All-Star Home Inspections Sample Report

Inspection Report

123 Beach St, Golden Beach, CA 92660
Inspection prepared for: Joe Sample
Inspection Date: 9/19/2009

Inspector: Ethan Young
949-500-6414
www.All-StarInspections.com

NOTICE: This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire
the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may
affect the meaning of the information in this report. It is recommended that you hire a qualified inspector to perform an inspection to meet your specific needs and
to provide you with current information concerning this property. This report is not to be used for the purposes of substitute disclosure.

All-Star Home Inspections 19131 Biddle Drive, Irvine, CA

Introduction
Thank you for choosing All-Star Home Inspections. We have made every effort to provide you with a thorough, high
quality inspection, and hope that the information in this report provides to be valuable in your consideration of this
property. If you are pleased, tell your friends about your All-Star experience.

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

This report will give you information about the overall condition of this property. Our inspectors follow the Standards of
Practice 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. There
maybe many items that even the most thorough inspection cannot reveal, which you may consider significant to
ownership. Furthermore, owning any building involves some risk, and while we can give an excellent overview of the
property, 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. We do not do an exhaustive technical evaluation of the property.

Your attention is directed to the INSPECTION AGREEMENT, a copy of which was provided; this letter makes it a part of
the inspection report. It more specifically delineates the scope of the inspection and the limit of liability of the inspector
and inspection company in performing this inspection. Please be sure to read and understand the scope of our
inspection.

We cannot make repairs or refer contractors for repairs or maintenance on items which our report mentions since we
abide by the Standards of Practice, Code of Ethics of CREIA and the California Business and Professions Code.

Any statements made in the body of the inspection report pertaining to right, left, front or rear are referenced to viewing
from the street and facing the dwelling. We advise clients to obtain owner's manuals and warranties for all
equipment/appliances installed in the dwelling; to ask for any/all permits and inspection records with final signatures for
any modifications or additions that may have been made to the dwelling, and/or any known conditions that may have
been inadvertently left out of disclosure statements; and to have all exterior door locks re-keyed and the garage opener,
if present, re-programmed after taking possession of the home for security reasons.

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

NOTE: This report contains technical information that may not be readily understandable to the layperson. Therefore, a
verbal consultation with the inspector is a preferred part of this inspection report. If you choose not to consult with the
inspector, this inspection company cannot be held liable for your understanding or misunderstanding of this reports
contents. 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 clients: Receipt of this report by any clients of this property other than the
above listed party(ies) is not authorized by the inspector. This report prepared for the sole and exclusive use for the 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 by any
means whatsoever is prohibited without prior written permission and authorization from All-Star Home Inspections.
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 for
the purpose of substitute disclosure. We recommend that you retain a qualified professional inspector to provide you
with your own inspection report on this property.

Page 1 of 25


Definition of Terms Used in Report
FUNCTIONAL: Items noted at the time of inspection were accessible and found to be in working order/functional
condition (excluding cosmetic consideration and normal wear). No deficiencies noted.

FURTHER EVALUATION: Conditions evident that warrant further evaluation and/or correction.

RECOMMENDED UPGRADE: Upgrades are systems and/or components that may not have been available or have
been improved since the building was originally constructed. These may be, but are not limited to safety related items,
such as Gound Fault Circuit Interrupter (GFCI) receptacles and smoke detector locations, and the installation of safety
glass where subject to human impact.

SAFETY CONCERN: Conditions evident that may pose a hazard to humans, the building or both. These conditions
warrant immediate evaluation and corrections.

CORRECTION RECOMMENDED: Conditions evident in need of maintenance, repair or replacement.
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We recommend that all material defects discovered be fully evaluated and/or corrected by an appropriate
professional in the appropriate trade using approved methods, prior to the close of this transaction or
contingencies.
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Inspection Details
1. Home Type
Single Family Home

2. Property Size
Approx. 1650 sq. ft.

3. Age of Property
Built • 1969

4. Inspection Start Time
9:00 • AM

5. Weather Conditions
Mild, Overcast

6. Utilities
Gas utilities off

7. Occupancy
Vacant

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Foundation, Basements and Under-Floor Areas
The client should understand that this is the assessment of an inspector, not a professional engineer, and that, despite all
efforts, there is no way we can provide any guaranty that this foundation and the overall structure and structural elements
of the unit are sound. We suggest that if the client is at all uncomfortable with this condition or our assessment, a
professional engineer be consulted to independently evaluate the condition prior to making a final purchase decision.
This inspection is supplemental to the Property Disclosure Documents.
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1. Foundation System
TYPE: Concrete slab on grade

2. Foundation Exterior
NOTE: Visible exterior areas of the concrete foundation showed no signs of unusual cracking or movement.

3. Foundation Interior
FURTHER EVAULATION: Current condition of the concrete slab could not be confirmed by a visual inspection due to
wall-to-wall floor coverings.

4. Anchoring and Bracing
FURTHER EVALUATION: A visual examination could not confirm the presence or condition of foundation anchor
bolting because of concealment due to the type of foundation system employed.

5. Wood Seperation From Soil
FURTHER EVALUATION: The wood framing on the slab lacked adequate separation from the soil at the perimeter
foundation.

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Exterior
Inspection of the exterior and immediate surrounding areas is limited to visible and readily accessible areas. Areas
hidden from view by vegetation, at or below grade level and/or behind walls or stored items cannot be judged and are not
part of this inspection. Moisture intrusion through cracks or openings in the exterior siding, trim, windows and doors is a
source of moisture damage and deterioration. We recommend sealing all cracks and openings in and between the
exterior siding and trim materials, especially around doors and windows. Routine maintenance and painting may extend
the service life and minimize deterioration of the exterior surfaces. This inspection is supplemental to the Property
Disclosure Documents.
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1. Site Grading
CORRECTIONS RECOMMENDED: The yard grading at areas around the house are not adequately sloped away from
the perimeter foundation. It is important that surface grade be sloped away from the perimeter foundation to prevent
moisture accumulation next to the foundation and into the foundation slab.

2. Site Vegetation
RECOMMENDED UPGRADE: Trees that begin to grow too close to or overhang property should be trimmed back; this
will help reduce the frequency of having to clean out the gutters which should be done on a regular basis.
FURTHER EVALUATION: Trees within 6 feet of foundation. Monitor for potential root damage.
CORRECTIONS RECOMMENDED: Property has massive overgrown vegetation that needs to be removed.
CORRECTIONS RECOMMENDED: Tree branches overhanging roof and/or against siding. Trim trees that are in
contact or proximity to home, as branches can abrade siding and damage roofing.
CORRECTIONS RECOMMENDED: Prune or remove any plants that are in contact or proximity to home to eliminate
pathways of wood destroying insects.
SAFETY CONCERNS: Two large holes in backyard; trip hazards.

3. Driveway(s) and Walkway(s)
MATERIALS: Concrete driveway
FUNCTIONAL: Driveways.
FURTHER EVALUATION: Moderate cracks in patio area and walkways.
CORRECTIONS RECOMMENDED: Concrete slopes toward house; multiple locations; water needs to flow away from
house.

4. Patio
MATERIALS: Concrete
RECOMMENDED UPGRADE: Cracks; seal as needed.
NOTE: Concrete patio is higher and slopes towards house.
CORRECTIONS RECOMMENDED: Concrete patio is built up around doorways.

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5. Patio and Porch Cover(s)
MATERIALS: Lattice
FUNCTIONAL: Patio post and beams; at the time of inspection.
CORRECTIONS RECOMMENDED: Paint wood surfaces.

6. Wall Cladding, Trim and Veneers
MATERIALS: Wood siding, Stucco

WOOD SIDING
CORRECTIONS RECOMMENDED: Wood damage.
CORRECTIONS RECOMMENDED: Improper face nailing.
CORRECTIONS RECOMMENDED: Areas are in need of paint, repairs or replacement.

STUCCO
CORRECTIONS RECOMMENDED: Weep screeds are corroded.
CORRECTIONS RECOMMENDED: Blistering; cracked/damaged.
CORRECTIONS RECOMMENDED: Hole(s); needs sealing to keep water infiltration from causing further damage.

7. Eaves/Soffit(s)
FUNCTIONAL: At the time of inspection; with exceptions.
RECOMMENDED UPGRADE: Split caulking and peeling paint.
LOCATION(S): Left side of home
NOTE: Bird nest(s) present.

8. Facia
RECOMMENDED UPGRADE: Split caulking and peeling paint.
CORRECTIONS RECOMMENDED: Wood damage.

9. Exterior Door(s)
LOCATION(S): All
RECOMMENDED UPGRADE: Doors do not seal well. this can be an energy drain.
LOCATION(S): Rear bedrooms, Family room
SAFETY CONCERNS/CORRECTIONS RECOMMENDED: Patio doors swing outwards; hinges are exposed; possible
for intruders to remove.

10. Exterior Window(s)
RECOMMENDED UPGRADE: Suggest sealing/caulking as part of routine maintenance to prevent further deterioration.
CORRECTIONS RECOMMENDED: Missing screen(s).
CORRECTIONS RECOMMENDED: Damaged screen(s).

11. Outside the Scope of the Inspection
SPRINKLER(S)
NOTE: These systems are outside the scope of the inspection and are not inspected. We recommend consulting with
an appropriate professional in the appropriate trade regarding the systems operation and maintenance.

12. Fencing
MATERIALS: Wood
NOTE: These systems are outside the scope of the inspection and are NOT inspected. We recommend consulting with
an appropriate professional in the appropriate trade regarding the systems operation and maintenance.

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Roof Coverings
Our roof inspection is to report on the type and condition of roofing materials, missing and/or damaged material, and
attachments (excluding antennas, solar systems, etc.) where visible. It does not constitute a warranty, guarantee, roof
certification or life expectancy evaluation of any kind. Roofs are not water tested for leaks. Condition of the roofing
underlayment material is not verified/inspected. For further evaluation and a roofing certification we recommend you
consult a qualified licensed roofing contractor, as a number of lenders may require a roofing certification. Buildings that
have tile or wood shingle/shake materials and are going to be tented for termites should be reinspected for possible
damage caused by the extermination process before the close of escrow. This inspection is supplemental to the Property
Disclosure Documents.
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1. Roof Coverings
INSPECTION METHOD: Roofing was walked on for this inspection.
MATERIALS: Composition shingles, Built-up roofing,
LAYERS: 2 observed
NOTE: Semi-flat roof area should be kept clean to avoid leaks.

COMP SHINGLES
CORRECTIONS RECOMMENDED: Ridge cap(s); deteriorated/damaged/missing shingles.
CORRECTIONS RECOMMENDED: Several shingles curling.
CORRECTIONS RECOMMENDED: Several shingles damaged.
CORRECTIONS RECOMMENDED: Moss on roof; can lead to the premature failure of the roof and subsequent leaks.
Recommend treating moss during its growing season (wet months) with a moss killer.
CORRECTION RECOMMENDED: Clean roof areas: Significant amounts of organic debris and organic growth evident.
CORRECTIONS RECOMMENDED: Exposed nails on roofing material; recommend sealing all fastener heads.

BUILT-UP ROOFING
CORRECTIONS RECOMMENDED: Roof has deterioration and damaged areas. Patched areas are noted. These
conditions are conducive to leakage.

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2. Roof Drainage System
MATERIALS: Metal
LOCATION: Left side of home

ROOF DRAINAGE
RECOMMENDED UPGRADE: Partial gutters - Full installation recommended to keep water away from structure. Water
can weaken the foundation and deteriorate the siding. Be sure to install splashblocks or extensions to carry water
away, and keep water from areas such as driveways or walks.

DOWNSPOUTS
FURTHER EVALUATION: Ends of downspouts not visible under patio area; cannot determine if water is drained
sufficiently away from foundation.

ROOF DRAINAGE
CORRECTIONS RECOMMENDED: Clean gutters; there is a significant amounts of debris evident.
CORRECTIONS RECOMMENDED: Gutter(s) are corroded and have holes.

3. Flashing(s)
NOTE: Flashings are mastic covered; recommend resealing through the roof vents and projections as a part of routine
maintenance.
CORRECTIONS RECOMMENDED: Damaged edge metal.
CORRECTIONS RECOMMENDED: Evidence of ridge and edge flashing lifting.
CORRECTIONS RECOMMENDED: Face nailing of the flashings; condition is conducive to moisture intrusion and
rusting of nail heads.

4. Penetration(s)
PENETRATION(S)
CORRECTIONS RECOMMENDED: Mastic used to seal the roof penetrations is cracked at several locations.

FLUE PIPE(S)
CORRECTIONS RECOMMENDED: Vent cap is loose.
CORRECTIONS RECOMMENDED: Antenna attached to vent stack.
CORRECTIONS RECOMMENDED: Vent cap is missing; recommend replacing.
CORRECTIONS RECOMMENDED: Vent cap(s) are rusted and appears to be failing; recommend replacing.

5. Skylight(s)
FURTHER EVALUATION: Skylight(s) show signs of past leakage.
FURTHER EVALUATION: Partially open; unable to operate; opening crank missing.

Page 7 of 25


Attic Areas and Roof Framing
The 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 as opposed to specific functionality of every single item. The accessible permanently installed equipment or
components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
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1. Framing and Sheathing
FRAMING TYPE: Conventional framing
SHEATHING TYPE: Wood planks

ROOF FRAMING
FUNCTIONAL: Visible areas of the roof framing.

ROOF RAFTERS
FUNCTIONAL: Visible areas of roof rafters.

2. Access Opening(s) and Accessiblity
LOCATION: Front bedroom closet
TYPE: Hatch door
FURTHER EVALUATION: Area behind skylight visually inaccessible from hatch.
FURTHER EVALUATION: Due to the cathedral construction design of this house, the space between the ceiling and
roof was not visually inspected. If client has concerns regarding this area of the home, a specialist should be contacted.
RECOMMENDED UPGRADE: No insulation attached on hatch door; this will improve energy savings.

3. Ventilation
TYPE: Eave and roof
FUNCTIONAL: Adequate attic ventilation at the time of inspection.

4. Vent Screens
CORRECTIONS RECOMMENDED: Vent screen(s) were sealed off.
CORRECTIONS RECOMMENDED: Vent screen(s) were bent.

5. Insulation
MATERIALS: Loose fill insulation
RECOMMEND UPGRADE: Insulation sparse in areas.

6. Exhaust Duct(s)/Vent(s)
FURTHER EVALUATION: Limited visibility.
CORRECTIONS RECOMMENDED: Loose/poor connections.
CORRECTIONS RECOMMENDED: Irregular instillation.

7. Pests
CORRECTIONS RECOMMENDED: There is evidence of pests in the attic; requires evaluation by Branch 2 pest
control specialist.

Page 8 of 25


Plumbing
Our visual inspection of plumbing systems is limited to the normal operating functions of items listed. Independent
evaluations including the adequacy/inadequacy of water flow (such as gallons per minute), buried/concealed piping or
water quality are not within the scope of this report. Areas concealed from view by any means are excluded from this
report/inspection.

There are a wide variety of residential water heaters that range in capacity and fuel source. Because many eventually
leak, it is always wise to have them installed over a drain pan, and preferably one plumbed to the exterior. Also, they can
be dangerous if they are not seismically secured and equipped with either a Temperature Pressure Relief Valve (TPRV)
and discharge pipe plumbed to the exterior, or a Watts 210 automatic gas shut-off valve. This inspection is supplemental
to the Property Disclosure Documents.
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1. Main Water Line
MATERIAL(S): Copper piping

2. Water Shutoff
LOCATION: Left of home
NOTE: Water main shutoff valves are outside the scope of the inspection and are not tested.

3. Water Supply Piping
MATERIAL(S): Copper piping
FUNCTIONAL: Visible water supply piping.

4. Water Pressure
PRESSURE: 105 PSI
PRESSURE REGULATOR: None
RECOMMENDED UPGRADE: The internal water pressure was >60 psi at the time of the inspection, which is
excessively high. Although it may not have been required/necessary at the time the home was constructed, we
recommend that you install a water pressure regulator to reduce the internal water pressure to an acceptable level (55-
60 psi is optimum) and thus help reduce the risk of damage/leakage at the valves and faucets.

5. Drain, Waste and Vent Piping
MATERIAL(S): ABS (Acrylonitrile-Butadiene-Styrene) black plastic piping

WASTE PIPING
FUNCTIONAL: Visible areas of waste piping.

VENT PIPING
FUNCTIONAL: Visible ares of vent piping.

DRAINS
FUNCTIONAL: Visible areas of drain piping; with exceptions.
LOCATION(S): Guest bathroom
SAFETY CONCERNS: Sink corrugated plastic used as drain piping; this material is not approved for this application;
the corrugations trap bacteria.
LOCATION(S): Garage laundry
CORRECTIONS RECOMMENDED: Clothes washer drain stand pipe shows signs of past leakage.

6. Faucet(s) and Fixture(s)
LOCATION: Guest bathroom
NOTE: Plastic flex line used on sink drain piping.
LOCATION: Master bathroom
CORRECTIONS RECOMMENDED: Drain line is leaking.

7. Sink Faucet(s)
LOCATION(S): All
FURTHER EVALUATION: Unable to verify; water turned off at shut offs.

Page 9 of 25


8. Hose Faucet(s)
LOCATION(S): Front and rear of the home
RECOMMENDED UPGRADE: There are no vacuum breakers on the exterior hose faucets. We recommend installing
these devices to prevent backflow into the potable water system.
LOCATION(S): Front hose faucet
CORRECTIONS RECOMMENDED: Leaking.

9. Sink(s)
CORRECTION RECOMMENDED: Stopper is missing/inoperable.

10. Toilet(s)
LOCATION: All
FURTHER EVALUATION: Toilet supply shut off is turned off.
CORRECTIONS RECOMMENDED: Toilet seat is loose.

11. Tub(s)/Shower(s)
RECOMMENDED UPGRADE: Tub stopper missing.

12. Shower(s)
LOCATION: All bathrooms
FURTHER EVALUATION: No water present at the shower, could not verify.
LOCATION(S): Master bathroom
CORRECTIONS RECOMMENDED: The grout/caulking is cracked or missing. We recommend correcting this condition
to prevent moisture intrusion into concealed spaces.

13. Enclosure(s)
LOCATION(S): Guest bathroom, Master bathroom
NOTE: Hole(s) in enclosure walls from missing grab rail.
NOTE: Curtain present at the shower enclosure.
CORRECTIONS RECOMMENDED: Enclosure door(s) off track and are difficult to open/close.
CORRECTIONS RECOMMENDED: No shower enclosure curb; this prevents water from entering room.

14. Fuel Gas Piping
GAS SHUTOFF LOCATION: Left side of the home

GAS SHUTOFF
FUNCTIONAL: Supply shutoff; operation/testing is beyond scope.

GAS PIPING
FUCTIONAL: Visible areas of gas piping.

15. Water Heater
BRAND: Galaxie
LOCATION: Garage
APPROX. AGE: 1992 based on data tag information
SIZE/GALLONS: 40 gallons based on data tag
ENERGY TYPE: Natural gas
FURTHER EVAULATION: Gas turned off, could not test unit. Have seller or representative turn unit on and verify
proper operation in time for Buyer's Final Walk-Through, prior to closing.
FURTHER EVALUATION: Rust noted around base of water heater.
CORRECTIONS RECOMMENDED: No drip pan.

Page 10 of 25


16. Water Heater Venting System
SAFETY CONCERNS/CORRECTIONS RECOMMENDED: Missing vent pipe that does not extend to the exterior; this
is a serious safety concern and needs to be corrected ASAP.

17. Water Heater Supply Piping
MATERIALS: Copper, Stainless steel braided
RECOMMENDED UPGRADE: Water supply piping not insulated. We recommend insulating exposed water supply
piping to minimize heat loss.
FURTHER EVALUATION: Shut valve in "off" position.
CORRECTIONS RECOMMENDED: The water supply connectors are corroded.

18. Water Heater Temperature Pressure Relief Valve (TPRV) & Discharge Piping
SAFETY CONCERNS/CORRECTIONS RECOMMENDED: TPRV drain piping is missing; this is required and a safety
hazard. One should be installed to terminate a max of 6 inches off the floor to minimize personal injury which may be
caused by scalding water in the event of a pressure blow-off.

19. Water Heater Tank(s)
RECOMMENDED UPGRADE: Insulation tank blanket.
FURTHER EVALUATION: Rusted.

20. Water Heater Seismic Bracing
NOTE: Water heater is braced, anchored or strapped to help prevent falling or moving during an earthquake.

21. Water Heater Combusion Air
NOTE: Combustion air supply for the water heater is present; adequate ventilation for fuel burning appliances is vital
for safe operation.

22. Water Heater Energy Supply(s)
FUNCTIONAL: Gas shutoff valve and flexible gas connector.

SEDIMENT TRAP
SAFETY CONCERNS: There is no sediment trap/drip leg in the gas line as required by the manufacturer. (See photo)

23. Water Heater Control(s)
FURTHER EVALUATION: The gas is shut off/shut down; the unit is nonoperatioanl. Turning on the gas and lighting
pilots is outside of the inspection scope.

24. Water Heater Elevation(s)
NOTE: The water heater ignition source/pilot light is elevated the required 18 inches or more above the floor.
Page 11 of 25


25. Functional Flow
FURTHER EVALUATION: Water turned off at shut offs; unable to verify.

26. Functional Drainage
FURTHER EVALUATION: Drains have been known to block at any time whether new construction or older properties
with mature tree growth.

27. Cross-Connections
NOTE: There are no visible cross-connections between the potable and non-potable water at the fixtures or faucets.

Page 12 of 25


Electrical
Our visual inspection of electrical systems is limited to the normal operating functions of items listed. Independent
evaluations including the electrical amperage/voltage adequacy and the testing of photoelectric cell operated fixtures are
not within the scope of this report. If such detailed information is required, we suggest contacting appropriate specialists.
Areas concealed from view by any means are excluded from this report/inspection. This inspection is supplemental to the
Property Disclosure Documents.

Any home that has a Bulldog Pushmatic, Zinsco, Sylvania Zinsco or Federal Pacific Electric panel should have it
evaluated by a licensed electrician, as these older types of panels and breakers have been known to overheat
and cause house fires.
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1. Electrical Service
MAIN PANEL LOCATION: Left side of home
SERVICE TYPE: Underground

2. Service Equipment Wiring
MATERIAL(S): Copper and Aluminum visible in main panel.
SERVICE RATING: 120/240 Volt system; rated at 100 Amperes.
CAPACITY: Electrical system capacity adequate for the structure.
NOTE: Underground service lateral not visible to inspect.

3. Service Equipment and Grounding
TYPE(S): Not visible
FURTHER EVALUATION: Grounding connections not visible/located. Recommend locating; if none are found,
recommend to upgrade the grounding system.

4. Distribution Panels
DISCONNECT TYPE: Circuit breakers
FUNCTIONAL: Wiring in panel; with exceptions.
SAFETY CONCERNS: A number of breakers/fuses are poorly labeled. All circuit breakers/fuses should be accurately
labeled to allow individual circuits to be shut off for maintenance or emergencies.
SAFETY CONCERNS: There are missing breaker blanks in the unused breaker slots in the panel. This condition is a
safety hazard.

5. Subpanel Conditions
LOCATION: Main
DISCONNECT TYPE: Circuit breakers
SAFETY CONCERNS: A number of breakers/fuses are poorly labeled. All circuit breakers/fuses should be accurately
labeled to allow individual circuits to be shut off for maintenance or emergencies.

6. Wiring Types and Methods
MATERIAL(S): Copper; non-metallic sheathed cable and conduit; where visible.

CIRCUIT WIRING
LOCATION(S): Attic
SAFETY CONCERNS: Junction box with exposed wiring.

7. Door Bell
FUNCTIONAL: Operated when tested.

8. Switches
FUNCTIONAL: All accessible switches; with exceptions.
FURTHER EVALUATION: Multiple switches have unknown function, consult the owner for clarification on what they
control.
LOCATION(S): Rear right bedroom, Master bathroom
CORRECTION RECOMMENDED: Poor workmanship.

Page 13 of 25


9. Luminaries (Light Fixtures)
FURTHER EVALUATION: Multiple bulbs not working at the time of inspection.
SAFETY CONCERNS: Exposed bulb(s).
LOCATION(S): Middle patio
SAFETY CONCERNS: No luminaire covers for Compact Fluorescent Light (CFL) bulbs. Each CFL contains a small
amount of mercury and require special handling for breakage and proper disposal.

LOCATION(S): Front bedroom
SAFETY CONCERNS/CORRECTIONS RECOMMENDED: Exposed ceiling luminaire wiring.

10. Receptacle Outlet(s)
LOCATION(S): Master bedroom, Living room, Front bedroom, Garage
FURTHER EVALUATION: Inoperable.
LOCATION(S): Living room, Rear right bedroom, Guest bathroom, Master bathroom
CORRECTIONS RECOMMENDED: Hot/neutral reversed.
LOCATION(S): Kitchen nook, living room, Rear right bedroom, Front bedroom
CORRECTIONS RECOMMENDED: Open ground (or 2-wire) outlets present. This means that the 3rd (round) part of
an appliance plug is not getting ground protection. This may be a concern with items such as computers and electronic
devices.
LOCATION(S): Master bedroom, Front bedroom
SAFETY CONCERNS: Loose outlet(s) cover.
LOCATION(S): Rear left bedroom, Guest bathroom, Master bedroom, Living room
CORRECTION RECOMMENDED: Twisted outlet; poor install.

11. GFCI Device(s)
SAFETY CONCERNS/RECOMMENDED UPGRADE: GFCI protected receptacles were not required when the house
was built; recommend upgrading with GFCI's at all receptacles near water sources (kitchen and bathrooms), at the
exterior and in the garage.

12. 240 Volt Outlet(s)
LOCATION: Gargage
FUNCTIONAL: 240 Volt receptacle outlet(s).
LOCATION: Kitchen; behind stove
FURTHER EVALUATION: 240 Volt receptacle inaccessible.

13. AFCI Device(s)
RECOMMENDED UPGRADE: Bedroom circuits are NOT protected by an Arc-Fault Circuit Interrupter (AFCI) type
breaker(s). An AFCI will shut itself off if it detects a short, thus preventing an electrical fire.

Page 14 of 25


14. Outside the Scope of the Inspection
LOCATION(S): Backyard
SAFETY CONCERN/CORRECTIONS RECOMMENDED: Damaged green electrical utility box.

Page 15 of 25


Heating and Cooling
The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the climate control
system for the structure. The goal of these systems is to keep the occupants at a comfortable level while maintaining
indoor air quality and ventilation while keeping maintenance costs at a minimum. The HVAC system is usually powered
by electricity and/or natural gas, but can also be powered by other sources such as butane, oil, propane, solar panels, or
wood.

Our inspection of major HVAC systems is limited to the normal operating functions of the items listed. Independent
evaluations including the adequacy/inadequacy of heating and cooling systems (such as cracked heat exchanges, air
conditioning pressure tests, coolant charge, line integrity, air balance, evaporator cooling coils, etc.) are not within the
scope of this report. Thermostats are not checked for calibration or timed functions. This inspection is supplemental to
the Property Disclosure Documents.

Dismantling and/or extensive inspection of internal components of any appliance, including heater and heat
exchanges, is beyond the scope of this report. In a number of areas the local utility company may conduct such
an inspection upon request. Most manufactures advise annual servicing by a qualified licensed HVAC specialist.
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1. Heating System
BRAND: Day & night; present at the time of inspection.
LOCATION: Garage
TYPE and FUEL: Forced air natural gas fired system
APPROX. AGE: 1983 based of data plate information
APPROX. BTU(S): 75,000 BTU's; based on data plate information
FILTER TYPE(S): None
NOTE: No instruction manual present.

2. Supply Plenum(s)
CORRECTIONS RECOMMENDED: Supply air plenum is dirty; recommend cleaning this area of all dirt.

3. Return Plenum(s)
CORRECTIONS RECOMMENDED: Return air plenum is dirty; recommend cleaning this area of all dirt.

4. Burner(s)
FURTHER EVALUATION: Gas was shut off; the unit is nonoperational in heat mode. Turning on the gas is outside of
the inspection scope.

5. Heat Exchanger(s)
NOTE: Not visible to inspect without dismantling the unit, which is beyond the scope of the inspection.

6. Heating Unit(s)
FUNCTIONAL: Furnace in Cold mode; produced cold air.
FURTHER EVALUATION: Gas was shut off; the unit is nonoperational in heat mode. Turning on the gas is outside of
the inspection scope.
CORRECTIONS RECOMMENDED: Furnace is dirty and in need of service.

7. Blower/Filter(s)
CORRECTIONS RECOMMENDED: No filter.

8. Combustion Air
FUNCTIONAL: Combustion air supply for the furnace.

9. Heating Venting System(s)
SAFETY CONCERN: Disconnected/improperly secured vent pipe; missing screws.

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10. Cooling Equipment
BRAND: Payne; present at the time of inspection.
LOCATION: Left of home
APPROX. AGE: 1988 based of data plate information.
SYSTEM TYPE(S): Split system; condensing unit and evaporator coils are at different locations.
CORRECTIONS RECOMENDED: Exterior condensor is rusty and cooling fins are crushed.

11. Heating Equip Energy Source Connections
SAFETY CONCERNS: There is no sediment trap/drip leg in gas line as required.
SAFETY CONCERNS: Gas line is not hard piped to the exterior of the furnace housing; flex supply line entering
furnace.
SAFETY CONCERNS/CORRECTIONS RECOMMENDED: Shut off is difficult to access and requires a wrench to
operate.

12. Condensate Unit(s)
FUNCTIONAL: Condensing unit; with exceptions noted.
CORRECTIONS RECOMMENDED: Insulation on the coolant line is damaged/deteriorated/missing at the condensing
unit and the furnace.
CORRECTIONS RECOMMENDED: Coolant lines are buried.

13. Condensate Drainage
CORRECTIONS RECOMMENDED: Piping is broken; drain line needs to be replaced.

14. Duct(s)
TYPE: Plastic covered ducts, metal ducts covered with fiberglass insulation; the insulation material may contain
asbestos.
FUNCTIONAL: Visible areas of conditioned air ducts; with exceptions.
CORRECTIONS RECOMMENDED: Some of the distribution ducts exterior plastic covering in the attic are damaged
and should be serviced by an appropriately qualified specialist.
CORRECTIONS RECOMMENDED: Poor connects; improper seals at connections.

15. Thermostat(s)
LOCATION: Family room; read 65ºF on arrival.
FUCNTIONAL: Responded to controls at the time of inspection.
NOTE: The system responded to normal operating controls and a temperature differential between the supply and
return air grills is within the normal range of (18 - 22) degrees.

16. Bathroom Exhaust Fan(s)
FURTHER EVALUATION: Noisy

Page 17 of 25


Fireplaces and Chimneys
Our inspection includes examination of readily accessible and visible portions of solid fuel burning, low heat fireplaces
and chimneys. The inspection is not all inclusive or technically exhaustive. The goal of this inspection is to provide
observations which may lead to the decrease of the hazards associated with fireplaces and chimneys.
––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––
1. Fireplace(s)
LOCATION(S): Living Room
TYPE: Masonry fireplace with gas starter log

2. Chimney
FURTHER EVALUATION: The chimney mortar cap is cracked; these conditions are conducive to moisture intrusion
and deterioration.

3. Spark Arrestor
CORRECTIONS RECOMMEND: No spark arrestor.

4. Firebox
RECOMMENDED UPGRADE: There are no glass doors present. We recommend adding doors as an energy upgrade.
SAFETY CONCERNS: The visible areas of the flues are dirty with soot/creosote build up. We recommend the flues and
related components be cleaned by an appropriate professional.

5. Damper
SAFETY CONCERN: Visible areas of the flue are dirty with soot/creosote build up; this condition is a FIRE HAZARD.
We recommend the flue and related components be cleaned by an appropriate professional of the trade.
SAFETY CONCERN/RECOMMENDED UPGRADE: When a gas appliance or log set is installed in the fireplace, the
flue damper needs to be blocked/clamped in the open position to prevent products of combustion from spilling into the
room.

6. Hearth Extension
FUNCTIONAL: Hearth extension; at the time of inspection.

Page 18 of 25


Building Interior
Our interior review is to determine functionality of accessible doors, windows and electrical outlets, visible water stains
and other related conditions. Minor items, such as torn screens, cracked window panes and loose hardware can occur at
anytime. Furnishings and stored personal effects were not moved during the inspection. Closet and storage areas should
be reviewed at your walk-through before the close of escrow after furnishings and stored personal effects have been
removed for any hidden damage. New paint and flooring can remove or conceal evidence of any past conditions that
may have been present prior to the work being done. We recommend inquiring about any past conditions that may no
longer be visible.

Inspection of kitchen components is limited to built-in gas or electric appliances and plumbing systems, if power is
supplied. These items are tested under normal operating conditions. Extensive evaluations, such as calibration/operation
of timers, clocks, heat settings, thermostat accuracy, self-cleaning and temperature probes on cooking appliances are
not within the scope of this report. Stored personal effects will restrict viewing cabinet interiors and should be checked at
your walk-through before the close of escrow.

Note: Due to the inaccessibility of the dishwasher components, we can do no more than operate under normal
operating procedures; cleaning and drying adequacy not verified. Dishwashers can fail at any time due to their
complexity. Our review is to determine if the system is free of leaks and excessive corrosion.

Shut-off valves and angle stops under kitchen or bathroom sinks and toilets are not turned or tested during the inspection
due to the possibility of leaking. We suggest all shutoff valves or angle stops be turned regularly to ensure free
movement in case of emergency. This inspection is supplemental to the Property Disclosure Documents.
––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––––
1. Wall(s)
MATERIALS: Drywall
NOTE: Newly painted and poor patching workmanship.

2. Ceiling(s)
MATERIALS: Drywall
NOTE: Newly painted and scraped; poor patching workmanship.

3. Closet(s)
FUNCTIONAL: Closet(s); at the time of inspection; with exceptions.
LOCATION(S): Rear hallway
FURTHER EVALUATION: Mildew smell present.
LOCATION(S): Guest Bedrooms
CORRECTIONS RECOMMENDED: Closet door floor guides are missing.
CORRECTIONS RECOMMENDED: The closet shelves are broken. Recommend having a qualified contractor replace
the shelving.

4. Floor(s)
MATERIALS: Carpet, Tile
LOCATION: All bedrooms, living room, family room
NOTE: New carpets.
LOCATION: Hallways, All bathrooms, kitchen
NOTE: Poor workmanship of tiling.
FURTHER EVAULATION: Floor tiles sounded hollow when walked/tapped on as if they are not bonded completely to
the floor. We recommend a full evaluation and/or corrections by an appropriate professional in the appropriate trade.
CORRECTIONS RECOMMENDED: Damaged/cracked tile flooring.

5. Interior Door(s)
LOCATION: All guest bedrooms
FURTHER EVALUATION: Several doors are tight in jams.
LOCATION: All guest bedrooms
CORRECTIONS RECOMMENDED: Some door heights are too low.
LOCATION: Front guest bedroom
CORRECTION RECOMMENDED: Door does not close.

Page 19 of 25


6. Exterior Door(s)
LOCATION(S): Master bedroom, Living room, Front bedroom
FUNCTIONAL: Sliding door screen.
LOCATION(S): Rear right bedroom, Rear left bedroom
CORRECTIONS RECOMMENDED: Door jamb is damaged/deteriorated.
CORRECTIONS RECOMMENDED: Daylight visible around the exterior door(s).
LOCATION(S): Front bedroom
CORRECTION RECOMMENDED: Sliding door screen is missing/damaged.
CORRECTIONS RECOMMENDED: Damaged door strikers and door frame.

7. Window(s)
FUNCTIONAL: Accessible window(s); at the time of inspection.

8. Cabinet(s)
FUNCTIONAL: Cabinet(s); at the time of inspection; with common signs of aging/wear with exceptions.
LOCATION: Kitchen; under sink
FURTHER EVALUATION: Mold-like bio growth observed; testing and evaluation advised.

9. Countertops
FUNCTIONAL: Countertop(s); at the time of inspection.

10. Cooktop(s)
ENERGY TYPE: Electric
FURTHER EVALUATION: Unable to verify; unplugged and outlet inaccessible.

11. Exhaust Vent(s)
TYPE: Vented to exterior.
FUNCTIONAL: Oven exhaust fan/light; with exceptions.
CORRECTIONS RECOMMENDED: Exhaust duct missing.

12. Oven(s)
ENERGY TYPE: Electric
FURTHER EVALUATION: Unable to verify; unplugged and outlet inaccessible.
SAFETY CONCERNS: Anti-tip bracket/strap is missing from range installation. See label inside oven door. All free-
standing, slide-in ranges include an anti-tip device and is essential in the safe operation of the range. It provides
protection when excess force or weight is applied to an open oven door.

13. Dishwasher(s)
FURTHER EVALUATION: Unable to verify operation; water was shut off.

14. Microwave(s)
NOTE: Built-in microwave ovens are tested using normal operating controls. Unit was tested and appeared to be
serviceable at time of inspection. Leak and/or efficiency testing is beyond the scope of this inspection. If concerned,
client should seek further review by qualified technician prior to closing.

15. Garbage Disposal
FURTHER EVALUATION: Disposal was inoperable at time of inspection.
CORRECTIONS RECOMMENDED: Rubber splash guard is deteriorated; recommend replacing.

16. Smoke Alarm(s)
LOCATION(S): All bedrooms, Living room, Family room. Hallways
NOTE: Testing of smoke detectors is not included in this inspection. Pushing the "test" button only verifies that there is
power at the detector, either a battery or wired to the house wiring and not the operational workings of the detector.
The operational check is done by filling the sensor with smoke and is beyond the scope of this inspection. Battery
operated smoke alarms should be checked on a routine basis and the batteries should be changed frequently.

Page 20 of 25


17. Carbon Monoxide Detector(s)
SAFETY CONCERNS: There are no Carbon Monoxide (CO) detector(s) in the home. Carbon Monoxide (CO) is
colorless and odorless and thus impossible to detect without a proper electronic detector. A Carbon Monoxide (CO)
detector is a device that detects the presence of carbon monoxide gas in order to prevent Carbon Monoxide poisoning.

California law requires that all existing dwellings and sleep units which have fuel burning appliance installed within the
dwelling and/or have attached garages be equipped with an approved Carbon Monoxide detector.

Carbon monoxide detectors should be installed on or near the ceiling in the immediate vicinity of fuel burning
appliances and other sources of carbon monoxide such as attached garages.

18. Washer Service
LOCATION: Garage
FURTHER EVALUATION: Laundry faucet has visible leaks and one is capped, no machine is connected. We did not
operate the faucet.

19. Dryer Service/Vent(s)
LOCATION: Garage
NOTE: Dryer venting is provided and terminated at the exterior.

Page 21 of 25


Garage
1. Garage
TYPE/LOCATION: Attached
SIZE: 2 car

2. Ventilation
TYPE(S): Exterior wall vent(s)
FUNCTIONAL: Vent(s)/screen(s); at the time of inspection.

3. Garage Floor(s)
MATERIALS: Concrete
FUNCTIONAL: At the time of inspection.

4. Garage Door(s)
TYPE: Roll-up
FUNCTIONAL: Garage door operated.

5. Door Compnents
FUNCTIONAL: At the time of inspection.

6. Door Opener(s)
CORRECTIONS RECOMMENDED: Opener is missing cover for bulb/light.
CORRECTIONS RECOMMENDED: The opener did not operate properly. We recommend further evaluation by a
qualified contractor.

7. Door Auto-Reverse
FURTHER EVALUATION: Unable to inspect; door opener did not function properly.
CORRECTIONS RECOMMENDED: The secondary safety system (electric eyes) are mounted higher than the
manufactures recommendation of 4 to 6 inches above the floor.

8. Fire Separation Wall(s)/Ceiling
FURTHER EVALUATION: Evidence of past repair in ceiling and walls.
FURTHER EVALUATION: Evidence of past water damage on sheathing and rafters.
SAFETY CONCERNS/CORRECTIONS RECOMMENDED: Voids or openings in the garage walls must be repaired for
fire safety reasons, in order to maintain the necessary firewall separation between the garage and the living quarters.

Page 22 of 25


9. Fire Separation Door(s)
FUNCTIONAL: Interior door accessing the garage is a solid core, or fire-rated, and self-closes and latches as needed
to maintain the fire separation barrier between the living areas of the home and garage.

SAFETY CONCERNS: Fire resistant door(s) open over steps; condition is a safety hazard.
SAFETY CONCERNS: Fire resistant door(s) automatic closing device needs adjustment; fire resistant door(s) did not
close and latch shut by itself.

Page 23 of 25


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

PERMITS/BUILDING CODE VIOLATIONS:
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 appropriate building and safety office.
2. If you have additional concerns with regard to code violations you may contract for a code 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 you decide to obtain a geological report of the site conditions you might
contact a geological inspection firm through your real estate agent or a non-profit association of geotechnical engineers for referral.

STRUCTURAL STABILITY OR ENGINEERING ANALYSIS:
Engineering analysis of a buildings structure is performed only by a licensed structural engineer with the use of measurements, calculations, or other
scientific evaluation. Engineering is beyond the scope of a typical home inspection. To receive an inspection and report on the structure by an engineer,
ask your real estate agent or a non-profit association of structural engineers for referral.

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

RADIO CONTROLLED DEVICES:
Numerous devices in homes that are operated with remote controls are not within the scope of this inspection. For information about these devices we
first suggest that you obtain a list of all the remote controls from the seller. Many radio controlled devices have changeable codes which you may want
to consider altering for your use or safety. You may wish to contact the installer or manufacturer for additional information and evaluation.

REINSPECTION AND REPAIRS:
Reinspections are only performed on items not accessible at the time of original inspection or that were unable to be inspected due to utilities not
turned on. There will be an addition reinspection fee. Should repairs be necessary we suggest they be performed by appropriate persons and that work
complies with applicable Law, including governmental permit, inspection, and approval requirements. Buyer should obtain from seller receipts for
repairs performed by others, a written statement indicating the date of repairs performed by seller and provide 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 AND MICROBIAL ORGANISMS:
Mold, mildew, fungus and other microbial organisms commonly occur in areas that show evidence of or have the potential for leaking, moisture
intrusion and/or inadequate ventilation. The identification of the organisms is beyond the scope of the inspector. Any area or item exhibiting such
conditions can be a health hazard to some people. If concerned about this possibility, we recommend further investigation be performed by a Certified
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 AND SAFETY ALERTS:
Product recalls and consumer product safety alerts are added almost daily. If client is concerned about appliances or other items installed in the home
that may be on such lists, 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 home inspection does not include the identification or research for appliances and other items installed
in the home that may be on the CPSC lists.

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

Page 24 of 25


Resources For Lowering Your Energy Costs
Online Consumer and Business Conservation Rebate Database: www.consumerenergycenter.org

California Department of Consumer Affairs: www.dca.ca.gov/enenergy-challenge.htm

Utility Bill, Rebates, and Other Assistance

California Energy Commission, 1-800-722-3300 or online at www.consumerenergycenter.org for information on utility bill
assistance programs.

The Community Energy Center database is a great search site for nealy any public and private conservation or efficiency
rebate and/or reduction program in California and gives specific details and contact information at
www.consumerenergycenter.org/rebate/index.php.

California Public Utilities Commision Consumer Affairs Branch, 1-800-649-7570 or online at www.cpuc.ca.gov, for
assistance with making payment arrangements, information on baseline and other optional rates, and information on bill
assistance programs.

Local utility companies (partial list)

-PGE @ 1-800-743-5000
-Edison @ 1-800-655-4555
-San Diego Gas and Electric @ 1-800-411-7343
-Southern California Gas @ 1-800-427-2200

Help for Low-Income Residents

California Deparment of Community Services and Development at 1-800-433-4327 or online at
www.csd.ca.gov/lihap.htm for information on the Low Income Home Energy Assistance Program (LIHEAP).

CARE or the California Energy Alternative Rates discount program provides a 15% supplemental discount off utility bills
for low-income consumers. The program is administered by the California Public Utilities Commission, but consumers
must submit an application through one of four local utilities.

-PGE @ 1-800-743-5000
-Edison @ 1-800-655-4555
-San Diego Gas and Electric @ 1-800-411-7343
-Southern California Gas @ 1-800-427-2200

Seniors and Special Needs

Medical Baseline Emergencies: Utility companies must make special provisions for people of all ages and income levels
on life-support equipment or with certain medical conditions. If a loss of electricity could be a threat to their lives, they
should contact their electric utility to apply for the Medical Baseline program - for the number of their local utility, have
them call Flex Your Power for a referral @ 1-866-968-7797. The program provides a variety of benefits, including a larger
allotment of low-cost baseline electricity and advance notification of rotating outages.

Seniors and Special Needs Resource: A flyer, Consumer Tips for Energy Emergencies, with information for seniors and
people with special medical conditions, who are especially vulnerable to heat, electricity outages and higher electricity
bills, is available online www.dca.ca.gov/energy_emergency_tips.pdf.

Page 25 of 25

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