b-sure home inspections · all repairs should be done by a licensed &€bonded tradesman or...

This report is the exclusive property of B-Sure Home Inspections and our client. B-Sure is not responsiblefor misinterpretations by 3rd parties. The report is not transferable. The inspection was performedaccording to the InterNACHI Standards of Practice, which is available prior to the inspection.

B-Sure Home InspectionsProperty Inspection ReportCover Page

527 E. Third St., National City, CA 91950Inspection prepared for:

Date of Inspection: 4/29/2016 Time: 3:30pm Age of Home: 1925 Size: 730

Weather: Clear

Inspector: Brad Steinhoff2145 Spray St. #1, San Diego, CA 92107

Phone: (619)592-9588Email: [email protected]

www.B-Surehomeinspections.com

Brad Steinhoff B-Sure Home Inspections

527 E. Third St., National City, CA

Page 1 of 37

Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safetyhazard, a deficiency requiring a major expense to correct or items I would like to draw extra attentionto. The summary is not a complete listing of all the findings in the report, and reflects the opinion ofthe inspector. Please review all pages of the report as the summary alone does not explain all of theissues. All repairs should be done by a licensed & bonded tradesman or qualified professional. Irecommend obtaining a copy of all receipts, warranties and permits for the work done.Congratulations on buying your new home. The process can be stressful. A home inspection is supposed to give you peace of mind, but oftenhas the opposite effect. You will be asked to absorb a lot of information in a short time. This oftenincludes a written report, checklist, photographs, environmental reports, and what the inspectorhimself says during the inspection. All this combined with the seller's disclosure and what you noticeyourself makes the experience even more overwhelming. What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minorimperfections. These are nice to know about. However, the issues that really matter will fall into fourcategories: 1. Major defects. An example of this would be a significant structural failure. 2. Things that may leadto major defects. A small water leak coming from a piece of roof flashing, for example. 3. Things thatmay hinder your ability to finance, legally occupy, or insure the home. Structural damaged caused bytermite infestation, for example. 4. Safety hazards. Such as a lack of GFCI-protection. Anything in these categories should be corrected. Often a serious problem can be correctedinexpensively to protect both life and property (especially in categories 2 and 4).Most sellers are honest and are often surprised to learn of defects uncovered during an inspection.Realize that sellers are under no obligation to repair everything mentioned in the report. No home isperfect. Keep things in perspective. Don't kill your deal over things that don't matter. It is inappropriate todemand that a seller address deferred maintenance, conditions already listed on the seller'sdisclosure, or nit-picky items.A Home Inspection is a non-invasive visual examination of a residential dwelling, performed for a fee,which is designed to identify observed material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or otheressential systems or portions of the home, as identified and agreed to by the Client and Inspector,prior to the inspection process.A home inspection is intended to assist in evaluation of the overall condition of the dwelling. Theinspection is based on observation of the visible and apparent condition of the structure and itscomponents on the date of the inspection and not the prediction of future conditions.A home inspection will not reveal every concern that exists or ever could exist, but only thosematerial defects observed on the day of the inspection.A material defect is a condition with a residential real property or any portion of it that would have asignificant adverse impact on the value of the real property or that involves an unreasonable risk topeople on the property. The fact that a structural element, system or subsystem is near, at or beyondthe end of the normal useful life of such a structural element, system or subsystem is not by itself amaterial defect.An Inspection report shall describe and identify in written format the inspected systems, structures,and components of the dwelling and shall identify material defects observed. Inspection reports maycontain recommendations regarding conditions reported or recommendations for correction,monitoring or further evaluation by professionals, but this is not required.



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LAUNDRYPage 14 Item: 4 Dryer Vent • The dryer vent pipe is damaged. Lint can

accumulate in water heater closet and cause of fire.Recommend repairing before use.

WATER HEATERPage 19 Item: 10 Overflow Condition • The extension at the water heater relief valve is

missing. This is a potential scalding concern as watercan discharge improperly. Recommend installing theproper type of relief extension to discharge within 6to 8” from the floor.

ROOFPage 22 Item: 1 Roof Condition • Some shingles damaged.

• Exposed nails on roofing material. Recommendsealing all fastener heads.• Serviceability of roof is questionable; it should beevaluated and repaired as necessary by aprofessional roofing contractor.

ATTICPage 25 Item: 2 Structure • Evidence of past or present leaks, dry at time of the

inspection. Monitor for leaks &/or have roofingcontractor evaluate.

Page 26 Item: 6 Electrical • Wire ends are outside of a Junction Box, which is apotential shock or electrocution hazard.

Page 26 Item: 8 InsulationCondition

• Half of attic is missing insulation. Recommendinstalling to make property more efficient

EXTERIOR AREASPage 27 Item: 1 Doors • Large gap on exterior master bedroom door.

Recommend replacement with proper size doorGROUNDSPage 29 Item: 3 Vegetation

Observations• Large tree on west side of building is pushing onchain link fence. Branches are too close to powerlines.

0 Item: 7 Grounds Electrical • Outlet located in carport is missing an outdoor ratedcover. Recommended to avoid water intrusion

Page 31 Item: 16 Patio and PorchCondition

• Patio support is damaged and could fail, causingpatio cover to fall. Recommend repair by a licensedcontractor

FOUNDATIONPage 33 Item: 3 Foundation Walls • Portions of the foundation wall is missing mortar.

Recommend evaluation of a licensed professionalCRAWLSPACE/BASEMENT



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Page 36 Item: 14 Framing • Improper cutting/over notching of floor joist noted.Recommend review and repair by a qualifiedcontractor to provide proper support to load bearingfloor system.



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INSPECTION DETAILS We appreciate the opportunity to conduct this inspection for you! Please carefully read your entireInspection Report. Call us after you have reviewed your report, so we can go over any questionsyou may have. Remember, when the inspection is completed and the report is delivered, we are stillavailable to you for any questions you may have, throughout the entire closing process.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspectionof the visible portion of the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property, some items like GFI outlets may not be installed; this reportwill focus on safety and function, not current code. This report identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation or repair. SCOPE:A home inspection is intended to assist in evaluating the overall condition of the dwelling. Theinspection is based on observation of the visible, readily accessible and apparent condition of thestructure and its components on this day. The results of this inspection are not intended to make anyrepresentation regarding the presence or absence of latent or concealed defects that are notreasonably ascertainable or readily accessible in a competently performed inspection. No warranty,guarantee, or insurance by B-Sure Home Inspections is expressed or implied. This report does notinclude inspection for wood destroying insects, mold, lead or asbestos. A representative sampling ofthe building components is viewed in areas that are accessible at the time of the inspection. Nodestructive testing or dismantling of components is performed. Not all defects will be identified duringthis inspection. Unexpected repairs should be anticipated. The person conducting your inspection isnot a licensed structural engineer or other professional whose license authorizes the rendering of anopinion as to the structural integrity of a building or its other component parts.You are advised to seek two professional opinions and acquire estimates of repair as to any defects,comments, improvements or recommendations mentioned in this report. We recommend that theprofessional making any repairs inspect the property further, in order to discover and repair relatedproblems that were not identified in the report. We recommend that all repairs, corrections, and costestimates be completed and documented prior to closing or purchasing the property. Feel free to hireother professionals to inspect the property prior to closing, including HVAC professionals,electricians, engineers, or roofers.1. Attendance

In Attendance: Client present • Buyer Agent present

2. Home TypeHome Type: Single Family Home

3. OccupancyOccupancy: Vacant



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INTERIOR AREAS The Interior section covers areas of the house that are not considered part of the Bathrooms,Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist ofhallways, foyer, and other open areas. Within these areas the inspector is performing a visualinspection and will report visible damage, wear and tear, and moisture problems if seen. Personalitems in the structure may prevent the inspector from viewing all areas on the interior. The inspector does not usually test for mold or other hazardous materials. A qualified expert shouldbe consulted if you would like further testing. We check only a representative number of doors and windows. We are not required to inspect thepaint, wallpaper, the carpeting, the window treatments and screens. We do not move furniture, liftcarpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. Wemay not comment on the cracks that appear around windows and doors, or which follow the lines offraming members and the seams of drywall and plasterboard. These cracks are usually aconsequence of movement, such as wood shrinkage and common settling, and will often reappear.We do not report on odors from pets and cigarette smoke.1. BarGood Fair Poor N/A None

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2. CabinetsGood Fair Poor N/A None

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3. Ceiling FansGood Fair Poor N/A None

✔Observations:• Operated normally when tested, at time of inspection.

4. ClosetsGood Fair Poor N/A None

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5. Door BellGood Fair Poor N/A None

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6. DoorsGood Fair Poor N/A None

✔Observations:• All exterior doors are missing weather stripping

7. ElectricalGood Fair Poor N/A None

✔Observations:• The majority of grounded receptacles , were tested and found tobe wired correctly.

8. Security BarsGood Fair Poor N/A None

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9. Smoke DetectorsGood Fair Poor N/A None

✔Observations:• Operated when tested.

10. Stairs & HandrailGood Fair Poor N/A None

✔

11. Window-Wall AC or HeatGood Fair Poor N/A None

✔

12. Ceiling ConditionGood Fair Poor N/A None

✔Materials: There are drywall ceilings noted.

13. Patio DoorsGood Fair Poor N/A None

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14. Screen DoorsGood Fair Poor N/A None

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15. Wall ConditionGood Fair Poor N/A None

✔Materials: Drywall walls noted.

16. FireplaceGood Fair Poor N/A None

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17. Window ConditionGood Fair Poor N/A None

✔Materials: Vinyl framed sliding window noted.



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BEDROOMS The main area of inspection in the bedrooms is the structural system. This means that all walls,ceilings and floors will be inspected. Doors and windows will also be investigated for damage andnormal operation. Personal items in the bedroom may prevent all areas to be inspected as theinspector will not move personal items.

1. LocationsLocations: Master • Guest


✔

3. Ceiling FansGood Fair Poor N/A None

✔Observations:• Operated normally when tested, at time of inspection.

4. ClosetsGood Fair Poor N/A None

✔Observations:• The closet is in serviceable condition.


✔


✔Observations:• The majority of grounded receptacles , were tested and found tobe wired correctly.

7. FireplaceGood Fair Poor N/A None

✔

8. Floor ConditionGood Fair Poor N/A None

✔Flooring Types: Carpet is noted.


✔

10. Smoke DetectorsGood Fair Poor N/A None

✔Observations:• The smoke detectors operated during the inspection.





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12. Window-Wall AC or HeatGood Fair Poor N/A None

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✔


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BATHROOM We are not plumbers. Feel free to hire a plumber prior to closing. All bathroom fixtures, includingtoilets, tubs, showers, and sinks are inspected. Approximately 15 minutes of water is run at eachfixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panels areopened, if readily accessible and available to open. Normal foot pressure is applied around the baseof each toilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is appliedcarefully to the walls of each shower to check for deterioration. Re-grouting and sealant around thetub shower, and fixtures should be considered routine maintenance. We do not perform water leaktests on drain lines or shower pans. We simply look for active leaks, which is quite limited by ourshort time in the property.

1. LocationsLocations: Master Bathroom • Main Floor Bathroom


✔Observations:• No deficiencies observed.



4. CountersGood Fair Poor N/A None

✔Observations:• Solid Surface tops noted.


✔Observations:• No major system safety or function concerns noted at time ofinspection.



7. GFCIGood Fair Poor N/A None

✔Observations:• GFCI in place and operational

8. Exhaust FanGood Fair Poor N/A None

✔Observations:• The bath fan was operated and no issues were found.


✔Materials: Ceramic tile is noted.



Page 10 of 37

10. HeatingGood Fair Poor N/A None

✔

11. MirrorsGood Fair Poor N/A None

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12. PlumbingGood Fair Poor N/A None

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✔

14. ShowersGood Fair Poor N/A None

✔Observations:• functional

15. Shower WallsGood Fair Poor N/A None

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16. Bath TubsGood Fair Poor N/A None

✔Observations:• Tub

17. EnclosureGood Fair Poor N/A None

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18. SinksGood Fair Poor N/A None

✔Observations:• No deficiencies observed.

19. ToiletsGood Fair Poor N/A None

✔Observations:• 0bserved as functional and in good visual condition.





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KITCHEN We check the appliances as a courtesty. We are not required to evaluate them for their performancenor for the accuracy of their settings or cycles. If they are older than ten years, they may well exhibitdecreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be sureto check the appliance, especially if children are in the house. We recommend installing a minimumfive pound ABC-type fire extinguisher mounted on the wall inside the kitchen area


✔Observations:• No deficiencies observed on all kitchen cabinets.


✔Observations:• Granite tops noted.

3. DishwasherGood Fair Poor N/A None

✔Observations:• Operated.


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5. Garbage DisposalGood Fair Poor N/A None

✔Observations:• Operated - appeared functional at time of inspection.

6. MicrowaveGood Fair Poor N/A None

✔

7. Cook top conditionGood Fair Poor N/A None

✔Observations:• Gas cook top noted.• All heating elements operated when tested.

8. Oven & RangeGood Fair Poor N/A None

✔Observations:• All heating elements operated when tested.

9. SinksGood Fair Poor N/A None

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10. Drinking FountainGood Fair Poor N/A None

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11. Spray WandGood Fair Poor N/A None

✔Observations:• The spray wand was operated and was functional.

12. Hot Water DispenserGood Fair Poor N/A None

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13. Soap DispenserGood Fair Poor N/A None

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14. Trash CompactorGood Fair Poor N/A None

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15. Vent ConditionGood Fair Poor N/A None

✔Materials: Exterior Vented




✔Materials: Floating laminate type flooring noted.


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✔


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✔Observations:• GFCI in place and operational.





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LAUNDRY We do not test clothes dryers, nor washing machines and their water connections and drainpipes.We can operate them, but only as courtesy. If a water catch pan is installed, it is not possible for usto check its performance. We recommend turning off the water supplied to the washer after everyload. We recommend having a professional inspect and clean the dryer exhaust pipe twice everyyear.

1. LocationsLocations: kitchen area


✔


✔

4. Dryer VentGood Fair Poor N/A None

✔Observations:• The dryer vent pipe is damaged. Lint can accumulate in waterheater closet and cause of fire. Recommend repairing before use.

The dryer vent pipe is damaged. Lint can accumulate in water heater closet and cause of fire.Recommend repairing before use.


✔


✔Observations:• GFCI in place and operational

7. Exhaust FanGood Fair Poor N/A None

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Page 15 of 37

8. Gas ValvesGood Fair Poor N/A None

✔Observations:• Valve in off position.• Gas shut off valves were present and functional.

9. Wash BasinGood Fair Poor N/A None

✔


✔Materials: Floating laminate type flooring noted.


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✔


✔Observations:• Missing weather stripping


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HVAC We are not HVAC professionals. Feel free to hire one prior to closing. This inspection of the heatingsystem is a visual inspection using only the normal operating controls for the system. The inspectionof the heating is general and not technically exhaustive. A detailed evaluation of the interiorcomponents of the heating system is beyond the scope of a home inspection. We do not inspect thehumidifier or dehumidifier, the electronic air filter, and determine heating supply adequacy ordistribution balance. We do not operate the heating system when the air temperature is too hot, toprevent damaging the unit. It is essential that any recommendation that we make for service,correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation ofthe property. Note: Health is a deeply personal responsibility. You should have the air quality testedand the ductwork or baseboards cleaned as a prudent investment in environmental hygiene,especially if any family member suffers from allergies or asthma.

1. Heater ConditionGood Fair Poor N/A None

✔Materials: The furnace is located in the bedroomObservations:• Pilot not lit; could not test.• Recommend removal of gas heating in bedroom.• Recommend heating-A/C contractor to evaluate.

Recommend removal of gas heating in bedroom.

2. Heater BaseGood Fair Poor N/A None

✔

3. EnclosureGood Fair Poor N/A None

✔Observations:• Recommend review by a licensed heating contractor for repair orreplacement, as necessary, prior to close.

4. VentingGood Fair Poor N/A None

5. Gas ValvesGood Fair Poor N/A None

✔Observations:• Gas shut off valves were present and functional.



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6. Refrigerant LinesGood Fair Poor N/A None

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7. AC Compress ConditionGood Fair Poor N/A None

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8. Air SupplyGood Fair Poor N/A None

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9. RegistersGood Fair Poor N/A None

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10. FiltersGood Fair Poor N/A None

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11. ThermostatsGood Fair Poor N/A None

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Page 18 of 37

WATER HEATER We are not plumbers. Feel free to hire a plumber prior to closing. All bathroom fixtures, includingtoilets, tubs, showers, and sinks are inspected. Approximately 15 minutes of water is run at eachfixture. Readily visible water-supply and drain pipes are inspected. Plumbing access panels areopened, if readily accessible and available to open. Normal foot pressure is applied around the baseof each toilet, tub, and shower to check for deteriorated flooring. Normal hand pressure is appliedcarefully to the walls of each shower to check for deterioration. Re-grouting and sealant around thetub shower, and fixtures should be considered routine maintenance. We do not perform water leaktests on drain lines or shower pans. We simply look for active leaks, which is quite limited by ourshort time in the property.

1. BaseGood Fair Poor N/A None

✔Observations:• The water heater base is functional.

2. Heater EnclosureGood Fair Poor N/A None

✔Observations:• The water heater enclosure is functional.

3. CombusionGood Fair Poor N/A None

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4. VentingGood Fair Poor N/A None

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5. Water Heater ConditionGood Fair Poor N/A None

✔Heater Type: GasLocation: The heater is located in the exterior closet.Observations:• Tank appears to be in satisfactory condition -- no concerns.

6. TPRVGood Fair Poor N/A None

✔Observations:• Appears to be in satisfactory condition -- no concerns.

7. Number Of GallonsGood Fair Poor N/A None

✔Observations:• 30 gallons



Page 19 of 37

30 gallons

8. Gas ValveGood Fair Poor N/A None

✔Observations:• Appears functional.• The gas line is made of aluminum.

The gas line is made of aluminum.


✔Materials: CopperObservations:• No deficiencies observed at the visible portions of the supplypiping.

10. Overflow ConditionGood Fair Poor N/A None

✔Materials: NoneObservations:• The extension at the water heater relief valve is missing. This isa potential scalding concern as water can discharge improperly.Recommend installing the proper type of relief extension todischarge within 6 to 8” from the floor.



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The extension at the water heater relief valve is missing. This is a potential scalding concern as watercan discharge improperly. Recommend installing the proper type of relief extension to discharge

within 6 to 8” from the floor.

11. StrappingGood Fair Poor N/A None

✔Observations:• Water heater straps are loose

Water heater straps are loose



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ELECTRICAL We are not electricians. Feel free to hire an electrician prior to closing.If we feel that it is safe enough to open the electrical panel, we will check the interior components ofservice panels and sub panels, the conductors, and the over-current protection devices. Inside thehouse, we will check a representative number of installed lighting fixtures, switches, and receptacles.This is not an exhaustive inspection of every component and installation detail. There will bereceptacles and switches and lights that we will not have time to inspect. Ask property owner aboutall of the wall switches.Therefore, it is essential that any recommendations that we may make for correction should becompleted before the close of escrow, because an electrician could reveal other problems orrecommend repairs

1. Electrical PanelGood Fair Poor N/A None

✔Location: North side of the house.Location: No Sub Panels located.Observations:• Dirt or rust buildup inside panel box.• We recommend contacting a licensed electrician to evaluate.

Dirt or rust buildup inside panel box.

2. Main Amp BreakerGood Fair Poor N/A None

✔Observations:• 125 amp

3. Breakers in off positionGood Fair Poor N/A None

✔Observations:• 0

4. Cable FeedsGood Fair Poor N/A None

✔Observations:• There is an overhead service drop noted.

5. BreakersGood Fair Poor N/A None

✔Observations:• All of the circuit breakers appeared serviceable.

6. FusesGood Fair Poor N/A None

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ROOF We are not professional roofers. Feel free to hire one prior to closing. We do our best to inspect theroof system within the time allotted. We inspect the roof covering, drainage systems, the flashings,the skylights, chimneys, and roof penetrations. We are not required to inspect antennae, interiors offlues or chimneys which are not readily accessible, and other installed accessories. This is not anexhaustive inspection of every installation detail of the roof system according to the manufacturer'sspecifications or construction codes. It is virtually impossible to detect a leak except as it is occurringor by specific water tests, which are beyond the scope of our inspection. We recommend that youask the sellers to disclose information about the roof, and that you include comprehensive roofcoverage in your home insurance policy.

1. Roof ConditionGood Fair Poor N/A None

✔Materials: Roofing is the same as main structure.Materials: Asphalt shingles noted. • Rolled roofing noted.Observations:• Clean roof areas: Significant amounts of organic debris evident.• Note that experts recommend that any roof over 10 years oldreceive a roof certification by a local roofing specialist.• Some shingles damaged.• Exposed nails on roofing material. Recommend sealing allfastener heads.• Serviceability of roof is questionable; it should be evaluated andrepaired as necessary by a professional roofing contractor.

Clean roof areas: Significantamounts of organic debris

evident.

Exposed nails on roofingmaterial. Recommend sealing all

fastener heads.

Some shingles damaged.



Page 23 of 37

2. FlashingGood Fair Poor N/A None

✔Observations:• In the inspectors opinion the flashings are near the end of theiruseful life due to wear.• Recommend review by a licensed roofer for repair orreplacement as necessary.

3. ChimneyGood Fair Poor N/A None

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4. Sky LightsGood Fair Poor N/A None

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5. Spark ArrestorGood Fair Poor N/A None

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6. Vent CapsGood Fair Poor N/A None

✔

Caulking need at roof vents

7. GutterGood Fair Poor N/A None

✔Observations:• Extensions / Splash blocks missing or insufficient: Install todivert water away from the foundation.• Clean gutters: Significant amounts of debris evident.



Page 24 of 37

Extensions / Splash blocks missing or insufficient:Install to divert water away from the foundation.

Clean gutters: Significant amounts of debrisevident.



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ATTIC

1. AccessGood Fair Poor N/A None

✔Observations:• Limited visibility due to size of entry.

2. StructureGood Fair Poor N/A None

✔Observations:• Inspected from access hole only, limited space in attic preventedentry.• Evidence of past or present leaks, dry at time of the inspection.Monitor for leaks &/or have roofing contractor evaluate.

Evidence of past or present leaks, dry at time ofthe inspection. Monitor for leaks &/or have roofing

contractor evaluate.

3. VentilationGood Fair Poor N/A None

✔Observations:• Gable louver vents noted.

4. Vent ScreensGood Fair Poor N/A None

✔

No screens present. Recommended to keep animals out of attic space

5. Duct WorkGood Fair Poor N/A None

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Page 26 of 37


✔Observations:• All wiring should be properly secured to the framing.• Recommend electrician to evaluate.• At the time of inspection, it appears new wiring was installed andold knob and tube wiring removed.• Wire ends are outside of a Junction Box, which is a potentialshock or electrocution hazard.

Wire ends are outside of a Junction Box, which isa potential shock or electrocution hazard.

All wiring should be properly secured to theframing.

7. Attic PlumbingGood Fair Poor N/A None

✔Observations:• No deficiencies noted in plumbing vent piping.

8. Insulation ConditionGood Fair Poor N/A None

✔Materials: Fiberglass batts with kraft paper facing noted.Depth: Insulation averages about 6-8 inches in depthObservations:• No insulation over attic hatch; recommend installation, thensealing hatch with caulk to minimize heat loss.• Half of attic is missing insulation. Recommend installing to makeproperty more efficient

Half of attic is missing insulation. Recommend installing to make property more efficient

9. Exhaust VentGood Fair Poor N/A None

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Page 27 of 37

EXTERIOR AREAS We are not exterior experts. Feel free to hire an exterior contractor prior to closing. Water can bedestructive and foster conditions that can be harmful to health. For this reason, the ideal property willhave the ground around the foundation perimeter that slopes away from the residence about 6inches for the first 10 feet from the foundation. And the interior floors will be several inches higherthan the exterior grade. Also, the residence will have roof gutters and downspouts that discharge intodrains or trays that carry or divert water away from the foundation. The sellers or occupants will havea more intimate knowledge of the site than we will have during our limited visit. We recommendasking the seller about water problems including but not limited to water puddles in the yard, gutteror downspout problems, water penetration into the lowest level of the structure, and drainagesystems. Recommend closely monitoring and inspecting the exterior during a heavy rainstorm toobserve the way the surface water is managed. Standing puddles near the house foundation are tobe avoided.


✔Observations:• Doors do not seal well. this can be an energy drain.• Large gap on exterior master bedroom door. Recommendreplacement with proper size door

Large gap on exterior master bedroom door. Recommend replacement with proper size door



3. Siding ConditionGood Fair Poor N/A None

✔

4. Eaves & FaciaGood Fair Poor N/A None

✔Observations:• Peeling paint observed, suggest scraping and painting asnecessary.



Page 28 of 37

Peeling paint observed, suggest scraping and painting as necessary.

5. Exterior PaintGood Fair Poor N/A None

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6. StuccoGood Fair Poor N/A None

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Page 29 of 37

GROUNDS

1. Driveway and Walkway ConditionGood Fair Poor N/A None

✔Materials: Concrete driveway noted. • Concrete sidewalk noted. • Block /Brick sidewalk noted.Observations:• Driveway in good shape for age and wear. No deficienciesnoted.

2. GradingGood Fair Poor N/A None


3. Vegetation ObservationsGood Fair Poor N/A None

✔Observations:• Tree limbs within 10 feet of roof should be trimmed away toprovide air and sunlight to roof, while minimizing debris &dampness.• Trees are within 6 feet of foundation. Monitor for potential rootdamage.• Large tree on west side of building is pushing on chain linkfence. Branches are too close to power lines.

Large tree on west side of building is pushing onchain link fence. Branches are too close to power

lines.

Large tree on west side of building is pushing onchain link fence. Branches are too close to power

lines.

4. Gate ConditionGood Fair Poor N/A None

✔Materials: PlasticObservations:• Gate hardware missing or damaged; gate will not secure.



Page 30 of 37

Gate hardware missing or damaged; gate will not secure.

5. Patio and Porch DeckGood Fair Poor N/A None

✔

6. Stairs & HandrailGood Fair Poor N/A None

✔Observations:• Appeared functional at time of inspection.

7. Grounds ElectricalGood Fair Poor N/A None

✔Observations:• Covers or globes recommended over bare light bulbs.• Outlet located in carport is missing an outdoor rated cover.Recommended to avoid water intrusion

Outlet located in carport is missing an outdoor rated cover. Recommended to avoid water intrusion


✔Observations:• GFCI receptacles are in good condition.

9. Main Gas Valve ConditionGood Fair Poor N/A None

✔Materials: West side.Observations:• Meter located at exterior. All gas appliances have cut-off valvesin line at each unit. No gas odors detected.


✔Materials: Galvanized piping noted.



Page 31 of 37

11. Water PressureGood Fair Poor N/A None

✔Observations:• 85

85

12. Pressure RegulatorGood Fair Poor N/A None

✔Observations:• Pressure regulator was not located at time of inspection

13. Exterior Faucet ConditionGood Fair Poor N/A None

✔Location: Front of structure.Observations:• Appears Functional.

14. BalconyGood Fair Poor N/A None

✔

15. Patio EnclosureGood Fair Poor N/A None

✔

16. Patio and Porch ConditionGood Fair Poor N/A None

✔Materials: Metal standing seam roofing noted.Observations:• Patio support is damaged and could fail, causing patio cover tofall. Recommend repair by a licensed contractor

Patio support is damaged and could fail, causing patio cover to fall. Recommend repair by a licensedcontractor



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17. Fence ConditionGood Fair Poor N/A None

✔Materials: Wood • Vinyl

18. SprinklersGood Fair Poor N/A None

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FOUNDATION We are not structural engineers. Feel free to hire one prior to closing to consult with and addressconcerns that you have with the property, even if I do not identify any structural material defects. Weinspect the structural components including foundation and framing by probing a representativenumber of structural components where deterioration is suspected or where clear indications ofpossible deterioration exist. Probing is not required when probing would damage any finishedsurface or where no deterioration is visible.

1. Slab FoundationGood Fair Poor N/A None

✔

2. Foundation PerimeterGood Fair Poor N/A None

✔Observations:• No deficiencies were observed at the visible portions of thestructural components of the home.

3. Foundation WallsGood Fair Poor N/A None

✔Observations:• Portions of the foundation wall is missing mortar. Recommendevaluation of a licensed professional

Portions of the foundation wall is missing mortar. Recommend evaluation of a licensed professional

4. Cripple WallsGood Fair Poor N/A None

✔

5. VentilationGood Fair Poor N/A None

✔

6. Vent ScreensGood Fair Poor N/A None

✔Observations:• Vent screens noted as functional.

7. Access PanelGood Fair Poor N/A None

✔Observations:• Crawlspace access panel is not secured. Recommend repair toavoid entry of animals



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Crawlspace access panel is not secured. Recommend repair to avoid entry of animals

8. Post and GirdersGood Fair Poor N/A None

✔Observations:• Support Material: concrete block piers• Support Material: Block Pillars• Recommend review by a qualified professional.

9. Sub FlooringGood Fair Poor N/A None

✔Observations:• Dimensional lumber wood Joists• Wood floor trusses noted.• Visible areas appear satisfactory at the time of inspection.

10. Anchor BoltsGood Fair Poor N/A None

✔Observations:• The anchor bolts were not visible.

11. Foundation ElectricalGood Fair Poor N/A None

✔

12. Foundation PlumbingGood Fair Poor N/A None

✔Observations:• Appears Functional at time of inspection.

13. Sump PumpGood Fair Poor N/A None

✔

14. DuctingGood Fair Poor N/A None

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CRAWLSPACE/BASEMENT

1. WallsGood Fair Poor N/A None

✔Materials: A raised perimeter with pier and beam supports -- Crawlspace.Observations:• No leaks were observed at the time of the inspection.• No stains or evidence of moisture penetration observed.

2. InsulationGood Fair Poor N/A None

✔

3. WindowsGood Fair Poor N/A None

✔

4. Plumbing MaterialsGood Fair Poor N/A None

✔Materials: Appears Functional.Observations:• ABS

5. Basement ElectricGood Fair Poor N/A None

✔


7. AccessGood Fair Poor N/A None

✔Materials: Exterior hatch door.Observations:• Exterior entrance is in serviceable condition.

8. StairsGood Fair Poor N/A None

✔

9. RailingsGood Fair Poor N/A None

✔

10. Slab FloorGood Fair Poor N/A None

✔

11. Finished FloorGood Fair Poor N/A None

✔



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12. DrainageGood Fair Poor N/A None

✔

13. Sump PumpGood Fair Poor N/A None

✔

14. FramingGood Fair Poor N/A None

✔Observations:• Not fully visible for inspection due to lack of access to all areas.• Improper cutting/over notching of floor joist noted. Recommendreview and repair by a qualified contractor to provide propersupport to load bearing floor system.

Improper cutting/over notching of floor joist noted. Recommend review and repair by a qualifiedcontractor to provide proper support to load bearing floor system.

15. SubfloorGood Fair Poor N/A None

✔Observations:• Not fully visible for inspection due to lack of access.

16. ColumnsGood Fair Poor N/A None


17. PiersGood Fair Poor N/A None


18. Basement/Crawlspace DuctworkGood Fair Poor N/A None

✔



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CONCLUSION CONCLUSION:We are proud of our service, and trust that you will be happy with the quality of our report. We havemade every effort to provide you with an accurate assessment of the condition of the property and itscomponents and to alert you to any significant defects or adverse conditions. However, we may nothave tested every outlet, and opened every window and door, or identified every problem. Alsobecause our inspection is essentially visual, latent defects could exist. We can not see behind walls.Therefore, you should not regard our inspection as a guarantee or warranty. It is simply a report onthe general condition of a property at a given point in time. As a homeowner, you should expectproblems to occur. Roofs will leak, basements may have water problems, and systems may failwithout warning. We can not predict future events. For these reasons, you should keep acomprehensive insurance policy current.This report was written exclusively for our Client. It is not transferable to other people. The report isonly supplemental to a seller's disclosure.Thank you for taking the time to read this report, and call us if you have any questions. We arealways attempting to improve the quality of our service and our report. PRE-CLOSING WALK THROUGH:The walk-through prior to closing is the time for Client to inspect the property. Conditions can changebetween the time of a home inspection and the time of closing. Restrictions that existed during theinspection may have been removed for the walk-through. Defects or problems that were not foundduring the home inspection may be discovered during the walk-through. Client should be thoroughduring the walk-through.Any defect or problem discovered during the walk-through should be negotiated with the owner/sellerof the property prior to closing. Purchasing the property with a known defect or problem releases B-Sure Home Inspections of all responsibility. Client assumes responsibility for all known defects aftersettlement.The following are recommendations for the pre-closing walk through your new house. Considerhiring a certified home inspector to assist you.1. Check the heating and cooling system. Turn the thermostat to heat mode and turn thetemperature setting up. Confirm that the heating system is running and making heat. Turn thethermostat to off and wait 20 minutes. Turn the thermostat to cool mode and turn the temperaturesetting down. Confirm the condenser is spinning and the system is making cool air. The coolingsystem should not be checked if the temperature is below 60 degrees or if the temperature wasbelow freezing the night before the walk-through. And you should not operate a heat pump in theheating mode when it is over 75 degrees outside.2. Operate all appliances.3. Run water at all fixtures and flush toilets. Look for plumbing leaks.4. Operate all exterior doors, windows, and locks.5. Test smoke and carbon monoxide detectors.6. Ask for all remote controls to any garage door openers, fans, gas fireplaces, etc.7. Inspect areas that may have been restricted at the time of the inspection.8. Ask seller questions about anything that was not covered during the home inspection.9. Ask seller about prior infestation treatment and warranties that may be transferable.10. Read the seller's disclosure. Sincerely,Brad Steinhoff, owner of B-Sure Home Inspections

b-sure home inspections · all repairs should be done by a licensed &€bonded tradesman or...

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