: SLIDER DOOR: SLIDING FUNCTION could be improved. (AN)(AE)(PC).

b. Location: Room/area??? to south of master bedroom: Screen door lock needs repair. Screen was torn; repair.

9. Exterior Electric: a. See outlets and GFCI comments below. b. Missing blank hole plug at junction box. Example, but not necessarily all inclusive: right side near garage vent.

10. Electric Outlets: a. See GFCI comments b. At exterior rear near Air conditioner unit, the outlet box was loose from wall. c. SPRINKLER TIMER(S) should generally not be plugged into a GFCI protected circuit. If the GFCI trips off the foliage may not get watered. A timer with a battery back-up may help reduce this risk. (PD).

11. GFCI Provisions: Device Not functional as tested. (SA). Example, but not necessarily all inclusive: rear wall. 12. Hose Faucet(s): a. VALVE STEM leaks when faucet is open. (AE). At All.

b. Backflow preventer(s) not present. Advise installing to reduce chances of a "cross-connection" where the water supply might get contaminated by bacteria or other organisms. At front.

13. Exterior Lighting: a. Fixtures were [loose]. Repair/replace as needed. Example, but not necessarily all inclusive: front two and left one. b. All Fixture(s) were Not sealed at walls. Potential for water/insect entry. (HD)(PD)(REPAIR).

14. Soffits/Fascia: Wood Decay/Damage was observed at multiple areas. (SP). Example, but not necessarily all inclusive: Several areas along right side of flat roof. 15. OTHER: a. TELEPHONE BOX at [right side] was missing Cover. Potential for water and pest entry. (HD)(RE)(PC).

b. Cable T.V. BOX had makeshift cover and was open. Cables were inappropriately routed through front of box and without a drip loop. Potential for water and pest entry. (HD)(RE)(PC).



Summary (Continued)

Attic

16. Rear mid room of house Attic Unable to Inspect: 50% 17. Rear mid room of house Attic Sheathing: 18. Rear mid room of house Attic Moisture Penetration:

Roof

19. Main Roof Surface Unable to Inspect: 2%... Ductwork 20. Main Roof Surface Surface Material Condition & Design Life: Rolled Asphalt sheet. Design Life: 8-12 years. a. Down-rated due to age,

installation & conditions observed. See comments below. (RE)(PC). b. Some areas starting to wear. c. Insufficient drainage from roof. The roof should be sufficiently pitched for drainage and/or drains installed at low points. Water ponding is evident and can cause premature deterioration and leaks. (MO)(AN). d. Apparent leaks. Example, but not necessarily all inclusive: over garage. Over Family room near fireplace.

21. Flashings: a. Storm collars not present at plumbing vents. Potential for premature leaks. (UP). b. Storm collars were not present at water heater and/or furnace vents. Potential for leaks. (UP). c. Questionable conditions at roof penetrations at ductwork at flat roof. Mastic was cracked. d. Nails/screws were inappropriately installed through the top of flashings such as at the apron of the roof jacks at plumbing vents. Exposed surface penetrations are subject to leaks. (AE). e. Improper detail/termination of flashing at rear right corner of garage. Water damage at eaves. Possible water intrusion into garage. See GARAGE /wall section of report. (HD)(RE)(PC).

22. Gutters: No gutter system present. Advise installing full gutter & downspout system to adequately collect & direct roof water away from the foundation.

23. Middle area of flat roof Chimney/Vent(s) Chimney/Vent(s): One for Furnace. One for Water Heater. Downrated due to:



Summary (Continued)

Chimney/Vent(s): (continued)Water heater vent: Older TRANSITE vent pipe material has been found to cause rapid cooling of flue gases which forms condensation which in turn drips back down and can cause corrosion to the vent components and/or the appliance below. Transite may contain Asbestos. Anticipate replacement needs. (AE)(PC). Look for possible comments in WATER HEATER section of report.

24. Middle area of flat roof Chimney/Vent(s) Spark/Rain Guard: Furnace vent: Rusty rain cap. Anticipate replacement needs.

25. Middle area of flat roof Chimney/Vent(s) Chimney Fl ashing: Storm collar(s) Not Present at [water heater vent] and [Furnace vent]. (MR). A storm collar should be present above the seam formed by the vent and roof jack. Sealant should be at the storm collar to vent, not the roof jack to vent joint. (AE).

Fireplace

26. Family Room Fireplace Flue (as viewed): Not visible to me.

Living Space

27. Living Room, southeast Living Space Doors: Raised panel type... a. Doors do not close properly. Misaligned at door stop of door jamb. b. Missing door stops. One Door knob can contact pantry door. One Door knob can contact granite countertop. (AN).

28. Living Room, southeast Living Space Electrical: Where accessible... a. No power detected at top receptacle at outlet at south wall. (HD)(RE)(PC). However, The bottom receptacle was controlled by a switch. b. No power detected at both receptacle outlets at east wall; no switch found. (HD)(RE)(PC). c. One or more of the switches that control the light were not three way type switches. It is unusual to have two three way switches only several feet apart.

29. Living Room, southeast Living Space HVAC Source: Ducted Register 30. Family Room, southwest Living Space Ceiling: Painted Drywall... Moisture stains/damage observed [at ceiling ] at southwest. Ask owner about history of

conditions. Advise evaluation by a qualified structural pest control operator or other specialist prior to close of transaction. See roof comments. NO Elevated moisture levels detected with moisture meter [ ]. (HD)(RE)(PC).

Bedroom

31. #1, MASTER Bedroom Closet: Mirrored wardrobe doors. North closet, Sliding door function was difficult. Advise improvement. 32. #1, MASTER Bedroom Floor: Carpet... Stained/Worn/loose. (DA)(AN).



Summary (Continued)

33. #1, MASTER Bedroom HVAC Source: Ducted Register 34. #1, MASTER Bedroom OTHER: Area southwest of master bedroom... a. Tiled floor grout was deteriorated.

b. Missing door stop. 35. #2, north of and Near Master Bedroom Closet: Mirrored wardrobe doors. Sliding function was difficult. Advise improvement. 36. #2, north of and Near Master Bedroom Floor: Carpet... Stained/Worn. (DA)(AN). 37. #2, north of and Near Master Bedroom HVAC Source: Ducted Register 38. #3, northeast Bedroom Closet: Doors were removed or missing. Ask owner. Determine personal acceptability. 39. #3, northeast Bedroom Floor: Carpet... Stained/Worn. (DA)(AN). 40. #3, northeast Bedroom Electrical: Where accessible... No power detected at receptacle outlet at east wall . (HD)(RE)(PC). 41. #3, northeast Bedroom HVAC Source: Ducted Register 42. #4, rear, southwest Bedroom Floor: Carpet... Stained/Worn. (DA)(AN). 43. #4, rear, southwest Bedroom Electrical: Where accessible... a. Missing cover plates at outlets and/or switches. Replace for safety.

b. Except, no GFCI protection observed or detected at outlet low on wall near sink. (UP).

44. #4, rear, southwest Bedroom HVAC Source: Ducted Register

Kitchen

45. MAIN Kitchen Est. Age: 4+-... a. Down-rated due to age and condition. Functional at this time. b. Door panel trim was damaged. c. Tape on door.

46. MAIN Kitchen Est. Age: 4+-... Downrated due to age and, Interior was RUSTY. The disposal operated, but the adequacy of the grinding function was not determined. Advise installing a stainless steel unit at next replacement.

47. MAIN Kitchen Sink Basin/Plumbing: a. Faucet has mineral deposits from hard water. (PM). b. Faucet was loose at sink. Countertop penetration is subject to water intrusion/damage. c. Faucet handle was damaged or loose. d. LEAK from faucet body. (AE)(REPAIR). e. Dishwasher air gap drain hose was nearly kinked closed at sharp bend. May obstruct drainage. (PD)(AE)(PM). Photo 4.

48. MAIN Kitchen Refrigerator: Not inspected as part of a standard home inspection, unless stated otherwise. 49. MAIN Kitchen Countertop(s): Granite type tile... a. Seam was poorly located at front & rear of sink; areas most susceptible to water.

b. The surfaces at the seams were uneven. This could be due to installation and/or settlement and/or water intrusion could have caused the substrate to swell & buckle. (RE)(PC).



Summary (Continued)

Countertop(s): (continued) c. Moisture damage at plywood substrate around/near faucet. (HD)(RE)(PC).

50. MAIN Kitchen Cabinets: Receptacle for microwave was obstructed by the cabinet partition. 51. MAIN Kitchen Electrical: Where accessible... (SA)(RE)(PC).

a1. Receptacle for microwave was obstructed by the cabinet partition. Photo 1, red arrow. Photo 2, red circle and Photo 3. a2. An extension cord was inappropriately used and inappropriately routed through cabinets. a3. The microwave power cord was missing the ground prong at the plug. Photo 2, red arrow. b. Missing receptacle to left of Range. Also, the Open electric is a safety concern. Photo 1, blue arrow. c. Few receptacles at countertop work space areas. No receptacle found for island countertop. (REPAIR). d. See [GFCI] comments. e. Advise obtaining & verifying completed construction permits. In any case, this element/system requires further evaluation and corrections. (RE)(PC).

52. MAIN Kitchen GFCI Provisions: To right of range, the Device was Not functional as tested. (SA).

Bathroom

53. #1- Master Bedroom Bathroom Walls: Painted Drywall... Moisture Damage. Black substance observed at [ baseboard outside of shower]. We do not test for or confirm the presence or activity level of any microorganism or wood destroying organism activity as part of a standard home inspection. I could not determine the status of any leaks at this time. Advise further evaluation by a qualified structural pest control operator AND specifically, a qualified specialist, prior to close of transaction. (SP). NO Elevated moisture levels detected with moisture meter. (HD)(RE)(PC). Suspect water is leaking out of the shower enclosure during use and/or dripping off of the glass door when it is opened after showering. (AE)(PC). See shower comments below.

54. #1- Master Bedroom Bathroom Shower Surround/Plumbin g: Tiled walls & glass doors... Evidence of water penetration through glass enclosure. (AN)(HD)(RE)(PC).

55. #1- Master Bedroom Bathroom Toilets: A sink sprayer was added to the toilet plumbing as a makeshift bidet. This is inappropriate. Remove & abandon sprayer.

56. #2- Center Hall Bathroom Walls: Painted Drywall... a. Unfinished wall where plumbing was "repaired", under sink. (AN). b. Poor patchwork between tub & toilet. (AN).

57. #2- Center Hall Bathroom Doors: Raised panel type... Door knob & hardware was removed/missing/not present.



Summary (Continued)

58. #2- Center Hall Bathroom Electrical: Where accessible... See [GFCI] comments. 59. #2- Center Hall Bathroom GFCI Provisions: GFCI protection was NOT OBSERVED or DETECTED. (See NOTE 3, above). 60. #2- Center Hall Bathroom Tub Surround/Plumbing: Tiled walls & glass doors... a. Faucets; Leaking/dripping from [faucet handle(s)/cartridge] (RE). (RE).

b. DRAIN STOPPER was [not functional] (REPAIR).

61. #3, Bedroom 4 Bathroom Sink Basin/Plumbing: a. DRAIN STOPPER was [missing/damaged]. (REPAIR). b. Lateral drain pipe was improperly sloped. May lead to sluggish or clogged drain. (REPAIR)(AE).

62. #3, Bedroom 4 Bathroom Electrical: Where accessible... (RE)(PC). a. Light in commode area at fan was dim. b. Light over shower was not functional.

63. #3, Bedroom 4 Bathroom GFCI Provisions: DEVICE was present here. GFCI protection was NOT OBSERVED or DETECTED at outlet low on bedroom wall. (See NOTE 3, above).

64. #3, Bedroom 4 Bathroom Shower Surround/Plumbing: Tiled walls & glass doors... Shower head sprays directly toward glass door. You cannot turn the water on or get in with the water running without water spraying outside of the shower surround. (AE)(PC).

65. #3, Bedroom 4 Bathroom HVAC Provisions: No direct heat source... There is a third switch that did not operate anything. May have built-in heater at ceiling light. (RE)(PC).

Laundry Room/Area

66. In original portions of garage Laundry Room/Area Electrical: Where accessible... a. 120 volt electric; Outlet was mounted in a box on the wall surface. Unusual. b. Missing cable bushing where cable enters the electrical box. (SA)(RE)(PC). c. Aluminum wires visible here. Receptacle was not labeled as being suitable for use with aluminum wiring. (SA)(RE)(PC).

67. In original portions of garage Laundry Room/Area Hose Bib(s) (as viewed): FYI- Stainless Steel braided reinforced hoses are advisable at interior locations when the washing machine is installed. Downrated due to: a. VALVE STEMS leak when faucet is open, as tested with a pressure gage. (RE).



Summary (Continued)

68. In original portions of garage Laundry Room/Area Washer Drain (as viewed): Drain pipe was Not fully visible to me. See Cooling section of report, regarding condensate removal.

69. In original portions of garage Laundry Room/Area Dryer Vent (as viewed): a. Repeated at Lots & Grounds /Fence section of report: Front masonry wall required that the original dryer vent cover be crushed. This is no longer usable. (RE)(PC). b. The dryer vent enters the slab in the garage. It doesn't seem that it would terminate at the original location. The termination point was not determined by me. c. Also, the vent pipe was reduced in diameter where it enters the slab. This is inappropriate. The vent may become clogged. The dryer might overheat from restricted air flow. The drying function could be hindered. (HD)(RE)(PC).

70. In original portions of garage Laundry Room/Area Fuel Line (Dryer): Gas and 240 volt electric. Except, the Rigid gas pipe was Not properly supported/secured. (SA)(RE). Also, the Gas valve should be capped when not in use. Potential hazard now.

71. In original portions of garage Laundry Room/Area Overflow Provisions (as viewed): No overflow pan or drainage provisions observed. Advise installing an overflow pan or other provision with a suitable drain to the exterior. (PD). The main Garage floor is sloped for drainage.

Garage/Carport

72. Main, Front Garage OTHER: Garage was converted to living space. We make no representation as to the method of construction or whether permits were obtained or fully processed. We are only reporting on readily visible material conditions. (AO)(AN)(AD)(RE)(PC). If the garage is restored a suitable fire separation between the garage and house would be necessary. Combustible flooring materials would need to be removed. Electric would need to be upgraded.

73. Main, Front Garage Garage Doors: Garage was converted to living space. The door was not accessible or visible from the interior. The door was not operational at this time.

74. Main, Front Garage Door Operation: 75. Main, Front Garage Electrical: Where accessible... a1. The electrical box at rear wall was originally for a light fixture in the garage. Photo 1 &

2. FYI- The light switch in the utility room was found to provide power to the wires in his box. a2. Down-rated due to:



Summary (Continued)

Electrical: (continued)The bare wires were not terminated properly and the box was not covered for abandonment. (SA)(RE)(PC). a3. Also, Aluminum wiring was noted here. Photo 2. b. No power detected at receptacle outlet at rear wall toward right side. It was upside down as is typically installed in more recent construction to identify a switch operated outlet. Photo 3. However, No switch was found by me that operated this outlet. (AO)(AE).

76. Main, Front Garage Walls: Painted Drywall... a. See fire separation comments. b. Elevated moisture detected with moisture meter at this time at north wall at northwest corner. (RE)(PC). The baseboard molding was loose there. Black substance observed at [north wall and pungent odor was noted there.]. We do not test for or confirm the presence or activity level of any microorganism or wood destroying organism activity as part of a standard home inspection. I could not determine the status of any leaks at this time. Advise further evaluation by a qualified structural pest control operator AND specifically, a qualified specialist, prior to close of transaction. (SP). c. I observed a few possible points of water entry: c1. The roof is either leaking at the intersection between the sloped garage roof and the flat roof or water is running over the side of the roofs and back down into the wall there. c2. There are two open vents outside the wall here; a high vent and a low vent. Both are for combustion air and circulating air for the water heater & furnace and for when a car is in the garage, respectively. Wind-driven rain, sprinkler and/or hose sprayed water can enter these vents on occasion so the interior walls and floors should not be finished here, especially where the finished materials can trap moisture. Further invasive investigation by appropriate specialists is warranted. d. Moisture Damage. Black substance observed at [the walls adjacent to the water heater & furnace and the platform/plenum there ]. We do not test for or confirm the presence or activity level of any microorganism or wood destroying organism activity as part of a standard home inspection. I could not determine the status of any leaks at this time. Advise further evaluation by a qualified structural pest control operator AND specifically, a qualified specialist, prior to close of transaction. (SP). NO Elevated moisture detected with moisture meter at this time. (RE)(PC)



Summary (Continued)

77. Main, Front Garage Fire Separation: Presently not suitable for a garage/house fire separation. 78. Main, Front Garage Foundation: Not visible 79. Main, Front Garage Floor: Laminate flooring was moisture damaged and pulled up at northwest area.

Elevated moisture levels detected with moisture meter [ ]. (HD)(RE)(PC). Suspect odor here. I observed a plywood sub-floor which was also wet. See wall comments.

80. Main, Front Garage Roof Structure: Not visible

Heating System

81. Whole House Heating System Overall System Condition : (SA)(RE)(PC). a. DOWN-RATED due to installation and conditions noted below. The furnace is presently unsafe to use. Advise obtaining remedial options from a licensed & qualified heating specialist, prior to close of transaction. See other comments in this section. b. The added finished wall obstructs proper access to the furnace. My inspection was severely limited. Also, there may be insufficient clearance from combustible materials. Photo 1. c. Furnace base was NOT SEALED to platform. Also, there is a large hole in the side of the platform/plenum where the gas pipe passes through. Air leaks may be a Carbon Monoxide hazard and/or can draw chemical fumes from garage. (SA)(RE)(PC). Photo 1 at blue arrows. d. See comments below. (RE)(PC). e. Furnace was not prepared for inspection. Power cord was not plugged in. No electrical receptacle nearby and extension cords are inappropriate. We do not energize units that have not been in use due to unknown conditions and potential safety concerns. No power/display at thermostat.

82. Whole House Heating System Fuel Line: a. The gas pipe, particularly threaded joints, should not pass through the return-air plenum under the furnace. (SA)(RE)(PC). b. Sediment trap NOT present/observed in fuel line. A trap is typically Required by the manufacturer. (RE)(PC).



Summary (Continued)

83. Whole House Heating System Heat Exchanger: Mostly not visible in this heater. See NOTE 1, above. 84. Whole House Heating System Draft Control: Automatic fan type 85. Whole House Heating System Distribution: Ducted registers... Not able to test air flow. 86. Whole House Heating System Exposed Ductwork: a. Rusty metal ducts at exterior on roof. (AE)(PC).

b. Dirt/debris observed in the return air plenum under furnace. Advise cleaning system. c. Some moisture stains/damage to underside of water heater/furnace platform. Possible microbial growth here. Air returns from the house in through this plenum where it passes through the filter and gets re-distributed through the house. The filter can only catch and filter out a limited amount of debris and particulate matter. Unfiltered particulate matter can still be distributed throughout the house. Therefore, periodic cleaning of the ducts system, including the return plenum, is necessary for healthy living conditions. We advise repairs, servicing/cleaning prior to continued use of the HVAC system. (RE)(PC). d. There is a Hole in the side of the return air plenum. This is a similar concern as the base of the furnace not being sealed. e. Gas pipes are not permitted to be run through the return-air plenum. This is a hazard.

87. Whole House Heating System Blower Fan/Filter: a. Blower was not tested. HVAC system was not plugged in. (RE)(PC). b. DIRTY filter was visible.

88. Whole House Heating System Thermostat: One Zone- Digital Type. The display was not illuminated. May be because HVAC system was not plugged in. (RE)(PC).

89. Whole House Heating System Flue Pipe: Firestop thimble/bucket was not present or not visible at [ceiling] penetration. (SA)(RE)(PC). 90. Whole House Heating System OTHER: Combustion air source was not present since the garage/vents were blocked off. Do not use furnace until fully

corrected by a licensed & qualified SPECIALIST. (HAZARD).

Cooling System

91. Whole House Cooling System Overall System Condition : HVAC system was not prepared for inspection. Power cord was not plugged in. No electrical receptacle nearby and extension cords are inappropriate. We do not energize units that have not been in use due to unknown conditions and potential safety concerns.

92. Whole House Cooling System Temperature Differential : 93. Whole House Cooling System Outdoor Unit: Exterior Rear location. a. DOWN-RATED due to installation and conditions noted below. Advise obtaining

remedial options from a licensed HVAC specialist. b. OUTDOOR UNIT was NOT SECURED IN PLACE. (PD)(RE)(PC).

94. Whole House Cooling System Electrical Disconnect: a. Box was IMPROPERLY LOCATED behind condenser/compressor unit. A service person or other should not have to reach across the unit to operate the disconnect switch. b. The electrical Box was NOT SEALED at wall. Potential for water damage. (MR)(PM).



Summary (Continued)

Electrical Disconnect: (continued) c. Electrical conduit was not secured to building. d. Missing bushing where wires enter rear of panel. (RE)(SA). e. WIRE Cables' insulation were improperly stripped during installation. The conductor wire(s) were nicked which can reduce the load carrying capacity of the wire. (AE)(PC). f. An electrical wire was improperly positioned behind the retaining screw for the dead front cover. The screw had damaged the wire insulation. Potential hazard. (HZ)(PD)(RE)(PC). The cover was not properly installed upon my arrival. I did screw it in place due to safety concern.

95. Whole House Cooling System Visible Coil: Not fully visible to me as part of a standard home inspection. 96. Whole House Cooling System Refrigerant Lines: a. INTERIOR LINES at air handler: At the Large Diameter Refrigerant line (suction line) the FOAM

INSULATION was [damaged, missing or incomplete] [not sealed tight against the coil housing] . Repair for system efficiency and to avoid water dripping onto surfaces below. (MR)(PD). b. EXTERIOR WALL PENETRATION: area should be sealed to avoid pest entry into house. c. Exterior line. At the Large Diameter Refrigerant line (suction line) the FOAM INSULATION was [damaged, missing or incomplete]. Repair for system efficiency. (PD). d. At the interior, above the furnace, it is apparent that the high pressure line was changed. Ask owner about this if possible. This is not necessarily a problem, but is notable. See Photo 4.

97. Whole House Cooling System Condensate Removal: Condensate pump... a. Not tested due to system was not functional. HVAC system was not prepared for inspection. Power cords were not plugged in. No electrical receptacle nearby and extension cords are inappropriate. We do not energize units that have not been in use due to unknown conditions and potential safety concerns. b. A condensate pump is used to remove the condensation from the air handler because the water cannot drain out of the house by gravity because the air handler is not elevated to where this is possible. Condensation is a natural byproduct of air conditioning & dehumidification and must be collected and disposed of. c. Downrated due to; The drain pipe terminates to the laundry drain. The drain line inappropriately terminates IN the laundry drain pipe. There should be a suitable air gap between the discharge tube and drain pipe to avoid "bacterial" contamination of the HVAC system. d. In addition, it seems that the pump is not necessary at all. The drain outlet at the HVAC unit is higher than the laundry drain and a direct drain line could



Summary (Continued)

Condensate Removal: (continued)be positioned to drain by gravity. This might be different if the garage is converted back. It would be best to avoid having to need to use the pump as it is another item that uses electric and can have an electrical or mechanical failure. It should be implemented only as a last resort.

Electrical

98. Service Entrance: Underground 99. Ground: Not readily visible to me. 100. 120 V Branch Circuits: Multiple Types: Copper & Aluminum... a. In rooms, where electric is rated, the rating is based on readily visible conditions/function,

unless stated otherwise. b. Downrated due to conditions noted in report. Also, see comments below at Aluminum wiring.

101. Aluminum Wiring (120 V): I observed Aluminum wiring in this panel at 120 V circuits. Aluminum wiring on 120 volt circuits has been known to develop fire safety concerns. As per industry standards I checked behind 8-10 receptacle and switch plates in the house. I did observe Aluminum wiring there, and the receptacles were not labeled as being suitable for use with Aluminum wire. I also observed wire nuts that are not approved for splicing Aluminum to copper wire. Also, as per industry standards it is recommended that the wiring and connections be assessed by a Licensed & qualified electrician. Also, I observed improper installations & inappropriate modifications. See comments at main panel. (SA)(RE)(PC).

102. GFCI Provisions: See comments within report... We advise having GFCI protection at all appropriate locations; such as at exterior, garage, bathrooms, Kitchen and near any other wet locations or plumbing fixtures where electrical hand tools or appliances can be used, as per present standards and recognized safety benefits. GFCI's should be tested at least monthly as per the manufacturer's instructions. Downrated due to faulty and missing GFCI devices or protected outlets. See Comments within report. (AE).

103. Smoke Alarms: See Note 6, above. a- Present relevant provisions/locations: [hall] outside of bedrooms, and in Bedrooms. b- Downrated due to; CHIRPING Smoke Alarm in bedroom 3 . This typically indicates a faulty battery, but further investigation is required. c. Unit in or near [a KITCHEN] may be subject to nuisance smoke and inadvertently set off. Monitor and relocate as/if needed. d. DISABLED Smoke Alarms observed [removed from hall outside of bedrooms 1 & 2. ] and removed from bedroom #4. Units should never be disabled when the dwelling is occupied.

104. Exterior, right side Electric Panel Panel Condition (as viewed): a. Exterior panel cover did not close fully to latch; clear away excess stucco. b. Exterior panel cover hinges were missing. (SA).



Summary (Continued)

Panel Condition (as viewed): (continued)c. Deteriorated manufacturers specifications label. d. Circuits were not Clearly labeled. e. TWIST-OUT BLANKS were missing from [interior panel cover]; install for safety. f. Panel was Overcrowded with wires. The Dead front (interior) cover did not fit around the breakers properly. My visibility was limited. (AE). g. Multiple Double tapped wires at [breaker terminals]. (SA)(RE)(PC). h. Double tapped wires at wire nuts in panel. Mismatched wire sizes and conductor materials observed are subject to loosening and arcing; particularly where Aluminum & copper wires are spliced together. Potential fire hazard. (RE)(PC). Photo 6. i. Several Breaker were damaged [ ]. Replace for safety. j. At least one visible breaker stake showed evidence of heat or arcing damage. (SA)(RE)(PC). k. Other conditions may exist that were not readily visible to me.

105. Exterior, right side Electric Panel Breakers (as vi ewed): See main panel comments.

106. Exterior, right side Electric Panel Main Disconnect (as viewed): 100 Amps... Corrosion observed at breaker terminals. (SA)(RE)(PC).

Plumbing

107. Gas Plumbing (as viewed): Except, see comments within report 108. Water Main Shutoff (as viewed): At Meter & Exterior FRONT Wall... a. The meter & valve were buried under soil. The valve was not readily visible to me. The

fence/wall obstructs proper access to the meter & valve. This may be problematic in an emergency. (PM). b. Old gate valve at secondary shut off valve. Damaged handle; sharp edges are a safety concern. Valve might be inoperable. Advise replacing with a new ball valve. (PM)(HD)(AE). See Note 5, above.

109. Whole House Water Heater Overall System Condition: a. DOWN-RATED due to age, installation and conditions noted below. Advise obtaining remedial options from a licensed plumber. b. Tank should have been positioned with burner compartment accessible for servicing. c. BURNER COMPARTMENT door was not installed upon my arrival. The interior door was missing. The exterior cover was missing but a replacement fabricated by someone. The exterior of the tank was discolored from heat. (SA)(RE)(PC).



Summary (Continued)

Overall System Condition: (continued)The water heater is a LISTED appliance; meaning, it is Listed with an approved agency for use as manufactured and should not be altered or modified. (AE)(PC). d. CORROSION at [Exterior of tank shell] and [interior underside of tank]. e. Anticipate replacement needs in the immediate future. f. Old corroded gate valve for water supply may be inoperable. Advise replacing with new ball valve. (HD)(RE). Photo 3.

110. Whole House Water Heater Seismic Restraint: a. Improper strap material; light gage plumber's tape. b. Improper anchor screws; conical heads can pull through straps. c. Tank was not in a corner, so straps should encircle and tether the tank. And spacers are needed between tank & walls. d. Bottom strap Not in lower 1/3 now.

111. Whole House Water Heater Flue Pipe: MISSING SCREWS at [vent joints] and [draft hood]. There should be three screws per joint. Potential for separating and is a safety concern.

112. Whole House Water Heater TPRV and Discharge Tube: a. Pipe terminates too close to end of pipe and over construction material subject to moisture damage. TERMINATION of the pipe should be between 6 to 24 inches above the floor/ground/grade and to a visible location, preferably at the exterior. Where leaks or discharge won't cause water damage. b. Water was leaking or dripping from discharge tube onto wood framing. (PD)(HD)(RE)(PC).

113. Whole House Water Heater Fuel Line: a. OUTDATED gas connector from [ 1970 ]. Manufacturers of gas appliances & gas connectors call for replacement of gas connectors at least whenever the appliance is replaced. See photo, blue ellipse. b. OLD NON-COATED BRASS gas connector present. These have been known to have a high failure rate. Advise immediate replacement. See photo, blue ellipse. c. Sediment trap NOT present/observed in fuel line. A trap is typically Required by the manufacturer. (RE)(PC). See photo, red ellipse.

114. Whole House Water Heater Platform/Support: a. PLATFORM was not visibly secured to the building. Requires corrections for safety. b. Moisture Damage and Black substance observed at [ platform and/or adjacent walls.]. Evidence that a pan is needed. See garage and heating section of report.



Summary (Continued)

115. Whole House Water Heater OTHER: Combustion air source was not present since the garage/vents were blocked off. Do not use water heater until fully corrected by a licensed & qualified SPECIALIST. (HAZARD).

Structure

116. Girders/Beams: Not visible in this construction.



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