located at: prepared exclusively for: the william

Physical Inspection Report

LOCATED AT:

559 Almoloya DrivePacific Palisades, California 90272

PREPARED EXCLUSIVELY FOR:

The William Mortensen Trust

INSPECTED ON:Friday, April 16, 2021 at 9:30 AM

Inspector, Mike Bashforth

MB Inspections(310) 519-9970

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Friday, April 16, 2021The William Mortensen Trust


Dear The William Mortensen Trust,

We thank you for choosing MB Inspections. We have enclosed the report for the physical inspection we conducted for you on Friday, April 16, 2021 at:


Our report is designed to be clear, easy to understand, and helpful. Please take the time to review it carefully. If there is anything you would like us to explain, or if there is other information you would like, please feel free to call us. We would be happy to answer any questions you may have.

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

= Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.

= Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.

= Corrections Recommended: Conditions noted in need of maintenance, repair or replacement. We recommend that all corrections be made by specialists in the appropriate trades.

= Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to safety related items; such as GFCI receptacle and smoke detector locations and the installation of safety glass where subject to human impact.

When the above listed items/abbreviations are stated in the report, we recommend the listed items be evaluated and/or corrected prior to the end of the contingency period.

We thank you for the opportunity to be of service to you.

Sincerely,

Inspector, Mike BashforthMB Inspections

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Receipt559 Almoloya Drive

Pacific Palisades, California 90272

[email protected]

Client:The William Mortensen Trust

Receipt Number:274783954

Receipt Date:Friday, April 16, 2021

Quantity Description Unit Price Amount

MB Inspections • (310) 519-9970 • [email protected] • (310) 519-9970 • [email protected]

Change Due

$0.00

Thank you for your business!Please send payment to:

491 West 39th Street, Unit 4San Pedro, CA. 90731

1 Base Amount $795.00 $795.00

Subtotal: $795.00Check 1006: -$795.00

Table of Contents

INTRODUCTION...........................................................................................................................................5

INSPECTION CONDITIONS.........................................................................................................................5

FOUNDATION/UNDER-FLOOR AREA........................................................................................................8

EXTERIOR & GROUNDS...........................................................................................................................14

ROOF COVERING......................................................................................................................................25

ATTIC AREAS & ROOF FRAMING.............................................................................................................29

ELECTRICAL SYSTEM...............................................................................................................................31

SUBPANEL.................................................................................................................................................33

PLUMBING..................................................................................................................................................33

WATER HEATER........................................................................................................................................39

HEATING SYSTEM.....................................................................................................................................42

KITCHEN.....................................................................................................................................................45

BUILDING INTERIOR.................................................................................................................................48

BATHROOM................................................................................................................................................59

LAUNDRY ROOM.......................................................................................................................................65

GARAGE - CARPORT...............................................................................................................................65

Executive Summary.....................................................................................................................................70

CREIA Standards of Practice......................................................................................................................86

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The The William Mortensen Trust Report559 Almoloya Drive

Pacific Palisades, California 90272Friday, April 16, 2021

Copyright© 2005-2021, MB Inspections (310) 519-9970

INTRODUCTION

The goal of this inspection and report is to identify some of the visible risks/issues to put you in a better position to make an informed decision and is not intended to eliminate all risks associated with a home/property purchase. This report is a general guide and provides you with some objective information to help you make your own evaluation of the overall condition of the home, and is not intended to reflect the value of the property, or to make any representations as to the adversity of the purchase. This inspection is not a guarantee or warranty of any kind.

The inspection is performed and compliant with the Standards of Practices of the California Real Estate Inspection Association (CREIA). A copy is available at www.creia.org/creia-standards-of-practices.html

In the report, there may be specific references to areas and items that were inaccessible. We can make no representations regarding conditions that may be present but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions may be discovered. Inspection of the inaccessible areas will be performed upon arrangement and at additional cost after access is provided.

We do not review plans, permits, recall lists, and/or government or local municipality documents. Information regarding recalled appliances, fixtures and any other items in this property can be found on the Consumer Product Safety website. These items may be present but are not reviewed.

Our recommendations are not intended as criticisms of the building, but as professional opinions regarding conditions present. As a courtesy, the inspector may list items that they feel have priority in the Executive Summary portion of the report. Although the items listed in this section may be of higher priority in the opinion of the inspector, it is ultimately the client's responsibility to review the entire report. If the client has questions regarding any of the items listed, please contact the inspector for further consultation.

Lower priority conditions contained in the body of the report that are neglected may become higher priority conditions. Do not equate low cost with low priority. Cost should not be the primary motivation for performing repairs. All repair and upgrade recommendations are important and need attention.

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE END OF THE CONTINGENCY PERIOD. This report is not intended for use by anyone other than the client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized distribution of the inspection report.

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard CREIA contract provided by the inspector who prepared this report.

INSPECTION CONDITIONS

WEATHER/SOILPartly cloudy

http://www.creia.org/creia-standards-of-practices.html

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60-70 degreesand the ground was dry

AGE/SIZEReported age: 1933, 2 story, 3685 reported sq. ft., Single Family Residence

UTILITIESAll utilities on

ATTENDINGSellerListing agent

OCCUPIED

The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, closets, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.

INSPECTED BYMike Bashforth, CREIA

COMMENTSThis is a pre listing inspection.

IMPORTANT INFORMATIONWe recommend obtaining equipment operating manuals and documentation for all warranted items of the building from the Seller/contractor.

We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the building, additional buildings, and/or any known conditions that may have been inadvertently left out of the disclosure statements.

We recommend having the locks on all of the exterior doors re-keyed after taking possession of the building for security reasons.

The inspector has made a choice to include some photos of conditions identified in your inspection report. There are times when only a picture can fully explain the condition or location being identified. Sometimes, the client is unable to attend the inspection and the photo may to make a better identification. Photo inclusion is at the discretion of the inspector and in no way meant to emphasize or highlight only conditions that were seen. We always recommend full review of the entire inspection report. Some locations, like crawlspaces, attic spaces or tight spaces are difficult to take the camera to, so generally, these areas do not have pictures unless the inspector feels comfortable in going there with the camera/phone to take photos.

This report is soley produced for the client listed. Reproduction of this report is unauthorized and not to be used for insurance purposes or any other other matters.

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The interior and exterior of the home has been repainted and/or there may have been flooring changes, each of these can remove or conceal evidence of any past conditions that may have been present prior to the work being done. We recommend inquiring with the sellers about any past conditions that may no longer be visible.

Sections of the building appeared to have been remodeled. We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made. We also recommend that you ask the Seller to put in writing any and all pre-existing conditions and repairs conducted. We cannot see behind or through any walls/components and can only comment on visible items present on the day of the inspection.

Buildings built before 1992 may have products in them that contain some amounts asbestos or lead, determining the presence of these products is beyond the scope of this report. Information related to these products can be found in the "Homeowners Guide to Earthquake Safety & Environmental Hazards" pamphlet.

We are not soil or geotechnical engineers and cannot render an opinion regarding soil stability or potential soil movement. If desired, qualified specialists should be consulted on these matters.

When the listed items/abbreviations are stated in the report, we recommend the listed items be evaluated and/or corrected prior to the end of the inspection contingency period.

A functional and exhaustive evaluation of fireplaces is outside the scope of this inspection. Examination of concealed or inaccessible portions such as flue lining or the adequacy of these chimneys to properly draft is not within the scope of this inspection. This includes determining the presence of a flue lining, checking for deterioration, damage or cracks. The purpose of the chimney is to take the combustion products (i.e. smoke and exhaust gases) from certain fuel burning appliances to the outside of the structure. Improper care and maintenance of a chimney can lead to loss of property and compromise the health and safety of the properties occupants. No seismic damage or stability assessments are made on the fireplace or chimney. We recommended a National Fire Protection Association (NFPA) 211 Standard, Level II inspection, including a video scan, by a qualified F.I.R.E. and CSIA Certified Fireplace Inspector as part of the property-purchasing process and prior to removing any inspection contingency. A Level II inspection may identify problems that exist which cannot be detected during a general property inspection.

Gas leak and carbon monoxide testing are beyond the scope of the inspection. Carbon monoxide detectors are required in all single family residences. We recommend further evaluation of all gas appliances by a specialist in the appropriate trade.

NOTE: As of January 1,2017, building standards/state law requires that flow rates for fixtures in the home not exceed 1.6 gpf for toilets, 2.2 gpm for faucets and 2.5 gpm for shower heads. It is beyond the scope of the inspection to determine the flow rates of the plumbing fixtures in the home. We recommend further evaluation and any corrections needed by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

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ENVIRONMENTAL CONCERNSEnvironmental issues include but are not limited to asbestos, lead paint, lead contamination, radon, mold/mildew, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these materials. We may make reference to one or more of these materials in this report when we observe one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists is recommended. Information related to these products can be found in the "Homeowners Guide to Earthquake Safety & Environmental Hazards" pamphlet.

SERVICEABLEServiceable; As defined in the Websters Dictionary; "That can be of service; ready for use; useful; useable". Means that a system and/or component was capable of performing its intended function and/or task. It does not imply that the system and/or component was in perfect or in like new condition or that it would meet every individuals interpretation of an acceptable state.

FUNCTIONEDFunctioned; as defined in the CREIA/ASHI Standards of Practice; "Performing its normal, proper and characteristic action".

FAILEDFailed; As defined in Websters Dictionary; "To be deficient or negligent in an obligation, duty, or expectation". If an item did not function, then it was not serviceable and was considered to have failed.

SPECIALISTSpecialist; as defined in the Websters Dictionary; "A person who specializes in a particular field of study, professional work". Any individual schooled, trained and/or otherwise holds a special knowledge of specific systems or components. Trade school or factory trained individuals in specific fields of expertise may be considered a "Specialist" as well as qualified state licensed contractors in specific occupations.

FOUNDATION/UNDER-FLOOR AREA

The structural elements of a building include foundation, footings, all lower support framing and components. These accessible items are examined, where visible, for proper function, excessive or unusual wear and general state of repair. Many structural components are inaccessible because they are buried below grade or behind finishes. Therefore, much of the structural inspection is performed by identifying resultant symptoms of movement, damage and deterioration. Where there are no visible symptoms, conditions requiring further review or repair may go undetected and identification will not be possible. We make no representations as to the internal connections or stability of soils, concrete footings and foundations, except as exhibited by their performance. We suggest you asking the Seller(s) of any conditions known to them.

ACCESSIBILITYAccessed from an interior hall closet and basement hatch

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The crawl space access was limited due to plumbing pipes, heating ducts, debris and/or faulty grade. Only the accessible/visible sections were inspected, this is a limited inspection. We recommend correcting the condition noted for any future inspections and/or repairs.

BOLTS/BRACING

A minimal number of anchor bolts were observed in the visible and accessible areas of the crawl space during the inspection. We recommend the installation of additional anchor bolts and/or seismic connectors be considered as a foundation upgrade.

The cripple walls supporting the first floor lacked shear paneling which was common for this age of construction. We recommend installing plywood shear paneling as an upgrade to increase resistance to earthquake damage.

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FOUNDATION

The concrete foundation had moderate cracks visible. We recommend further evaluation and any corrective action needed by a structural and/or geotechnical engineer.

There was a condition known as efflorescence on portions of the foundation walls. This is a salt deposit left when moisture in the foundation evaporates. It indicates that the foundation is experiencing wet and dry cycles. We recommend improvement of the exterior grading and drainage.

FRAMING

There was trash/debris observed in the crawl space area. We recommend that all trash and debris be removed from the crawl space area.

Moisture stains/damage was observed at the following locations; bath room floors. We recommend further evaluation and corrections by a specialist in the appropriate trade.

Some of the piers and posts were unsecured or have been improperly installed. We recommend further evaluation and corrections by a specialist in the appropriate trade.

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VENTILATION

There were exterior ventilation screens observed to be torn, damaged in areas. We recommend they be repaired/replaced to keep animals/rodents out of the crawl space.

OBSERVATIONS

There was improper wiring in the crawlspace in the form of damaged/deteriorated metal conduit in contact with the earth. We recommend further evaluation and corrections by a specialist in an appropriate trade.

There were plumbing leaks observed at powder room. We recommend further evaluation and corrections by a specialist specialist in the appropriate trade.

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There were damaged/terminated asbestos type vent piping observed in the basement. We recommend further evaluation and corrections by a specialist in an appropriate trade.

There were no guardrails where needed at basement steps. There was no end return at the handrail. We recommend correcting the condition(s) noted.

BASEMENT WALLSConcrete

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WALL CONDITION

The foundation was damaged/deteriorated in areas with spalling or crumbling concrete. We recommend further evaluation and corrective action by a structural and/or geotechnical engineer.

There was a condition known as efflorescence on portions of the basement walls. This is a salt deposit left when moisture in the foundation evaporates. It indicates that the foundation is experiencing wet and dry cycles. We recommend improvement of the exterior grading and drainage.

DRAINAGE

The operation of sump pump systems is outside the scope of the inspection. The sump pump system was not operated. There was standing water in the unit. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

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. There was standing water noted in the basement. We recommend further evaluation and corrections by a specialist in an appropriate trade. We recommend inquiring with the Seller on conditions known.

PESTS

Rodent activity/droppings were observed in the crawlspace/basement area. We recommend a full evaluation by a specialist in the appropriate trade.

EXTERIOR & GROUNDS

The exterior surfaces of the structure are visually observed to determine their current condition. Moisture intrusion through cracks or openings in the exterior siding, trim, windows and doors are the source of moisture deterioration and damage. We recommend sealing all cracks or openings in, and between the exterior siding and trim materials, especially around windows and doors. Routine maintenance may extend the service life and minimize moisture intrusion. Areas hidden from view by vegetation and/or stored items can not be visually observed and are not included in this inspection.This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or geotech-engineer should be consulted. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping including municipal water and sewer service piping or septic systems.

SIDING TYPEStucco siding

VENEER TYPEStone veneer

EXTERIOR TRIM TYPEWood

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EXTERIOR DOOR TYPEWood

WINDOW TYPECasement & FixedLouver

WINDOW MATERIALSMetalWood

STUCCO SIDING

The stucco siding appeared serviceable, with common signs of aging/wear with some cracks noted with exceptions noted. We recommend sealing and monitoring all cracks for changes and any evidence of moisture intrusion.

This building was built in an era before weep screeds were installed at the bottom edge of the stucco siding, the stucco was extended into the soil. The stucco can wick water up from the soil, which can cause this component to deteriorate from being moist for prolonged periods. We recommend minimizing moisture around the building to help protect the stucco/lath membrane and the foundation from moisture damage.

The stucco siding had moisture damage/deterioration in areas. These conditions are conducive to moisture intrusion/deterioration. We recommend further evaluation and corrections by a specialist in an appropriate trade.

VENEERThe stone veneer appeared serviceable with signs of aging and wear

EXTERIOR TRIM

There were damaged trim surfaces noted at the fascia boards/eaves in areas. We recommend further evaluation of the source and corrections by a specialist in an appropriate trade.

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There were damaged areas noted at the exterior trim materials in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

EXTERIOR DOORS

One or more of the exterior wood doors paint/finish were weathered and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

There were damaged screen doors. We recommend repairing or replacing the doors as needed.

WINDOWS

The older window(s) were loose and did not fit well. This is a potential moisture/air intrusion condition. We recommend further evaluation and corrections by a specialist in an appropriate trade.

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A number of the window(s) had cracked glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.

EXTERIOR ELECTRICAL

A number of the receptacles were not GFCI protected. We recommend upgrading to the current standards and providing GFCI protection to all of the receptacles. We recommend further evaluation and corrections by a specialist in an appropriate trade.

Note: There may be a photo cell for some of the lights only allowing them to turn on at dusk/dark. We recommend inquiring with the Seller on conditions known.

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There were receptacles without a weather tight cover that allow a power cord to plug in and keep weather protected. We recommend further evaluation and corrections by a specialist in an appropriate trade.

There were minimal exterior receptacles installed. We recommend upgrading to current standards and installing GFCI receptacles. We recommend further evaluation and corrections by a specialist in an appropriate trade.

MOIST CONTROLOur observations regarding evidence of damaged or deteriorated wood should not be a substitute for inspection by a licensed pest control operator or exterminator. We report current visible conditions only and cannot render an opinion regarding their cause or remediation.

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COMMENTS

Planters were in contact with the exterior siding in areas of the building. This condition is conducive to moisture intrusion and deterioration. We recommend considering removal.

DRIVEWAYConcreteConcrete and tileThere were common cracks in the driveway, no action is needed at this time with exceptions noted.

The driveway drainage was sloped toward the garage. This condition is conducive to moisture intrusion and deterioration. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend monitoring this area.

WALKWAYSBrickConcrete and stone

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Stepping stonesThere were common cracks noted in the walkways.

The city sidewalk was raised/cracked in areas and showed signs of past repairs. We recommend inquiring with the seller on any past conditions, including relating to the main sewer, gas or water lines.

STEPS & STAIRSConcrete and stoneThe stairs were serviceable

MAIN ENTRYConcrete and stoneThe visible portions of the entry/porch appeared serviceable.

PATIOSBrickConcrete and tile

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Uneven sections were noted in the patio surface. This condition is a trip hazard. We recommend correcting any trip hazard conditions. We recommend further evaluation and corrections by a specialist in an appropriate trade.

FENCING & GATESStuccoWood

The exterior wood fencing paint/finish was weathered/damaged and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

The wood fencing had moisture damage in areas. Earth to wood contact was noted. These conditions are conducive to moisture deterioration. We recommend further evaluation and corrections by a specialist in an appropriate trade.

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NOTE: Vegetation was growing on the fencing in areas. This condition blocks the inspection, and is conducive to moisture deterioration.

The left side wood gate was damaged or deteriorated. We recommend further evaluation and corrections by a specialist in an appropriate trade.

SITE GRADINGGentle slope

There were areas where, adjustments (removal of top soil and/or vegetation) of the grading at the foundation would be advised to help excess moisture flow away from the foundation. We recommend further evaluation and corrections by a specialist in an appropriate trade.

SITE DRAINAGESurface and underground drainage

An underground drainage system was installed, it was not water tested during the inspection. We make no representations as to its effectiveness and recommend its operation be noted during adverse weather. We recommend inquiring with the Seller on any conditions known.

The drain system at one or more of the grates was dirty or clogged with debris and would be ineffective during rains. We recommend all debris be removed rather than flushed through the piping if possible and all drains should be cleaned on a regular basis.

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Based on evidence noted around the building, we recommend an additional drainage system be added in areas to collect and divert surface water and roof runoff to an appropriate location. We recommend further evaluation and corrections by a specialist in an appropriate trade.

LANDSCAPE LIGHTS

Low voltage lighting systems are outside of the scope of the inspection agreement and are not inspected.

LANDSCAPING

Maintenance, trimming or removal of vegetation was needed at portions of the property to prevent over growth and encroachment onto the building.

Trees were overhanging the roof. We recommend they be trimmed to prevent damage to the roofing surface, deter rodents, and allow free flow of roof runoff.

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There were tree(s) leaning in areas with bracing present. We recommend further evaluation by a specialist/arborist.. We also recommend inquiring with the Seller on conditions known.

LAWN SPRINKLERS

Yard sprinklers are outside of the scope of the inspection and are not operated. Sprinklers are an ongoing maintenance item. We recommend further evaluation by a specialist in the appropriate trade.

SPRINKLER HEADS

A number of the sprinkler heads were placed close to and may be spraying on the exterior walls of the building and fencing. These conditions are conducive to moisture intrusion/deterioration. We recommend further evaluation of all sprinklers and any corrections by a specialist in an appropriate trade. We recommend inquiring with the Seller on conditions known.

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ROOF COVERING

A roof system consists of surface materials, connections, penetrations and drainage (gutters and downspouts). The underlayment of the roof may be blocked from view and could not be inspected. We visually view these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain free of leaks.

INSPECT METHODThe inspector walked on the roof and viewed the accessible roofing components.

ROOF COVERINGFiberglass/asphalt composition shingles

ROOF LAYERSUndetermined number of layers

COMPOSITION SHINGLEThe visible areas of the roof appeared serviceable with signs of weathering and aging. Periodic maintenance and inspection is recommended.

Trees/vegetation were touching/overhanging the roof. We recommend they be trimmed regularly and the debris removed to prevent damage to the roof and to prevent animal access.

There was debris accumulating on the roof. We recommend the debris be removed and the roof be inspected regularly.

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FLASHINGS

There were substandard, damaged or missing flashings at the roof to wall intersection(s). We recommend further evaluation and corrections by a specialist in an appropriate trade.

There was debris/pine needles accumulating on the roof flashings/drainage planes. We recommend the debris be removed to improve drainage and the roof be inspected regularly.

We recommend painting the flashings to extend the life of the materials. We recommend further evaluation and corrections by a specialist in an appropriate trade.

FLUE PIPESThe visible exhaust flue pipes and weather caps appeared serviceable.

CHIMNEY / CAP

The chimney/flue interiors were not accessible to inspect. No comments were rendered as to the serviceability of the chimney(s). We recommend further evaluation/camera by a specialist in the appropriate trade.

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There was no rain cap type spark arrester installed on the chimneys. We recommend installing rain cap type spark arrester to help minimize moisture entry into the flue and prevent the escape of hot embers.

There was deteriorated mortar observed in areas. We recommend further evaluation by a specialist in the appropriate trade.

There was no cricket/diverter in the roof flashing behind the chimneys where needed. These devices divert water around the chimney to prevent leakage. We recommend further evaluation and corrections by a specialist in an appropriate trade.

ROOF DRAINAGEMetal rain gutters

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The gutters were filled with debris in areas. We recommend all debris be removed to ensure proper drainage.

The rain gutter(s) were improperly sloped and holding water. We recommend the gutters be reconfigured to slope to the drains.

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There was evidence of leakage at the seams in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

DOWNSPOUTS

Runoff water from the roof discharged next to the building in areas. We recommend the downspouts be routed sufficiently away from the building to prevent ponding, pooling, and saturation of the soil at the foundation.

ATTIC AREAS & ROOF FRAMING

The attic contains roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts/components, insulation, electrical wiring and appliance vents in the attic. We visually examine the accessible attic components for proper function, excessive or unusual wear,

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general state of repair, leakage, venting and misguided improvements.

ATTIC ACCESSMaster bedroom closet

ACCESSThe attic space was restricted by framing and/or vaulted ceilings. The inspection is limited to the accessible areas

FRAMINGConventional framingThe original framing was observed to be in serviceable condition. Although the framing does not conform to present standards, no adverse conditions were noted.

SHEATHINGPlywoodThe visible areas of the roof sheathing appeared serviceable.

INSULATIONFiberglass batts

Insulation was compacted/damaged/older and the R-factor may be substantially less than when originally installed. We recommend the installation of new insulation for energy efficiency.

Rodent activity was noted on and around the insulation. We recommend removal, cleaning of the attic space and insulation replacement by a specialist in the appropriate trade.

VENTILATIONRoofGableThe attic ventilation appeared to be adequate.

Good attic ventilation is beneficial to the longevity of the roofing material and comfort of the living spaces. Attic ventilation can be provided by eave, gable, roof and automatic or wind driven fans.

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ELECTRICAL WIRINGPortions of the wiring in the attic was covered with insulation and was not visible.

PESTS

Evidence of rodent activity was observed in the attic. We recommend a full evaluation by a specialist in the appropriate trade.

There were rodent traps present in the attic. This usually indicates an ongoing condition, We recommend a full evaluation by a specialist in the appropriate trade.

There was evidence of pest related damaged wood members in the attic. We recommend further evaluation and corrections by a specialist in the appropriate trade.

COMMENTS

There was a older/terminated antennae present in the attic. We recommend correcting the condition(s) noted.

ELECTRICAL SYSTEM

An electrical system consist of the service, distribution, wiring and convenience outlets (switches, lights and receptacles). Our examination of the electrical system includes the exposed and accessible conductors, branch circuitry, panels, over current protection devices and a random sampling of convenience outlets. We look of adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical system prevents inspection of every length of wire.

SERVICE TYPEUnderground.

MAIN PANELLocated at the front of the building

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SERVICE RATING120/240 volt system, rated at 200 Amperes

SERVICE WIRINGThe underground service lateral was not visible to inspect

BRANCH WIRINGCopper where visible in the main panel

DISCONNECT TYPECircuit breakers

GROUNDINGWater piping & ground rod

The grounding connection was not visible. We recommend further evaluation by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

The visible ground connections appeared serviceable at the exterior

MAIN PANELThe circuit breakers in the panel were labeled. The accuracy of the labeling was not verified

WORKMANSHIPThe wiring within the panel appeared serviceable

CABLE/TELEPHONE

These systems are outside the scope of the inspection and are not inspected. We recommend consulting with a specialist regarding the operation and maintenance of this system.

COMMENTS

We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the electrical service and wiring, and/or any known conditions that may have been inadvertently left out of the disclosure statements.

Low voltage systems/lighting, internet, WiFi equipment are beyond the scope of the inspection. We recommend inquiring with the seller about the operation of these systems.

DOOR BELLThe door bell functioned when the button was operated

INTERCOM

These systems when present are outside the scope of the inspection and are not inspected. We recommend consulting with a specialist regarding the operation and maintenance of this system.

ALARM SYSTEM

These systems when present are outside the scope of the inspection and are not inspected. Including video systems. We recommend consulting with a specialist regarding the operation and maintenance of these systems if installed.

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SUBPANEL

Unit 1

LOCATIONRight exterior

PANEL RATING120/240 volt, rated at 200 Amperes

DISCONNECT TYPECircuit breakers

ELECTRIC PANELThe circuit breakers in the panel were labeled. The accuracy of the labeling was not verified.

WORKMANSHIPThe wiring within the panel appeared serviceable.

Unit 2

LOCATIONGarage

COMMENTS

The panel was not accessible due to stored personal items. We recommend further evaluation by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

PLUMBING

A plumbing system consist of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing is limited to visible faucets, fixtures, valves, drains, traps, exposed piping and

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fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection. If desired, a qualified individual could be retained for such a test, camera, scope. Our review of the plumbing system does not include landscape watering/piping, fire suppression systems, private water supply/waste disposal systems, septic systems, sewer ejectors or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

MAIN WATER LINECopper piping where visible

WATER SHUTOFFThe main water shutoff valve was located at the front of the building.

WATER PRESSURE

The water pressure was tested to be above 80 PSI, which exceeds the maximum per the building standards. See the "Water Pressure" comment below for the details.

The pressure was measured at an exterior hose faucet and was 100 PSI, which exceeded the 80 PSI standard, this condition is conducive to plumbing leaks (pipes and faucets). We recommend adjusting the pressure reducing regulator to limit the water pressure to below 80 PSI per the building standards. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

WATER PIPING

Copper and galvanized steel piping, where visible

Due to the age of the galvanized piping, we recommend further evaluation of the system and possible re-pipe by a specialist in an appropriate trade.

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Copper and Galvanized piping were in contact with each other. This condition can lead to corrosion/electrolysis between these dissimilar metals. We recommend further evaluation of the entire piping system and corrections by a specialist in an appropriate trade.

We recommend inquiring with the seller about any repairs or upgrades to the plumbing system that are not visible to inspect in a general inspection.

WATER FLOWA number of fixtures were operated simultaneously with a serviceable water flow.

WASTE LINESA combination of ABS plastic, cast iron and galvanized piping where visible

WASTE PIPING

The underground main sewer line is not visible to inspect and no representations are made about this system. We recommend further evaluation/scope/camera by a specialist in the appropriate trade.

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There was corrosion on the older metal waste piping. Evidence of leakage was noted at powder room. We recommend further evaluation and corrections by a specialist in the appropriate trade.

WASTE FLOWA number of drains were emptied simultaneously and appeared serviceable at the those fixtures.

GAS SHUTOFFThe gas meter and shutoff valve are located at the front of the building

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The supply shutoff appeared serviceable, we do not operate these devices. There was an automatic/seismic shutoff valve installed. We recommend further evaluation by a specialist in an appropriate trade.

GAS PIPING

Areas of the visible gas piping was corroded. We recommend further evaluation and any corrections needed by a specialist in an appropriate trade.

Portions of the gas piping are not visible due to locations underground, in walls and foundation. We recommend further evaluation and any corrections needed by a specialist in an appropriate trade.

Based on the age of the structure, there may be portions of gas supply piping that do not meet current standards. We recommend further evaluation and any corrections needed by a specialist in an appropriate trade.

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HOSE FAUCETSThe accessible hose faucets were serviceable with exceptions noted.

There were no vacuum breakers on the exterior hose faucets. We recommend installing these devices as an upgrade.

The left rear hose faucet had corrosion. We recommend further evaluation and corrections by a specialist in an appropriate trade.

WATER SOFTNER

This system is outside the scope of the inspection and was not inspected. We recommend consulting with the a specialist regarding the operation and maintenance of this system.

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COMMENTS

Portions of the water supply and waste piping were not visible to inspect due to locations in walls, underground, and foundation. These areas are beyond the scope of a general inspection. For a more exhaustive inspection, a licensed plumbing contractor should be consulted.

We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the plumbing system (water supply and waste piping).

WATER HEATER

A water heater system consist of the water heating equipment, operating and safety controls, venting and the means of distribution. These items are visually inspected for proper function, excessive or unusual wear and general state of repair. This is a non-invasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of water heating systems is encouraged.

Unit 1

LOCATIONThe water heater was located in the garage.

MANUFACTURERAmerican Standard

MANUFACTURE DATE2013

SIZE / GALLONS50 gallon

ENERGY TYPENatural gas

VENTING SYSTEMThe visible areas of the flue vent piping were intact and secured at the visible connections.

WATER PIPESThe shutoff valve and visible water supply connectors appeared serviceable.

T&P VALVEA temperature & pressure relief valve and discharge line were installed. The discharge line extended to the exterior and terminated close to the ground facing downward.

UNITThe water heater tank appeared serviceable, no leakage noted.

SEISMICThe water heater was double strapped and stabilized/blocked to resist movement.

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COMBUSTION AIRA combustion air supply for the water heater was present. Adequate ventilation for all fuel burning appliances is vital for their safe operation.

ENERGY SUPPLYThe gas shutoff valve and flexible gas connector appeared serviceable with exceptions noted.

The gas pipe sediment trap was missing. We recommend further evaluation and corrections by a specialist in an appropriate trade.

ELEVATIONThe water heater ignition source/pilot light was elevated 18" inches or more above the floor.

COMMENTS

There were moisture stains and damage noted on the wall(s)/ceiling. We recommend further evaluation and corrections by a specialist in an appropriate trade. We commend inquiring with the Seller on conditions noted.

Unit 2

LOCATIONBasement area

MANUFACTURERBradford White


SIZE / GALLONS50 gallon

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ENERGY TYPENatural gas

VENTING SYSTEM

The flue vent pipe was installed with a material that was not rated for this application (metal into cementous type pipe). We recommend further evaluation and corrections by a specialist in an appropriate trade.

WATER PIPES

The shutoff valve and visible water supply connectors appeared serviceable, they were not insulated. We recommend insulating the exposed water piping to minimize heat loss.

T&P VALVE

A temperature & pressure relief valve and discharge line were installed as required. The discharge line did not extend to the exterior. We recommend it be extended to the exterior and terminated close to the ground facing downward.

UNITThe water heater tank appeared serviceable, no leakage noted.

SEISMICThe water heater was double strapped and stabilized/blocked to resist movement.

COMBUSTION AIRA combustion air supply for the water heater was present. Adequate ventilation for all fuel burning appliances is vital for their safe operation.



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COMMENTS

There was no drip pan installed. We recommend further evaluation and corrections by a specialist in an appropriate trade.

HEATING SYSTEM

A heating system consist of the heating equipment, operating and safety controls, venting and the means of distribution. These items are visually inspected for proper function, excessive or unusual wear and general state of repair. This is a non-invasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.

Unit 1


MANUFACTURERPayne

MANUFACTURE DATE

No identifiable manufactured date We recommend inquiring with the Seller on conditions known.

TYPE & FUELForced air natural gas fired system

APPROX. BTU50-60,000 btu's

FILTER TYPEDisposable

VENTING SYSTEMThe visible areas of the flue vent piping were intact and secured at the connections

HEATING UNITThe furnace was serviceable with exceptions noted.

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There were moisture stains in the furnace. We recommend locating and correcting the source and any damaged materials. We recommend further evaluation and corrections by a specialist in an appropriate trade.

COMBUSTION AIRThe combustion air supply for the furnace appeared adequate.



HEAT EXCHANGERThe heat exchanger was not visible to inspect without dismantling the unit, which is beyond the scope of the inspection.

BLOWER / FILTERThe blower and filter appeared serviceable

THERMOSTATThe thermostat was operated and the system responded.

SUGGESTIONSWe recommend having the furnace, related parts and cooling system components when present, cleaned and serviced by a specialist in the appropriate trade.

DUCT TYPEPlastic covered and insulated flexible ducting where visible

DUCT CONDITIONThe visible areas of the conditioned air ducts appeared serviceable with exceptions noted.

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There were heating ducts in contact with the soil in the crawl space. We recommend correcting the condition(s) noted.

Portions of the ducting were not visible to inspect. We recommend further evaluation of the ducting system by a specialist in the appropriate trade to determine efficiency and if the system requires cleaning or replacement.

Buildings built before 1978 may have ducting that contain asbestos materials. Determining the presence of these materials is beyond the scope of the inspection. We recommend inquiring with the seller and if necessary further evaluation by a specialist in the appropriate trade.

Unit 2


MANUFACTURERBryant


TYPE & FUELForced air natural gas fired system

APPROX. BTU50-60,000 btu's

FILTER TYPEDisposable

VENTING SYSTEMThe visible areas of the flue vent piping were intact and secured at the connections

HEATING UNITThe furnace was serviceable.

COMBUSTION AIRThe combustion air supply for the furnace appeared adequate.



HEAT EXCHANGERThe heat exchanger was not visible to inspect without dismantling the unit, which is beyond the scope of the inspection.

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BLOWER / FILTERThe blower and filter appeared serviceable

THERMOSTATThe thermostat was operated and the system responded.

SUGGESTIONSWe recommend having the furnace, related parts and cooling system components when present, cleaned and serviced by a specialist in the appropriate trade.

DUCT TYPEPlastic covered and insulated flexible ducting where visible

DUCT CONDITIONThe visible areas of the conditioned air ducts appeared serviceable with exceptions noted.

There were heating ducts in contact with the soil in the crawl space. We recommend correcting the condition(s) noted.

Portions of the ducting were not visible to inspect. We recommend further evaluation of the ducting system by a specialist in the appropriate trade to determine efficiency and if the system requires cleaning or replacement.

Buildings built before 1978 may have ducting that contain asbestos materials. Determining the presence of these materials is beyond the scope of the inspection. We recommend inquiring with the seller and if necessary further evaluation by a specialist in the appropriate trade.

Unit 3

COMMENTS

The Radiant ceiling heat system inspection is limited to operation the system from the wall controls. This is a limited inspection. The system appeared to show no response at master bedroom. For a more exhaustive inspection, a specialist should be consulted. We recommend inquiring with the Seller on conditions known.

KITCHEN

Our inspection of the kitchen includes a visual examination of the readily accessible portions of the appliances, floors, walls, ceilings, cabinets, and countertops. The kitchen was inspected for proper function of components, active plumbing leaks, excessive or unusual wear and general state of repair. We tested basic, major built-in appliances using Norman operating controls. Where they are present, this includes the dishwasher, garbage disposal, venting system, microwave and checking the burners or heating elements in the stove and oven. Accuracy and/or function of clocks, timers, temperature controls and self cleaning functions on ovens is beyond the scope of the inspection. Refrigerators or other appliances were not tested or inspected unless specifically noted.

WALLS/CEILINGThe visible areas of the walls and ceiling appeared serviceablewith some cracks noted

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WOOD FLOORThe visible areas of the wood flooring appeared serviceablewith common signs of aging and wear.

INTERIOR DOORThe door(s) were serviceable

EXTERIOR DOOR

The screen door had damaged mesh/frame/latch or were missing. We recommend correcting the condition(s) noted.

There were no visible safety glass markings on the glass pane in the doors. We recommend the glass be confirmed as safety type or upgraded.

WINDOWSThe accessible windows were serviceable with exceptions noted.

The window was difficult to open/close. We recommend correcting the condition(s) noted.

The front window(s) had cracked and/or broken glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.

HEAT & COOL

There was no source of heat in this area and it is not required.

LIGHTS/FIXTURES

Some of the lights failed to function. We recommend correcting the condition(s) noted.

RECEPTACLES

The accessible receptacles were serviceable, they were not GFCI protected. We recommend upgrading to provide GFCI protection for the receptacles for safety reasons. We recommend further evaluation and corrections by a specialist in an appropriate trade.

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CABINETS/TOPSThe cabinet(s)/ counter were serviceablewith common signs of aging/wear.

There was a hole in the wall by the plumbing pipes in the sink cabinet. We recommend correcting the condition(s) noted.

The interior of a number of the cabinets were not visible due to stored personal items. We recommend checking these areas when items are removed.

SINK/PLUMBINGThe faucet, sink and visible piping were serviceable, no leakage observedwith common signs of aging/wear with exceptions noted.

The faucet was difficult to operate. We recommend correcting the condition(s) noted.

DISPOSALThe garbage disposal functionedwith common signs of aging/wear.

DISHWASHERThe dishwasher functioned through the "Normal Cycle", no leakage observed. NOTE: Testing of the dishwasher consists of running through one cycle. We cannot determine if all cycles are functioning properly. We recommend the unit be demonstrated for the buyer and inquiring about any past conditions.

with common signs of aging/wear.

COMPACTOR

The trash compactor was an older model and may be nearing the end of its expected useful life. We recommend budgeting for a replacement.

EXHAUST VENT

Downdraft type system;The exhaust fan functionedwith common signs of aging/wear.

COOKTOPElectric;The cooktop burners functionedwith common signs of aging/wear.

OVEN

The ovens were older models and may be nearing the end of their expected useful life. We recommend budgeting for a replacement. We recommend inquiring with the Seller on conditions known.

The lower oven failed to function. We recommend further evaluation and corrections by a specialist in an appropriate trade. We recommend inquiring with the Seller on conditions known.

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REFRIGERATOR

These systems are outside the scope of the inspection and are not inspected. We recommend consulting with a specialist regarding the operation and maintenance of this system.

FIREPLACE

The interior smoke chamber/flue is not visible to inspect and no representations are made about this system. We recommend further evaluation/scope/camera by a specialist in the appropriate trade.

BUILDING INTERIOR

Our review of the interior includes inspection of walls, ceiling, floors, doors, windows, steps, stairways, balconies and railing. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

FRONT ENTRY/FOYER

WALLS/CEILINGThe visible areas of the walls and ceiling appeared serviceablewith some cracks/chips noted

TILE FLOORThe visible areas of the tile floor appeared serviceablewith common signs of aging and wear with exceptions noted.

There were cracked/damaged floor tiles. We recommend further evaluation and corrections by a specialist in an appropriate trade.

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There were moisture stains on the tile flooring. We recommend locating and correcting the source and any damaged materials. We recommend inquiring with the Seller on conditions known.

EXTERIOR DOORThe front door(s) were serviceable


There were no visible safety glass markings on the glass pane in the rear doors. We recommend the glass be confirmed as safety type or upgraded.

WINDOWSThe accessible window(s) were serviceable

LIGHTS/FIXTURESThe light(s) were serviceable

RECEPTACLESThe accessible receptacles were serviceable

CABINETS/TOPS

There was evidence of moisture damage in the cabinet. We recommend locating and correcting the source and any damaged materials.

HANDRAILS

The handrailings were not high enough to provide adequate protection against falling and did not meet the present standards. We recommend correcting the condition(s) noted.

STAIRWAYThe stairs were serviceable

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SMOKE DETECTOR

No smoke detector present. We recommend correcting the condition(s) noted.

SMOKE/CARBON DETECTORS

There were no carbon monoxide detectors installed. We recommend upgrading to the current building standards and installing detectors in each of the general areas and levels and in all other locations recommended by the carbon monoxide detector manufacturers installation instructions.

DEN


Portions of the interior walls and floor were not visible at this time due to stored personal items. We recommend checking these areas after the items have been removed.


The floor squeaked when walked on on in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

INTERIOR DOORThe door was serviceable with exceptions noted.

The door did not latch to the jamb. We recommend correcting the condition noted.




FIREPLACE

The NFPA (National Fire Protection Association) 211 standards state that upon a sale or transfer of property a Level II camera inspection should be conducted on a fireplace and chimney. Please note that a change in burning habits can result in a fire loss or personal injury if the system does not meet or exceed the industry standards and/or manufacturers requirements. This means that a change in operation or use, such as a property resale, is a time of higher risk. We suggest a Level II inspection by a F.I.R.E qualified fireplace and chimney specialist during your inspection contingency.

LIVING ROOM

WALLS/CEILINGThe visible areas of the walls and ceiling appeared serviceable

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with some cracks/chips noted






FIREPLACE

The NFPA (National Fire Protection Association) 211 standards state that upon a sale or transfer of property a Level II camera inspection should be conducted on a fireplace and chimney. Please note that a change in burning habits can result in a fire loss or personal injury if the system does not meet or exceed the industry standards and/or manufacturers requirements. This means that a change in operation or use, such as a property resale, is a time of higher risk. We suggest a Level II inspection by a F.I.R.E qualified fireplace and chimney specialist during your inspection contingency.

FAMILY ROOM




INTERIOR DOOR

The door rubbed the frame. We recommend correcting the condition noted.

EXTERIOR DOOR


There were no visible safety glass markings on the glass pane in the door. We recommend the glass be confirmed as safety type or upgraded.

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The wood door paint/finish were weathered/damaged and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

WINDOWSThe accessible window(s) were serviceable with exceptions noted.

The front window(s) had cracked and/or broken glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.



DINING ROOM

WALLS/CEILINGThe visible areas of the walls and ceiling appeared serviceable





KITCHEN NOOK


CARPET FLOORThe visible areas of the carpet appeared serviceablewith common signs of aging and wear.


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EXTERIOR DOOR


There were no visible safety glass markings on the glass pane in the door. We recommend the glass be confirmed as safety type or upgraded.

CLOSET

The interior of the closet was not visible due to stored personal items. We recommend the occupant make this area accessible for the buyers at the final walk through.

HANDRAILSThe handrail(s) were serviceable

STAIRWAYThe stairs were serviceable

LOWER HALLWAY



INTERIOR DOORThe door was serviceable

The door stop was missing. We recommend correcting the condition(s) noted

SMOKE DETECTOR


LOWER BEDROOM





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CLOSET


SMOKE DETECTOR


UPPER HALL/LANDING


Past repairs were noted on the walls/ceiling. We recommend inquiring with the sellers about the condition(s) noted.


The floor squeaked when walked on in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.


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There is a potential fall hazard at the window (low sill height). We are noting this potential issue to educate the Client of the potential hazard although appears to be installed as per "building code".

The window hardware was damaged/missing parts at landing. We recommend further evaluation and corrections by a specialist in an appropriate trade.



CLOSET


UPPER FRONT RIGHT BEDROOM


Past repairs were noted on the walls/ceiling. We recommend inquiring with the sellers about the condition(s) noted.



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INTERIOR DOOR


WINDOWS

The window(s) had cracked and/or broken glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.



CLOSET


SMOKE DETECTOR

A smoke detector was present, regular testing is recommended. To examine or test smoke detectors is outside the scope of the inspection. We recommend further evaluation by a specialist in an appropriate trade to determine if this component will function as needed during a emergency situation. We also recommend replacing these components as suggested by the Manufacture requirements.

UPPER FRONT LEFT BEDROOM




The floor squeaked when walked on on in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

INTERIOR DOOR




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CLOSET


SMOKE DETECTOR


UPPER CENTER BEDROOM







CLOSET


SMOKE DETECTOR


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MASTER BEDROOM









CLOSETThe closet(s) were serviceable

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SMOKE DETECTOR


BATHROOM

Our review of the interior includes inspection of walls, ceiling, floors, doors, windows, steps, and plumbing fixtures. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

MASTER BATHROOM


Past repairs were noted on the wall(s)/ceiling. We recommend inquiring with the Seller(s) about the condition(s) noted.

TILE FLOORThe visible areas of the tile floor appeared serviceablewith common signs of aging and wear.

INTERIOR DOOR

The water closet door rubbed the frame. We recommend further evaluation and corrections by a specialist in an appropriate trade.




RECEPTACLESThe accessible receptacles were serviceable and GFCI protected where required

VENTILATIONThe ventilation was provided by a window which appeared adequate.

CABINETS/COUNTER TOPSThe cabinet(s)/ counter(s) were serviceablewith common signs of aging/wear.

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SINK/PLUMBINGThe faucet(s), sink(s) and piping were serviceable with signs of aging with exceptions noted.

The faucet handles were hard to operate. We recommend further evaluation and corrections by a specialist in an appropriate trade.

TOILETSThe toilet functioned, no leakage observedwith common signs of aging/wear.

BATHTUBThe tub/shower and faucet(s) were serviceablewith common signs of aging/wear with exceptions noted.

The stopper mechanism was defective/failed. We recommend further evaluation and corrections by a specialist in an appropriate trade.

SHOWERThe shower and faucet(s) were serviceablewith common signs of aging/wear.

ENCLOSUREThe enclosure(s) were serviceable, with safety glass markingswith common signs of aging/wear.

POWDER ROOM


TILE FLOOR

There were cracked/damaged floor tiles. We recommend further evaluation and corrections by a specialist in an appropriate trade.

INTERIOR DOOR

The door rubbed the frame. We recommend further evaluation and corrections by a specialist in an appropriate trade.

LIGHTS/FIXTURES

Some of the lights failed to function. We recommend correcting the condition(s) noted.


VENTILATION

There was no means of ventilation provided. We recommend correcting the condition(s) noted.

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The faucet aerator was dirty/damaged/missing. We recommend correcting the condition(s) noted.

TOILETS

The toilet was loose on the floor, no visible leakage was noted. We recommend correcting the condition(s) noted.

[NOTE] The toilet was not readily identifiable as a 1.6 gallon per flush [gpf] or low flush type. We recommend inquiring about the condition(s) noted.

LOWER BATHROOM



INTERIOR DOORThe door(s) were serviceable

The door stop was missing. We recommend correcting the conditions noted.





SINK/PLUMBINGThe faucet(s), sink(s) and piping were serviceable, no leakage observedwith common signs of aging/wear.



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BATHTUBThe tub/shower and faucet(s) were serviceablewith common signs of aging/wear.

ENCLOSUREThere was a shower curtain present.

UPPER HALL BATHROOM



INTERIOR DOOR

The door did not latch to the jamb. We recommend correcting the condition(s) noted.


The window was difficult to open/close. We recommend correcting the condition noted.





The fixtures appeared to be older and may be nearing the end of their service life. We recommend considering replacement as an upgrade.



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BATHTUB

The bath and shower faucets were not operated. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.


CENTER BEDROOM BATHROOM



INTERIOR DOOR

The door did not latch to the jamb. We recommend correcting the condition(s) noted.

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WINDOWS

There were moisture stains and damage in the window(s). We recommend locating and correcting the source and any damaged materials.





The response time for hot water appeared extensive. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.


The toilet was loose on the floor, no visible leakage was noted. We recommend correcting the condition(s) noted.

SHOWERThe shower and faucet(s) were serviceablewith common signs of aging/wear.

The fixtures were older and may be nearing the end of their service life.we recommend considering replacement as an upgrade.

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LAUNDRY ROOM

LOCATIONLocated in an interior closet on the second floor

LIGHTS/FIXTURESThe light was serviceable

RECEPTACLES

The accessible receptacles were serviceable, they were not GFCI protected. We recommend upgrading to provide GFCI protection for the receptacles for safety reasons.

VENTILATIONLouvered door

WASHER SERVICEThe laundry faucets appeared serviceable, a machine was connected. We do not operate the faucets or the machine.

Note: We recommend installing braided steel flexible water hoses for washing machine hook up. Rubber hoses are more prone to possible rupturing and potential flooding.

The drain pipe installed for the washing machine appeared to be smaller than the 2" inch diameter now required. Newer more powerful laundry machines may cause the pipe to overflow when draining.

There was no visible leak pan/drain line for the washing machine in the laundry area. We recommend correcting the condition(s) noted.

DRYER SERVICE

The dryer hookup connections were not visible due to obstructions present. We recommend inquiring about the condition(s) noted. We recommend checking dryer vent connection.

DRYER VENTINGDryer venting was provided and terminated at the exterior.

GARAGE - CARPORT

TYPE & LOCATNDetached

EXTERIOR DOOR TYPEWood

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WINDOW TYPEWindow types:Casement

WINDOW MATERIALSMetal

VENTILATION

The ventilation was minimal. We recommend correcting the condition(s) noted.

EXTERIOR DOOR

There were no visible safety glass markings on the glass pane(s). We recommend the glass be confirmed as safety type or upgraded.

The exterior wood door paint/finish was weathered and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

WINDOWS

The window was difficult to open/close. We recommend correcting the condition(s) noted.

The older windows were loose and did not fit well. This is a potential moisture intrusion condition. We recommend correcting the condition(s) noted.

INTERIOR WALLS

Portions of the interior walls and floor were not visible at this time due to stored personal items. We recommend making these areas visually available and/or checking these areas after the items have been removed.

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Moisture damage was noted on the walls and ceiling near water heater. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on conditions known.

FRAMING

The support framing was splitting in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

GARAGE FLOORThe visible areas of the garage floor appeared serviceable, with common cracks present.

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There were efflorescence (white mineral salts) stains on the floor. This condition is an indication of moisture intrusion. We recommend locating and correcting the source and any damaged materials.

The floor was not fully visible, due to stored items. We recommend checking these areas after the stored items are removed.

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FIRE WALL

There were holes in the fire resistive wall between the garage and living space. We recommend further evaluation and corrections by a specialist in an appropriate trade.

Portions of the firewall were not visible to inspect due to stored items. We recommend checking these areas when items are removed.

FIRE DOORThe door between the garage and living space appeared to be of fire resistive construction and had an automatic self closer.

CAR DOORWood Tilt-up

The exterior wood doors paint/finish were weathered/flaking and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

DOOR OPENERThe automatic car door opener was operational and the automatic reversing system functioned when the door hit an object placed in its path.

RECEPTACLES

The accessible receptacles were serviceable, they were not GFCI protected. We recommend upgrading to provide GFCI protection for the receptacles for safety reasons.

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Executive Summary

This is a summary review of the inspector's findings during this inspection. However, it does not contain every detailed observation. We highly suggest you reading the entire full physical inspection report. This is provided as an additional service to our client, and is presented in the form of a listing of the items which, in the opinion of your inspector, merit further attention, investigation, or improvement. Some of these conditions are of such a nature as to require repair or modification by a skilled craftsman, technician, or specialist. Others can be easily handled by a homeowner such as yourself.

Often, following the inspector's advice will result in improved performance and/or extended life of the component(s) in question. In listing these items, your inspector is not offering any opinion as to who, among the parties to this transaction, should take responsibility for addressing any of these concerns. As with most of the facets of your transaction, we recommend consultation with your Real Estate Professional for further advice with regards to the following items:

Throughout the report, you'll find special symbols at the front of certain comments. Below are the symbols and their meanings:

= Safety Concerns: Conditions noted that may pose a hazard to humans, the building or both. These conditions warrant further evaluation and corrections by a specialist in the appropriate trade.

= Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.

= Corrections Recommended: Conditions noted in need of maintenance, repair or replacement. We recommend that all corrections be made by specialists in the appropriate trades.

= Recommended Upgrades: Upgrades are systems and/or components that may not have been available or have been improved since the building was constructed. These may be, but are not limited to safety related items; such as GFCI receptacle and smoke detector locations and the installation of safety glass where subject to human impact.

When the above listed items/abbreviations are stated in the report, we recommend the listed items be evaluated and/or corrected prior to the end of the contingency period.

We thank you for the opportunity to be of service to you.

INSPECTION CONDITIONSIMPORTANT INFORMATION

1: When the listed items/abbreviations are stated in the report, we recommend the listed items be evaluated and/or corrected prior to the end of the inspection contingency period.

FOUNDATION/UNDER-FLOOR AREAACCESSIBILITY

2: The crawl space access was limited due to plumbing pipes, heating ducts, debris and/or faulty grade. Only the accessible/visible sections were inspected, this is a limited inspection. We recommend correcting the condition noted for any future inspections and/or repairs.

FOUNDATION

3: The concrete foundation had moderate cracks visible. We recommend further evaluation and any corrective action needed by a structural and/or geotechnical engineer.

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4: There was a condition known as efflorescence on portions of the foundation walls. This is a salt deposit left when moisture in the foundation evaporates. It indicates that the foundation is experiencing wet and dry cycles. We recommend improvement of the exterior grading and drainage.

FRAMING

5: There was trash/debris observed in the crawl space area. We recommend that all trash and debris be removed from the crawl space area.

6: Moisture stains/damage was observed at the following locations; bath room floors. We recommend further evaluation and corrections by a specialist in the appropriate trade.

7: Some of the piers and posts were unsecured or have been improperly installed. We recommend further evaluation and corrections by a specialist in the appropriate trade.

VENTILATION

8: There were exterior ventilation screens observed to be torn, damaged in areas. We recommend they be repaired/replaced to keep animals/rodents out of the crawl space.

OBSERVATIONS

9: There was improper wiring in the crawlspace in the form of damaged/deteriorated metal conduit in contact with the earth. We recommend further evaluation and corrections by a specialist in an appropriate trade.

10: There were plumbing leaks observed at powder room. We recommend further evaluation and corrections by a specialist specialist in the appropriate trade.

11: There were damaged/terminated asbestos type vent piping observed in the basement. We recommend further evaluation and corrections by a specialist in an appropriate trade.

12: There were no guardrails where needed at basement steps. There was no end return at the handrail. We recommend correcting the condition(s) noted.

WALL CONDITION

13: The foundation was damaged/deteriorated in areas with spalling or crumbling concrete. We recommend further evaluation and corrective action by a structural and/or geotechnical engineer.

14: There was a condition known as efflorescence on portions of the basement walls. This is a salt deposit left when moisture in the foundation evaporates. It indicates that the foundation is experiencing wet and dry cycles. We recommend improvement of the exterior grading and drainage.

PESTS

15: Rodent activity/droppings were observed in the crawlspace/basement area. We recommend a full evaluation by a specialist in the appropriate trade.

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EXTERIOR & GROUNDSSTUCCO SIDING

16: This building was built in an era before weep screeds were installed at the bottom edge of the stucco siding, the stucco was extended into the soil. The stucco can wick water up from the soil, which can cause this component to deteriorate from being moist for prolonged periods. We recommend minimizing moisture around the building to help protect the stucco/lath membrane and the foundation from moisture damage.

17: The stucco siding had moisture damage/deterioration in areas. These conditions are conducive to moisture intrusion/deterioration. We recommend further evaluation and corrections by a specialist in an appropriate trade.

EXTERIOR TRIM

18: There were damaged trim surfaces noted at the fascia boards/eaves in areas. We recommend further evaluation of the source and corrections by a specialist in an appropriate trade.

19: There were damaged areas noted at the exterior trim materials in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

EXTERIOR DOORS

20: One or more of the exterior wood doors paint/finish were weathered and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

21: There were damaged screen doors. We recommend repairing or replacing the doors as needed.

WINDOWS

22: The older window(s) were loose and did not fit well. This is a potential moisture/air intrusion condition. We recommend further evaluation and corrections by a specialist in an appropriate trade.

23: A number of the window(s) had cracked glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.

EXTERIOR ELECTRICAL

24: Note: There may be a photo cell for some of the lights only allowing them to turn on at dusk/dark. We recommend inquiring with the Seller on conditions known.

25: There were receptacles without a weather tight cover that allow a power cord to plug in and keep weather protected. We recommend further evaluation and corrections by a specialist in an appropriate trade.

COMMENTS

26: Planters were in contact with the exterior siding in areas of the building. This condition is conducive to moisture intrusion and deterioration. We recommend considering removal.

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DRIVEWAY

27: The driveway drainage was sloped toward the garage. This condition is conducive to moisture intrusion and deterioration. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend monitoring this area.

PATIOS

28: Uneven sections were noted in the patio surface. This condition is a trip hazard. We recommend correcting any trip hazard conditions. We recommend further evaluation and corrections by a specialist in an appropriate trade.

FENCING & GATES

29: The exterior wood fencing paint/finish was weathered/damaged and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

30: The wood fencing had moisture damage in areas. Earth to wood contact was noted. These conditions are conducive to moisture deterioration. We recommend further evaluation and corrections by a specialist in an appropriate trade.

31: The left side wood gate was damaged or deteriorated. We recommend further evaluation and corrections by a specialist in an appropriate trade.

SITE GRADING

32: There were areas where, adjustments (removal of top soil and/or vegetation) of the grading at the foundation would be advised to help excess moisture flow away from the foundation. We recommend further evaluation and corrections by a specialist in an appropriate trade.

SITE DRAINAGE

33: The drain system at one or more of the grates was dirty or clogged with debris and would be ineffective during rains. We recommend all debris be removed rather than flushed through the piping if possible and all drains should be cleaned on a regular basis.

LANDSCAPING

34: Maintenance, trimming or removal of vegetation was needed at portions of the property to prevent over growth and encroachment onto the building.

35: Trees were overhanging the roof. We recommend they be trimmed to prevent damage to the roofing surface, deter rodents, and allow free flow of roof runoff.

36: There were tree(s) leaning in areas with bracing present. We recommend further evaluation by a specialist/arborist.. We also recommend inquiring with the Seller on conditions known.

LAWN SPRINKLERS

37: Yard sprinklers are outside of the scope of the inspection and are not operated. Sprinklers are an ongoing maintenance item. We recommend further evaluation by a specialist in the appropriate trade.

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SPRINKLER HEADS

38: A number of the sprinkler heads were placed close to and may be spraying on the exterior walls of the building and fencing. These conditions are conducive to moisture intrusion/deterioration. We recommend further evaluation of all sprinklers and any corrections by a specialist in an appropriate trade. We recommend inquiring with the Seller on conditions known.

ROOF COVERINGCOMPOSITION SHINGLE

39: Trees/vegetation were touching/overhanging the roof. We recommend they be trimmed regularly and the debris removed to prevent damage to the roof and to prevent animal access.

40: There was debris accumulating on the roof. We recommend the debris be removed and the roof be inspected regularly.

FLASHINGS

41: There were substandard, damaged or missing flashings at the roof to wall intersection(s). We recommend further evaluation and corrections by a specialist in an appropriate trade.

42: There was debris/pine needles accumulating on the roof flashings/drainage planes. We recommend the debris be removed to improve drainage and the roof be inspected regularly.

CHIMNEY / CAP

43: There was no rain cap type spark arrester installed on the chimneys. We recommend installing rain cap type spark arrester to help minimize moisture entry into the flue and prevent the escape of hot embers.

44: There was deteriorated mortar observed in areas. We recommend further evaluation by a specialist in the appropriate trade.

45: There was no cricket/diverter in the roof flashing behind the chimneys where needed. These devices divert water around the chimney to prevent leakage. We recommend further evaluation and corrections by a specialist in an appropriate trade.

ROOF DRAINAGE

46: The gutters were filled with debris in areas. We recommend all debris be removed to ensure proper drainage.

47: The rain gutter(s) were improperly sloped and holding water. We recommend the gutters be reconfigured to slope to the drains.

DOWNSPOUTS

48: Runoff water from the roof discharged next to the building in areas. We recommend the downspouts be routed sufficiently away from the building to prevent ponding, pooling, and saturation of the soil at the foundation.

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ATTIC AREAS & ROOF FRAMINGACCESS49: The attic space was restricted by framing and/or vaulted ceilings. The inspection is limited to the accessible areas

INSULATION

50: Insulation was compacted/damaged/older and the R-factor may be substantially less than when originally installed. We recommend the installation of new insulation for energy efficiency.

PESTS

51: Evidence of rodent activity was observed in the attic. We recommend a full evaluation by a specialist in the appropriate trade.

52: There were rodent traps present in the attic. This usually indicates an ongoing condition, We recommend a full evaluation by a specialist in the appropriate trade.

53: There was evidence of pest related damaged wood members in the attic. We recommend further evaluation and corrections by a specialist in the appropriate trade.

COMMENTS

54: There was a older/terminated antennae present in the attic. We recommend correcting the condition(s) noted.

ELECTRICAL SYSTEMGROUNDING

55: The grounding connection was not visible. We recommend further evaluation by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

COMMENTS

56: We recommend inquiring about any/all permits and inspection records with final signatures for any changes or additions that may have been made to the electrical service and wiring, and/or any known conditions that may have been inadvertently left out of the disclosure statements.

PLUMBINGWATER PRESSURE

57: The water pressure was tested to be above 80 PSI, which exceeds the maximum per the building standards. See the "Water Pressure" comment below for the details.

58: The pressure was measured at an exterior hose faucet and was 100 PSI, which exceeded the 80 PSI standard, this condition is conducive to plumbing leaks (pipes and faucets). We recommend adjusting the pressure reducing regulator to limit the water pressure to below 80 PSI per the building standards. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

WATER PIPING

59: Due to the age of the galvanized piping, we recommend further evaluation of the system and possible re-pipe by a specialist in an appropriate trade.

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60: Copper and Galvanized piping were in contact with each other. This condition can lead to corrosion/electrolysis between these dissimilar metals. We recommend further evaluation of the entire piping system and corrections by a specialist in an appropriate trade.

WASTE PIPING

61: The underground main sewer line is not visible to inspect and no representations are made about this system. We recommend further evaluation/scope/camera by a specialist in the appropriate trade.

62: There was corrosion on the older metal waste piping. Evidence of leakage was noted at powder room. We recommend further evaluation and corrections by a specialist in the appropriate trade.

GAS PIPING

63: Areas of the visible gas piping was corroded. We recommend further evaluation and any corrections needed by a specialist in an appropriate trade.

HOSE FAUCETS

64: There were no vacuum breakers on the exterior hose faucets. We recommend installing these devices as an upgrade.

65: The left rear hose faucet had corrosion. We recommend further evaluation and corrections by a specialist in an appropriate trade.

WATER HEATERUnit 1ENERGY SUPPLY

66: The gas pipe sediment trap was missing. We recommend further evaluation and corrections by a specialist in an appropriate trade.

COMMENTS

67: There were moisture stains and damage noted on the wall(s)/ceiling. We recommend further evaluation and corrections by a specialist in an appropriate trade. We commend inquiring with the Seller on conditions noted.

Unit 2VENTING SYSTEM

68: The flue vent pipe was installed with a material that was not rated for this application (metal into cementous type pipe). We recommend further evaluation and corrections by a specialist in an appropriate trade.

T&P VALVE

69: A temperature & pressure relief valve and discharge line were installed as required. The discharge line did not extend to the exterior. We recommend it be extended to the exterior and terminated close to the ground facing downward.

ENERGY SUPPLY


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HEATING SYSTEMUnit 1HEATING UNIT

71: There were moisture stains in the furnace. We recommend locating and correcting the source and any damaged materials. We recommend further evaluation and corrections by a specialist in an appropriate trade.

ENERGY SUPPLY


SUGGESTIONS73: We recommend having the furnace, related parts and cooling system components when present, cleaned and serviced by a specialist in the appropriate trade.

DUCT CONDITION

74: There were heating ducts in contact with the soil in the crawl space. We recommend correcting the condition(s) noted.

Unit 2ENERGY SUPPLY


SUGGESTIONS76: We recommend having the furnace, related parts and cooling system components when present, cleaned and serviced by a specialist in the appropriate trade.

DUCT CONDITION

77: There were heating ducts in contact with the soil in the crawl space. We recommend correcting the condition(s) noted.

KITCHENEXTERIOR DOOR

78: The screen door had damaged mesh/frame/latch or were missing. We recommend correcting the condition(s) noted.

79: There were no visible safety glass markings on the glass pane in the doors. We recommend the glass be confirmed as safety type or upgraded.

WINDOWS

80: The window was difficult to open/close. We recommend correcting the condition(s) noted.

81: The front window(s) had cracked and/or broken glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.

HEAT & COOL

82: There was no source of heat in this area and it is not required.

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LIGHTS/FIXTURES

83: Some of the lights failed to function. We recommend correcting the condition(s) noted.

RECEPTACLES

84: The accessible receptacles were serviceable, they were not GFCI protected. We recommend upgrading to provide GFCI protection for the receptacles for safety reasons. We recommend further evaluation and corrections by a specialist in an appropriate trade.

CABINETS/TOPS

85: There was a hole in the wall by the plumbing pipes in the sink cabinet. We recommend correcting the condition(s) noted.

86: The interior of a number of the cabinets were not visible due to stored personal items. We recommend checking these areas when items are removed.

SINK/PLUMBING

87: The faucet was difficult to operate. We recommend correcting the condition(s) noted.

OVEN

88: The lower oven failed to function. We recommend further evaluation and corrections by a specialist in an appropriate trade. We recommend inquiring with the Seller on conditions known.

FIREPLACE

89: The interior smoke chamber/flue is not visible to inspect and no representations are made about this system. We recommend further evaluation/scope/camera by a specialist in the appropriate trade.

BUILDING INTERIORFRONT ENTRY/FOYERTILE FLOOR

90: There were cracked/damaged floor tiles. We recommend further evaluation and corrections by a specialist in an appropriate trade.

91: There were moisture stains on the tile flooring. We recommend locating and correcting the source and any damaged materials. We recommend inquiring with the Seller on conditions known.

EXTERIOR DOOR


93: There were no visible safety glass markings on the glass pane in the rear doors. We recommend the glass be confirmed as safety type or upgraded.

CABINETS/TOPS

94: There was evidence of moisture damage in the cabinet. We recommend locating and correcting the source and any damaged materials.

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HANDRAILS

95: The handrailings were not high enough to provide adequate protection against falling and did not meet the present standards. We recommend correcting the condition(s) noted.

SMOKE DETECTOR

96: No smoke detector present. We recommend correcting the condition(s) noted.

SMOKE/CARBON DETECTORS

97: There were no carbon monoxide detectors installed. We recommend upgrading to the current building standards and installing detectors in each of the general areas and levels and in all other locations recommended by the carbon monoxide detector manufacturers installation instructions.

DENWALLS/CEILING

98: Portions of the interior walls and floor were not visible at this time due to stored personal items. We recommend checking these areas after the items have been removed.

WOOD FLOOR

99: The floor squeaked when walked on on in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

INTERIOR DOOR

100: The door did not latch to the jamb. We recommend correcting the condition noted.

FIREPLACE

101: The NFPA (National Fire Protection Association) 211 standards state that upon a sale or transfer of property a Level II camera inspection should be conducted on a fireplace and chimney. Please note that a change in burning habits can result in a fire loss or personal injury if the system does not meet or exceed the industry standards and/or manufacturers requirements. This means that a change in operation or use, such as a property resale, is a time of higher risk. We suggest a Level II inspection by a F.I.R.E qualified fireplace and chimney specialist during your inspection contingency.

LIVING ROOMWALLS/CEILING


FIREPLACE

103: The NFPA (National Fire Protection Association) 211 standards state that upon a sale or transfer of property a Level II camera inspection should be conducted on a fireplace and chimney. Please note that a change in burning habits can result in a fire loss or personal injury if the system does not meet or exceed the industry standards and/or manufacturers requirements. This means that a change in operation or use, such as a property resale, is a time of higher risk. We suggest a Level II inspection by a F.I.R.E qualified fireplace and chimney specialist during your inspection contingency.

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FAMILY ROOMWALLS/CEILING


INTERIOR DOOR

105: The door rubbed the frame. We recommend correcting the condition noted.

EXTERIOR DOOR


107: There were no visible safety glass markings on the glass pane in the door. We recommend the glass be confirmed as safety type or upgraded.

108: The wood door paint/finish were weathered/damaged and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

WINDOWS

109: The front window(s) had cracked and/or broken glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.

KITCHEN NOOKEXTERIOR DOOR


111: There were no visible safety glass markings on the glass pane in the door. We recommend the glass be confirmed as safety type or upgraded.

CLOSET

112: The interior of the closet was not visible due to stored personal items. We recommend the occupant make this area accessible for the buyers at the final walk through.

LOWER HALLWAYINTERIOR DOOR

113: The door stop was missing. We recommend correcting the condition(s) noted

SMOKE DETECTOR


LOWER BEDROOMWALLS/CEILING


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CLOSET


SMOKE DETECTOR


UPPER HALL/LANDINGWALLS/CEILING

118: Past repairs were noted on the walls/ceiling. We recommend inquiring with the sellers about the condition(s) noted.

CARPET FLOOR

119: The floor squeaked when walked on in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

WINDOWS

120: There is a potential fall hazard at the window (low sill height). We are noting this potential issue to educate the Client of the potential hazard although appears to be installed as per "building code".

121: The window hardware was damaged/missing parts at landing. We recommend further evaluation and corrections by a specialist in an appropriate trade.

CLOSET


UPPER FRONT RIGHT BEDROOMWALLS/CEILING

123: Past repairs were noted on the walls/ceiling. We recommend inquiring with the sellers about the condition(s) noted.


INTERIOR DOOR


WINDOWS

126: The window(s) had cracked and/or broken glass. We recommend further evaluation and corrections by a specialist in an appropriate trade.

CLOSET


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UPPER FRONT LEFT BEDROOMWALLS/CEILING


WOOD FLOOR

129: The floor squeaked when walked on on in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

INTERIOR DOOR


CLOSET


UPPER CENTER BEDROOMWALLS/CEILING


CLOSET


MASTER BEDROOMWALLS/CEILING


WINDOWS


BATHROOMMASTER BATHROOMWALLS/CEILING

136: Past repairs were noted on the wall(s)/ceiling. We recommend inquiring with the Seller(s) about the condition(s) noted.

INTERIOR DOOR

137: The water closet door rubbed the frame. We recommend further evaluation and corrections by a specialist in an appropriate trade.

WINDOWS


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SINK/PLUMBING

139: The faucet handles were hard to operate. We recommend further evaluation and corrections by a specialist in an appropriate trade.

BATHTUB

140: The stopper mechanism was defective/failed. We recommend further evaluation and corrections by a specialist in an appropriate trade.

POWDER ROOMTILE FLOOR

141: There were cracked/damaged floor tiles. We recommend further evaluation and corrections by a specialist in an appropriate trade.

INTERIOR DOOR

142: The door rubbed the frame. We recommend further evaluation and corrections by a specialist in an appropriate trade.

LIGHTS/FIXTURES

143: Some of the lights failed to function. We recommend correcting the condition(s) noted.

VENTILATION

144: There was no means of ventilation provided. We recommend correcting the condition(s) noted.

SINK/PLUMBING

145: The faucet aerator was dirty/damaged/missing. We recommend correcting the condition(s) noted.

TOILETS

146: The toilet was loose on the floor, no visible leakage was noted. We recommend correcting the condition(s) noted.

147: [NOTE] The toilet was not readily identifiable as a 1.6 gallon per flush [gpf] or low flush type. We recommend inquiring about the condition(s) noted.

LOWER BATHROOMINTERIOR DOOR

148: The door stop was missing. We recommend correcting the conditions noted.

TOILETS


UPPER HALL BATHROOMINTERIOR DOOR

150: The door did not latch to the jamb. We recommend correcting the condition(s) noted.

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WINDOWS

151: The window was difficult to open/close. We recommend correcting the condition noted.

TOILETS


BATHTUB

153: The bath and shower faucets were not operated. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on any condition known.

CENTER BEDROOM BATHROOMINTERIOR DOOR

154: The door did not latch to the jamb. We recommend correcting the condition(s) noted.

WINDOWS

155: There were moisture stains and damage in the window(s). We recommend locating and correcting the source and any damaged materials.

TOILETS

156: The toilet was loose on the floor, no visible leakage was noted. We recommend correcting the condition(s) noted.

LAUNDRY ROOMRECEPTACLES

157: The accessible receptacles were serviceable, they were not GFCI protected. We recommend upgrading to provide GFCI protection for the receptacles for safety reasons.

WASHER SERVICE

158: The drain pipe installed for the washing machine appeared to be smaller than the 2" inch diameter now required. Newer more powerful laundry machines may cause the pipe to overflow when draining.

159: There was no visible leak pan/drain line for the washing machine in the laundry area. We recommend correcting the condition(s) noted.

DRYER SERVICE

160: The dryer hookup connections were not visible due to obstructions present. We recommend inquiring about the condition(s) noted. We recommend checking dryer vent connection.

GARAGE - CARPORTVENTILATION

161: The ventilation was minimal. We recommend correcting the condition(s) noted.

EXTERIOR DOOR

162: There were no visible safety glass markings on the glass pane(s). We recommend the glass be confirmed as safety type or upgraded.

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163: The exterior wood door paint/finish was weathered and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

WINDOWS

164: The window was difficult to open/close. We recommend correcting the condition(s) noted.

165: The older windows were loose and did not fit well. This is a potential moisture intrusion condition. We recommend correcting the condition(s) noted.

INTERIOR WALLS

166: Moisture damage was noted on the walls and ceiling near water heater. We recommend further evaluation and corrections by a specialist in an appropriate trade. We also recommend inquiring with the Seller on conditions known.

FRAMING

167: The support framing was splitting in areas. We recommend further evaluation and corrections by a specialist in an appropriate trade.

GARAGE FLOOR

168: There were efflorescence (white mineral salts) stains on the floor. This condition is an indication of moisture intrusion. We recommend locating and correcting the source and any damaged materials.

169: The floor was not fully visible, due to stored items. We recommend checking these areas after the stored items are removed.

FIRE WALL

170: There were holes in the fire resistive wall between the garage and living space. We recommend further evaluation and corrections by a specialist in an appropriate trade.

CAR DOOR

171: The exterior wood doors paint/finish were weathered/flaking and require refinishing to restore appearance and prevent moisture damage. It is important to paint all edges as these are the most common points of moisture intrusion and deterioration.

CREIA Standards of Practice CREIA STANDARDS OF PRACTICE Residential Standards - Four or Fewer Units

• Originally Adopted September 13, 1983 • Revised November 1, 1996 • Revised April 15, 1999 • Revised July 12, 2003 • Revised April 15, 2006 — Effective July 1, 2006 • Revised August 1, 2012 • Revised January 8, 2018

Note: Italicized words in this document are defined in the Glossary of Terms. Table of Contents I. Definitions and Scope II. Standards of Practice 1. Foundation, Basement, and Under-floor Areas 2. Exterior 3. Roof Covering 4. Attic Areas and Roof Framing 5. Plumbing 6. Electrical 7. Heating and Cooling 8. Fireplaces and Chimneys 9. Building Interior III. Limitations, Exceptions and Exclusions IV. Glossary of Terms I. Definitions and Scope These Standards of Practice provide guidelines for a real estate inspection and define certain terms relating to these inspections. Italicized words in these Standards are defined in Part IV. Glossary of Terms. A. A real estate inspection is a survey and basic operation of the systems and components of a building, which can be reached, entered, or viewed without difficulty, moving obstructions, or requiring any action, which may result in damage to the property or personal injury to the Inspector. The purpose of the inspection is to provide the Client with information regarding the

CaliforniaRealEstateInspectionAssociation65Enterprise,AlisoViejo,CA92656

Wwww.creia.org|T949-715-1768|F949-715-6931|[email protected]©2018CaliforniaRealEstateInspectionAssociation.AllRightsReserved.

general condition of the building(s). Cosmetic and aesthetic conditions shall not be considered. B. A real estate inspection report provides written documentation of material defects discovered in the inspected building’s systems and components which, in the opinion of the Inspector, are safety hazards, are not functioning properly, or appear to be at the ends of their service lives. The report may include the Inspector's recommendations for correction or further evaluation. C. Inspections performed in accordance with these Standards of Practice are not technically exhaustive and shall apply to the primary building and its associated primary parking structure. II. Standards of Practice A real estate inspection includes the readily accessible systems and components or a representative number of multiple similar components listed in Sections 1 through 9 subject to the limitations, exceptions, and exclusions in Part III. 1. Foundation, Basement, and Under-floor Areas A. Items to be inspected:

1. Foundation system 2. Floor framing system 3. Under-floor ventilation 4. Foundation anchoring and cripple wall bracing 5. Wood separation from soil 6. Insulation

B. The inspector is not required to:

1. Determine size, spacing, location, or adequacy of foundation bolting/bracing components or reinforcing systems

2. Determine the composition or energy rating of insulation materials 2. Exterior A. Items to be inspected:

1. Surface grade directly adjacent to the buildings 2. Doors and windows 3. Attached decks, porches, patios, balconies, stairways, and their enclosures, handrails

and guardrails. 4. Wall cladding and trim 5. Portions of walkways and driveways that are adjacent to the buildings 6. Pool or spa drowning prevention features, for the sole purpose of identifying which, if any,

are present B. The inspector is not required to:



1. Inspect door or window screens, shutters, awnings, or security bars 2. Inspect fences or gates or operate automated door or gate openers or their safety

devices 3. Use a ladder to inspect systems or components 4. 4. Determine if any manufacturers' design standards or testing is met or if any drowning

prevention safety feature of a pool or spa is installed properly or is adequate or effective. Test or operate any drowning prevention safety feature.

3. Roof Covering A. Items to be inspected:

1. Covering 2. Drainage 3. Flashings 4. Penetrations 5. Skylights


1. Walk on the roof surface if in the opinion of the Inspector there is risk of damage or a hazard to the Inspector

2. Warrant or certify that roof systems, coverings, or components are free from leakage 4. Attic Areas and Roof Framing A. Items to be inspected:

1. Framing 2. Ventilation 3. Insulation


1. Inspect mechanical attic ventilation systems or components 2. Determine the composition or energy rating of insulation materials

5. Plumbing A. Items to be inspected:

1. Water supply piping 2. Drain, waste, and vent piping 3. Faucets and fixtures 4. Fuel gas piping 5. Water heaters



6. Functional flow and functional drainage B. The inspector is not required to:

1. Fill any fixture with water, inspect overflow drains or drain-stops, or evaluate backflow devices, waste ejectors, sump pumps, or drain line cleanouts

2. Inspect or evaluate water temperature balancing devices, temperature fluctuation, time to obtain hot water, water circulation, or solar heating systems or components

3. Inspect whirlpool baths, steam showers, or sauna systems or components 4. Inspect fuel tanks or determine if the fuel gas system is free of leaks 5. Inspect wells or water treatment systems

6. Electrical A. Items to be inspected:

1. Service equipment 2. Electrical panels 3. Circuit wiring 4. Switches, receptacles, outlets, and lighting fixtures


1. Operate circuit breakers or circuit interrupters 2. Remove cover plates 3. Inspect de-icing systems or components 4. Inspect private or emergency electrical supply systems or components

7. Heating and Cooling A. Items to be inspected:

1. Heating equipment 2. Central cooling equipment 3. Energy source and connections 4. Combustion air and exhaust vent systems 5. Condensate drainage 6. Conditioned air distribution systems


1. Inspect heat exchangers or electric heating elements 2. Inspect non-central air conditioning units or evaporative coolers 3. Inspect radiant, solar, hydronic, or geothermal systems or components 4. Determine volume, uniformity, temperature, airflow, balance, or leakage of any air

distribution system



5. Inspect electronic air filtering or humidity control systems or components 8. Fireplaces and Chimneys A. Items to be inspected:

1. Chimney exterior 2. Spark arrestor 3. Firebox 4. Damper 5. Hearth extension


1. Inspect chimney interiors 2. Inspect fireplace inserts, seals, or gaskets 3. Operate any fireplace or determine if a fireplace can be safely used

9. Building Interior A. Items to be inspected:

1. Walls, ceilings, and floors 2. Doors and windows 3. Stairways, handrails, and guardrails 4. Permanently installed cabinets 5. Permanently installed cook-tops, mechanical range vents, ovens, dishwashers, and food

waste disposals 6. Absence of smoke and carbon monoxide alarms 7. Vehicle doors and openers


1. Inspect window, door, or floor coverings 2. Determine whether a building is secure from unauthorized entry 3. Operate, test or determine the type of smoke or carbon monoxide alarms or test vehicle

door safety devices 4. Use a ladder to inspect systems or components

III. Limitations, Exceptions and Exclusions A. The following are excluded from a real estate inspection:

1. Systems or components of a building, or portions thereof, which are not readily accessible, not permanently installed, or not inspected due to circumstances beyond the control of the Inspector or which the Client has agreed or specified are not to be inspected

2. Site improvements or amenities, including, but not limited to; accessory buildings, fences, planters, landscaping, irrigation, swimming pools, spas, ponds, waterfalls, fountains or their components or accessories



3. Auxiliary features of appliances beyond the appliance’s basic function 4. Systems or components, or portions thereof, which are under ground, under water, or

where the Inspector must come into contact with water 5. Common areas as defined in California Civil Code section 1351, et seq., and any

dwelling unit systems or components located in common areas 6. Determining compliance with manufacturers’ installation guidelines or specifications,

building codes, accessibility standards, conservation or energy standards, regulations, ordinances, covenants, or other restrictions

7. Determining adequacy, efficiency, suitability, quality, age, or remaining life of any building, system, or component, or marketability or advisability of purchase

8. Structural, architectural, geological, environmental, hydrological, land surveying, or soils- related examinations

9. Acoustical or other nuisance characteristics of any system or component of a building, complex, adjoining property, or neighborhood

10. Conditions related to animals, insects, or other organisms, including fungus and mold, and any hazardous, illegal, or controlled substance, or the damage or health risks arising there from

11. Risks associated with events or conditions of nature including, but not limited to; geological, seismic, wildfire, and flood

12. Water testing any building, system, or component or determine leakage in shower pans, pools, spas, or any body of water

13. Determining the integrity of hermetic seals at multi-pane glazing 14. Differentiating between original construction or subsequent additions or modifications 15. Reviewing information from any third-party, including but not limited to; product defects,

recalls, or similar notices 16. Specifying repairs/replacement procedures or estimating cost to correct 17. Communication, computer, security, or low-voltage systems and remote, timer, sensor, or

similarly controlled systems or components 18. Fire extinguishing and suppression systems and components or determining fire resistive

qualities of materials or assemblies 19. Elevators, lifts, and dumbwaiters 20. Lighting pilot lights or activating or operating any system, component, or appliance that

is shut down, unsafe to operate, or does not respond to normal user controls 21. Operating shutoff valves or shutting down any system or component 22. Dismantling any system, structure, or component or removing access panels other than

those provided for homeowner maintenance B. The Inspector may, at his or her discretion:



1. Inspect any building, system, component, appliance, or improvement not included or otherwise excluded by these Standards of Practice. Any such inspection shall comply with all other provisions of these Standards.

2. Include photographs in the written report or take photographs for Inspector’s reference without inclusion in the written report. Photographs may not be used in lieu of written documentation.

IV - Glossary of Terms Note: All definitions apply to derivatives of these terms when italicized in the text.

• Appliance: An item such as an oven, dishwasher, heater, etc. which performs a specific function

• Building: The subject of the inspection and its primary parking structure • Component: A part of a system, appliance, fixture, or device • Condition: Conspicuous state of being • Determine: Arrive at an opinion or conclusion pursuant to a real estate inspection • Device: A component designed to perform a particular task or function • Fixture: A plumbing or electrical component with a fixed position and function • Function: The normal and characteristic purpose or action of a system,

component, or device • Functional Drainage: The ability to empty a plumbing fixture in a reasonable time • Functional Flow: The flow of the water supply at the highest and farthest fixture from

the building supply shutoff valve when another fixture is used simultaneously • Inspect: Refer to Part I, “Definition and Scope”, Paragraph A • Inspector: One who performs a real estate inspection • Normal User Control: Switch or other device that activates a system or component and

is provided for use by an occupant of a building • Operate: Cause a system, appliance, fixture, or device to function using normal user

controls • Permanently Installed: Fixed in place, e.g. screwed, bolted, nailed, or glued • Primary Building: A building that an Inspector has agreed to inspect • Primary Parking Structure: A building for the purpose of vehicle storage associated

with the primary building • Readily Accessible: Can be reached, entered, or viewed without difficulty, moving

obstructions, or requiring any action which may harm persons or property • Real Estate Inspection: Refer to Part I, “Definitions and Scope”, Paragraph A • Representative Number: Example, an average of one component per area for multiple

similar components such as windows, doors, and electrical outlets • Safety Hazard: A condition that could result in significant physical injury • Shut Down: Disconnected or turned off in a way so as not to respond to normal user

controls



• System: An assemblage of various components designed to function as a whole • Technically Exhaustive: Examination beyond the scope of a real estate

inspection, which may require disassembly, specialized knowledge, special equipment, measuring, calculating, quantifying, testing, exploratory probing, research, or analysis

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