Underground Plumbing

This image of Underground plumbing on new construction gives you an idea of how complicated it can be to determine what types of pipes have been laid after the foundation is poured. Our patented polybutylene test determines whether or not the pipes you can’t see are copper or plastic. This can help determine whether or not pipes need to be replaced in older homes.

Underground plumbing on a new construction site.

Polybutylene Piping

Polybutylene pipes

At San Diego Home Inspection we have created patent-pending technology to determine whether or not polybutylene piping exists in the walls of a home. Used in

Copper stubout with pb pipes behind the walls.

the 1980’s and early 1990’s pb piping was seen as an alterntaive for copper piping which, over time, could deteriorate causing leaks. The primary flaw with pb piping is the connectors wear out due to chemicals in the water and have been responsible for houses flooding causing major damage and expenses in repairs. In order to prevent floods, homeowners with pb plumbing are strongly encouraged to replace the pipes. For homebuyers, replacing pb pipes can be a huge expense.

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Protect Your Home From Fires

The leading causes of fires in homes include: cigarettes left burning, stoves left on, overloaded electrical outlets, candles left burning, natural gas leaks, clothing dryers where the vents haven’t been cleaned out, old appliances and faulty wiring in the home. What can you do? Do an inspection of outlets and wiring in your home once a year. Be sure to have your dryer vent cleaned. Make sure to blow out candles before you leave the room and put out any cigarettes. Always turn off the oven/oven burners as soon as you are done cooking. Stay safe San Diego!

Proper Ventilation in a Home is Critical

Having proper ventilation in a home is critical. Without it, a build-up of moisture or contaminants from paints, carpets, glues and gases can lead to cosmetic problems in the home as well as mild to severe health problems. New homes with airtight footprints need functioning sources of ventilation more than older homes. Older homes tend to have a certain amount of airflow that comes in around the windows and under doors. This airflow generally helps with ventilation by bringing fresh air into the home. The benefit of an airtight home is that it’s easier to regulate heat and conserve energy. The downside is a malfunction in the ventilation can be more harmful than in other homes.

Finding The Best Home Inspector in San Diego

Do you need a home inspection done on a property, home or commercial building and are wondering who to hire? Where do you even start? Below are a few tips for finding the best home inspectors in the business:

  1. Do a Google Search
  2. Assess Websites. Look for a professional design
  3. Talk to different companies until you find someone you feel you can trust
  4. Read the reviews
  5. Ask Questions

Home Inspector in San Diego

Please note that all of our San Diego Home Inspection reports come with full color photographs, which have been removed here for client privacy. To find our more about our San Diego Home Inspections or to find a home inspector in San Diego, contact us.

Inspection Report
San Diego, CA 92120
Inspection Date:
01/18/2017
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriate trade. The items listed below have been coded for ease of review.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
FOUNDATION/UNDER-FLOOR AREAS SLAB ON GRADE CONDITIONS
204 INTERIOR The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings. [FE] There were portions of the floor that felt noticeably out of level – example: living room just inside of the main entry. It is unknown whether this is an original workmanship issue or movement/settlement. We recommend a full evaluation by a specialist in the appropriate trade.
[NOTE] The seller’s representative mentioned that an engineers report has been prepared on the property, but the report was not present. We recommend inquiring about the conditions noted.
EXT ERIORS EXTERIOR CONDITIONS
319 EXTERIOR TRIM The visible exterior trim materials appeared functional, with exceptions noted. [FE] There was evidence of conditions that require further evaluation by a pest control operator – examples: damage noted at rear patio cover beam and rear/left fascia (corner). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
GROUNDS CONDITIONS 343 WALKWAY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [SC] Uneven sections were noted on the left side walkway surface. This condition is a trip hazard. We recommend correcting the condition noted.
[SC] The right side concrete walkway surface was uneven/it appears that an over was attempted but is now peeling. We recommend correcting any trip hazard conditions.
353 FENCING & GATE(S) [SC] The gates/fencing did not meet the present pool safety standards. We recommend they be upgraded to the present standards, a copy of which may be obtained at the local building department.
Page 2
ROOF COVERINGS ROOF CONDITIONS
416 FLASHING(S) The visible flashings appeared functional, with exceptions noted. [CR] There was what appeared to be a substandard flashing detail at one of the dormer vents. We recommend correcting the condition noted.
420 ROOF DRAINAGE [RU] There were no rain guttersto control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
PLUMBING PLUMBING CONDITIONS
609 WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [CR] PVC plastic sprinkler pipes were installed through the garage (up and over the roof trusses).
This material is listed for outdoor use only, and is not permitted within the interior footprint of the structure. The likely fix would be to change the pipesto copper or re-route the pipesto the exterior side of the crawlspace. We recommend correcting the condition noted.
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
809 MAIN PANEL [SC] The building’s main electrical service panel was manufactured by Zinsco. This panel has been known to present latent hazards by malfunctioning under certain conditions resulting in jammed circuit breakers. The breakers may not trip (disconnect) under imposed load conditions.
We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
812 BRANCH WIRING The branch circuit wiring appeared functional, with exceptions noted. [RU] [SC] There was wiring installed on the garage walls in the form of nonmetallic or “Romex” wiring exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
ELECTRICAL COMPONENT CONDITIONS 817 RECEPT ACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [NOTE]AGFCItypereceptacle/outletsispresentatthelaundrymachines. AGFCIisnot required at this area and might prone to nuisance tripping. A “normal” grounded outlet is presently the standard installation. We recommend correcting the condition noted.
818 GFCI DEVICE(S) GFCI protection devices were located in the following areas: garage, bathrooms, and kitchen.
Page 3
[SC] There was no GFCI protection provided at the right side (pool patio) area. This condition is a safety hazard. We recommend upgrading by providing GFCI protection in this area.
CENTRAL COOLING SYSTEMS AIR CONDITIONING SYSTEM CONDITIONS
1013 COMMENTS [CR] Though functional, the condensing unit is likely approaching its expected service life. We recommend budgeting for replacement.
LAUNDRY LAUNDRY CONDITIONS
1223 WASHER SERVICE [CR] The drain pipe installed for the washing machine was reduced to smaller than the 2 inch diameter now required. Newer more powerful laundry machines may cause the pipe to overflow when draining. We recommend correcting the condition noted.
BAT HROOMS MASTER BATHROOM.
1313 VENTILATION [CR] The exhaust vent fan failed to function. We recommend correcting the condition noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1427 FIREPLACE(S) The fireplace and visible areas of the flue appeared functional, with exceptions noted. [SC] [RU] There was a gas log set installed in the fireplace. We recommend that the flue damper be permanently blocked/clamped in the open position to prevent products of combustion from spilling out into the living spaces – a standard “c clamp” or fireplace “damper spacer” can accomplish the correction recommended above.
POOLS & SPAS SAFETY ENCLOSURE
1601 ENCLOSURE [FE] The pool and related components were not inspected.
Table of Contents
INSPECTION INFORMATION 3 FOUNDATION/UNDER-FLOOR AREAS 6 EXTERIORS 7 ROOF COVERINGS 9 ATTIC AREAS & ROOF FRAMING 10 PLUMBING 11 WATER HEATERS 12 ELECTRICAL SYSTEMS 13 HEATING SYSTEMS 15 CENTRAL COOLING SYSTEMS 16 KITCHEN 17 LAUNDRY 18 BATHROOMS 19 BUILDING INTERIOR 20 GARAGE – CARPORT 21 POOLS & SPAS 22 SUPPLEMENTAL PHOTOGRAPHS 23
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright©2006-09www.SanDiegoHomeInspection.com(619)534-6395 AllRightsReserved
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright©2006-09www.SanDiegoHomeInspection.com(619)534-6395 AllRightsReserved
Page 3
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
San Diego, CA 92120.
104 BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Sarah Knoepfli.
106 WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: partly cloudy, 60-70 degrees, and the ground was dry.
108 STRUCTURE
Age: 44 years old, 1 story, reported 1,431 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: buyer’s agent, listing agent, and contractor/handyman.
115 OCCUPIED
The building was occupied (appeared to be staged) and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116 INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
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Page 4
INTRODUCTORY NOTES
118 IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] 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, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. [NOTE] “The residential dwelling unit appears to be part of a complex that is managed and maintained by a Homeowners Association. The inspection will be limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected.
The current condition of the “common elements” such as, but not limited to, roofs; stairs; landings; porches; hallways; walks; balconies; decks; patios; pools; spas; recreational areas/equipment; elevators; utility metering; parking stalls/ports; building site condition; structural stability; drainage systems; and all common areas on the property are not considered to be part of the inspection report. Any comments made regarding same have been made as a courtesy only, and should be addressed to the Homeowners Association or their representative.
It is suggested that the Homeowners Association’s Proforma Operating Budget, including a Reserve Study as required by California Civil Code Section 1365 & 1365.5 and the Department of Real Estate, be carefully reviewed. The Reserve Study should provide an awareness as to the anticipated remaining life expectancies of the major components and systems. The budget should also include a statement of present funds, and a funding strategy to cover future major repair and/or replacement. Approved or anticipated special assessments should also be addressed.
It is also suggested that the current residential unit owner (the seller) and the Homeowners Association be consulted regarding known past defects, all corrective work performed, and to thoroughly review the “C.C.& Rs” and Reserve Study for disclosure of pertinent facts affecting the current condition and market value of the residential unit, the complex’s common elements and areas, and any existing or pending litigation.”
119 ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120 MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121 SAFETY CONCERNS
[SC] 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.
122 FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123 CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124 RECOMMENDED UPGRADE
[RU] 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(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
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Page 5
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s 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.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who 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.
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Page 6
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202 BOLTS & BRACING
SLAB ON GRADE CONDITIONS
Foundation anchor bolting was visible at the unfinished walls in the garage.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
The visible exterior areas of the concrete foundation showed no sign of unusual cracking or movement.
204 INTERIOR
The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings. [FE] There were portions of the floor that felt noticeably out of level – example: living room just inside of the main entry. It is unknown whether this is an original workmanship issue or movement/settlement. We recommend a full evaluation by a specialist in the appropriate trade. [NOTE] The seller’s representative mentioned that an engineers report has been prepared on the property, but the report was not present. We recommend inquiring about the conditions noted.
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Page 7
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. 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 deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301 SIDING TYPE(S)
Materials: stucco and wood.
303 TRIM TYPE(S)
Materials: wood.
304 DOOR TYPE(S)
Materials: metal and vinyl/plastic.
305 WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307 STUCCO SIDING
The stucco siding appeared functional, with signs of aging/wear.
308 WOOD SIDING
The wood siding appeared functional, with signs of aging/wear.
319 EXTERIOR TRIM
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
The visible exterior trim materials appeared functional, with exceptions noted. [FE] There was evidence of conditions that require further evaluation by a pest control operator – examples: damage noted at rear patio cover beam and rear/left fascia (corner). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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Page 8
GROUNDS INFORMATION
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete and tile.
334 MAIN ENTRY
GROUNDS CONDITIONS
Materials: tile on concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, wood decks, trash enclosures, retaining walls, fencing/gates.. Those components determined to have material defects are itemized below.
341 DRIVEWAY(S)
The driveway appeared functional, with some cracks noted.
343 WALKWAY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [SC] Uneven sections were noted on the left side walkway surface. This condition is a trip hazard. We recommend correcting the condition noted. [SC] The right side concrete walkway surface was uneven/it appears that an over was attempted but is now peeling. We recommend correcting any trip hazard conditions.
353 FENCING & GATE(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
[SC] The gates/fencing did not meet the present pool safety standards. We recommend they be upgraded to the present standards, a copy of which may be obtained at the local building department.
360 SITE GRADING
A combination of slopes.
361 SITE DRAINAGE
Surface drainage.
362 LAWN SPRINKLER(S)
NOTE: Lawn sprinkler system(s) are outside of the scope of the inspection and are not examined.
363 LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
NOTE: Low volt light system(s) are outside of the scope of the inspection and are not examined.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, landscaping. Those components determined to have material defects are itemized below.
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Page 9
ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401 INSPECTION METHOD
The inspector walked on the roof and viewed the accessible roofing components.
402 ROOF COVERING(S)
Materials: dimensional fiberglass composition shingles (entire roof) and built-up with a cap sheet surface (carport like patio cover at left side)
404 CHIMNEY(S)/FLUE(S)
Materials: stucco chimney with a metal flue.
405 ROOF DRAINAGE
ROOF CONDITIONS
Materials: there were no rain gutters installed.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, roof drainage systems. Those components determined to have material defects are itemized below.
407 COMP. SHINGLE
The visible areas of the roof appeared functional with signs of weathering and aging. Periodic inspection and maintenance is recommended.
416 FLASHING(S)
The visible flashings appeared functional, with exceptions noted. [CR] There was what appeared to be a substandard flashing detail at one of the dormer vents. We recommend correcting the condition noted.
420 ROOF DRAINAGE
[RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
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Page 10
ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501 ATTIC ACCESS(S)
Accesses: hall and master bedroom closet.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: plywood over skipped sheathing (spaced boards)
504 INSULATION
Materials: fiberglass batts and blown-in.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof and soffit.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
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Page 11
PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601 MAIN WATER LINE
Materials: copper piping.
602 WATER SHUTOFF
The main water shutoff valve was located at the front of the building.
604 WATER PIPING
Materials: copper piping, where visible.
605 WASTE LINES
Materials: ABS black plastic piping, where visible.
606 GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the left side of the building.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
609 WATER PIPING
The visible water supply piping appeared functional, with exceptions noted. [CR] PVC plastic sprinkler pipes were installed through the garage (up and over the roof trusses). This material is listed for outdoor use only, and is not permitted within the interior footprint of the structure. The likely fix would be to change the pipes to copper or re-route the pipes to the exterior side of the crawlspace. We recommend correcting the condition noted.
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Page 12
WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702 BRAND NAME(S)
Bradford White.
703 APPROX. AGE(S)
2009.
704 SIZE / GALLONS
50 gallon.
705 ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, elevation, circulating piping. Those components determined to have material defects are itemized below.
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Page 13
ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801 SERVICE TYPE
Underground.
802 MAIN PANEL
Located at the left side of the building.
803 SERVICE RATING
120/240 volt system, rated at 125 amperes.
804 SERVICE WIRING
Materials: copper, where visible in the main panel.
805 BRANCH WIRING
Materials: copper, where visible in the main panel.
806 DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
809 MAIN PANEL
[SC] The building’s main electrical service panel was manufactured by Zinsco. This panel has been known to present latent hazards by malfunctioning under certain conditions resulting in jammed circuit breakers. The breakers may not trip (disconnect) under imposed load conditions. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
812 BRANCH WIRING
The branch circuit wiring appeared functional, with exceptions noted. [RU] [SC] There was wiring installed on the garage walls in the form of nonmetallic or “Romex” wiring exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
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ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [NOTE] A GFCI type receptacle/outlets is present at the laundry machines. A GFCI is not required at this area and might prone to nuisance tripping. A “normal” grounded outlet is presently the standard installation. We recommend correcting the condition noted.
818 GFCI DEVICE(S)
GFCI protection devices were located in the following areas: garage, bathrooms, and kitchen. [SC] There was no GFCI protection provided at the right side (pool patio) area. This condition is a safety hazard. We recommend upgrading by providing GFCI protection in this area.
819 SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
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HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in an interior closet.
902 BRAND NAME(S)
Rheem.
903 APPROX. AGE(S)
2005.
904 TYPE & FUEL
Forced air natural gas-fired system.
906 FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Washable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919 DUCT TYPE(S)
Metal ducts covered with fiberglass insulation.
920 DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921 VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s)
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Page 16
CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The unit was located on the left side of the building.
1002 BRAND NAME(S)
Rheem.
1003 APPROX. AGE(S)
late 1990’s (unknown as the ID tag is missing)
1004 SYSTEM TYPE(S)
“Split system”. The condensing unit and evaporator coils were at different locations.
1005 APPROX. SIZE(S)
AIR CONDITIONING SYSTEM CONDITIONS
3 ton.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
1013 COMMENTS
[CR] Though functional, the condensing unit is likely approaching its expected service life. We recommend budgeting for replacement.
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KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105 EXHAUST VENT(S)
Recirculating system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Gas oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
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LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in the garage.
1202 VENTILATION
Exterior wall vents.
1205 WASHER SERVICE
Present.
1206 DRYER SERVICE
There was a gas stub-out and a 220-volt receptacle for a dryer.
1207 DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
1223 WASHER SERVICE
[CR] The drain pipe installed for the washing machine was reduced to smaller than the 2 inch diameter now required. Newer more powerful laundry machines may cause the pipe to overflow when draining. We recommend correcting the condition noted.
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BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
MASTER BATHROOM.
Three Qtr/Full # 2.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1313 VENTILATION
[CR] The exhaust vent fan failed to function. We recommend correcting the condition noted.
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BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 3.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: carpet, engineered wood, and tile.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
1 gas or wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
1427 FIREPLACE(S)
The fireplace and visible areas of the flue appeared functional, with exceptions noted. [SC] [RU] There was a gas log set installed in the fireplace. We recommend that the flue damper be permanently blocked/clamped in the open position to prevent products of combustion from spilling out into the living spaces – a standard “c clamp” or fireplace “damper spacer” can accomplish the correction recommended above.
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GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501 TYPE & LOCATION(S)
Garage; attached, one to two car.
1503 VENTILATION
Vent types: exterior wall vents.
1507 GARAGE DOOR(S)
Door types: aluminum, sectional.
1508 INTERIOR WALL(S)
Materials: sheetrock and unfinished.
1509 INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, cabinets, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1515 GARAGE FLOOR(S)
The visible areas of the garage floor appeared functional, with cracks present.
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POOLS & SPAS
The visible areas of the vessel, drains, lights, waterline tiles, coping, decking, ladders and accessories were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation. Determining whether the vessel or underground pipes leak and disassembly of any equipment is beyond the scope of the inspection. Operation of time clock motors and thermostatic temperature controls were not verified during a visual inspection. Pilot lights on gas pool/spa heaters are not lit during the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade SAFETY ENCLOSURE
1601 ENCLOSURE
[FE] The pool and related components were not inspected.
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SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
FOUNDATION/UNDER-FLOOR AREAS SLAB ON GRADE CONDITIONS
204 INTERIOR The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings. [FE] There were portions of the floor that felt noticeably out of level – example: living room just inside of the main entry. It is unknown whether this is an original workmanship issue or movement/settlement. We recommend a full evaluation by a specialist in the appropriate trade.
[NOTE] The seller’s representative mentioned that an engineers report has been prepared on the property, but the report was not present. We recommend inquiring about the conditions noted.
PHOTO # 2:
EXTERIORS EXTERIOR CONDITIONS
319 EXTERIOR TRIM The visible exterior trim materials appeared functional, with exceptions noted. [FE] There was evidence of conditions that require further evaluation by a pest control operator – examples: damage noted at rear patio cover beam and rear/left fascia (corner). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 3:
EXTERIORS EXTERIOR CONDITIONS
319 EXTERIOR TRIM The visible exterior trim materials appeared functional, with exceptions noted. [FE] There was evidence of conditions that require further evaluation by a pest control operator – examples: damage noted at rear patio cover beam and rear/left fascia (corner). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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PHOTO # 4:
GROUNDS CONDITIONS 343 WALKWAY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [SC] Uneven sections were noted on the left side walkway surface. This condition is a trip hazard. We recommend correcting the condition noted.
PHOTO # 5:
GROUNDS CONDITIONS 343 WALKWAY(S)
The walkways appeared functional, with some cracks noted, with exceptions noted. [SC] The right side concrete walkway surface was uneven/it appears that an over was attempted but is now peeling. We recommend correcting any trip hazard conditions.
PHOTO # 6:
GROUNDS CONDITIONS 353 FENCING & GATE(S)
[SC] The gates/fencing did not meet the present pool safety standards. We recommend they be upgraded to the present standards, a copy of which may be obtained at the local building department.
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PHOTO # 7:
ROOF COVERINGS ROOF CONDITIONS
416 FLASHING(S) The visible flashings appeared functional, with exceptions noted. [CR] There was what appeared to be a substandard flashing detail at one of the dormer vents. We recommend correcting the condition noted.
PHOTO # 8:
PLUMBING PLUMBING CONDITIONS
609 WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [CR] PVC plastic sprinkler pipes were installed through the garage (up and over the roof trusses). This material is listed for outdoor use only, and is not permitted within the interior footprint of the structure. The likely fix would be to change the pipes to copper or re-route the pipes to the exterior side of the crawlspace. We recommend correcting the condition noted.
PHOTO # 9:
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
809 MAIN PANEL [SC] The building’s main electrical service panel was manufactured by Zinsco. This panel has been known to present latent hazards by malfunctioning under certain conditions resulting in jammed circuit breakers. The breakers may not trip (disconnect) under imposed load conditions. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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PHOTO # 10:
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
812 BRANCH WIRING The branch circuit wiring appeared functional, with exceptions noted. [RU] [SC] There was wiring installed on the garage walls in the form of nonmetallic or “Romex” wiring exposed to human contact and/or mechanical damage. Modern building codes have changed since this this building was constructed and now require all exposed Romex wire below seven feet high (and any wire that is subject to damage or human contact) be protected. The preferable method of “protecting” these wires would be running them through approved metal conduits or concealing them by finishing the walls with drywall. We recommend upgrading/correcting the conditions noted.
PHOTO # 11:
LAUNDRY LAUNDRY CONDITIONS
1223 WASHER SERVICE [CR] The drain pipe installed for the washing machine was reduced to smaller than the 2 inch diameter now required. Newer more powerful laundry machines may cause the pipe to overflow when draining. We recommend correcting the condition noted.
PHOTO # 12:
END OF REPORT.
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San Diego Home Inspection Company

Please note that at San Diego Home Inspection Company all of our reports come with full color photographs, which have been removed here for client privacy. For more information on our San Diego Home Inspectors or our San Diego Home Inspections, please contact us.

Inspection Report
San Diego, CA 92130
Inspection Date:
01/26/2017
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriate trade. The items listed below have been coded for ease of review.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
ELECTRICAL SYSTEMS ELECTRICAL COMPONENT CONDITIONS
81 5 SWIT CHES Functional overall; deficiencies are identified in the location of the conditions. [CR] The 4-way switched lighting circuit serving the downstairs main corridor lights failed to function as designed. We recommend correcting the condition noted.
BAT HROOMS MASTER BATHROOM.
1315 SINK/PLUMBING The faucet(s), sink(s) and piping were functional with exceptions noted. [CR] The master bathroom stopper mechanism was in need of adjustment. We recommend correcting the condition noted.
1320 WHIRLPOOL EQUIP. [CR] The access door to the whirlpool pump was not mounted correctly. We recommend correcting the condition noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1408 WALL(S)/CEILING(S) The visible areas of the walls and ceiling appeared functional [NOTE] Evidence of prior repairs were noted at the upstairs family room ceiling area – this appears to be a patch as the texture and paint sheen are slightly different from the surrounding areas. We recommend inquiring about the condition noted.
1414 INTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The master bathroom water closet door (at “his” side) did not latch to the jamb. Doorsthat do not latch properly will not lock. We recommend correcting the condition noted.
Page 2
1415 EXTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The family room door rubbed the jamb (at the top). We recommend correcting the condition noted.
GARAGE – CARPORT GARAGE/CARPORT CONDITIONS
1515 GARAGE FLOOR(S) [NOTE] The homeowner stated that moisture had made it’s way on to the garage floor during the recent wind driven rains. The grading of the driveway appeared to be correct so we believe that (perhaps) the garage door opener can be adjusted to make the door seal a little tighter.
Table of Contents
INSPECTION INFORMATION 2 FOUNDATION/UNDER-FLOOR AREAS 5 EXTERIORS 6 ROOF COVERINGS 8 ATTIC AREAS & ROOF FRAMING 9 PLUMBING 10 WATER HEATERS 11 ELECTRICAL SYSTEMS 12 HEATING SYSTEMS 14 CENTRAL COOLING SYSTEMS 15 KITCHEN 16 LAUNDRY 17 BATHROOMS 18 BUILDING INTERIOR 19 GARAGE – CARPORT 20 SUPPLEMENTAL PHOTOGRAPHS 21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright©2006-09www.SanDiegoHomeInspection.com(619)534-6395 AllRightsReserved
Page 2
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
San Diego, CA 92130.
106 WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: 50-60 degrees, and the ground was wet.
108 STRUCTURE
Age: 1 year old , 2 story, reported 6,235 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: client.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116 INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
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Page 3
INTRODUCTORY NOTES
118 IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] 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, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. [NOTE] “The residential dwelling unit appears to be part of a complex that is managed and maintained by a Homeowners Association. The inspection will be limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected.
The current condition of the “common elements” such as, but not limited to, roofs; stairs; landings; porches; hallways; walks; balconies; decks; patios; pools; spas; recreational areas/equipment; elevators; utility metering; parking stalls/ports; building site condition; structural stability; drainage systems; and all common areas on the property are not considered to be part of the inspection report. Any comments made regarding same have been made as a courtesy only, and should be addressed to the Homeowners Association or their representative.
It is suggested that the Homeowners Association’s Proforma Operating Budget, including a Reserve Study as required by California Civil Code Section 1365 & 1365.5 and the Department of Real Estate, be carefully reviewed. The Reserve Study should provide an awareness as to the anticipated remaining life expectancies of the major components and systems. The budget should also include a statement of present funds, and a funding strategy to cover future major repair and/or replacement. Approved or anticipated special assessments should also be addressed.
It is also suggested that the current residential unit owner (the seller) and the Homeowners Association be consulted regarding known past defects, all corrective work performed, and to thoroughly review the “C.C.& Rs” and Reserve Study for disclosure of pertinent facts affecting the current condition and market value of the residential unit, the complex’s common elements and areas, and any existing or pending litigation.”
119 ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120 MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121 SAFETY CONCERNS
[SC] 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.
122 FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123 CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124 RECOMMENDED UPGRADE
[RU] 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(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
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Page 4
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s 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.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who 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.
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Page 5
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202 BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
The visible exterior areas of the concrete foundation showed no sign of unusual cracking or movement.
204 INTERIOR
The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings.
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EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. 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 deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301 SIDING TYPE(S)
Materials: stucco with stucco-covered foam trim around the windows and doors.
303 TRIM TYPE(S)
Materials: wood.
304 DOOR TYPE(S)
Materials: wood and metal.
305 WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: wood/vinyl.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307 STUCCO SIDING
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
The stucco siding appeared functional, with cracks noted.
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GROUNDS INFORMATION
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete.
334 MAIN ENTRY
GROUNDS CONDITIONS
Materials: concrete.
GRADING/DRAINAGE/LANDSCAPING INFORMATION
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, wood decks, trash enclosures, retaining walls, fencing/gates.. Those components determined to have material defects are itemized below.
360 SITE GRADING
A combination of slopes.
361 SITE DRAINAGE
Surface and underground drains.
362 LAWN SPRINKLER(S)
NOTE: Lawn sprinkler system(s) are outside of the scope of the inspection and are not examined.
363 LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
NOTE: Low volt light system(s) are outside of the scope of the inspection and are not examined.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, landscaping. Those components determined to have material defects are itemized below.
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ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401 INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and by remote controlled camera when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402 ROOF COVERING(S)
Materials: concrete tile.
404 CHIMNEY(S)/FLUE(S)
Materials: stucco chimney with a metal flue.
405 ROOF DRAINAGE
ROOF CONDITIONS
Materials: metal rain gutters.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, roof drainage systems. Those components determined to have material defects are itemized below.
410 CONCRETE TILES
[NOTE] Tile roofs are not walked on, but are viewed from the eaves, windows, the ground, or roof’s edge (when possible). [NOTE] We will only approach roof edges that can be safely reached using a maximum 16 foot extension ladder. [NOTE] These precautions are taken to prevent damage to the roof and for the inspectors safety. [NOTE] This is a limited inspection and likely less technically exhaustive than one performed by a licensed roofing contractor. [NOTE] We encourage clients to have a roof inspection on all tile roofs that are not under warranty.
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ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501 ATTIC ACCESS(S)
Accesses: upper hall and master bedroom closet.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: plywood.
504 INSULATION
Materials: blown-in.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
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PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601 MAIN WATER LINE
Materials: copper piping.
602 WATER SHUTOFF
The main water shutoff valve was located in the garage.
604 WATER PIPING
Materials: cross-linked polyethylene pipe (PEX), where visible.
605 WASTE LINES
Materials: ABS black plastic piping.
606 GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the left side of the building.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
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WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The two (identical) water heaters were located in the garage.
702 BRAND NAME(S)
Rinnai.
703 APPROX. AGE(S)
2016.
704 SIZE / GALLONS
0 (tankless design)
705 ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, elevation, circulating piping. Those components determined to have material defects are itemized below.
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ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801 SERVICE TYPE
Underground.
802 MAIN PANEL
Located at the left side of the building.
803 SERVICE RATING
120/240 volt system, rated at 400 amperes.
804 SERVICE WIRING
Materials: copper, where visible in the main panel.
805 BRANCH WIRING
Materials: copper, where visible in the main panel.
806 DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Foundation rebar system.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
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ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions. [CR] The 4-way switched lighting circuit serving the downstairs main corridor lights failed to function as designed. We recommend correcting the condition noted.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions.
818 GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior, garage, kitchen, and electric subpanel.
819 SMOKE DETECTOR(S)
ELECT. SUBPANEL CONDITIONS
Smoke detectors were noted at: hallways and bedrooms.
826 LOCATION
Located in the laundry room.
827 PANEL RATING
120/240 volt, rated at 200 amperes.
828 DISCONNECT TYPE
Circuit breakers.
829 ELECTRIC PANEL
The circuit breakers/fuses in the panel were labeled. The accuracy of the labeling was not verified.
830 WORKMANSHIP
The wiring within the panel appeared functional.
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HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The 3 units were located in the attic.
902 BRAND NAME(S)
Carrier.
903 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904 TYPE & FUEL
Forced air natural gas-fired system.
906 FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919 DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920 DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921 VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s)
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CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The 3 units were located on the left side of the building.
1002 BRAND NAME(S)
Carrier.
1003 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
1004 SYSTEM TYPE(S)
“Split system”. The condensing unit and evaporator coils were at different locations.
1005 APPROX. SIZE(S)
AIR CONDITIONING SYSTEM CONDITIONS
5 ton, 5 ton, and 3 ton.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
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KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
2 present.
1102 DISPOSAL(S)
2 present.
1103 DISHWASHER(S)
2 present.
1105 EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Electric oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
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LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Fan.
1205 WASHER SERVICE
Present.
1206 DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207 DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
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BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
MASTER BATHROOM.
Three Qtr/Full # 5 Half Baths# 1.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1315 SINK/PLUMBING
The faucet(s), sink(s) and piping were functional with exceptions noted. [CR] The master bathroom stopper mechanism was in need of adjustment. We recommend correcting the condition noted.
1320 WHIRLPOOL EQUIP.
[CR] The access door to the whirlpool pump was not mounted correctly. We recommend correcting the condition noted.
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BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 5.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: carpet and tile.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
2 gas burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
The visible areas of the walls and ceiling appeared functional [NOTE] Evidence of prior repairs were noted at the upstairs family room ceiling area – this appears to be a patch as the texture and paint sheen are slightly different from the surrounding areas. We recommend inquiring about the condition noted.
1414 INTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The master bathroom water closet door (at “his” side) did not latch to the jamb. Doors that do not latch properly will not lock. We recommend correcting the condition noted.
1415 EXTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The family room door rubbed the jamb (at the top). We recommend correcting the condition noted.
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GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501 TYPE & LOCATION(S)
Garage; attached, four car.
1507 GARAGE DOOR(S)
Door types: aluminum, sectional.
1508 INTERIOR WALL(S)
Materials: sheetrock.
1509 INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, cabinets, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1515 GARAGE FLOOR(S)
[NOTE] The homeowner stated that moisture had made it’s way on to the garage floor during the recent wind driven rains. The grading of the driveway appeared to be correct so we believe that (perhaps) the garage door opener can be adjusted to make the door seal a little tighter.
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SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
ELECTRICAL SYSTEMS ELECTRICAL COMPONENT CONDITIONS
815 SW ITCHES Functional overall; deficiencies are identified in the location of the conditions. [CR] The 4-way switched lighting circuit serving the downstairs main corridor lights failed to function as designed. We recommend correcting the condition noted.
PHOTO # 2:
BATHROOMS MASTER BATHROOM.
1315 SINK/PLUMBING The faucet(s), sink(s) and piping were functional with exceptions noted. [CR] The master bathroom stopper mechanism was in need of adjustment. We recommend correcting the condition noted.
1320 WHIRLPOOL EQUIP. [CR] The access door to the whirlpool pump was not mounted correctly. We recommend correcting the condition noted.
PHOTO # 3:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1408 W ALL(S)/CEILING(S) The visible areas of the walls and ceiling appeared functional [NOTE] Evidence of prior repairs were noted at the upstairs family room ceiling area – this appears to be a patch as the texture and paint sheen are slightly different from the surrounding areas. We recommend inquiring about the condition noted.
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PHOTO # 4:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1415 EXTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The family room door rubbed the jamb (at the top). We recommend correcting the condition noted.
PHOTO # 5:
END OF REPORT.
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Chula Vista Home Inspection

Please note that all of our home inspection reports come with full color photographs, which have been removed her for client privacy. For more information about our Chula Vista Home Inspections, please contact San Diego Home Inspection.
Inspection Report
Chula Vista, CA 91913
Inspection Date:
01/20/2017
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights reserved
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriate trade. The items listed below have been coded for ease of review.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
EXT ERIORS GRADING/DRAINAGE/LANDSCAPING CONDITIONS
371 SPRINKLER HEAD(S) [CR] Some of the sprinkler heads were installed close to the perimeter/exterior walls of the building. There is no “rule” against having sprinkler heads near the exterior walls. However, it is our recommendation to cap or otherwise eliminate these heads to keep the soil adjacent to the foundation dry and reduce the chance of interior moisture intrusion.
ROOF COVERINGS ROOF CONDITIONS
420 ROOF DRAINAGE [RU] The roof drainage was directed to collect into gutters. They were not installed on all down-sloped roofs. We recommend additional gutters and downspouts be installed.
PLUMBING PLUMBING CONDITIONS
617 GAS PIPING The visible areas of the gas piping appeared functional, with exceptions noted. [CR] The flexible gas connector serving the gas cooktop appears to be unnecessarily long for this particular application – the concern is that the drawer beneath the cooktop will likely see lots of use (kitchen pots and pans or storage) and the connector could potentially be bumped in to and/or damaged..a shorter connector would likely be a safer installation. We recommend correcting the condition noted.
WATER HEATERS WATER HEATER CONDITIONS
717 COMMENTS [RU] There was no drip pan and drain line under the water heater to catch and divert any dripping water to the exterior. We recommend a pan and drain line be installed for water heaters located in interior spaces.
Page 1
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CENTRAL COOLING SYSTEMS AIR CONDITIONING SYSTEM CONDITIONS
1009 SYSTEM CONDITION(S) [FE] The outside air temperature was below the 65 degree “Do Not Operate” temperature. Operating the system under these conditions could damage the condensing unit compressor. We recommend having the system checked by a specialist in the appropriate trade when the outside air temperature has been above 65 degrees for a period of time.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1415 EXTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The upstairsfront guest bedroom sliding screen door seemed difficult to operate (off it’s track). We recommend correcting the condition noted.
1416 WINDOW(S) The accessible window(s) were functional, with exceptions noted. [FE] Condensation/stains were noted between the glass panes in the large thermal window at the master bedroom. We recommend further evaluation by a specialist in the appropriate trade.
Table of Contents
INSPECTION INFORMATION 2 FOUNDATION/UNDER-FLOOR AREAS 5 EXTERIORS 6 ROOF COVERINGS 8 ATTIC AREAS & ROOF FRAMING 9 PLUMBING 10 WATER HEATERS 11 ELECTRICAL SYSTEMS 12 HEATING SYSTEMS 14 CENTRAL COOLING SYSTEMS 15 KITCHEN 16 LAUNDRY 17 BATHROOMS 18 BUILDING INTERIOR 19 GARAGE – CARPORT 20 SUPPLEMENTAL PHOTOGRAPHS 21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright©2006-09www.SanDiegoHomeInspection.com(619)534-6395 AllRightsReserved
Page 2
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
Chula Vista, CA 91913.
104 BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Jessica Weber – Century 21.
106 WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: rain, 50-60 degrees, and the ground was wet.
108 STRUCTURE
Age: 1-5 years old, 2 story, reported 2,503 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: clients, buyer’s agent, and termite inspector.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116 INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
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INTRODUCTORY NOTES
118 IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] 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, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. [NOTE] “The residential dwelling unit appears to be part of a complex that is managed and maintained by a Homeowners Association. The inspection will be limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected.
The current condition of the “common elements” such as, but not limited to, roofs; stairs; landings; porches; hallways; walks; balconies; decks; patios; pools; spas; recreational areas/equipment; elevators; utility metering; parking stalls/ports; building site condition; structural stability; drainage systems; and all common areas on the property are not considered to be part of the inspection report. Any comments made regarding same have been made as a courtesy only, and should be addressed to the Homeowners Association or their representative.
It is suggested that the Homeowners Association’s Proforma Operating Budget, including a Reserve Study as required by California Civil Code Section 1365 & 1365.5 and the Department of Real Estate, be carefully reviewed. The Reserve Study should provide an awareness as to the anticipated remaining life expectancies of the major components and systems. The budget should also include a statement of present funds, and a funding strategy to cover future major repair and/or replacement. Approved or anticipated special assessments should also be addressed.
It is also suggested that the current residential unit owner (the seller) and the Homeowners Association be consulted regarding known past defects, all corrective work performed, and to thoroughly review the “C.C.& Rs” and Reserve Study for disclosure of pertinent facts affecting the current condition and market value of the residential unit, the complex’s common elements and areas, and any existing or pending litigation.”
119 ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120 MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121 SAFETY CONCERNS
[SC] 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.
122 FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123 CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124 RECOMMENDED UPGRADE
[RU] 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(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
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126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s 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.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who 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.
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FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202 BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
The visible exterior areas of the concrete foundation showed no sign of unusual cracking or movement.
204 INTERIOR
The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings.
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EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. 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 deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301 SIDING TYPE(S)
Materials: stucco.
303 TRIM TYPE(S)
Materials: wood.
304 DOOR TYPE(S)
Materials: metal and vinyl/plastic.
305 WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: vinyl/plastic.
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GROUNDS INFORMATION
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete and wood chips.
334 MAIN ENTRY
Materials: concrete.
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GROUNDS CONDITIONS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, wood decks, trash enclosures, retaining walls, fencing/gates.. Those components determined to have material defects are itemized below.
343 WALKWAY(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
The walkways appeared functional, with some cracks noted.
360 SITE GRADING
A combination of slopes.
361 SITE DRAINAGE
Surface and underground drains.
362 LAWN SPRINKLER(S)
NOTE: Lawn sprinkler system(s) are outside of the scope of the inspection and are not examined.
363 LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
NOTE: Low volt light system(s) are outside of the scope of the inspection and are not examined.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, landscaping. Those components determined to have material defects are itemized below.
371 SPRINKLER HEAD(S)
[CR] Some of the sprinkler heads were installed close to the perimeter/exterior walls of the building. There is no “rule” against having sprinkler heads near the exterior walls. However, it is our recommendation to cap or otherwise eliminate these heads to keep the soil adjacent to the foundation dry and reduce the chance of interior moisture intrusion.
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ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401 INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and the ground when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402 ROOF COVERING(S)
Materials: concrete tile.
405 ROOF DRAINAGE
ROOF CONDITIONS
Materials: metal rain gutters.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, roof drainage systems. Those components determined to have material defects are itemized below.
410 CONCRETE TILES
[NOTE] Tile roofs are not walked on, but are viewed from the eaves, windows, the ground, or roof’s edge (when possible). [NOTE] We will only approach roof edges that can be safely reached using a maximum 16 foot extension ladder. [NOTE] These precautions are taken to prevent damage to the roof and for the inspectors safety. [NOTE] This is a limited inspection and likely less technically exhaustive than one performed by a licensed roofing contractor. [NOTE] We encourage clients to have a roof inspection on all tile roofs that are not under warranty.
420 ROOF DRAINAGE
[RU] The roof drainage was directed to collect into gutters. They were not installed on all down-sloped roofs. We recommend additional gutters and downspouts be installed.
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ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501 ATTIC ACCESS(S)
Accesses: master bedroom closet.
502 FRAMING
Framing types: factory-built trusses.
503 SHEATHING
Materials: oriented strand board (OSB)/(wafer board)
504 INSULATION
Materials: fiberglass batts and blown-in.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
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PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601 MAIN WATER LINE
Materials: copper piping.
602 WATER SHUTOFF
The main water shutoff valve was located in the garage.
604 WATER PIPING
Materials: cross-linked polyethylene pipe (PEX)
605 WASTE LINES
Materials: ABS black plastic piping.
606 GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the rear of the building.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
617 GAS PIPING
The visible areas of the gas piping appeared functional, with exceptions noted. [CR] The flexible gas connector serving the gas cooktop appears to be unnecessarily long for this particular application – the concern is that the drawer beneath the cooktop will likely see lots of use (kitchen pots and pans or storage) and the connector could potentially be bumped in to and/or damaged..a shorter connector would likely be a safer installation. We recommend correcting the condition noted.
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WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702 BRAND NAME(S)
Rheem.
703 APPROX. AGE(S)
2012.
704 SIZE / GALLONS
50 gallon.
705 ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, elevation, circulating piping. Those components determined to have material defects are itemized below.
717 COMMENTS
[RU] There was no drip pan and drain line under the water heater to catch and divert any dripping water to the exterior. We recommend a pan and drain line be installed for water heaters located in interior spaces.
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ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801 SERVICE TYPE
Underground.
802 MAIN PANEL
Located at the right side of the building.
803 SERVICE RATING
120/240 volt system, rated at 200 amperes.
804 SERVICE WIRING
Materials: not visible at the main panel.
805 BRANCH WIRING
Materials: copper, where visible in the main panel.
806 DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Foundation rebar system.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
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ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions.
818 GFCI DEVICE(S)
GFCI protection devices were located in the following areas: bathroom, kitchen, and garage.
819 SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
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HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in the attic.
902 BRAND NAME(S)
Unknown, ID tag missing or illegible.
903 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904 TYPE & FUEL
Forced air natural gas-fired system.
906 FILTER TYPE(S)
HEATING SYSTEM CONDITIONS
Disposable.
DUCTING SYSTEMS
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
919 DUCT TYPE(S)
Plastic covered and insulated flexible ducting.
920 DUCT CONDITIONS
The visible areas of the conditioned air ducts appeared functional.
921 VENT(S) & GRILL(S)
There was air movement from the air register(s)/grill(s)
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CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM INFORMATION
1001 LOCATION(S)
The unit was located on the left side of the building.
1002 BRAND NAME(S)
Intertek.
1003 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
1004 SYSTEM TYPE(S)
“Split system”. The condensing unit and evaporator coils were at different locations.
1005 APPROX. SIZE(S)
AIR CONDITIONING SYSTEM CONDITIONS
4 ton.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: energy supply/connections, condensing unit, system condition, condensate drain line(s), thermostat, ducting system, and registers/ grills. Those components determined to have material defects are itemized below.
1009 SYSTEM CONDITION(S)
[FE] The outside air temperature was below the 65 degree “Do Not Operate” temperature. Operating the system under these conditions could damage the condensing unit compressor. We recommend having the system checked by a specialist in the appropriate trade when the outside air temperature has been above 65 degrees for a period of time.
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KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1103 DISHWASHER(S)
1 present.
1105 EXHAUST VENT(S)
Up draft system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Electric oven.
1108 MICROWAVE(S)
Present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
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LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior laundry room.
1202 VENTILATION
Fan and/or window.
1205 WASHER SERVICE
Present.
1206 DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207 DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
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BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
Three Qtr/Full # 4.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
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BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 5.
1402 WALLS/CEILINGS:
Materials: sheetrock.
1403 FLOORS:
Materials: carpet and tile.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
1 switch operated, gas burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
1415 EXTERIOR DOOR(S)
The door(s) were functional, with exceptions noted. [CR] The upstairs front guest bedroom sliding screen door seemed difficult to operate (off it’s track). We recommend correcting the condition noted.
1416 WINDOW(S)
The accessible window(s) were functional, with exceptions noted. [FE] Condensation/stains were noted between the glass panes in the large thermal window at the master bedroom. We recommend further evaluation by a specialist in the appropriate trade.
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GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501 TYPE & LOCATION(S)
Garage; attached, two car.
1503 VENTILATION
Vent types: exterior wall vents.
1507 GARAGE DOOR(S)
Door types: aluminum, sectional.
1508 INTERIOR WALL(S)
Materials: sheetrock.
1509 INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, cabinets, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
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SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
EXTERIORS GRADING/DRAINAGE/LANDSCAPING CONDITIONS
371 SPRINKLER HEAD(S) [CR] Some of the sprinkler heads were installed close to the perimeter/exterior walls of the building. There is no “rule” against having sprinkler heads near the exterior walls. However, it is our recommendation to cap or otherwise eliminate these heads to keep the soil adjacent to the foundation dry and reduce the chance of interior moisture intrusion.
PHOTO # 2:
ROOF COVERINGS ROOF CONDITIONS
420 ROOF DRAINAGE [RU] The roof drainage was directed to collect into gutters. They were not installed on all down-sloped roofs. We recommend additional gutters and downspouts be installed.
PHOTO # 3:
PLUMBING PLUMBING CONDITIONS
617 GAS PIPING The visible areas of the gas piping appeared functional, with exceptions noted. [CR] The flexible gas connector serving the gas cooktop appears to be unnecessarily long for this particular application – the concern is that the drawer beneath the cooktop will likely see lots of use (kitchen pots and pans or storage) and the connector could potentially be bumped in to and/or damaged..a shorter connector would likely be a safer installation. We recommend correcting the condition noted.
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PHOTO # 4:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1415 EXTERIOR DOOR(S) The door(s) were functional, with exceptions noted. [CR] The upstairs front guest bedroom sliding screen door seemed difficult to operate (off it’s track). We recommend correcting the condition noted.
PHOTO # 5:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1416 WINDOW(S) The accessible window(s) were functional, with exceptions noted. [FE] Condensation/stains were noted between the glass panes in the large thermal window at the master bedroom. We recommend further evaluation by a specialist in the appropriate trade.
PHOTO # 6:
END OF REPORT.
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San Diego Home Inspector

Please note that our home inspection reports come with full color photographs. For more information on our home inspections and our San Diego Home Inspectors, please contact us.

Inspection Report
San Diego, CA 92102
Inspection Date:
12/27/2016
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights reserved
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Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriate trade. The items listed below have been coded for ease of review.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
FOUNDATION/UNDER-FLOOR AREAS FOUNDATION INFORMATION
202 BOLTS & BRACING [RU] There were no visible foundation anchor bolts noted between the building framing and the foundation. We recommend the building be bolted and/or fastened to the foundation using the appropriate methods to accommodate the construction design of the home as an upgrade for earthquake safety.
RAISED FOUNDATION CONDITIONS 207 FOUNDAT ION
The majority of the visible foundation areas (approximately 65%) appeared functional, with exceptions noted. [FE] The(approximately35%) rear stem walls appeared damaged/deteriorated from spallingor crumbling concrete. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
208 PIER(S) [FE] Some of the piers and posts were improperly shimmed as a result of attempting to re-level the floor. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
209 FRAMING [FE] The floor system framing was mostly of the original construction and the wood members are undersized per the present standards. This condition results in sagging of the beams and joists. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] Portions of the finished floor at #2021 were noticeably out of level/not flat. It is unknown whether this was an original workmanship issue or settlement. We recommend a full evaluation by a specialist in the appropriate trade.
210 MUDSILL(S) [FE] The mudsill appeared to be missing or removed at multiple areas. The inspector’sbest guess is that the original concrete stem walls were replaced at some point years ago, and the
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mud sill was eliminated during this phase of work. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
218 MOISTURE [CR] The rear portion (approximately 35%) of the crawl space was damp/wet. The inspector’s best guess as how to remedy this would be a french drain near the walkway at rear yard. In any event, we recommend correcting the condition noted.
EXT ERIORS EXTERIOR CONDITIONS
307 STUCCO SIDING The stucco siding appeared functional, with signs of aging/wear, with exceptions noted. [CR] The stucco siding appeared damaged/loose from the building – at second story panel directly above the main entry to 2021. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition noted.
319 EXTERIOR TRIM [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: some damage was noted at the exterior corbels, underside of the stair framing leading to 2019, and at attic gable end studs. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The wood trim (throughout) was weathered beyond normal wear – at a minimum scraping and painting are necessary. We recommend correcting the condition noted.
320 DOOR(S) [SC] The kitchen side door at 2021 opened (or swung out) over stairs. This condition is a safety hazard. We recommend correcting the condition noted.
323 GUARDRAIL(S) [SC] The rear stair guardrails were in functional condition, the openings between the balusters are wider than the present standards of 4 inches. This is a safety hazard to small children. We recommend upgrading to the present standards.
GROUNDS CONDITIONS 344 HANDRAIL(S)
[RU] [SC] There was no handrail present at the exterior stairs with 4 or more risers (steps) – main entry to 2021. We recommend upgrading/correcting the condition noted.
345 GUARDRAIL(S) The front balcony guardrails appeared to be in functional condition. [RU] The 2007 California Building Code changed the required minimum vertical height for safety guardrails to 42 inches, much higher than existing. There is no requirement for retrofitting homes built prior to 2008. However, we recommend upgrading to the present standard as a safety enhancement upgrade.
GRADING/DRAINAGE/LANDSCAPING CONDITIONS 365 SITE GRADING
[CR] There rear yard sloped toward the foundation. This condition is conducive to ponding and foundation damage. We recommend correcting the condition noted.
367 LANDSCAPING [CR] Alargetreeisplantedtooclosetothebuilding-atfront/leftcorner. Werecommend considering removal, as trees continue to grow in size and damage may occur to the foundation, structure or roof.
[CR] Vegetation was growing up against the building – example:right/front walkway. This condition limits the inspection, and is conducive to moisture intrusion/deterioration. We recommend correcting the condition noted.
ROOF COVERINGS ROOF CONDITIONS
410 CONCRETE TILES [FE] The concrete tile roof is installed without any building paper or solid plywood decking. This installation does not conform with modern standards (but may have met the standard back in the 20’s). No leaks or broken tiles were observed. However, given the age and unusual installation method we recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
515 VENTILATION [CR] There were missing gable ventilation screens. This condition allows insects, birds, rodents or other animals to enter the attic space. We recommend correcting the condition noted.
518 EXHAUST VENT(S) [CR] The 2019 kitchen exhaust fan ducting vents into the attic – the duct is aimed at the gable vent but does not fully extend to the exterior. We recommend correcting the condition noted.
519 PEST(S) [FE] Evidence of rodent activity was noted in the attic. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PLUMBING PLUMBING CONDITIONS
609 WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [CR] Copper and galvanized piping were in contact with each other at the crawl space behind the laundry machines.. This has lead to heavy corrosion through a condition know as “electrolysis” between the dissimilar metals. We recommend correcting the condition noted.
617 GAS PIPING The visible areas of the gas piping appeared functional, with exceptions noted. [SC] The gas piping lacked adequate strapping/fastening to the structure at the attic. We
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recommend correcting the condition noted.
WATER HEATERS WATER HEATER CONDITIONS
717 COMMENTS [NOTE] One of the two water heaters appeared functional but was 12+ years old. Buyer’s should be aware that the average lifespan for a water heater is 10 years (though some can last much longer than this). Unfortunately, water heaters normally “fail” by the tank leaking and can cause damage to nearby finished surfaces. We recommend monitoring the appliance and/or budgetting for a replacement.
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
811 GROUNDING [FE] The electrical system’s grounding conductor was connected to the structure’s water piping (Note: this is one acceptable method of “grounding” the electrical system). However, modern building standards no longer allow water piping to be the only grounding electrode due to the possibility of the pipe being replaced at some time (and eliminating the grounding connection).
An additional grounding electrode such a ground rod driven in to the earth, is recommended as a safety enhancement upgrade.
812 BRANCH WIRING [FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current) – at attic and crawl space. This type of electrical system was typical inhomesbuiltinthisera,butisgenerallyregardedasoutdatedbytoday’sstandards. This wiring method iscomprised of ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/or upgrade options for safety enhancement.
[SC] There was insulation covering the knob and tube wiring in the attic. This condition is a safety hazard. We recommend correcting the condition noted.
ELECTRICAL COMPONENT CONDITIONS 81 5 SWIT CHES
Functional overall; deficiencies are identified in the location of the conditions. [CR] There was no switch present at the entry to the the 2019 bedroom. Normally a switch that controls a light fixture (or plug receptacle with lamp) is required to allow for safe entry in the evening. We recommend inquiring about/correcting the condition noted.
8 1 6 L I G HT (S ) / F I X T U RE ( S ) Functional overall; deficiencies are identified in the location of the conditions. [CR] There was no switched lights at the exterior side of the front balcony doors. As a general rule, lights are required at all exterior doors for safe entry and exiting at night. We recommend correcting the conditions noted.
817 RECEPT ACLE(S) Functional overall; deficiencies are identified in the location of the conditions. [CR] There was no power at the rear yard GFCI receptacle. We recommend correcting the
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condition noted.
819 SMOKE DETECTOR(S) Smoke detectors were noted at: hallways [RU] We recommend upgrading to the current building standardsand installing smoke detectors in each of the sleeping rooms.
[RU] [SC] Based on our visual observation, we recommend the existing battery powered smoke detectors be replaced with the recently mandated “10 year, maintenance free/sealed lithium battery type (smoke detectors)”. Smoke detectors are life-saving devices that provide benefits for occupants; they detect smoke well before any sleeping occupant would and provide critical seconds to implement actions to save life and property.
HEATING SYSTEMS HEATING SYSTEM CONDITIONS
910 HEATING UNIT(S) [NOTE] The furnace was functional, but it was an older unit and has exceeded its expected service life. We recommend budgeting for a replacement.
HEATING SYSTEM CONDITIONS 910 HEATING UNIT(S)
[FE] The furnace failed to function. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
HEATING SYSTEM CONDITIONS 910 HEATING UNIT(S)
2019:
[FE] The pilot light was off/shut down, the unit was non-operational. The unit has a red tag from SDGE, indicating that a potentially hazardouscondition exists. The heating system should be considered hazardous until it can be further evaluated by a specialist in the appropriate trade.
K I T CHE N KITCHEN CONDITIONS
1130 SINK/PLUMBING The faucet(s), sink(s) and piping were functional with exceptions noted. [CR] The 2021 faucet was difficult to operate – the faucet seemed frozen and would not move left to right between sinks. We recommend correcting the condition noted.
1135 COOKTOP(S) [CR] Three of the four cooktop/ range burners were inoperative at 2021. We recommend correcting the condition noted.
1136 OVEN(S) [CR] [SC] The oven anti-tip devices were not installed (or possibly present and installed wrong). This device is a simple metal bracket that is attached to the floor and prevents the oven from toppling forward if a child were ever to crawl on or sit on the open oven door. They are included
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and recommended by all modern oven manufacturers. We recommend correcting the condition noted.
LAUNDRY LAUNDRY CONDITIONS
BAT HROOMS 2021.
1225 DRYER VENT(S)
2019:
[CR] There was no dryer lint vent to the exterior, which is generally required in modern homes. We recommend upgrading/correcting the condition noted.
1316 TOILET(S) [CR] The toilet seemed loose where it bolts to floor. Loose toilets can lead to damaged wax rings and subsequent leakage/damage. We recommend correcting the condition noted.
[CR] There was inadequate side clearance around the toilet. We recommend correcting the condition noted.
1319 T UB/SHOWER(S) The tub/shower and faucet(s) were functional, with signs of aging/wear, with exceptions noted. [SC] The hot and cold water were reversed at the faucet This condition is a scald hazard. We recommend correcting the condition noted.
[CR] The stopper mechanism was inoperative. We recommend correcting the condition noted. BUILDING INTERIOR
INTERIOR NOTES – GENERAL.
1414 INTERIOR DOOR(S) The door(s) were functional, with signs of aging and wear, with exceptions noted. [CR] The doors rubbed the jamb – examples: 2019 bathroom and 2019 front closet. We recommend correcting the condition noted.
[CR] The door did not latch to the jamb – 2019 hall to middle hall. We recommend correcting the condition noted.
[CR] The door knob-set was loose – so loose that the inspector almost locked himself in the 2021 bathroom. We recommend correcting the condition noted.
1415 EXTERIOR DOOR(S) The door(s) were functional, with signs of aging and wear. [SC] There were no visible safety glass markings on the glass panes in the original doors. We recommend the glass be confirmed as safety type or upgraded.
[CR] The front bedroom door at 2021 was not accessible due to furniture and it’s operation was not verified. We recommend inquiring about the condition noted.
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1416 WINDOW(S) The accessible window(s) were functional, with signs of aging and wear, with exceptions noted. [CR] [SC] A number of the windows do not open and close properly – example: bedrooms at 2021 and 2019. This condition can be a safety hazard for emergency exiting. We recommend correcting the condition noted.
[SC] The 2019 kitchen and dining room window locks were missing. We recommend correcting the condition noted for security reasons.
[CR] There were several window that did not close square to the frame and do not fit well – examples: 2019 bedrooms We recommend correcting the condition noted.
1427 FIREPLACE(S)
2021:
[FE] There were damaged bricks in the rear firebox wall. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
1428 COMMENTS [RU] [SC] There are no permanently installed carbon monoxide detectorsinstalled in this property. As of July 2011 they are required by law in all homes that have gas burning appliances. We recommend carbon monoxide detectorsbe installed according to the device manufacturer’sinstructions.
Table of Contents
INSPECTION INFORMATION 2 FOUNDATION/UNDER-FLOOR AREAS 5 EXTERIORS 6 ROOF COVERINGS 8 ATTIC AREAS & ROOF FRAMING 9 PLUMBING 10 WATER HEATERS 11 ELECTRICAL SYSTEMS 12 HEATING SYSTEMS 14 KITCHEN 16 LAUNDRY 17 BATHROOMS 18 BUILDING INTERIOR 19 SUPPLEMENTAL PHOTOGRAPHS 21
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright©2006-09www.SanDiegoHomeInspection.com(619)534-6395 AllRightsReserved
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INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
San Diego, CA 92102.
104 BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Keke Jones – ReMax.
106 WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: partly cloudy, 60-70 degrees, and the ground was dry.
108 STRUCTURE
Age: 91 years old, 2 story, reported 2183 sq. ft., duplex.
109 FOUNDATION
UTILITY SERVICES
Foundation types: raised foundation.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: buyer’s agent, listing agent, seller, and tenant.
115 OCCUPIED
The building was occupied and access to some items such as; electrical outlets/receptacles, windows, wall/floor surfaces, and cabinet interiors may be restricted by furniture or personal belongings. Any such items are excluded from this inspection report.
116 INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
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INTRODUCTORY NOTES
118 IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] 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, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. [NOTE] “The residential dwelling unit appears to be part of a complex that is managed and maintained by a Homeowners Association. The inspection will be limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected.
The current condition of the “common elements” such as, but not limited to, roofs; stairs; landings; porches; hallways; walks; balconies; decks; patios; pools; spas; recreational areas/equipment; elevators; utility metering; parking stalls/ports; building site condition; structural stability; drainage systems; and all common areas on the property are not considered to be part of the inspection report. Any comments made regarding same have been made as a courtesy only, and should be addressed to the Homeowners Association or their representative.
It is suggested that the Homeowners Association’s Proforma Operating Budget, including a Reserve Study as required by California Civil Code Section 1365 & 1365.5 and the Department of Real Estate, be carefully reviewed. The Reserve Study should provide an awareness as to the anticipated remaining life expectancies of the major components and systems. The budget should also include a statement of present funds, and a funding strategy to cover future major repair and/or replacement. Approved or anticipated special assessments should also be addressed.
It is also suggested that the current residential unit owner (the seller) and the Homeowners Association be consulted regarding known past defects, all corrective work performed, and to thoroughly review the “C.C.& Rs” and Reserve Study for disclosure of pertinent facts affecting the current condition and market value of the residential unit, the complex’s common elements and areas, and any existing or pending litigation.”
119 ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120 MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121 SAFETY CONCERNS
[SC] 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.
122 FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123 CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124 RECOMMENDED UPGRADE
[RU] 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(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
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126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s 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.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who 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.
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FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Raised foundation with a concrete perimeter and interior wood beams supported by concrete piers.
202 BOLTS & BRACING
RAISED FOUNDATION CONDITIONS
[RU] There were no visible foundation anchor bolts noted between the building framing and the foundation. We recommend the building be bolted and/or fastened to the foundation using the appropriate methods to accommodate the construction design of the home as an upgrade for earthquake safety.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: accessibility, foundation, piers, framing, mudsill, cripple walls, floor joist, beams, subflooring, insulation, ventilation, vapor barrier, moisture, dryer vent. Those components determined to have material defects are itemized below.
206 ACCESSIBILITY
Accessed from the exterior at the left side of the building.
207 FOUNDATION
The majority of the visible foundation areas (approximately 65%) appeared functional, with exceptions noted. [FE] The (approximately 35%) rear stem walls appeared damaged/deteriorated from spalling or crumbling concrete. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
208 PIER(S)
[FE] Some of the piers and posts were improperly shimmed as a result of attempting to re-level the floor. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
209 FRAMING
[FE] The floor system framing was mostly of the original construction and the wood members are undersized per the present standards. This condition results in sagging of the beams and joists. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[FE] Portions of the finished floor at #2021 were noticeably out of level/not flat. It is unknown whether this was an original workmanship issue or settlement. We recommend a full evaluation by a specialist in the appropriate trade.
210 MUDSILL(S)
[FE] The mudsill appeared to be missing or removed at multiple areas. The inspector’s best guess is that the original concrete stem walls were replaced at some point years ago, and the mud sill was eliminated during this phase of work. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
218 MOISTURE
[CR] The rear portion (approximately 35%) of the crawl space was damp/wet. The inspector’s best guess as how to remedy this would be a french drain near the walkway at rear yard. In any event, we recommend correcting the condition noted.
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EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. 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 deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301 SIDING TYPE(S)
Materials: stucco.
303 TRIM TYPE(S)
Materials: wood.
304 DOOR TYPE(S)
Materials: wood.
305 WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: wood and metal.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307 STUCCO SIDING
The stucco siding appeared functional, with signs of aging/wear, with exceptions noted. [CR] The stucco siding appeared damaged/loose from the building – at second story panel directly above the main entry to 2021. These conditions are conducive to moisture intrusion/deterioration. We recommend correcting the condition noted.
319 EXTERIOR TRIM
[FE] There was evidence of conditions that require further evaluation by a pest control operator – example: some damage was noted at the exteriorcorbels,undersideofthestairframingleadingto2019,andatatticgableendstuds. Werecommendafullevaluationand/or corrections by a specialist in the appropriate trade.
[CR] The wood trim (throughout) was weathered beyond normal wear – at a minimum scraping and painting are necessary. We recommend correcting the condition noted.
320 DOOR(S)
[SC] The kitchen side door at 2021 opened (or swung out) over stairs. This condition is a safety hazard. We recommend correcting the condition noted.
323 GUARDRAIL(S)
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
[SC] The rear stair guardrails were in functional condition, the openings between the balusters are wider than the present standards of 4 inches. This is a safety hazard to small children. We recommend upgrading to the present standards.
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GROUNDS INFORMATION
332 WALKWAY(S)
Materials: concrete.
334 MAIN ENTRY
GROUNDS CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, wood decks, trash enclosures, retaining walls, fencing/gates.. Those components determined to have material defects are itemized below.
343 WALKWAY(S)
The walkways appeared functional, with some cracks noted.
344 HANDRAIL(S)
[RU] [SC] There was no handrail present at the exterior stairs with 4 or more risers (steps) – main entry to 2021. We recommend upgrading/ correcting the condition noted.
345 GUARDRAIL(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
The front balcony guardrails appeared to be in functional condition. [RU] The 2007 California Building Code changed the required minimum vertical height for safety guardrails to 42 inches, much higher than existing. There is no requirement for retrofitting homes built prior to 2008. However, we recommend upgrading to the present standard as a safety enhancement upgrade.
360 SITE GRADING
A combination of slopes.
361 SITE DRAINAGE
Surface and underground drains.
362 LAWN SPRINKLER(S)
NOTE: Lawn sprinkler system(s) are outside of the scope of the inspection and are not examined.
363 LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
NOTE: Low volt light system(s) are outside of the scope of the inspection and are not examined.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, landscaping. Those components determined to have material defects are itemized below.
365 SITE GRADING
[CR] There rear yard sloped toward the foundation. This condition is conducive to ponding and foundation damage. We recommend correcting the condition noted.
367 LANDSCAPING
[CR] A large tree is planted too close to the building – at front/left corner. We recommend considering removal, as trees continue to grow in size and damage may occur to the foundation, structure or roof.
[CR] Vegetation was growing up against the building – example:right/front walkway. This condition limits the inspection, and is conducive to moisture intrusion/deterioration. We recommend correcting the condition noted.
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ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401 INSPECTION METHOD
Tile roofs are not walked on, but are viewed from the eaves, windows and the ground when possible. These precautions are taken to prevent damage the roof tiles and for inspector safety.
402 ROOF COVERING(S)
Materials: concrete tile.
404 CHIMNEY(S)/FLUE(S)
Materials: brick chimney.
405 ROOF DRAINAGE
ROOF CONDITIONS
Materials: metal rain gutters.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, roof drainage systems. Those components determined to have material defects are itemized below.
410 CONCRETE TILES
[FE] The concrete tile roof is installed without any building paper or solid plywood decking. This installation does not conform with modern standards (but may have met the standard back in the 20’s). No leaks or broken tiles were observed. However, given the age and unusual installation method we recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[NOTE] Tile roofs are not walked on, but are viewed from the eaves, windows, the ground, or roof’s edge (when possible). [NOTE] We will only approach roof edges that can be safely reached using a maximum 16 foot extension ladder. [NOTE] These precautions are taken to prevent damage to the roof and for the inspectors safety. [NOTE] The real estate culture in our area does not allow for home inspectors to walk tile roofs without the owner’s prior consent. [NOTE] This is a limited inspection and likely less technically exhaustive than one performed by a licensed roofing contractor. [NOTE] We encourage clients to have a roof inspection on all tile roofs that are not under warranty.
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ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501 ATTIC ACCESS(S)
Accesses: kitchen at 2019.
502 FRAMING
Framing types: conventional framing.
503 SHEATHING
Materials: skipped sheathing (spaced boards)
504 INSULATION
Materials: blown-in.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: gable.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
507 FRAMING
The original framing appeared functional. Although the framing does not conform to present standards, no adverse conditions were noted and no action is necessary.
515 VENTILATION
[CR] There were missing gable ventilation screens. This condition allows insects, birds, rodents or other animals to enter the attic space. We recommend correcting the condition noted.
518 EXHAUST VENT(S)
[CR] The 2019 kitchen exhaust fan ducting vents into the attic – the duct is aimed at the gable vent but does not fully extend to the exterior. We recommend correcting the condition noted.
519 PEST(S)
[FE] Evidence of rodent activity was noted in the attic. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601 MAIN WATER LINE
Materials: copper piping.
602 WATER SHUTOFF
The main water shutoff valve was located at the left side of the building.
604 WATER PIPING
Materials: copper piping and galvanized steel piping, where visible.
605 WASTE LINES
Materials: cast iron piping and ABS black plastic piping, where visible.
606 GAS SHUTOFF
PLUMBING CONDITIONS
The (2) gas meters and shutoff valves are located at the left side of the building.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
609 WATER PIPING
The visible water supply piping appeared functional, with exceptions noted. [CR] Copper and galvanized piping were in contact with each other at the crawl space behind the laundry machines.. This has lead to heavy corrosion through a condition know as “electrolysis” between the dissimilar metals. We recommend correcting the condition noted.
617 GAS PIPING
The visible areas of the gas piping appeared functional, with exceptions noted. [SC] The gas piping lacked adequate strapping/fastening to the structure at the attic. We recommend correcting the condition noted.
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WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The (2) water heaters were located in the crawlspace/basement.
702 BRAND NAME(S)
Bradford White.
703 APPROX. AGE(S)
2003 and 2015.
704 SIZE / GALLONS
40 gallon x 2.
705 ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, elevation, circulating piping. Those components determined to have material defects are itemized below.
717 COMMENTS
[NOTE] One of the two water heaters appeared functional but was 12+ years old. Buyer’s should be aware that the average lifespan for a water heater is 10 years (though some can last much longer than this). Unfortunately, water heaters normally “fail” by the tank leaking and can cause damage to nearby finished surfaces. We recommend monitoring the appliance and/or budgetting for a replacement.
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ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801 SERVICE TYPE
Overhead.
802 MAIN PANEL
Located at the left side of the building.
803 SERVICE RATING
120/240 volt system, rated at 100 amperes.
804 SERVICE WIRING
Materials: copper, where visible in the main panels.
805 BRANCH WIRING
Materials: copper, where visible in the main panel.
806 DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
Water piping.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
811 GROUNDING
[FE] The electrical system’s grounding conductor was connected to the structure’s water piping (Note: this is one acceptable method of “grounding” the electrical system). However, modern building standards no longer allow water piping to be the only grounding electrode due to the possibility of the pipe being replaced at some time (and eliminating the grounding connection). An additional grounding electrode such a ground rod driven in to the earth, is recommended as a safety enhancement upgrade.
812 BRANCH WIRING
[FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current) – at attic and crawl space. This type of electrical system was typical in homes built in this era, but is generally regarded as outdated by today’s standards. This wiring method is comprised of ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/or upgrade options for safety enhancement.
[SC] There was insulation covering the knob and tube wiring in the attic. This condition is a safety hazard. We recommend correcting the condition noted.
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ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions. [CR] There was no switch present at the entry to the the 2019 bedroom. Normally a switch that controls a light fixture (or plug receptacle with lamp) is required to allow for safe entry in the evening. We recommend inquiring about/correcting the condition noted.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] There was no switched lights at the exterior side of the front balcony doors. As a general rule, lights are required at all exterior doors for safe entry and exiting at night. We recommend correcting the conditions noted.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [CR] There was no power at the rear yard GFCI receptacle. We recommend correcting the condition noted.
818 GFCI DEVICE(S)
GFCI protection devices were located in the following areas: exterior, bathrooms, and kitchens.
819 SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways [RU] We recommend upgrading to the current building standards and installing smoke detectors in each of the sleeping rooms. [RU] [SC] Based on our visual observation, we recommend the existing battery powered smoke detectors be replaced with the recently mandated “10 year, maintenance free/sealed lithium battery type (smoke detectors)”. Smoke detectors are life-saving devices that provide benefits for occupants; they detect smoke well before any sleeping occupant would and provide critical seconds to implement actions to save life and property.
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HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
2021 (living room near main entry)
902 BRAND NAME(S)
Coleman.
903 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904 TYPE & FUEL
HEATING SYSTEM CONDITIONS
Natural gas fired floor heater.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
910 HEATING UNIT(S)
HEATING SYSTEM INFORMATION
[NOTE] The furnace was functional, but it was an older unit and has exceeded its expected service life. We recommend budgeting for a replacement.
901 LOCATION(S)
2021 (at bedroom hall)
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902 BRAND NAME(S)
Holley General Company.
903 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904 TYPE & FUEL
HEATING SYSTEM CONDITIONS
Natural gas fired floor heater.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
910 HEATING UNIT(S)
HEATING SYSTEM INFORMATION
[FE] The furnace failed to function. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
901 LOCATION(S)
2019.
902 BRAND NAME(S)
Monterey.
903 APPROX. AGE(S)
1990’s.
904 TYPE & FUEL
HEATING SYSTEM CONDITIONS
Natural gas fired wall heater.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
910 HEATING UNIT(S)
2019:
[FE] The pilot light was off/shut down, the unit was non-operational. The unit has a red tag from SDGE, indicating that a potentially hazardous condition exists. The heating system should be considered hazardous until it can be further evaluated by a specialist in the appropriate trade.
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KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
2 present.
1102 DISPOSAL(S)
2 present.
1103 DISHWASHER(S)
1 present.
1105 EXHAUST VENT(S)
Up draft system and recirculating system.
1106 COOKTOP(S)
A gas cooktop/range and an electric cooktop/range.
1107 OVEN(S)
Gas oven and an electric oven.
1108 MICROWAVE(S)
1 present.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
2 present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1130 SINK/PLUMBING
The faucet(s), sink(s) and piping were functional with exceptions noted. [CR] The 2021 faucet was difficult to operate – the faucet seemed frozen and would not move left to right between sinks. We recommend correcting the condition noted.
1135 COOKTOP(S)
[CR] Three of the four cooktop/ range burners were inoperative at 2021. We recommend correcting the condition noted.
1136 OVEN(S)
[CR] [SC] The oven anti-tip devices were not installed (or possibly present and installed wrong). This device is a simple metal bracket that is attached to the floor and prevents the oven from toppling forward if a child were ever to crawl on or sit on the open oven door. They are included and recommended by all modern oven manufacturers. We recommend correcting the condition noted.
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LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in an interior closet (2019) and at the crawlspace (for 2021)
1202 VENTILATION
Window and exterior wall vents.
1205 WASHER SERVICE
Present.
1206 DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207 DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
1223 WASHER SERVICE
2019:
[RU] The existing (rubber) washing machine hoses appear to be in acceptable condition. However, it is our recommendation to periodically replace these hoses (with the more durable stainless steel type) prior to their failure. This is a small price to pay to reduce the risk of a failed hose and subsequent water damage.
1225 DRYER VENT(S)
2019:
[CR] There was no dryer lint vent to the exterior, which is generally required in modern homes. We recommend upgrading/correcting the condition noted.
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BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
2021.
Three Qtr/Full #2.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
1316 TOILET(S)
[CR] The toilet seemed loose where it bolts to floor. Loose toilets can lead to damaged wax rings and subsequent leakage/damage. We recommend correcting the condition noted. [CR] There was inadequate side clearance around the toilet. We recommend correcting the condition noted.
1319 TUB/SHOWER(S)
The tub/shower and faucet(s) were functional, with signs of aging/wear, with exceptions noted. [SC] The hot and cold water were reversed at the faucet This condition is a scald hazard. We recommend correcting the condition noted. [CR] The stopper mechanism was inoperative. We recommend correcting the condition noted.
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BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 4.
1402 WALLS/CEILINGS:
Materials: plaster and sheetrock.
1403 FLOORS:
Materials: wood, simulated wood, vinyl, and tile.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
1 wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
The visible areas of the walls and ceiling appeared functional, with some cracks noted.
1414 INTERIOR DOOR(S)
The door(s) were functional, with signs of aging and wear, with exceptions noted. [CR] The doors rubbed the jamb – examples: 2019 bathroom and 2019 front closet. We recommend correcting the condition noted. [CR] The door did not latch to the jamb – 2019 hall to middle hall. We recommend correcting the condition noted. [CR] The door knob-set was loose – so loose that the inspector almost locked himself in the 2021 bathroom. We recommend correcting the condition noted.
1415 EXTERIOR DOOR(S)
The door(s) were functional, with signs of aging and wear. [SC] There were no visible safety glass markings on the glass panes in the original doors. We recommend the glass be confirmed as safety type or upgraded. [CR] The front bedroom door at 2021 was not accessible due to furniture and it’s operation was not verified. We recommend inquiring about the condition noted.
1416 WINDOW(S)
The accessible window(s) were functional, with signs of aging and wear, with exceptions noted. [CR] [SC] A number of the windows do not open and close properly – example: bedrooms at 2021 and 2019. This condition can be a safety hazard for emergency exiting. We recommend correcting the condition noted. [SC] The 2019 kitchen and dining room window locks were missing. We recommend correcting the condition noted for security reasons.
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[CR] There were several window that did not close square to the frame and do not fit well – examples: 2019 bedrooms We recommend correcting the condition noted.
1427 FIREPLACE(S)
2021:
[FE] There were damaged bricks in the rear firebox wall. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
1428 COMMENTS
[RU] [SC] There are no permanently installed carbon monoxide detectors installed in this property. As of July 2011 they are required by law in all homes that have gas burning appliances. We recommend carbon monoxide detectors be installed according to the device manufacturer’s instructions.
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SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
FOUNDATION/UNDER-FLOOR AREAS FOUNDATION INFORMATION
202 BOLTS & BRACING [RU] There were no visible foundation anchor bolts noted between the building framing and the foundation. We recommend the building be bolted and/or fastened to the foundation using the appropriate methods to accommodate the construction design of the home as an upgrade for earthquake safety.
PHOTO # 2:
RAISED FOUNDATION CONDITIONS 207 FOUNDATION
The majority of the visible foundation areas (approximately 65%) appeared functional, with exceptions noted.
PHOTO # 3:
RAISED FOUNDATION CONDITIONS 207 FOUNDATION
The majority of the visible foundation areas (approximately 65%) appeared functional, with exceptions noted. [FE] The (approximately 35%) rear stem walls appeared damaged/deteriorated from spalling or crumbling concrete. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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Page 22
PHOTO # 4:
RAISED FOUNDATION CONDITIONS 208 PIER(S)
[FE] Some of the piers and posts were improperly shimmed as a result of attempting to re-level the floor. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 5:
RAISED FOUNDATION CONDITIONS 208 PIER(S)
[FE] Some of the piers and posts were improperly shimmed as a result of attempting to re-level the floor. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 6:
RAISED FOUNDATION CONDITIONS 208 PIER(S)
[FE] Some of the piers and posts were improperly shimmed as a result of attempting to re-level the floor. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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Page 23
PHOTO # 7:
RAISED FOUNDATION CONDITIONS 218 MOISTURE
[CR] The rear portion (approximately 35%) of the crawl space was damp/wet. The inspector’s best guess as how to remedy this would be a french drain near the walkway at rear yard. In any event, we recommend correcting the condition noted.
PHOTO # 8:
EXTERIORS EXTERIOR CONDITIONS
307 STUCCO SIDING The stucco siding appeared functional, with signs of aging/wear, with exceptions noted. [CR] The stucco siding appeared damaged/loose from the building – at second story panel directly above the main entry to 2021. These conditions are conducive to moisture intrusion/ deterioration. We recommend correcting the condition noted.
PHOTO # 9:
EXTERIORS EXTERIOR CONDITIONS
319 EXTERIOR TRIM [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: some damage was noted at the exterior corbels, underside of the stair framing leading to 2019, and at attic gable end studs. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The wood trim (throughout) was weathered beyond normal wear – at a minimum scraping and painting are necessary. We recommend correcting the condition noted.
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PHOTO # 10:
EXTERIORS EXTERIOR CONDITIONS
320 DOOR(S) [SC] The kitchen side door at 2021 opened (or swung out) over stairs. This condition is a safety hazard. We recommend correcting the condition noted.
PHOTO # 11:
EXTERIORS EXTERIOR CONDITIONS
323 GUARDRAIL(S) [SC] The rear stair guardrails were in functional condition, the openings between the balusters are wider than the present standards of 4 inches. This is a safety hazard to small children. We recommend upgrading to the present standards.
PHOTO # 12:
GROUNDS CONDITIONS 344 HANDRAIL(S)
[RU] [SC] There was no handrail present at the exterior stairs with 4 or more risers (steps) – main entry to 2021. We recommend upgrading/correcting the condition noted.
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Page 25
PHOTO # 13:
GRADING/DRAINAGE/LANDSCAPING CONDITIONS 367 LANDSCAPING
[CR] A large tree is planted too close to the building – at front/ left corner. We recommend considering removal, as trees continue to grow in size and damage may occur to the foundation, structure or roof.
PHOTO # 14:
ROOF COVERINGS ROOF CONDITIONS
410 CONCRETE TILES [FE] The concrete tile roof is installed without any building paper or solid plywood decking. This installation does not conform with modern standards (but may have met the standard back in the 20’s). No leaks or broken tiles were observed. However, given the age and unusual installation method we recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 15:
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
515 VENTILATION [CR] There were missing gable ventilation screens. This condition allows insects, birds, rodents or other animals to enter the attic space. We recommend correcting the condition noted.
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PHOTO # 16:
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
518 EXHAUST VENT(S) [CR] The 2019 kitchen exhaust fan ducting vents into the attic – the duct is aimed at the gable vent but does not fully extend to the exterior. We recommend correcting the condition noted.
PHOTO # 17:
PLUMBING PLUMBING CONDITIONS
609 WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [CR] Copper and galvanized piping were in contact with each other at the crawl space behind the laundry machines.. This has lead to heavy corrosion through a condition know as “electrolysis” between the dissimilar metals. We recommend correcting the condition noted.
PHOTO # 18:
PLUMBING PLUMBING CONDITIONS
617 GAS PIPING The visible areas of the gas piping appeared functional, with exceptions noted. [SC] The gas piping lacked adequate strapping/fastening to the structure at the attic. We recommend correcting the condition noted.
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PHOTO # 19:
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
812 BRANCH WIRING [FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current) – at attic and crawl space. This type of electrical system was typical in homes built in this era, but is generally regarded as outdated by today’s standards. This wiring method is comprised of ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/or upgrade options for safety enhancement.
[SC] There was insulation covering the knob and tube wiring in the attic. This condition is a safety hazard. We recommend correcting the condition noted.
PHOTO # 20:
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
812 BRANCH WIRING [FE] Portions of the original “knob and tube” wiring were observed and appeared to be “live” (carrying electrical current) – at attic and crawl space. This type of electrical system was typical in homes built in this era, but is generally regarded as outdated by today’s standards. This wiring method is comprised of ungrounded wires, and should never be repaired or handled by anyone other than a licensed professional. We recommend consulting with a licensed electrical contractor for a more detailed inspection and/or upgrade options for safety enhancement.
[SC] There was insulation covering the knob and tube wiring in the attic. This condition is a safety hazard. We recommend correcting the condition noted.
PHOTO # 21:
HEATING SYSTEM CONDITIONS 910 HEATING UNIT(S)
2019:
[FE] The pilot light was off/shut down, the unit was non- operational. The unit has a red tag from SDGE, indicating that a potentially hazardous condition exists. The heating system should be considered hazardous until it can be further evaluated by a specialist in the appropriate trade.
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PHOTO # 22:
LAUNDRY LAUNDRY CONDITIONS
1225 DRYER VENT(S)
2019:
[CR] There was no dryer lint vent to the exterior, which is generally required in modern homes. We recommend upgrading/correcting the condition noted.
PHOTO # 23:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1414 INTERIOR DOOR(S) The door(s) were functional, with signs of aging and wear, with exceptions noted. [CR] The door knob-set was loose – so loose that the inspector almost locked himself in the 2021 bathroom. We recommend correcting the condition noted.
PHOTO # 24:
1427 FIREPLACE(S)
2021:
[FE] There were damaged bricks in the rear firebox wall. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 25:
END OF REPORT.
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San Diego Home Inspector

Please note that all of our San Diego Home Inspections come with full color photographs. For more information on our San Diego Home Inspections and our San Diego Home Inspectors, please contact us.

Inspection Report
San Diego, CA 92117
Inspection Date:
01/04/2017
Prepared By:
Joseph Romeo
Copyright 2006-09 www.SanDiegoHomeInspection.com (619) 534-6395 All rights reserved
Page 1
Inspection Summary Please Read The Full Inspection Report
The client is directed to Read The Inspection Report as stated in the inspection agreement. This document was prepared for the benefit of the client(s) listed above and does not constitute a report, and may not list all of the conditions noted during the inspection.
We recommend that each of the conditions listed below be further evaluated and/or corrected by specialists in the appropriate trade. The items listed below have been coded for ease of review.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
EXT ERIORS EXTERIOR CONDITIONS
307 STUCCO SIDING The stucco siding appeared functional, with signs of aging/wear, with exceptions noted. [CR] One section of the stucco siding was damaged at the rear (lower wall area). We recommend correcting the condition noted.
308 WOOD SIDING The wood siding appeared functional, with exceptions noted. [CR] The wood siding finish (overall) appeared weathered/aging. We recommend correcting the condition noted.
319 EXTERIOR TRIM [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: damage at fascia, starter board, exterior window sills, and rear exit door (at addition).
We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
GROUNDS CONDITIONS 343 WALKWAY(S)
The walkways appeared functional, with exceptions noted. [CR] The left side and rear walkways appear to slope toward the building. This condition is conducive to moisture ponding next to the building. We recommend correcting the condition noted. [SC] Uneven sections were noted in the left side patio walkway surface. This condition is a trip hazard. We recommend correcting the condition noted.
ROOF COVERINGS ROOF CONDITIONS
407 COMP. SHINGLE [FE] The shingles had extensive granulation loss, erosion and cracking throughout the shingled surface – it appears the roof is in need of immediate replacement. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
Page 2
4 1 9 CHI M NE Y ( S ) The visible areas of the chimney [from the roof line up] appeared functional, with exceptions noted. [RU] [SC] There was no spark arrester installed on the chimney. We recommend installing rain cap type sparkarrester to help minimize moisture (and rodent) entry into the flue and prevent the escape of hot embers. We recommend upgrading/correcting the conditions noted.
420 ROOF DRAINAGE [RU] There were no rain guttersto control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
514 INSULATION [RU] There was no visible insulation in the attic. We recommend installing insulation for energy efficiency as an upgrade.
518 EXHAUST VENT(S) [CR] Thebathventfanisexhaustingintotheattic. Thisconditionisconducivetomoisture build-up and deterioration of the framing or other components. We recommend correcting the condition noted.
519 PEST(S) [FE] There were several rodent traps present in the attic. This usually indicates an ongoing condition.
PLUMBING PLUMBING CONDITIONS
609 WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [CR] There were “saddle” type fittings observed on the water supply pipe – approximately above the water heater. Saddle fittings are a convenient way to tap in to an existing water pipe (to add an additional fixture such as an icemaker), but are not listed or approved for use in original construction. They are also prone to leakage. We recommend having a proper fitting/connection installed in favor of the saddle fitting.
[NOTE] The galvanized piping was corroded in at the front of house hose bibb (no leakage noted). We recommend monitoring/correcting the condition noted.
WATER HEATERS WATER HEATER CONDITIONS
717 COMMENTS [NOTE] The water heater appeared functional but was 21+ years old. Buyer’s should be aware that the average lifespan for a water heater is 10 years (though some can last much longer than this). Unfortunately, water heatersnormally “fail” by the tankleaking and can cause damage to nearby finished surfaces. We recommend monitoring the appliance and/or budgetting for a repl acemen t.
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ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
809 MAIN PANEL [SC] The circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
810 WORKMANSHIP [FE] The 70 amp main panel appeared to be outdated by today’s standards. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
812 BRANCH WIRING The branch circuit wiring appeared functional, with exceptions noted. [SC] There was at least one electrical wiring connection that was not contained in approved electrical junction box – in this case visible at the attic. This is also referred to as a “running splice” in the industry. Thiscondition isa safety hazard and an obviousexample of substandard workmanship (other concerns may be present). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[SC] Extension cord-type wiring was installed in a permanent manner at the garage door opener. We recommend correcting the condition noted.
ELECTRICAL COMPONENT CONDITIONS 817 RECEPT ACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] A number of the the accessible three prong receptacles were found to be ungrounded. This can be corrected by:
1. Running a ground wire to each outlet (most difficult, but recommended for computers) 2. Replacing the ungrounded, 3 prong outlets with the original 2 prong type. 3. Replacing the ungrounded, 3 prong outlets with GFCI (ground fault protected) outlets. 4. Protecting the entire ungrounded outlet’s circuit with GFCI circuit breaker (easiest solution).
818 GFCI DEVICE(S) GFCI protection devices were located in the following areas: bathroom [RU] [CR] The accessible exterior, garage, and kitchen countertop receptacles were functional, but they were not GFCI- protected. We recommend upgrading to GFCI protected outlets as a safety enhancement upgrade.
HEATING SYSTEMS HEATING SYSTEM CONDITIONS
910 HEATING UNIT(S) [FE] The furnace failed to function. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade. [NOTE] The furnace was the original unit (likely 60+ years old) and has exceeded its expected service life. We recommend budgeting for a replacement.
Page 4
K I T CHE N KITCHEN CONDITIONS
1129 CABINET(S) The cabinet(s)/ counter(s) were functional, with signs of aging/wear, with exceptions noted. [FE] There was evidence of past moisture damage in the cabinet – base of cabinet appears to have been replaced. We recommend inquiring about the condition noted.
1136 OVEN(S) [CR] The oven failed to function – it appeared the has valve was turned to the off position. We recommend inquiring about/correcting the condition noted.
[CR] [SC] The oven anti-tip device was not installed (or possibly present and installed wrong). This device is a simple metal bracket that is attached to the floor and prevents the oven from toppling forward if a child were ever to crawl on or sit on the open oven door. They are included and recommended by all modern oven manufacturers. We recommend correcting the condition noted.
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1408 WALL(S)/CEILING(S) The visible areas of the walls and ceiling appeared functional, with exceptions noted. [CR] Damage was noted on the rear ceilings – likely related to the roof issues. We recommend correcting the condition noted.
1416 WINDOW(S) [CR] The main entry windows would not open. We recommend correcting the condition noted.
[SC] The vertical sliding window at the first bedroom had a damaged/defective balance mechanism and failed to remain in the up position. It also appeared that the window pane wasn’t secure in the frame. This condition is a safety hazard. We recommend correcting the condition noted.
[RU] [SC] The third bedroom window has a sill height exceeding 44 inches from finished floor level. Thisconditionisapotentialsafetyhazardasabedroomwindowisasecondarymeansof egress (escape) in an emergency such as a house fire. We recommend upgrading to the modern standard as a safety enhancement upgrade.
[RU] [SC] The third bedroom window does not appear large enough to meet the modern minimum standard of 5.7 square feet clear opening. Many bedroom windows are a secondary means of escape in an emergency such as a house fire. The minimum clear opening requirement allows for occupants to exit but also makes room for firefighter’s to enter wearing an oxygen pack. We upgrading/recommend correcting the conditions noted as a safety enhancement upgrade.
Page 5
1427 FIREPLACE(S) [FE] There were vertical cracks in the rear firebox walls. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[CR] The flue damper was stuck and would not operate. We recommend correcting the condition noted.
Table of Contents
INSPECTION INFORMATION 2 FOUNDATION/UNDER-FLOOR AREAS 5 EXTERIORS 6 ROOF COVERINGS 8 ATTIC AREAS & ROOF FRAMING 9 PLUMBING 10 WATER HEATERS 12 ELECTRICAL SYSTEMS 13 HEATING SYSTEMS 15 CENTRAL COOLING SYSTEMS 16 KITCHEN 17 LAUNDRY 18 BATHROOMS 19 BUILDING INTERIOR 20 GARAGE – CARPORT 22 SUPPLEMENTAL PHOTOGRAPHS 23
This report was prepared in accordance with our inspection agreement and is subject to the terms and conditions agreed upon therein. A verbal consultation is part of this report. If you were not present during the inspection, call our office for a full discussion of the entire report. Copyright©2006-09www.SanDiegoHomeInspection.com(619)534-6395 AllRightsReserved
Page 2
INSPECTION INFORMATION
It is the client’s sole responsibility to read this report in its entirety and to research any and all jurisdictional permits required by the local authorities regarding the property in contract before the close of escrow. The client is to personally perform a diligent visual inspection of the property after the seller vacates to insure that no “condition” was concealed by personal property and/or stored items while occupied or damaged during the seller’s evacuation of the building. Should any “condition” be revealed that was not addressed within this report prior to or after the close of escrow, please contact our office immediately for an additional evaluation regarding such “condition.”
CLIENT & SITE INFORMATION
San Diego, CA 92117.
104 BUYER’S AGENT
CLIMATIC CHARACTERISTICS
Jason Cassity.
106 WEATHER & SOIL
BUILDING CHARACTERISTICS
Weather conditions during the inspection: partly cloudy, 60-70 degrees, and the ground was dry.
108 STRUCTURE
Age: 64 years old, 1 story, reported 1,330 sq. ft., single-family residence.
109 FOUNDATION
UTILITY SERVICES
Foundation types: concrete slab on grade.
113 UTILITIES
OTHER INFORMATION
Municipal: All utilities on.
114 ATTENDING
People present: clients and buyer’s agent.
115 OCCUPIED
The building was not occupied during the inspection.
116 INSPECTED BY
Joseph Romeo.
117 COMMENTS
There were material defect(s) noted in the systems, structures, and components of the building. These conditions are preceded by codes e.g. [SC], [FE], [CR] and [RU]. Each code is defined in the “DEFINITIONS” section below. We recommend all maintenance, repairs, or corrections be made by specialists in the appropriate trade using approved methods prior to the close of escrow.
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Page 3
INTRODUCTORY NOTES
118 IMPORTANT INFORMATION
[NOTE] Any statements made in the body of this inspection report pertaining to left, right, front or rear were referenced by standing in front of and facing the building.
[NOTE] We recommend obtaining equipment operating manuals and documentation for all warranted items of the building.
[NOTE] 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, and/or any known conditions that may have been inadvertently left out of the disclosure statements.
[NOTE] We recommend having the locks of all exterior doors re-keyed after taking possession of the building for security reasons.
[NOTE] Photographs, when used, are simply a tool to convey our findings, they are not intended to enhance those findings or diminish any findings not photographed. [NOTE] “The residential dwelling unit appears to be part of a complex that is managed and maintained by a Homeowners Association. The inspection will be limited to a visual evaluation of the systems and components that are located within the dwelling unit inspected.
The current condition of the “common elements” such as, but not limited to, roofs; stairs; landings; porches; hallways; walks; balconies; decks; patios; pools; spas; recreational areas/equipment; elevators; utility metering; parking stalls/ports; building site condition; structural stability; drainage systems; and all common areas on the property are not considered to be part of the inspection report. Any comments made regarding same have been made as a courtesy only, and should be addressed to the Homeowners Association or their representative.
It is suggested that the Homeowners Association’s Proforma Operating Budget, including a Reserve Study as required by California Civil Code Section 1365 & 1365.5 and the Department of Real Estate, be carefully reviewed. The Reserve Study should provide an awareness as to the anticipated remaining life expectancies of the major components and systems. The budget should also include a statement of present funds, and a funding strategy to cover future major repair and/or replacement. Approved or anticipated special assessments should also be addressed.
It is also suggested that the current residential unit owner (the seller) and the Homeowners Association be consulted regarding known past defects, all corrective work performed, and to thoroughly review the “C.C.& Rs” and Reserve Study for disclosure of pertinent facts affecting the current condition and market value of the residential unit, the complex’s common elements and areas, and any existing or pending litigation.”
119 ENVIRONMENTAL CONCERNS
DEFINITIONS
Environmental issues include, but are not limited to, asbestos, lead paint, lead contamination, mold, mildew, radon, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination, and soil contamination. We are not trained or licensed to recognize or analyze any of these materials. We may make reference to one or more of these materials when/if noted during the inspection. Should further study or analysis seem prudent, then a full evaluation by a specialist in the appropriate trade is recommended. Information related to these products can be found in the “Homeowners Guide to Earthquake Safety & Environmental Hazards” pamphlet.
120 MATERIAL DEFECT
A material defect is a condition that significantly affects the value, desirability, habitability, or safety of the building. Style or aesthetics shall not be considered in determining whether a specific system, structure, or component is defective.
121 SAFETY CONCERNS
[SC] 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.
122 FURTHER EVALUATION
[FE] Further Evaluation: Conditions noted that warrant further evaluation by specialists in the appropriate trades.
123 CORRECTIONS RECOMMENDED
[CR] Corrections Recommended: Conditions noted in need of maintenance, repair, or replacement. We recommend that all corrections be made by specialists in the appropriate trades.
124 RECOMMENDED UPGRADE
[RU] 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(s) and smoke detector locations and the installation of safety glass where subject to human impact.
125 NOTE
The term [NOTE], where used in this report was designed to draw your attention to a specific condition or component of a system. While corrective action may not be warranted, we felt it was important that you be aware of its existence.
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Page 4
126 FUNCTIONED
Functioned: as defined in the CREIA/ASHI Standards of Practice, “Performing its normal, proper and characteristic action.”
127 FAILED
Failed: As defined in Webster’s 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.
128 SPECIALIST
Specialist: as defined in Webster’s Dictionary, “A person who specializes in a particular field of study, professional work. Any individual schooled, trained and/or who 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.
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Page 5
FOUNDATION/UNDER-FLOOR AREAS
The visible areas of the foundation system and structural components were examined to determine their current condition. Areas of the foundation and/or structural components of the building were inaccessible b ecause they were installed at or below grade level, and/or behind walls. Areas concealed from view by any means are excluded from this report. All concrete experiences some degree of cracking due to shrinkage in the drying process. If large cracks are present along with movement, we recommend further evaluation by a structural engineer. All exterior grades should allow for surface water and roof runoff to be directed away from the foundation system.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade FOUNDATION INFORMATION
201 TYPE(S)
Foundation types: Concrete slab on grade.
202 BOLTS & BRACING
SLAB ON GRADE CONDITIONS
A visual examination could not confirm the presence or condition of foundation anchor bolting because of concealment due to the type of foundation system employed. (slab-on-grade)
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: where visible, exterior concrete foundation, interior concrete floor. Those components determined to have material defects are itemized below.
203 EXTERIOR
The visible exterior areas of the concrete foundation showed no sign of unusual cracking or movement.
204 INTERIOR
The current condition of the concrete slab could not be confirmed by visual inspection due to wall-to-wall floor coverings.
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Page 6
EXTERIORS
The visible exterior surfaces and materials of the building were visually examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Moisture intrusion through cracks or openings in the exterior siding, trim, windows, and doors is the source of moisture damage and deterioration. 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 deterioration of the exterior surfaces.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade EXTERIOR INFORMATION
301 SIDING TYPE(S)
Materials: stucco and wood.
303 TRIM TYPE(S)
Materials: wood.
304 DOOR TYPE(S)
Materials: wood and metal.
305 WINDOW TYPE(S)
EXTERIOR CONDITIONS
Types: metal and wood.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: wall cladding/siding, veneer, trim, doors, windows, balconies, guardrails, lights, receptacles, chimneys . Those components determined to have material defects are itemized below.
307 STUCCO SIDING
The stucco siding appeared functional, with signs of aging/wear, with exceptions noted. [CR] One section of the stucco siding was damaged at the rear (lower wall area). We recommend correcting the condition noted.
308 WOOD SIDING
The wood siding appeared functional, with exceptions noted. [CR] The wood siding finish (overall) appeared weathered/aging. We recommend correcting the condition noted.
319 EXTERIOR TRIM
The items listed below were visually examined to determine their current condition during the inspection. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation, with the exception of lawn sprinklers and low-voltage yard lighting. This inspection is a visual examination and does not attempt to determine site drainage performance or the condition of any underground piping, including municipal or private water and sewer service piping or concealed clean-outs. This inspection is not intended to address or include any geological conditions or site stability information. For information in these areas we recommend consulting with a geologist and/or a geotechnical engineer.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
[FE] There was evidence of conditions that require further evaluation by a pest control operator – example: damage at fascia, starter board, exterior window sills, and rear exit door (at addition). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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Page 7
GROUNDS INFORMATION
330 DRIVEWAY(S)
Materials: concrete.
332 WALKWAY(S)
Materials: concrete.
334 MAIN ENTRY
GROUNDS CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: driveway, parking lot, walkways, handrails, guardrails, steps/stairs, main entry, patios, patio covers, wood decks, trash enclosures, retaining walls, fencing/gates.. Those components determined to have material defects are itemized below.
343 WALKWAY(S)
GRADING/DRAINAGE/LANDSCAPING INFORMATION
The walkways appeared functional, with exceptions noted. [CR] The left side and rear walkways appear to slope toward the building. This condition is conducive to moisture ponding next to the building. We recommend correcting the condition noted. [SC] Uneven sections were noted in the left side patio walkway surface. This condition is a trip hazard. We recommend correcting the condition noted.
360 SITE GRADING
A combination of slopes.
361 SITE DRAINAGE
Surface drainage.
362 LAWN SPRINKLER(S)
NOTE: Lawn sprinkler system(s) are outside of the scope of the inspection and are not examined.
363 LOW VOLT LIGHT(S)
GRADING/DRAINAGE/LANDSCAPING CONDITIONS
NOTE: Low volt light system(s) are outside of the scope of the inspection and are not examined.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: site grading, drainage, landscaping. Those components determined to have material defects are itemized below.
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ROOF COVERINGS
The visible areas of the roof and components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The testing of gutters, downspouts and underground drain piping is outside the scope of this report.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ROOF INFORMATION
401 INSPECTION METHOD
The inspector walked on the roof and viewed the accessible roofing components.
402 ROOF COVERING(S)
Materials: fiberglass/asphalt composition shingles (main house) and built-up with a cap sheet surface (above addition)
404 CHIMNEY(S)/FLUE(S)
Materials: brick chimney with a tile flue.
405 ROOF DRAINAGE
ROOF CONDITIONS
Materials: there were no rain gutters installed.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: roof coverings, flashings, flue pipes, skylights, chimneys, roof drainage systems. Those components determined to have material defects are itemized below.
407 COMP. SHINGLE
[FE] The shingles had extensive granulation loss, erosion and cracking throughout the shingled surface – it appears the roof is in need of immediate replacement. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
419 CHIMNEY(S)
The visible areas of the chimney [from the roof line up] appeared functional, with exceptions noted. [RU] [SC] There was no spark arrester installed on the chimney. We recommend installing rain cap type spark arrester to help minimize moisture (and rodent) entry into the flue and prevent the escape of hot embers. We recommend upgrading/correcting the conditions noted.
420 ROOF DRAINAGE
[RU] There were no rain gutters to control roof runoff. We recommend installing rain gutters and downspouts on all down-sloped roofs.
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ATTIC AREAS & ROOF FRAMING
The visible areas of the attic and roof framing were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Thermostatically operated attic vent fans are excluded from the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ATTIC/FRAMING INFORMATION
501 ATTIC ACCESS(S)
Accesses: hall.
502 FRAMING
Framing types: conventional framing.
503 SHEATHING
Materials: wood planks.
504 INSULATION
Materials: None.
505 VENTILATION
ATTIC/FRAMING CONDITIONS
Vent types: roof and soffit.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: access, framing, rafters, trusses, purlins, collar ties, ceiling joists, sheathing, insulation, ventilation, electrical wiring, fireplace flues, exhaust vents. Those components determined to have material defects are itemized below.
514 INSULATION
[RU] There was no visible insulation in the attic. We recommend installing insulation for energy efficiency as an upgrade.
518 EXHAUST VENT(S)
[CR] The bath vent fan is exhausting into the attic. This condition is conducive to moisture build-up and deterioration of the framing or other components. We recommend correcting the condition noted.
519 PEST(S)
[FE] There were several rodent traps present in the attic. This usually indicates an ongoing condition.
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PLUMBING
The visible areas of the main water line, shutoff valve, water supply and drain lines, gas meter and piping were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Leakage or corrosion in underground or concealed piping cannot be detected by a visual examination. Older fixtures or components should be budgeted for replacement. Some corrosion is common. We are not equipped to repair leaky shutoffs, therefore we do not operate fixture shutoffs. We recommend f ixture shutoffs be examined by a specialist in the appropriate trade equipped to repair or replace the shutoffs should leakage occur.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade PLUMBING INFORMATION
601 MAIN WATER LINE
Materials: copper piping.
602 WATER SHUTOFF
The main water shutoff valve was located at the front of the building.
604 WATER PIPING
Materials: copper piping.
605 WASTE LINES
Materials: cast iron piping, where visible.
606 GAS SHUTOFF
PLUMBING CONDITIONS
The gas meter and shutoff valve are located at the left side of the building.
Where applicable, the following systems/components were visually/functionally examined and determined to be functional unless stated otherwise: water shutoff, water pressure, water piping, water flow, hose faucets, waste piping, waste flow, vent piping, gas shutoff, and gas piping. Those components determined to have material defects are itemized below.
609 WATER PIPING
The visible water supply piping appeared functional, with exceptions noted. [CR] There were “saddle” type fittings observed on the water supply pipe – approximately above the water heater. Saddle fittings are a convenient way to tap in to an existing water pipe (to add an additional fixture such as an icemaker), but are not listed or approved for use in original construction. They are also prone to leakage. We recommend having a proper fitting/connection installed in favor of the saddle fitting.
[NOTE] The galvanized piping was corroded in at the front of house hose bibb (no leakage noted). We recommend monitoring/correcting the condition noted.
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612 WASTE PIPING
[NOTE] Our physical inspection of the plumbing system revealed no abnormal conditions in regards to waste flow. However, prudent buyers should consider hiring a licensed plumbing contractor to “camera” (internal inspection of pipe condition via a small video camera) the drain lines. Due to the age of this material (cast iron) and type of foundation (slab on grade), repairs or replacement can be expensive. A camera inspection could reveal potential concerns in this area.
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WATER HEATERS
The water heater(s) and the related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. Water heaters that were shut down, turned off or inactive will not be turned on or activated. Water that is hotter than the manufacturer’s recommended setting of 125 degrees is considered a scald hazard. The water temperature should not be set higher than the manufacturer’s recommended setting.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade WATER HEATER INFORMATION
701 LOCATION(S)
The water heater was located in the garage.
702 BRAND NAME(S)
General Electric.
703 APPROX. AGE(S)
1994.
704 SIZE / GALLONS
30 gallon.
705 ENERGY TYPE(S)
WATER HEATER CONDITIONS
Natural gas.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, water pipes, T&P valve, tank, seismic strapping, combustion/ventilating air, energy supply, controls, elevation, circulating piping. Those components determined to have material defects are itemized below.
707 VENTING SYSTEM(S)
[CR] The flue vent pipe was installed in a manner inconsistent with the manufacturer’s installation instructions – it appears that the original transite vent pipe was left in service when water heater was replaced; manufacturer’s require a new vent pipe be used when the unit is installed. We recommend correcting the condition noted.
717 COMMENTS
[NOTE] The water heater appeared functional but was 21+ years old. Buyer’s should be aware that the average lifespan for a water heater is 10 years (though some can last much longer than this). Unf ortunately, water heaters normally “fail” by the tank leaking and can cause damage to nearby finished surfaces. We recommend monitoring the appliance and/or budgetting for a replacement.
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ELECTRICAL SYSTEMS
The service entrance, grounding system, main and sub panels were examined to determine their current condition. Areas concealed from view by any means are excluded from the report. Lights, ceiling fans and accessible receptacles were checked for basic operation. Light fixtures that have missing or dead bulbs were considered nonfunctional. The location of GFCI circuit protection devices will be identified when present. The operation of time control devices is not verified. The location of smoke detectors will be identified when present.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade ELECTRICAL SERVICE INFORMATION
801 SERVICE TYPE
Overhead.
802 MAIN PANEL
Located at the garage.
803 SERVICE RATING
120/240 volt system, rated at 70 amperes.
804 SERVICE WIRING
Materials: copper, where visible in the main panel.
805 BRANCH WIRING
Materials: copper, where visible in the main panel.
806 DISCONNECT TYPE
Circuit breakers.
807 GROUNDING
ELECTRICAL SERVICE CONDITIONS
The grounding connection was not visible.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: service wiring, grounding, main panel, subpanels, workmanship, breaker/wire connections, anti-oxidants, branch wiring, lights, fixtures, and receptacles. Those components determined to have material defects are itemized below.
809 MAIN PANEL
[SC] The circuit breakers were not labeled. We recommend they be accurately labeled to allow individual circuits to be shut off for maintenance or emergency needs.
810 WORKMANSHIP
[FE] The 70 amp main panel appeared to be outdated by today’s standards. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
812 BRANCH WIRING
The branch circuit wiring appeared functional, with exceptions noted. [SC] There was at least one electrical wiring connection that was not contained in approved electrical junction box – in this case visible at the attic. This is also referred to as a “running splice” in the industry. This condition is a safety hazard and an obvious example of substandard workmanship (other concerns may be present). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
[SC] Extension cord-type wiring was installed in a permanent manner at the garage door opener. We recommend correcting the condition
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noted.
ELECTRICAL COMPONENT CONDITIONS
815 SWITCHES
Functional overall; deficiencies are identified in the location of the conditions.
816 LIGHT(S)/FIXTURE(S)
Functional overall; deficiencies are identified in the location of the conditions.
817 RECEPTACLE(S)
Functional overall; deficiencies are identified in the location of the conditions. [SC] A number of the the accessible three prong receptacles were found to be ungrounded. This can be corrected by:
1. Running a ground wire to each outlet (most difficult, but recommended for computers) 2. Replacing the ungrounded, 3 prong outlets with the original 2 prong type. 3. Replacing the ungrounded, 3 prong outlets with GFCI (ground fault protected) outlets. 4. Protecting the entire ungrounded outlet’s circuit with GFCI circuit breaker (easiest solution).
818 GFCI DEVICE(S)
GFCI protection devices were located in the following areas: bathroom [RU] [CR] The accessible exterior, garage, and kitchen countertop receptacles were functional, but they were not GFCI- protected. We recommend upgrading to GFCI protected outlets as a safety enhancement upgrade.
819 SMOKE DETECTOR(S)
Smoke detectors were noted at: hallways and bedrooms.
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HEATING SYSTEMS
The visible areas of the heating system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible permanently installed equipment or components are checked for basic operation. Determining the condition of heat exchangers is beyond the scope of this report. The inspector does not light pilot lights. Thermostats are not checked for calibration or timed functions. Routine maintenance is recommended per the manufacturer’s specifications and operating conditions.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade HEATING SYSTEM INFORMATION
901 LOCATION(S)
The unit was located in an interior hall.
902 BRAND NAME(S)
Fraser-Johnston.
903 APPROX. AGE(S)
The unit appeared to be original equipment with the building.
904 TYPE & FUEL
HEATING SYSTEM CONDITIONS
Natural gas fired wall heater.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: venting system, supply air plenum, heating unit, combustion/ventilating air, energy supply/connections, burners, blower, filter, thermostat, ducting system, and registers/grills. Those components determined to have material defects are itemized below.
910 HEATING UNIT(S)
[FE] The furnace failed to function. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade. [NOTE] The furnace was the original unit (likely 60+ years old) and has exceeded its expected service life. We recommend budgeting for a replacement.
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CENTRAL COOLING SYSTEMS
The visible areas of the central cooling system(s) and related components were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade AIR CONDITIONING SYSTEM CONDITIONS
]
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KITCHEN
The visible areas of the walls, ceilings, floors, cabinets, and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Self or continuous cleaning functions, timing devices, and thermostat accuracy are beyond the scope of the inspection.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade KITCHEN INFORMATION
1101 SINK/PLUMBING
1 present.
1102 DISPOSAL(S)
1 present.
1105 EXHAUST VENT(S)
Recirculating system.
1106 COOKTOP(S)
A gas cooktop/range.
1107 OVEN(S)
Gas oven.
1111 REFRIGERATOR(S)
KITCHEN CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, cabinets, sink/plumbing, disposal, dishwasher, compactor, exhaust vent, cooktop/range, ovens, microwave, and refrigerator. Those components determined to have material defects are itemized below.
1129 CABINET(S)
The cabinet(s)/ counter(s) were functional, with signs of aging/wear, with exceptions noted. [FE] There was evidence of past moisture damage in the cabinet – base of cabinet appears to have been replaced. We recommend inquiring about the condition noted.
1136 OVEN(S)
[CR] The oven failed to function – it appeared the has valve was turned to the off position. We recommend inquiring about/correcting the condition noted. [CR] [SC] The oven anti-tip device was not installed (or possibly present and installed wrong). This device is a simple metal bracket that is attached to the floor and prevents the oven from toppling forward if a child were ever to crawl on or sit on the open oven door. They are included and recommended by all modern oven manufacturers. We recommend correcting the condition noted.
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LAUNDRY
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation. Drain lines and water/gas supply valves serving the laundry machines are not operated during the inspection. The supply valves sit for long periods of time without being operated and are subject to leak when turned off and the present equipment is removed. We recommend checking these valves for evidence of leakage during your final walk-through before closing escrow.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade LAUNDRY INFORMATION
1201 LOCATION(S)
Located in the garage.
1202 VENTILATION
Exterior wall vents.
1205 WASHER SERVICE
Present.
1206 DRYER SERVICE
The dryer hookup was provided for a gas unit only.
1207 DRYER VENT(S)
LAUNDRY CONDITIONS
Present.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles,closets, cabinets, sinks. Those components determined to have material defects are itemized below.
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BATHROOMS
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents and permanently installed components or equipment are checked for basic operation.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BATHROOM INFORMATION
BATHROOM #:
Three Qtr/Full # 1.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, vents, cabinets, sinks, toilets, tubs, showers, enclosures. Those components determined to have material defects are itemized below.
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BUILDING INTERIOR
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles, conditioned air vents, and permanently installed components or equipment are checked for basic operation. Determining the condition of insulated glass windows is not always possible due to temperature, weather and lighting conditions. In general almost all insulated glass window seals will fail and can f ail at any time. Fireplaces with gas lines should have the damper fixed so it will not close and the gas line should be seal ed to the wall where it enters the fireplace. All fireplaces should be cleaned and inspected on a regular basis to insure safe operation. Smoke detectors should be installed within 15 feet of all sleeping rooms. To examine or test smoke detectors is beyond the scope of the inspection. We recommend older homes be upgraded to meet the current smoke detector installation standards for additional occupant safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade BUILDING INTERIOR INFORMATION
1401 ROOMS INSPECTED:
Bedrooms # 3.
1402 WALLS/CEILINGS:
Materials: plaster, sheetrock, and wood paneling.
1403 FLOORS:
Materials: carpet and vinyl.
1405 FIREPLACES #:
INTERIOR NOTES – GENERAL.
1 wood burning.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: walls, floors, doors, windows, heating/cooling, lights, receptacles, closets, smoke detectors, cabinets, sinks, hand/guard rails, stairwells, and fireplaces. Those components determined to have material defects are itemized below.
1408 WALL(S)/CEILING(S)
The visible areas of the walls and ceiling appeared functional, with exceptions noted. [CR] Damage was noted on the rear ceilings – likely related to the roof issues. We recommend correcting the condition noted.
1416 WINDOW(S)
[CR] The main entry windows would not open. We recommend correcting the condition noted.
[SC] The vertical sliding window at the first bedroom had a damaged/defective balance mechanism and failed to remain in the up position. It also appeared that the window pane wasn’t secure in the frame. This condition is a safety hazard. We recommend correcting the condition noted.
[RU] [SC] The third bedroom window has a sill height exceeding 44 inches from finished floor level. This condition is a potential safety hazard as a bedroom window is a secondary means of egress (escape) in an emergency such as a house fire. We recommend upgrading to the modern standard as a safety enhancement upgrade.
[RU] [SC] The third bedroom window does not appear large enough to meet the modern minimum standard of 5.7 square feet clear opening. Many bedroom windows are a secondary means of escape in an emergency such as a house fire. The minimum clear opening requirement allows for occupants to exit but also makes room for firefighter’s to enter wearing an oxygen pack. We upgrading/recommend correcting the conditions noted as a safety enhancement upgrade.
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1427 FIREPLACE(S)
[FE] There were vertical cracks in the rear firebox walls. We recommend a ful l evaluation and/or corrections by a specialist in the appropriate trade. [CR] The flue damper was stuck and would not operate. We recommend correcting the condition noted.
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GARAGE – CARPORT
The visible areas of the walls, ceilings, floors, cabinets and counters were examined to determine their current condition. Areas concealed from view by any means are excluded from this report. The accessible doors, windows, lights, receptacles and permanently installed components or equipment are checked for basic operation. The garage door balance and spring tension should be checked regularly by a garage door specialist. All garage door openers should have functional auto-reverse system safety features for child safety.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade GARAGE/CARPORT INFORMATION
1501 TYPE & LOCATION(S)
Garage; attached, one car.
1503 VENTILATION
Vent types: exterior wall vents.
1507 GARAGE DOOR(S)
Door types: aluminum, sectional.
1508 INTERIOR WALL(S)
Materials: plaster.
1509 INTERIOR FLOOR(S)
GARAGE/CARPORT CONDITIONS
Materials: concrete.
Where applicable, the following system(s)/component(s) were visually/functionally examined and determined to be functional unless stated otherwise: ventilation, exterior doors, windows, framing, interior walls, garage floor, cabinets, sink/plumbing, fire wall, fire door, garage doors, lights, fixtures, receptacles. Those components determined to have material defects are itemized below.
1511 EXTERIOR DOOR(S)
The door(s) were functional, with signs of aging and wear, with exceptions noted. [SC] 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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SUPPLEMENTAL PHOTOGRAPHS
Photographs when used, are simply a tool to convey our findings. They are not intended to enhance those findings or diminish any findings not photographed.
We recommend that all material defects noted below be fully evaluated and/or corrected by specialists in the appropriate trade using approved methods, prior to the close of escrow or contingencies.
[SC] Safety Concerns [FE] Further Evaluation [CR] Corrections Recommended [RU] Recommended Upgrade
PHOTO # 1:
EXTERIORS EXTERIOR CONDITIONS
319 EXTERIOR TRIM [FE] There was evidence of conditions that require further evaluation by a pest control operator – example: damage at fascia, starter board, exterior window sills, and rear exit door (at addition). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 2:
ROOF COVERINGS ROOF CONDITIONS
407 COMP. SHINGLE [FE] The shingles had extensive granulation loss, erosion and cracking throughout the shingled surface – it appears the roof is in need of immediate replacement. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 3:
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
514 INSULATION [RU] There was no visible insulation in the attic. We recommend installing insulation for energy efficiency as an upgrade.
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PHOTO # 4:
ATTIC AREAS & ROOF FRAMING ATTIC/FRAMING CONDITIONS
518 EXHAUST VENT(S) [CR] The bath vent fan is exhausting into the attic. This condition is conducive to moisture build-up and deterioration of the framing or other components. We recommend correcting the condition noted.
PHOTO # 5:
PLUMBING PLUMBING CONDITIONS
609 WATER PIPING The visible water supply piping appeared functional, with exceptions noted. [NOTE] The galvanized piping was corroded in at the front of house hose bibb (no leakage noted). We recommend monitoring/correcting the condition noted.
PHOTO # 6:
ELECTRICAL SYSTEMS ELECTRICAL SERVICE CONDITIONS
812 BRANCH WIRING The branch circuit wiring appeared functional, with exceptions noted. [SC] There was at least one electrical wiring connection that was not contained in approved electrical junction box – in this case visible at the attic. This is also referred to as a “running splice” in the industry. This condition is a safety hazard and an obvious example of substandard workmanship (other concerns may be present). We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
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PHOTO # 7:
KITCHEN
KITCHEN CONDITIONS 1129 CABINET(S)
The cabinet(s)/ counter(s) were functional, with signs of aging/ wear, with exceptions noted. [FE] There was evidence of past moisture damage in the cabinet – base of cabinet appears to have been replaced. We recommend inquiring about the condition noted.
PHOTO # 8:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1408 W ALL(S)/CEILING(S) The visible areas of the walls and ceiling appeared functional, with exceptions noted. [CR] Damage was noted on the rear ceilings – likely related to the roof issues. We recommend correcting the condition noted.
PHOTO # 9:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1416 WINDOW(S) [RU] [SC] The third bedroom window has a sill height exceeding 44 inches from finished floor level. This condition is a potential safety hazard as a bedroom window is a secondary means of egress (escape) in an emergency such as a house fire. We recommend upgrading to the modern standard as a safety enhancement upgrade.
[RU] [SC] The third bedroom window does not appear large enough to meet the modern minimum standard of 5.7 square feet clear opening. Many bedroom windows are a secondary means of escape in an emergency such as a house fire. The minimum clear opening requirement allows for occupants to exit but also makes room for firefighter’s to enter wearing an oxygen pack. We upgrading/recommend correcting the conditions noted as a safety enhancement upgrade.
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PHOTO # 10:
BUILDING INTERIOR INTERIOR NOTES – GENERAL.
1427 FIREPLACE(S) [FE] There were vertical cracks in the rear firebox walls. We recommend a full evaluation and/or corrections by a specialist in the appropriate trade.
PHOTO # 11:
END OF REPORT.
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