confidential inspection report · 2020-05-15 · 123 mystreet elk grove, ca 95757 prepared for:...

Report: 01101809 Inspection Address: 123 My Street, Elk Grove, CA 95757 Date: October 18, 2009

© Sacramento Home Inspections, Inc. Confidential - for client use only. Use by any unauthorized persons is prohibited.

Confidential Inspection Report123 My Street

Elk Grove, CA 95757

Prepared for: John & Jane Doe

Prepared by: Sacramento Home Inspections, Inc.11230 Gold Express Drive, Suite 310-181

Gold River, CA 95670 916-225-5705 www.InspectingSacramento.com

This report is the exclusive property of the inspection company and the client whose name appears herewith andits use by any unauthorized persons is prohibited.

www.InspectingSacramento.com

http://www.InspectingSacramento.com



Report Table of Contents

INTRODUCTION 3

EXTERIOR-STRUCTURE 5

EXTERIOR -GROUNDS 7

ROOF COVERING 8

GARAGE/PARKING STRUCTURE 9

LAUNDRY 11

MAJOR SYSTEMS 12

HEATING/AIR CONDITIONING 17

KITCHEN 20

BATHROOMS 23

INTERIOR ROOMS 27

BEDROOMS 28

ATTIC AREA & ROOF FRAMING 29

BEYOND THE SCOPE 30



INTRODUCTIONInspection Fee: $295. Paid in full by buyer. Thank you.

Inspection Date: 10/18/2009.

Inspector: James Chisholm.

Property Address: 123 My Street, Elk Grove, CA 95757.

Age of Structure: 2005.

Weather Conditions: Clear.

A non-invasive, limited visual inspection of the above-mentioned property was performed, at clients' request. Enclosed isour written report based on that inspection.

This report will give you information about the overall condition of this property. Our inspectors follow the Standards ofPractice set forth by the California Real Estate Inspection Association (CREIA), a copy of which is available upon request.We will examine the readily accessible areas and systems of the home.

Cosmetic considerations are not within the scope of this report, since all properties have some degree of wear. Theremay be many items that even the most thorough inspection cannot reveal, which you may consider significant toownership. Furthermore, owning any building involves some risk and while we can give an excellent overview of theproperty, we cannot inspect what we cannot see.

We do not move furniture, stored personal effects or dismantle any part of the home in the course of our inspection. Wedo not do an exhaustive technical evaluation of the property; such an inspection is available for an additional fee.Your attention is directed to the INSPECTION AGREEMENT, a copy of which was provided; this letter makes it a part ofthe inspection report. It more specifically delineates the scope of the inspection and the limit of liability of the inspectorand inspection company in performing this inspection. Please be sure to read and understand the scope of ourinspection.We cannot make repairs nor refer contractors for repairs or maintenance on items which our report mentions, since weabide by the Standards of Practice, Code of Ethics of CREIA and the California Business & Professions Code.

NOTE: The client is strongly advised to further investigate or contract with appropriate persons to furtherinvestigate any and/all conditions/items in the inspection report not listed as (S) Serviceable, or are Inoperable,Beyond the scope of a CREIA Inspection or which may have been disclosed by others or which you may beconcerned before the close of escrow or sooner if your residential purchase agreement has a contingency timelimit.

Any statements made in the body of the inspection report pertaining to right, left, front or rear are referenced to viewingfrom the street and facing the dwelling.

We advise clients to obtain owners manuals and warranties for all equipment/appliances installed in the dwelling.

We advise clients to ask for any/all permits and inspection records with final signatures for any modifications or additionsthat may have been made to the dwelling, and/or any known conditions that may have been inadvertently left out ofdisclosure statements.

We advise having all exterior door locks rekeyed and the garage opener if present re programed after taking possessionof the home for security reasons.



Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings ordiminish any findings not photographed. Client is advised to thoroughly read the complete report as not all conditionsreported will be represented by photographs.

NOTE: This report contains technical information that may not be readily understandable to the lay person. Therefore, averbal consultation with the inspector is a mandatory part of this inspection report. If you choose not to consult with theinspector, this inspection company cannot be held liable for your understanding or misunderstanding of this report'scontents. If you were not present during this inspection, please call the office to arrange for your verbal consultation.

Important notice to third parties or other purchasers: Receipt of this report by any purchasers of this property otherthan the above listed party(s) is not authorized by the inspector. This report prepared for the sole and exclusive use forthe client listed above in accordance with our written agreement and is subject to the terms and conditions agreed upon,this report is a work product and is copyrighted by the company shown above as of the date of this report. Duplication byany means whatsoever is prohibited without prior written permission and authorization from the company shown above.Unauthorized duplication of, use of or reliance on this report has the effect of all parties agreeing to hold harmless,individually, jointly, and/or otherwise, the inspector, the Company, their successors and assigns.The inspector strongly advises against any reliance on this report by third parties. This document is not to be used forthe purpose of substitute disclosure. We recommend that you retain a qualified professional inspector to provide youwith your own inspection report on this property.

* * * * * * * * * * * *

KEY TO THE INSPECTION REPORT

In using your report, the following definitions may be helpful.

S/Serviceable= Items noted at time of inspection were accessible and found to be in workingorder/serviceable condition (excluding cosmetic consideration and normal wear.)

N/A or None = The item does not apply to this property or none present.

Inoperable = System did not respond to attempted testing at time of inspection.

Items not permanently affixed and/or hard wired to home, such as track lighting attached toceiling using receptacle plug for power source, is considered personal or portable property,and are not included in this report.

We realize that you had a number of companies to choose from to perform this service, and you chose us! The inspectorand staff thank you for selecting our company for your home inspection needs. If you have any questions, please call us.



EXTERIOR-STRUCTURE100 EXTERIOR - STRUCTURE

Type of structure: Single Family dwelling.

Number of stories: Two story.

Inspection of the exterior and immediate surrounding areas is limited to visible and readily accessible areas, areas hiddenfrom view by vegetation, at or below grade level and/or behind walls or stored items can not be judged and are not part ofthis inspection, taking into account typical wear for properties of this age and type (excluding cosmetic considerations). Moisture intrusion through cracks or openings in the exterior siding, trim, windows and doors is a source of moisturedamage and deterioration. We recommend sealing all cracks and openings in and between the exterior siding and trimmaterials, especially around doors and windows. Routine maintenance and painting may extend the service life andminimize deterioration of the exterior surfaces.

101 Siding: Stucco: • Stress/shrinkage/settlement cracks noted. These are typical to this type of

construction.

102 Trim: • Stucco: Cosmetic, surface layer damage noted. • Wood: Typical weathered conditions noted.

103 Window Frames: Vinyl clad, dual pane windows noted. Double-paned windows reduce street noise andimprove efficiency of heating/cooling systems. The space between the panes is factorysealed. If a seal is broken, air from the environment may enter the formerly sealedspace. This condition may cause condensation or fogging in the window(s), dependingon the climatic conditions. We cannot assure the seal on each and every window, butwe will note in the report the presence of visible condensation at the time of inspection.Due to climatic conditions, nature of the components and cleanliness of the glass, it is

not possible to determine all failures. Unless otherwise noted in the report, nocondensation or fogging was present when inspected.

104 Electric Fixtures: Ground fault circuit interrupter (GFCI) protected for safety. Re-set location for exteriorGFCI outlet(s) is at garage.

105 Gutters/Downspouts: S; Gutters were clear of debris where viewed. The water testing of gutters, downspoutsand underground drain piping, where present, is beyond the scope of this inspection.

106 Entry Door(s): S.

107 Bell/Chime: S.

108a Chimney(s): Located at rear of home. Gas appliance type vent through roof. See notes at #302.



109 Gas Meter:

S; Located at right side of dwelling. Underground, concealed or buried pipe notinspected.

110 Foundation: • S; Concrete, slab on grade construction.• Slab was viewed from exterior only. Unable to view and confirm current

condition of interior slab due to wall-to-wall flooring. Foundation wall not fullyvisible due to vegetation, hardscape or soil height. Expect to see some degreeof cracking in concrete when floor coverings are removed/replaced due toshrinkage in the drying process. These cracks should be sealed to preventmoisture and insect entry. If large cracks are present along with movement, werecommend further evaluation by a structural engineer.

Foundation bolting: Foundation bolting not visible. Walls are covered, unable to view.



EXTERIOR -GROUNDS200 EXTERIOR GROUNDS

201 Driveway(s): Concrete: S.

202 Walk(s): Concrete: • Stress/shrinkage/settlement cracks noted.• Surface material spalling noted.

203 Fence/Wall: • Block wall: S. • Wood: Typical weathered condition noted. Damaged or missing planks noted.

Maintenance needed.

204 Gate(s): Wood: • Typical weathered condition noted.• Gate binds with post. Latch needs adjustment. Maintenance needed.

205 Sprinklers: • Manually operated and auto timer system. Sprinkler controls located at garage. • Broken pipe noted. We recommend correcting the condition(s) noted.• Our limited review of sprinkler systems does not include adequacy of coverage

or the condition of buried piping. The system is not tested, visually observedonly, and obvious defects are reported for your information. Components arefrequently damaged by gardeners and pets. Expect to make minor repairs tothe sprinkler system on a regular basis, as this is typical for all sprinklersystems. Sprinklers should always be directed away from the building toprevent moisture intrusion/water damage and or mold/mildew.

206 Lot Grade at Foundation: Building is built on a flat lot.

207 Sill plate/weep screed: Lot grade is properly below weep screed at foundation.

208 Comments: Surface/area drain(s) installed at left side of property. Routine maintenance is suggestedfor best performance. Not water tested for efficiency or the condition of the undergroundpiping. Drain termination point not verified. A visual inspection cannot determine thefunction and adequacy of in-ground drains. We make no representations as to itseffectiveness and recommend that, if possible, the owner be consulted about itsoperation during adverse weather conditions. Beyond the scope of this inspection.



ROOF COVERINGOur roof inspection is to report on the type and condition of roofing materials, missing and/or damaged material, andattachments (excluding antennas, solar systems, etc.) where visible. This does not constitute a warranty, guarantee, roofcertification or life expectancy evaluation of any kind. Roofs are not water tested for leaks. Condition of the roofingunderlayment material is not verified/inspected. For further evaluation and a roofing certification we recommend youconsult a qualified licensed roofing contractor, a number lenders may require a roofing certification. Building's that havetile or wood shingle/shake materials and are going to be tented for termites should be re inspected for possible damagecaused by the extermination process before the close of escrow.

301 Type/material: Sloped/ Concrete tile.

Roof access: Due to fragile nature of roofing material the inspector viewed the roofsurface/components through a telescopic lens from the ground and from a ladder at thelower roof edge. This is a limited visual examination.

302 Flashing:

Loose/raised flashing noted around chimney vent. May make underlying structuresusceptible to moisture intrusion with wind-driven rain. Suggest complete review by aqualified licensed roofing contractor.

303 Drains/Waste vents: S, Appear to be adequately sealed and flashed where visible.

304 Comments: S. Roof covering shows normal wear for its age and type, appears to be in serviceablecondition where visible.



GARAGE/PARKING STRUCTURE600 GARAGE/CARPORT

Type of structure: Attached two car garage.

601 Exterior: See #'s 101 & 102.

602 Roof: See roof comments.

603 Slab: Concrete. Stress/shrinkage/settlement cracks noted.

604 Window(s): None.

605a Screen(s): N/A.

605b Vent Screen(s): None.

606 Access Door(s): S. Has been undercut to provide ventilation and supply air for water heater. Do not seal(weatherstrip) the undercut portion of this door.

607 Fire Door(s): • S, Self closer was operational when tested.• This appears to be a fire-rated door, however no visible fire tag was noted on

door for verification purposes.

608 Fire wall(s): • S. Sealed fire wall(s) noted*. Ensure that this wall surface stays sealed so thatthere is an effective fire barrier between the garage and the habitable indoorspace.

• *What is a fire wall? A fire-rated wall and ceiling (collectively; a "fire barrier")separating the garage from habitable space must be made from 5/8 inch 'typeX' drywall. Joints must be sealed with drywall tape embedded in drywallcompound. This structure is designed to contain a fire originating in a garagefor a limited time (20 minutes) and offer home inhabitants more time to safelyvacate the building in the event of a fire.

• Unable to verify the thickness or type of the drywall since no edges were visible.

609 Walls: S.

610 Ceiling/rafters: S.

611 Electrical: • S; Ground fault circuit interrupter (GFCI) protected outlet(s) present, for safety.It is recommended that freezers and or refrigerators not be plugged into GFCIplug outlets, to prevent the accidental loss of contents.

• Grounded, non-GFCI protected outlet(s) also noted.

612 Overhead Door(s): S. Metal.

613 Door hardware: S. Intact.

614 Door Opener(s): S. This garage door opener is equipped with a safety reverse and/or stop device whichoperated when tested at the time of our inspection. Your garage door should also bebalanced so that it will stay in place when the emergency release is pulled and stoppedin any partially opened position. Otherwise, the door could unexpectedly crash to the



floor causing injury. The inspector did not test this function. The U.S. Consumer ProductSafety Commission recommends these devices be checked monthly.



LAUNDRY705 LAUNDRY AREA

Location: Located at entry from garage.

706 Floor: S.

707 Walls: S.

708 Ceiling: S.

709 Door(s): S.

710 Window(s): None.

711 Screen(s): N/A.

712 Cabinets/Shelves: S.

713 Electrical: S; Grounded outlet(s) noted.

714 Exhaust Fan: S.

715 Laundry Sink/Tub: None.

716 Washer Service S; Interior PSI* reading was 50. This is considered to be adequate. Recommendedwater pressure for residential buildings is typically between 30 to 80 PSI* (*PSI: poundsper square inch).

717 Dryer Hookup: • 220 v outlet noted. 3 prong style outlet installed.• No gas hookup provided.

718 Dryer Vent(s) Dryer vent was noted, not tested. The interior of dryer vents should be frequentlyexamined for lint buildup and cleaned to prevent the possibility of fire.

719 Drain Stand: Drain line(s) servicing the laundry machine(s) are not tested during the course of a homeinspection. Suggest further review by licensed plumber if concerned about blockages indrain line(s).

720 Comments: No safety pan/emergency drainage systems are required to be installed in buildingswhen washing machine is located on 1st story. In the event of hose leaks and washingmachine flooding results can nonetheless be catastrophic. Client may want to considerinstalling a product called "flood stop" -an automated valve shut-down device, as aprevention against possible washing machine flooding and/or hose leaks.



MAJOR SYSTEMSOur visual inspection of major systems is limited to the normal operating functions of items listed. Independentevaluations including the adequacy/inadequacy of water flow (such as gallons per minute), buried/concealed piping orwater quality, electrical amperage/voltage adequacy and the testing of photoelectric cell operated fixtures are not withinthe scope of this report. If such detailed information is required, we suggest contacting appropriate specialists. Areasconcealed from view by any means are excluded from this report/inspection. Any electrical repairs, modifications,corrections, installations or periodic inspection and maintenance of systems or aluminum wiring should be provided by alicensed and qualified electrician per California law.

MAIN ELECTRICAL SERVICE801 Electrical:

The main electrical service is approximately 200 amps/240 volts.

Location: Service entrance is underground, with the main panel located at right side of dwelling.

Sub panel(s): None.

Overload protection: Overload protection is provided by breakers. The accuracy of labels when present arenot verified.



Main shut off/disconnect:

Main disconnect noted as required.

Futures: Future(s) provided for possible future expansion.

Conductors: Predominate wiring material where visible is copper.

Grounding Method: • Grounding method appears to be by Ufer clamp.• Grounding method not verified; grounding assembly not fully visible.

Ground fault circuit interrupter devices (GFCI) afford additional protection against electrical shock. GFCI protection istypically found in newer homes in areas where electrical receptacles are located near sources of water. For yourinformation, we have indicated in the report those areas which may be appropriate for GFCI installation and whether ornot a device is in place. Upgrading unprotected plug outlets noted in the report is recommended for additional safety.PLUMBING SUPPLY AND DRAIN

802 Plumbing: Supply piping, where visible, is copper.



Location:

Main shutoff valve is located at left side of home.

Water pressure: S. Exterior water pressure in PSI* is 50. This is considered to be adequate. Recommended water pressure for residential buildings is typically between 30 to 80 PSI*(*PSI: pounds per square inch).

Comments: Backflow prevention device(s) noted on hose bib(s). These devices prevent thepossibility of contaminated water from "backing up" and entering your potable watersupply via a hose or a sprinkler system.

803 Drain/Waste: Underground, concealed and/or buried piping is not inspected/tested. Drain cleanoutsand location(s) not verified.

The visible areas only of the main water line, shutoff valve, water supply and drain lines, gas meter and piping areexamined to determine their current condition. Areas concealed from view by any means are excluded from thisreport/inspection. Leakage, blockage or corrosion in underground or concealed piping cannot be detected by a visualexamination. A video inspection of drain/waste lines by an appropriate specialist is recommended if client is concerned bythis possibility. Older fixtures or components should be budgeted for replacement. Shutoff valves are not operated by theinspector as they may be prone to leakage if they have not been frequently operated. Private waste disposal system's arenot inspected, beyond the scope of this inspection.

SMOKE DETECTORS804 Smoke Detectors: • Smoke detectors noted on both levels of building and in all bedrooms.

• Smoke detector(s) are observed for presence only and are not tested. The U.S. Consumer Product Safety Commission (CPSC) recommends that allhomeowners do the following: 1) Upon initial habitation of a property allbatteries in all smoke detectors should be exchanged simultaneously for newones. Manufacturers recommend that this process be repeated twice a year. 2)All smoke detectors/alarms in your house should be tested once a month. Mostmanufacturers also advise that smoke detector units themselves be replacedevery 5~8 years since they become desensitized with age. 3) Every family



should also develop a fire escape plan and practice it at least twice a year. TheCPSC recommends these measures because working smoke alarms and a fireescape plan will increase your protection in case of a fire.

If the home were to be constructed today, standards would require installation of detectors in each sleeping room and inthe hallway accessing each sleeping area. Multi story dwellings would require a detector on each level. Futureinstallation of additional detectors at any unprotected location is suggested for increased fire safety. We have listed thepresent areas that a smoke detector is located. Units not tested by inspector. The built in test button when present onlyverifies proper battery and horn function, but does not test smoke sensor. We suggest that the units be tested with real orsimulated smoke at move-in and that fresh batteries be installed as required and tested monthly as recommended by theConsumer Product Safety Commission.WATER HEATER(S)

805a Water Heater(s):

40 gallon gas unit.

Brand Name(s) State.

Aprox. Age(s) 2004.

Location: Located in garage.

Shutoff valve: Cold water shutoff valve intact.

TPR Valve: Temperature, pressure relief valve noted as required.

Drain line: Drain line installed. Drain line terminates at right side of garage.

Combustion Air: The combustion air supply appears adequate.



Earthquake safety: Earthquake safety straps installed.

Comments: • Homeowners Notes (For warranty or maintenance information): Serial #:H04121121 Model #: 9211675004.

• Expansion tank noted above unit. An expansion tank is a small tank used toabsorb excess water pressure caused by thermal expansion or by waterhammer. The compression mechanism inside the tank will cushion the pressureshock and relieve pressure in the system that could otherwise damage theplumbing system.

805b Venting: S.

The water temperature is not verified/tested. Water that is hotter than the manufacturers recommended setting is ascald/safety hazard. The water temperature should never be set higher than the manufacturers recommended setting. Werecommend that the temperature setting be checked at move-in for safety.FIREPLACE(S)

806a Fireplace(s):

• Located at family room. Damper noted. Damper clamp installed. This is animportant safety feature that helps ensure that gases will be vented into theatmosphere instead of being trapped in the fireplace.

• Gas fireplace noted. These units are not dismantled during the process of ahome inspection. Unit was functional when tested. There is a main gas shut-offvalve located under the cover at the base of the unit, and the on/off control forthe ignition is located at left side of unit.



HEATING/AIR CONDITIONINGOur inspection of major HVAC systems is limited to the normal operating functions of the items listed. Independentevaluations including the adequacy/inadequacy of heating and cooling systems (such as cracked heat exchangers, airconditioning pressure tests, coolant charge, line integrity, air balance, evaporator cooling coils.etc.) are not within thescope of this report. Thermostats are not checked for calibration or timed functions. If such detailed information isrequired, we suggest contacting appropriate HVAC specialists. Normal service and maintenance by a licensed HVACspecialist is recommended by the HVAC equipment manufacturer on an annual basis.

DISMANTLING AND/OR EXTENSIVE INSPECTION OF INTERNAL COMPONENTS OF ANY APPLIANCE,INCLUDING HEATERS AND HEAT EXCHANGERS, IS BEYOND THE SCOPE OF THIS REPORT. IN A NUMBER OFAREAS THE LOCAL UTILITY COMPANY MAY CONDUCT SUCH AN INSPECTION UPON REQUEST. MOSTMANUFACTURES ADVISE ANNUAL SERVICING BY A LICENSED QUALIFIED HVAC SPECIALIST.HEATING SYSTEMS

A. 810 Heating:

• Gas forced air unit. Due to the inaccessibility of many of the components of thisunit, our review is limited. We recommend that a licensed HVAC specialistfurther review the unit before the close of escrow if a more detailed analysis ofthe unit is required.

• Since carbon monoxide (CO) is one of the products of combustion,installing carbon monoxide detectors is recommended in all buildings thatuse gas heating units.

811 Location: Located in attic.

812 Brand Name: Carrier.

813 Approx. Age(s) 2004.

814 Approx. BTU(s) Output: 60-70,000 BTU/hr.

815 Filter(s): Main filter is located in upper hallway ceiling. Filter needs cleaning or replacement. (approx. SIZE: 20 x 30 x 1)

816 Combustion Air: The combustion air supply appears adequate.

817 Shut off/disconnect: There is a gas shutoff valve and electrical receptacle noted near this appliance.



818 Condensate drain line(s):

• Due to insulation and/or wall coverings, air conditioning condensate drainline(s) are not completely visible.

• There was evidence of past leaks from the secondary condensate drainline. This is an indication of an adverse condition, defect or blockage in theprimary condensate drain line. We recommend a full evaluation and/orcorrections by a specialist in the appropriate trade.

819 Conditions: • Homeowners Notes (For warranty or maintenance information): Serial #:3004A47899 Model #: 58STX090-16.

• Heater was turned on at time of inspection. Heat output was measured and unitappeared to be in serviceable condition when tested.

• As most manufacturers advise an annual servicing of these units for safety andoptimum performance, we recommend a service/maintenance review bemade by a licensed HVAC specialist as well as an inspection of the ductworkcleanliness.

820 Venting: S.

AIR CONDITIONING SYSTEMS



A. 850. Air Conditioning:

• Inoperable unit.• Electric split central air unit. The condensing unit and evaporator coils were at

different locations.

851 Location: With compressor located at rear of home.

852 Brand Names: Carrier.

853. Approx. Age(s) 2005.

854. Approx. Size(s) 2.5 ton.

855. Shut off/disconnect: Electrical disconnect as required at unit.

856. Air temperature Differential: Unit was inoperable at time of inspection.

857. Conditions: • Homeowners Notes (For warranty or maintenance information): Serial #:0905E24419 Model #: 38CKC030340.

• Since unit was inoperable at time of inspection we advise completereview/correction including cost estimate (bids) by a licensed HVACspecialist before the close of escrow or sooner if your residentialpurchase agreement has a contingency time limit.

THERMOSTAT CONTROL(S)890: Thermostat #1: Located at lower hallway.

891: Thermostat #2: Located at master bedroom.

As of October 1, 2005, when changes to the heating and air conditioning system are made, they will be subject to the2005 energy protocols which include further testing to verify that the system is up to current standards. We recommendthat you review your home warranty policy regarding replacement components of the heat/air system because you maybe responsible for additional costs if a component is required to be upgraded due to the new 2005 energy protocols nowin effect. It is beyond our ability to determine whether this system currently meets the 2005 energy protocols, therefore,we exclude this from our inspection and defer this to the appropriate trade specialists.



KITCHENInspection of kitchen components is limited to built-in gas or electric appliances and plumbing systems, if power issupplied. These items are tested under normal operating conditions. Extensive evaluations, such as calibration/operationof timers, clocks, heat settings, thermostat accuracy, self cleaning and temperature probes on cooking appliances are notwithin the scope of this report. Stored personal effects will restrict viewing cabinet interiors and should be checked atyour walk-through before the close of escrow.Note: Due to the inaccessibility of the dishwasher components, we can do no more than operate under normaloperating procedures, cleaning and drying adequacy not verified. Dishwashers can fail at any time due to theircomplexity. Our review is to determine if the system is free of leaks and excessive corrosion.

Shutoff valves and angle stops under kitchen or bathroom sinks and toilets are not turned or tested during the inspectiondue to the possibility of leaking. We suggest all shutoff valves or angle stops be turned regularly to ensure freemovement in case of emergency.

900 Location: KITCHEN & DINING AREA.

901 Flooring: S.

902 Walls: S.

903 Ceiling: S.

904 Door(s): Sliding rear access door. S.

905 Window(s): S.

906 Screen(s): Missing at rear sliding door.

907 Cabinets/Drawers:

Breadboard is missing.



908 Counter tops:

Tile. Material is cracked and/or chipped on island corners.

909 Electric Fixtures: • Grounded outlets noted. Ground fault circuit interrupter (GFCI) protected forsafety, where necessary.

• Inoperable overhead light noted.

910 Sink(s):

The grout/caulking around the sink was cracked, damaged or missing in areas. We recommend correcting the condition(s) noted.

911 Faucet(s): S.

912 Traps/Drains/Supply lines: S. No leaking noted.

913 Disposal(s): S.



914 Dishwasher(s):

• Unit was operational when tested. Tested on "Normal Wash" cycle only.• Rack wheels/rollers were missing. This condition make the racks difficult to

operate. We recommend correcting the condition(s) noted.

915 Stove/Cooktop(s): • Freestanding Gas unit. Unit was operational when tested.• Anti-tip bracket noted and functioning as intended.

916 Oven(s): Freestanding Gas unit.

917 Hood/Fan Light: Unit was operational when tested. Exhaust filter(s) need cleaning.

918 Microwave(s): Unit was operational when tested.

919 Trash Compactor: N/A.

920 Comments: Icemaker valve was noted. Valve was operational when tested.



BATHROOMSOur inspection of bathrooms is to report on visible water damage and the operation of fixtures. Dry rot, toilet rings,inaccessible plumbing and shower pans are not within the scope of this inspection. Shower pans, surrounds, enclosuresand doors are not water tested for water tightness, visual observation only. Supply valve(s) for sinks and toilets are notturned. The devices will frequently leak after being moved if they have not been used or regularly maintained. Tub andsink overflows are not filled and tested as part of our inspection. All areas under sinks may not be visible due to storedpersonal items at the time of inspection and should be checked at your walk-through before the close of escrow.ALL BATHROOMS

1000 Location: ALL BATHROOMS.

1001 Flooring: S.

1002 Walls:

Damaged baseboard/wall noted at upstairs hallway bathroom.

1003 Ceiling(s): S.

1004 Door(s): S. Suggest adding door stoppers where needed to prevent wall damage.

1005 Window(s): S.

1006 Screen(s): S.

1007 Electrical: S; Ground fault circuit interrupter (GFCI) protected for safety. Re-set location for allbathroom outlets is at ground floor bathroom.



1008 Exhaust Fan(s):

Fans were operational when tested. Cleaning suggested.

1009 Heating/Cooling: S. Vents noted.

1010 Tub & Surround:

We suggest caulking or regrouting as needed. Open joints may allow moisture intrusion.Maintenance of the joints is strongly advised.

1011 Tub Enclosure: We suggest caulking or regrouting as needed. Open joints may allow moisture intrusion.Maintenance of the joints is strongly advised.

1012 Tub Faucet(s):

The faucet(s)/spout were not sealed/caulked to the wall/deck. This condition isconducive to moisture intrusion into concealed spaces. Correction of the condition is

Cleaning suggested.



advised.

1013 Shower Stall & Surround: See #1010 with regards to maintenance.

1014 Shower Door(s) & Surround: See #1011 with regards to maintenance.

1015 Shower Faucet(s):

See #1012 with regards to maintenance.

1016 Sink(s): S.

1017 Sink Faucet(s): S.

1018 Traps/Drains/Supply Lines:

• Leaking noted at stopper assembly at left side master bathroom sink.• Solid item trapped in ground floor bathroom sink P-trap. Removal advised.

Leaking noted here.



1019 Toilet(s):

• Leaking noted at fill valve in downstairs toilet. Replacement needed.• The toilet bowl is loose at floor anchor bolts in ground floor bathroom.

The wax ring inside the unit must have a snug, secure fit in order to keep fromleaking. We suggest properly resealing and re-securing this unit to preventwater leakage and damage.

1020 Counter/Cabinets: S.

1021 Comments:

Rusted medicine cabinet noted.

Leaking noted.



INTERIOR ROOMSOur interior review is to determine functionality of accessible doors, windows and electrical outlets, visible water stainsand other related conditions. Minor items, such as torn screens, cracked window panes and loose hardware can occur atany time. Furnishings and stored personal effects are not moved during the inspection. Closet and storage areas shouldbe reviewed at your walk-through before the close of escrow after furnishings and stored personal effects have beenremoved for any hidden damage. New paint and flooring can remove or conceal evidence of any past conditions that mayhave been present prior to the work being done. We recommend inquiring about any past conditions that may no longerbe visible.1200

1200 ALL INTERIOR ROOMS* & HALLWAY (*Bedrooms documented separately at #1600)

1201 Flooring:

Carpet: Stained and damaged material noted.

1202 Walls: S.

1203 Ceilings: S.

1204 Doors: • Suggest adding door stoppers where needed to prevent wall damage.• Hardware missing at entry closet.

1205 Windows/Screens: Both: S.

1206 Electrical: • Grounded outlets noted.• What appears to be unused switches for optional overhead fan/light units were

noted at both the family and bonus rooms.

1207 Wet Bar: N/A.



BEDROOMSALL BEDROOMS

1600 Location: ALL BEDROOMS.

1601 Floors: Carpet: Stained materials noted.

1602 Walls: S.

1603 Ceilings: S.

1604 Doors: S. Suggest adding door stoppers where needed to prevent wall damage.

1605 Windows: S.

1606 Screens: S.

1607 Electrical:

• S. Grounded outlets noted.• Arc fault circuit interrupter (AFCI) breaker(s) noted in main service panel. These

devices protect bedroom outlets from the potential danger of arcing. AFCIbreakers were tested and are functioning as intended. Manufacturers advisetesting these units monthly.

• Missing plug cover(s) noted.

1608 Closet(s)/Wardrobe(s): S.

AFCI breakers



ATTIC AREA & ROOF FRAMINGThe visible areas of the attic and roof framing were examined to determine their current condition and visible water stains.Areas concealed from view by any means are excluded from this report. Insulation is not moved during the inspection.

Attic framing members/components and other multiple items are tested by examining a representative sampling asopposed to specific functionality of every single item. The accessible permanently installed equipment or components arechecked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.

1751 Hatch(es): Located at master bedroom closet ceiling.

1752 Accessibility: Not all areas of the attic were fully accessible. The only area in the attic safely accessiblewas the service deck area at furnace unit and the boarding leading to that unit. Access toother attic areas was limited by insulation covering framing members, ducting materialsand/or lack of vertical clearance. Comments reflect readily visible areas from this/thesevantage point(s) only.

1753a Sheathing: S; OSB (Oriented Strand Board) material.

1753b Framing: S; Standard framing construction.

1754 Evidence of leaking: No evidence of leaking where visible.

1755 Insulation: Blown-in, loose-fill insulation noted. Where visible, thickness of insulation material isapproximately 12+ inches. Unable to view area beneath insulation.

1756 Ventilation: Appears to be adequate. Vents located at eaves, roof and gables.

1757 Exhaust Vents: S; Exhaust vents, where visible, properly terminate out of attic as required.

1758 Ducting: • S. Insulated ductwork noted where visible. • NOTE: Inspection of interior condition of ductwork is beyond the scope of a

home inspection and was not inspected. If client is concerned about thecleanliness of ductwork then further review by a licensed HVAC contractor isadvised.



BEYOND THE SCOPE1900 WHEN IT'S BEYOND THE SCOPE

CONCEALED AREAS: If areas of the home are inaccessible or concealed from the inspectors view, then aninspection of that area did not take place. 1) Request that any information about any hidden problems be revealed to you aboutthese inaccessible or hidden areas from the seller prior to the close of escrow 2) Return to the property prior to the close of escrow and perform a walk-throughinspection of your own after the owner's belongings have been removed 3) If your inspection or information reveals hidden damage or concerns contact aqualified specialist or your inspector for a return visit.

PERMITS/BUILDING CODEVIOLATIONS:

If you are concerned about code violations or building permit information you should:1) Contract with a company to research permit information available at the appropriatebuilding and safety office.2) If you have additional concerns with regard to code violations you may contract for acode compliance survey of the property. A typical home inspection is not such a service.

GEOLOGICAL STABILITY: Soil condition or stability is not determined during this home inspection. Should youdecide to obtain a geological report of the site conditions you might contact a geologicalinspection firm through your real estate agent or a non profit association of geotechnicalengineers for referral.

STRUCTURAL STABILITY ORENGINEERING ANALYSIS:

Engineering analysis of a building's structure is performed only by a licensed structuralengineer with the use of measurements, calculations, or other scientific evaluation.Engineering is beyond the scope of a typical home inspection. To receive an inspectionand report on the structure by an engineer, ask your real estate agent or a non-profitassociation of structural engineers for referral.

SEWER BLOCKAGE: Check with the seller for information about the history of the sewer or private wastedisposal system. Having a drain service company video review and service themain drain line to be sure it is open and flowing before the close of escrow isrecommended on all homes.

RADIO CONTROLLED DEVICES: Numerous devices in homes that are operated with remote controls are not within thescope of this inspection. For information about these devices we first suggest that youobtain a list of all the remote controls from the seller. (The operation of the overheadgarage door automatic opener will be tested using the permanent control button providedin the house or garage.) Many radio controlled devices have changeable codes whichyou may want to consider altering for your use or safety. You may wish to contact theinstaller or manufacturer for additional information and evaluation.

REINSPECTION AND REPAIRS: Should a re-inspection be requested a fee may be applied for this additional service.Re-inspections are only performed on items not accessible at the time of originalinspection or that were unable to be inspected due to utilities not turned on. Shouldrepairs be necessary we suggest they be performed by appropriate persons and thatwork complies with applicable Law, including governmental permit, inspection, andapproval requirements. Buyer should obtain from seller receipts for Repairs performedby others, a written statement indicating the date of Repairs performed by Seller andprovide Copies of receipts and statements of seller prior to final verification of condition.(Ref: Residential Purchase Agreement Form RPA-CA, page 4 item 10.)

MOLD, MILDEW, FUNGUS ANDMICROBIAL ORGANISMS:

Mold, mildew, fungus and other microbial organisms commonly occur in areas that showevidence of or have the potential for leaking, moisture intrusion and/or inadequateventilation. The identification of the organisms is beyond the scope of the inspector. Anyarea or item exhibiting such conditions can be a health hazard to some people. Ifconcerned about this possibility, we recommend further investigation be performed by aCertified Industrial Hygienist to determine if there exists an ongoing climate for



incubation or microbial contamination and that steps be taken to eliminate this climate.

PRODUCT RECALLS ANDSAFETY ALERTS:

Product recalls and consumer product safety alerts are added almost daily. If client isconcerned about appliances or other items installed in the home that may be on suchlists, client may wish to visit the U.S. Consumer Protection Safety Commission (CPSC)web site http://www.cpsc.gov or www.recalls.com for further information. A basic homeinspection does not include the identification or research for appliances and other itemsinstalled in the home that may be on the CPSC lists.

ENVIRONMENTAL HAZARDS ORMATERIALS:

Environmental hazards, materials or conditions, including, lead, asbestos and radon andnot limited to, toxic, reactive, combustible, corrosive contaminates, wildfire and flood.Homes built before 1979 may have products in them that contain some amounts ofasbestos or lead. Determining the presence of these products is beyond the scope ofthis report. An environmental survey is not part of a home inspection, this service isavailable by contracting with an appropriate specialist.

www.cpsc.gov

www.recalls.com

http://www.cpsc.gov

http://www.recalls.com

http://www.cpsc.gov

confidential inspection report · 2020-05-15 · 123 mystreet elk grove, ca 95757 prepared for:...

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