sample-2

PROGRESSIVE

I N S P E C T I O N S E R V I C E P.O. BOX 3175 SAN DIEGO

LAGUNA HILLS, CA 92654-3175 (760) 943-7552

(949) 499-8054 CSLB #620475

PROPERTY INSPECTION REPORT

Client: Orange Investment of California

Property Address: Small Town, CA USA

Service Date/Time: February 6, 2015 8:00 AM – 12:00 PM

Clients Agent: Your Agent

Ordered By: Client

Job Number: 180(SAMPLE-2)

Report/Pages: 33

Rating Code: S = Serviceable, capable of being used, may show wear/tear/use.

R = Repair and/or service needed, see findings/observations.

X = Applicable

NA = Not Applicable

NI = Not Inspected

NU = No Utilities at time of inspection

Inspection Report Continued

Inspection scope includes the following:

ROOFING (LICENSED ROOFER TO FURTHER EVALUATE/SERVICE)

Type: Wood Shake: Condition: R

Wood Shingle:

Masonry Tile:

Rolled Cap Sheet: X

Fiber Cement Shake:

Composition Shingle:

Built Up Hot Tar/Gravel: X

Spray Polyurethane Foam:

PLUMBING (LICENSED PLUMBER TO FURTHER EVALUATE/SERVICE)

Water Heater: S Faucets: R

Toilets: R Sinks: R

Main Shut Off: S Sprinklers: NA

Tub/Shower: NI Disposal: NA

Angle Stops: S Hose Bibs: S

Pipe - Copper: X Galvanized: X

Pressure:

(Solar plumbing/heating and fire sprinkler systems are not included in this inspection and or

report. Upper level stall showers, (Where Applicable), are not leak tested due to finished ceiling

surfaces below. Angle stop valves are not operated for fear of causing damage and or leaks)

SEWER SYSTEM TYPE

Utility Sewer: X Septic System:

(Septic systems, (Where Applicable), are not tested and/or inspected)

WATER SUPPLY TYPE

Municipal System: X On Site Well:

(Private water well systems, (Where Applicable), are not tested and/or inspected)

GAS SUPPLY TYPE

Utility System: X Propane/Storage:

(LPG systems, (Where Applicable), are not tested and/or inspected)

ELECTRICAL – (120/240v Single Phase – Three Wire)

Copper Wiring: X Aluminum Wiring:

Breaker System: X Fuse System:


50 Amp: 75 Amp:

100 Amp: 125 Amp:

200 Amp: X 400 Amp:

ELECTRICAL - (SYSTEMS)

Outlets: R Switches: R

Panels: R Garage Wiring: NA

Exhaust fans: S Light Fixtures: S

Garage D/O: NA Smoke Alarms: NA

Door Bell: NA Carbon Monoxide Alarm: NA

Ground: S

HEATING SYSTEM (FOUR – TOTAL UNITS – PACKAGE AND SPLIT)

Forced Air Unit: R Gas: X Electric: X

(Economizer/zoned solenoid type forced air unit systems are not included in this

inspection and or report. If a gas fire log system is present at any fireplace, the subject damper

must be permanently blocked open. (Refer to your local gas supplier for additional information).

AIR CONDITIONING SYSTEM (FOUR – ROOF MOUNTED UNITS)

Cooling: S Motor: S

Thermostat: S Evaporator: S

Condenser: S Service Disconnect: S

INTERIOR WALL CLADDING

Hairline cracks/wear: X Larger cracks/wear:

Water stains/discoloring: X Recent patch/paint: X

EXTERIOR WALL CLADDING

Stucco: X Smaller cracks/wear: X

Siding: Larger cracks/wear:

Brick/Stone: Normal wear:

Faulty grade elevation:

Restricted weep screed:

DRIVEWAY/GARAGE SLAB SURFACES

Concrete: X Asphalt: Condition: S

Normal Wear: Cracks: X Erosion:


INSULATION

Fiberglass Batt: Blown-in Fiberglass:

Blown-in Rock Wool: Blown-in Cellulose: X

Present in Attic: X Present in Sub Area:

FOUNDATION SYSTEMS

Slab on grade: X Raised Block:

Raised Concrete: Isolated Post:

Raised Brick/Stone: Cripple Wall:

WOOD FRAMING SYSTEM (AT FOUNDATION - WHERE ACCESSIBLE) Appears Bolted: Not Bolted:

Not Accessible: X

TYPE OF STRUCTURE

Detached Family: Condominium:

Multiple Unit: Attached Family:

Mobile Home: Commercial: X

Industrial:

OCCUPANCY AT INSPECTION

Owner: Tenant: X

Vacation/Second Home: Vacant:

ACCESS ROAD TO PROPERTY

Asphalt: X Concrete:

Gravel/Dirt:

PARTIES PRESENT AT TIME OF INSPECTION

Seller: Buyer:

Listing Agent: X Buyers Agent: X

Tenants/Customers: X Termite Inspector:

Structural Engineer: Painting Contractor:

Appraiser: Pool Contractor:

Architect: General Contractor:

Mold Inspector: Roofing Contractor:


WEATHER CONDITIONS

Sunny/Dry: X Recent Rain:

Light Rain: Overcast:

Heavy Rain: High Wind:

Snow/Ice:

Approximate ambient temperature at start of inspection: 64F

DISCLAIMER/LIMITATIONS

Please read the entire inspection report, disclaimers, limitations and inspection contract. Reading

only portions of the afore mentioned items is not encompassing. Reading a specific page alone

is not a substitute for reading the inspection report, disclaimers, limitations and inspection

contract in their entirety. This inspection report is not intended to determine which items may

need to be addressed per the contractual requirements for sale of the property. Any areas of

uncertainty regarding purchase contract matters should be clarified by consulting an attorney

and/or licensed real estate agent.

It is recommended that any deficiencies and the components/systems related to these deficiencies

noted in the report be evaluated/inspected and repaired/replaced as needed by independent

licensed contractors/professionals PRIOR TO THE CLOSE OF ESCROW. Further inspection

PRIOR TO CLOSE OF ESCROW is recommended so a properly licensed contractor/

professional can further evaluate our concerns and inspect the remainder of the system or

component for additional concerns that may be outside our area of expertise and/or the scope of

our inspection. Please call our office for any clarifications and/or further questions.

Progressive Inspection Service shall provide the services there under to the best of their

Professional ability. Progressive Inspection Service neither represents nor warrants that its

inspection and/or report will disclose all defects, abnormalities and or problems in or about the

subject property.

Progressive Inspection Service shall not be held liable and/or responsible for any defects,

abnormalities and or problems which may come to the attention of the Client/Buyer and/or any

involved party subsequent to this inspection and/or report.

Asbestos, radon, lead, urea formaldehyde, environmental pollutants, grading, drainage,

geological and/or soil conditions, pest and/or rodent infestation, animal urine, fungus, dry rot,

mold, solar plumbing, solar heating systems, water well systems, water purification systems,

water softener systems, security systems, timer controlled systems, intercom systems, garbage

disposal cutter blades, gas fired appliance heat exchangers, elevators, dumb waiter systems,

pools, spas, saunas and personal property are not included in this inspection and/or report. Water

shut off valves and/or angle stops are not operated and or tested as part of the inspection process

for fear of causing leaks and/or damage to the structure.


Any concealed and or inaccessible portion of the structure, systems, appliances and or property is

not included. Carpet and or flooring surfaces are not removed during the course of our

inspection.

Progressive Inspection Service recommends, you the Client/Buyer, obtain a Home Warranty

Policy . Policies will in some cases cover major systems, appliances, roofing and or

Pre-existing conditions. Consult your licensed real estate agent and/or Home Warranty

Provider for additional information.

Progressive Inspection Service further recommends Client/Buyer check for proper plans and/or

permits on any all alterations, remodeling and or additions to the original structure, plumbing,

electrical and or mechanical systems prior to close of escrow.

Refer to your Licensed Real Estate Agent and or Municipal Building Department for

information with regard to age of the structure, conforming/non-conforming status, current

configuration and permit history.

THIS INSPECTION AND OR REPORT WAS PERFORMED ON BEHALF OF THE

ORIGINAL CLIENT/BUYER AS LISTED ON PAGE ONE OF THIS REPORT. RECEIPT OF

THIS REPORT BY ANY OTHER PARTIES, INCLUDING, BUT NOT LIMITED TO

BUYERS, PURCHASERS AND/OR INSURANCE COMPANIES IS NOT AUTHORIZED BY

PROGRESSIVE INSPECTION SERVICE.

PROGRESSIVE INSPECTION SERVICE, STRONGLY ADVISES THIRD PARTIES,

“DO NOT” RELY ON THIS REPORT. OTHER BUYERS, PURCHASERS AND/OR

INSURANCE COMPANIES SHOULD EMPLOY THE SERVICES OF AN INDEPENDENT

INSPECTION FIRM TO CONDUCT THEIR OWN INSPECTION AND REPORT OF THE

SUBJECT PROPERTY.

This inspection and or report is not intended to take the place of any legally required

Disclosure by the Client, Owner, Buyers, Sellers, Real Estate Agents and or Insurance

Companies.

As a general health and safety issue on all residential structures Progressive Inspection Service

recommends the following. Smoke alarms shall be properly installed at each level of the

structure, in each bedroom and/or sleeping area within the structure, at common hallways

serving bedrooms and/or sleeping areas within the structure and at rooms having an elevated

ceiling surface off hallways serving bedrooms and/or sleeping areas within the structure.

It is further recommended that carbon monoxide detectors be properly installed at each level

within the structure. Should the original waste line plumbing system be 40+ years old or show

any signs of restriction, blockage and or abnormalities it is strongly advised the client obtain a

video camera inspection of the waste line plumbing system prior to close of escrow. Recommend

client obtain a current copy of the “CLUE” insurance claims database report regarding the

subject property prior to close of escrow.

Photographs may accompany this report in email and or printed formats. The number of

photographs included will not necessarily document every deficiency, problem, and abnormality

or service recommendation in or about the subject property and or contained in this report.


Signed: Will Handley

Inspector: Will Handley, ASHI, CMI, CSLB, HUD/FHA Inspector ID #I078

FINDINGS/OBSERVATIONS

UNIT “A”

1. Worn/damaged front entry door.

2. Central Air System:

a. New package unit present at roof line, (American Standard).

b. Substantial dirty/debris present at return air register, cavity and or ducting,

(Debris can accumulate at the evaporator coil).


c. Noted possible damaged, altered and or disturbed asbestos bearing ducting in use

at attic area above the subject unit as witnessed from the courtyard access.


d. Refer to an independent asbestos consultant for further evaluation/service.

e. Subject unit appears to service units “A” and “B”.

f. Missing insulation at bare metal ducting in attic above the units.

g. Refer to an independent licensed HVAC Contractor for further evaluation/service.

3. Plaster alteration/repair noted at multiple ceiling surfaces, (All areas tested dry for

trapped moisture at time of inspection).

4. Very limited access to the attic areas due to low framing clearance and ducting.

5. Loose, worn and or damaged vinyl flooring noted at multiple locations:

a. Old vinyl flooring surfaces and or adhesives can be asbestos bearing.

b. Refer to an independent asbestos consultant for further evaluation/service.


6. Substandard drain plumbing noted at shampoo room sinks:

a. Corrugated and or pinch drain hose plumbing in use.

b. Active leaks noted at multiple sinks.

c. Evidence of frequent drain obstructions and or restriction.

7. Evidence of prior plumbing leaks/damage noted at storage/break room area sink and

cabinets:

a. Compromised wall surfaces noted at same.

b. Water stains/damage noted at sink shelf.

c. Plaster repair noted at adjacent areas.

d. Excessive moisture readings noted at sink shelf, (Possible leak back off hand

spray attachment).

e. Exposed 120v cable wiring noted at same, (Unsafe Condition).


8. No hot water at storage/break room and or bathroom sinks.

9. Restricted flow, volume and pressure noted at storage/break room and or bathroom sink

faucets.

10. Rust/corrosion and deterioration noted at bathroom sink faucet.

11. Water damage noted at bathroom vanity sink cabinet, (Prior plumbing leaks – area tested

dry for trapped moisture at time of inspection).

12. Sub panel circuits are not clearly and or accurately labeled, (Unsafe Condition).


13. Electric free standing water heater was in a sealed cabinet at the shampoo room and not

accessible at time of inspection.

UNIT “B”

14. Water stains noted at reception area ceiling, (Possible roof leak).

15. Exposed wood framing noted at exterior side of window mounted AC system, (Leakage

can cause damage).


16. Rough glass installation noted at treatment room #1 window without frame.

17. Fixed glass panel installation over original jalousie windows at treatment room #1.

18. Faulty planter elevation at exterior wall at or above the interior wall sill plate framing at

treatment room #1, (Area is covered and should receive minimal moisture).

19. Active leak noted at bathroom toilet anti-siphon fill valve at tank.


20. Rust/corrosion and or intermittent leaks noted at bathroom sink drain plumbing.

21. Wear/damage noted at bathroom window framing, (Termite Report).

22. Drain plumbing restriction noted at storage/break room sink, (Standing water).

23. Low pressure, volume and flow noted with multiple faucet fixtures in use.

24. Water stains noted at storage room ceiling off exhaust vent, (Possible roof leak).


UNIT “C”

25. All areas/rooms were inspected with the exception of (2) dental work stations which were

in full time use during the inspection.

26. Water stains noted at waiting room ceiling surfaces and or front entry, (Possible roof

leak).


27. Water stains noted at reception counter, cabinets and or skylight well directly above

same, (Possible roof leak).


28. Water stains noted at older sink cabinets throughout, (All areas tested dry for trapped

moisture at time of inspection – appears caused by prior plumbing leaks).

29. Cracked/damaged porcelain noted at private office/bathroom sink.

30. Private office bathroom shower is being used as a storage area, (No inspection of same).

31. Water stains noted at exterior lean to storage shed roof surfaces, (Possible roof leaks).


32. Termite debris noted throughout the lean to storage areas, (Termite Report).

33. Termite debris noted at mechanical room at exterior of the subject unit, (Termite Report).

34. Worn bearings noted at water heater re-circulating pump, (Leakage can cause damage).

35. Compromised firewall surfaces noted throughout the mechanical room, (Unsafe

Condition).


36. Worn/damaged make up air vent screens at mechanical room, (Pest/rodent access).


37. Missing AC suction line insulation at exposed ceiling area at the mechanical room,

(Condensation leaks).

38. Missing protective grommets at gas connectors at both FAU’s, (Unsafe Condition).

39. FAU support platform is not sealed to prevent products of combustion from mixing with

cold return air, (Unsafe Condition).

40. Heavy dirt/debris noted at the right side FAU located in mechanical room:

a. Appears to service unit “D”.

b. Replace air filter.

c. Evidence of dirt/debris at evaporator coil.


d. Water stains noted at support platform and housing at same, (Condensation leaks).

e. Missing outlet cover at power supply, (Unsafe Condition).

f. Refer to an independent licensed HVAC Contractor for further evaluation/service.

UNIT “D” 41. Cracked broken glass noted at display room courtyard facing window, (Unsafe

Condition).

42. Missing glass panel at display room courtyard facing jalousie window.

43. Loose, worn and or damaged vinyl flooring noted at multiple locations:

a. Old vinyl flooring surfaces and or adhesives can be asbestos bearing.

b. Refer to an independent asbestos consultant for further evaluation/service.


44. Missing outlet and switch covers at storage room, (Unsafe Condition).

45. Multiple windows are boarded over at right side of the unit.


46. Evidence of prior plumbing leaks at bathroom:

a. Water stains/discoloring noted at flooring and baseboard off toilet.

b. Areas tested dry for trapped moisture at time of inspection.

47. Noted possible damaged, altered and or disturbed asbestos bearing ducting in use at attic.


48. Refer to an independent asbestos consultant for further evaluation/service.

UNIT “E”

49. Missing water heater temperature pressure relief valve drain line with termination to a

safe location.

50. Soft, spongy, uneven flooring noted at multiple locations of the unit.

51. Substantial store product and inventory present at time of inspection, (Very limited

access).

EXTERIOR/COMMON AREAS

52. Noted wear, damage and or deterioration at perimeter exterior trim, molding, fascia and

or window framing, (Termite Report).


53. Wear, deterioration and or gravel wash noted at multiple locations of the roof line.


54. Cracking/damage noted at skylight domes.


55. Wear, damage and or deterioration noted at perimeter eave surfaces, (Termite Report).

56. Newer roof mounted AC units with the exception of unit “D” which is dated 1992.


57. Three additional newer roof mounted AC systems.


58. Missing junction box knock out cover at exterior laundry area off unit “A”.

59. Recommend client obtain a video camera inspection of the 50+ year old main waste line

plumbing system.

60. Water stains/discoloring noted at courtyard flooring surfaces, (Possible prior roof leaks).

61. Both address’s and all units appear to share a common electrical, water and gas metered

supply systems.

MISCELLANEOUS EXTERIOR PHOTOS


**END**

sample-2

Documents

x present

x asphalt

x electric

x propanestorage

x siding

x erosion

x pressure

x septic system